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HomeMy WebLinkAboutPA2022-156_20220720_Plans_36x24PA2022-0156 TVG MMGTVTVTV GGMMTVG MM G ALCHEMY 43 CORONA DEL MAR PLAZA, SPACE 906 NEWPORT BEACH, CA 119 W 57th Street New York, NY 10019 SHEET TITLE: PROJECT NAME & ADDRESS: SHEET NO: PROJECT (JOB) NO: DRAWN BY: REVIEWED BY: 11412 DATE ISSUED: JD REMARKSDATE RELEASES GENERAL NOTES WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS AND CONDITIONS ON THE JOB, AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM DIMENSIONS AND CONDITIONS SHOWN IN THESE DRAWINGS. SHOP DETAILS ARE TO BE SUBMITTED TO THIS OFFICE FOR APPROVAL BEFORE PROCEEDING WITH FABRICATION. RPG All Rights Reserved. © 2022 JD 5/27/2022 NOT FOR CONSTRUCTION DO NOT SCALE DRAWINGS PROPRIETARY AND CONFIDENTIAL INFORMATION CONTAINED HEREIN REPRESENTS CONCEPTUAL DESIGNS AND ARE NOT INTENDED TO SERVE AS INSTRUMENTS OF SERVICE SUCH AS THAT PROVIDED BY A LICENSED ARCHITECT OR ENGINEER. RPG SHALL NOT BE RESPONSIBLE FOR THE USE OR MISUSE OF THE INFORMATION CONTAINED HEREIN. THE INFORMATION CONTAINED IN THIS DRAWING IS THE SOLE PROPERTY OF RPG. ANY USE, REPRODUCTION, OR TRANSFER, IN PART OR AS A WHOLE, WITHOUT THE EXPRESS WRITTEN CONSENT OF RPG IS STRICTLY PROHIBITED. ALL RIGHTS RESERVED. 3/25/2022 ISSUE FOR CLIENT REVIEW 4/7/2022 REVISED PER SURVEY PLAN 4/13/2022 REVISED PER CLIENT REVIEW 5/27/2022 ISSUE FOR REVIEW AND COMMENT 7/13/2022 ISSUE FOR APPROVAL ID-100.00 CONCEPT PLAN FIXTURE PLAN SCALE: 3/8" = 1'-0"1 53'-7 1/4"19'-10 1/2"61'-10"21' -6 1/4 " 15'-1 1/4"8'-0"8'-0"9'-2 1/4"7'-7 1/2" 9'-4 3/4"9'-9 1/4"10'-0"15'-1 3/4"15'-8 1/2" RECEPTION 138 SF 1.01WAITING AREA 135 SF 1.02 BOH 186 SF 1.09 BATHROOM 64 SF 1.10 MED ROOM 52 SF 1.07 CONSULTATION ROOM 102 SF 1.03 TREATMENT ROOM 2 90 SF 1.04 TREATMENT ROOM 1 90 SF 1.05 CORRIDOR 37 SF 1.06 WELLNESS ROOM 88 SF 1.08 7'-8 3/4" RETAIL AREA 90 SF 1.01A PA2022-0156 5"5"3" 9"5"(E) REINFORCED CONCRETE SLAB6'0" WIDE SLAB BLOCKOUT (N.T.S.)TOP OF SLAB BEYOND4 x 2'-0"DOWELS @ 18" O.C. {LAP WITHSLAB (5" MIN.) WITH HILTI H4-150 EPOXY(I.C.B.O. #5193) OR SIMPSON SET EPOXY(I.C.B.O. #5279)NEW #4 REINFORCEMENT @ 18 O.C.EACH WAYEXISTING SEWER LINE1" SANDNEW CLASS C VAPOR BARRIER MATCH (E)INSTALLED WITH 6" MIN. OVERLAP OVEREXISTING VAPOR BARRIER. SEAMS TAPED,PENETRATIONS AND EDGES SEALED(ASTM E 1643). REFER TO SPECIFICATIONSSECTION 07625.EXISTING CLASS C VAPOR BARRIER, CONTINUOUSACROSS BLOCKOUT. CUT BACK LEAVING A MIN.OF 6" AT ALL SIDES.CLASS 2 BASE (CALTRANS SPECIFICATION SECTION 26)19mm MAX. GRADING, 90% COMPACTIONCERTIFIED PAD AT RECOMMENDED MOISTURE CONTENT.REFER TO SOLIS REPORT AND CIVIL DRAWINGSMERKRETE HYDROGUARD 2000 OR LATRICRETE HYDRO BANDUROCK OR DENS BOARDMETAL STUDREINFORCEMENT FABRICTILE OVER THINSETTHINSETCONCRETE SLAB18" MINUMUM4'-0" MIN.This detail is for all wet areas. A "wet area" shall include, without limitation, any equipment usingwater or other liquid, or ANY space(s) that employ tanks, water containing sinks, floor sinks, mopsinks, dishwashers, fountains, restrooms, showers, tubs, water spray fixtures, steam tables, wet foodpreparation areas, prep kitchens, kitchens, beverage stations, bars, cold or frozen storage areas,etc.Merkrete or Laticrete are allowed for waterproofing material. DensShield, DensGlass, or Durockare acceptable wall material. For all walk-in coolers and or freezers, dens board or dura rock is tobe full height behind walk-in, and waterproofing material must also be full height. Reinforcementfabric MUST be used at all floor-to-wall transitions.ACCESS OPENING ROUGH OPENINGOUTLINE OF TAPE JOINTCOMMERCIAL ACCESS PANELSTR-AP009 9" x 9" 15" x 15"TR-AP012 12" x 12" 18" x 18"TR-AP018 18" x 18" 24" x 24"TR-AP024 24" x 24" 30" x 30"Order by access opening. Custom sizes availableThe LU Series Universal Edge-Lit Applications with a universal surface or ceiling mounting housingin one. he chevrons are field installed thus eliminating the time to determine arrow configurationsComplete Fixture consists of base exit sign. Select options and accessories below.Surface End MountSurface Top MountSurface Top MountRecessed Top MountRecessed Back MountHole Dimensions forRecessed Mount12.1"(30.7 cm)11.8" (20 cm)4.8"(12.2 cm)11" (27.9 cm)3.2"(8.1 cm)8.5" (21.6 cm) 9.6" (24.3 cm)12.2"(31.0 cm)3.4" (8.6 cm)PROJECT ARCHITECTPROJECT NUMBERISSUE FORDATE:STANDARD LANDLORD NOTES. PROCEDURES AND BEST PRACTICESTHESE STANDARD NOTES ARE TO ENSURE THE DESIGN INTENT MEETS OUR CRITERIA STANDARDS WHILE ENSURING QUALITY CRAFTSMANSHIP FROM DESIGN THROUGHOUT THE CONSTRUCTION PROCESS.PROJECTSTANDARDSUSED IN FOOD SPACESPLUMBING & FLOOR PLANSSTYLEMARK ACCESS DOOR (N.T.S.)4REVISIONSEXIT SIGN DETAIL (N.T.S.)3INFORMATIONSHEETLLN-0.1CONTROL SHEETLOUD USESDEMO, FLOOR PLAN & RCPTITLE PAGEMECHANICAL, ELECTRICAL, PLUMBING,AND ROOF PLANS2WATERPROOFING DETAIL (N.T.S.)(N.T.S.)SLAB BLOCKOUT INFILL@ EXISTING SLAB1•Please note that the address for the premises is the ‘CompletePremises Address’, as listed on the signed lease. All references inthe plans must also match this address (i.e. cover sheet, titlesheet, title blocks, etc.)•The premises square footage shown must match the amount inthe Lease. Please ensure the tenant plans reflects this number“Gross Leasable Area.”•It is Tenant's responsibility to ensure that all common area ADAsite accessibility plans show the current and existing conditionsincluding details such as ADA stall dimensions and signage.•The following Landlord vendors that must be used for all projectslocated in the Irvine Company Retail portfolio (as needed for theTenant’s proposed work). Please add the noted vendors listedbelow on the Tenant Improvement plan title sheet to comply witht h i s L a n d l o r d r e q u i r e m e n t .Roofing Consultant (Roof Modifications/Penetrations, RoofPenetration Work Inspections/Bid All / Choose One):Westcoast Roof Consulting / Phone (714) 545-7663Mark Beamish Waterproofing / Phone (714) 575-0018Independent Roofing Consultants / Phone (949) 476-8626Roofing (Bid All / Choose One):San Marino Roofing; Martha Richter, Phone (714) 974-3070Mesa Roofing; Richard Townsend, Phone (714) 632-6929, x.14Stout Roof Company; Greg Caringella, Phone (562) 923-6775Exterior Stucco / Plaster Modifications & Repairs (Bid All / ChooseOne):DCS Plastering: David Hasson, Phone (714) 632-7004 or (714)483-1125XL Plastering; Steve Lovio, Phone (714) 412-7714 or (714)241-7004Hitchcock Plastering; Ron Hitchcock, Phone (949) 584-5320Precast & GFRC Base, Trim, Columns (Bid Both / Choose One):DMI; Nick Pappas, Phone (760) 530-9100 or (714) 269-0627Formatech; George Tutunjia, Phone (818) 504-9111Painting at Exterior (Bid Both / Choose One):Quad County Painting; Tim Tyler, Phone (714) 253-3832Troy’s Painting; Troy Browning, Phone (949) 830-7773Landlord’s Structural Engineer:Ficcadenti Waggoner and Castle Structural Engineers16969 Von Karman Ave. Suite 240, Irvine, CA 92606Vincent DeVita email: vdevita@fwcse.com T: 949-474-0502•Tenant General Contractor is required to provide measuresduring demolition and other dust created work to ensure dustcontaminated air does not go into adjacent Tenants premises.•Please provide a detailed finishes schedule the finishes scheduleshould clearly specify finishes and specifications and a color andmaterials sample board that is keyed accurately to finishschedule in the Tenant Improvement plans.•Please provide manufacturer’s cut sheets for all light fixtures thatwill be visible to the public for Landlord review and approval.•Please utilize and incorporate into the Tenant Improvementplans the Landlord’s detail for concrete reinstatement after sawcutting the slab for plumbing and electrical (see Tenant DesignPackage and Tenant Design Guidelines). Please add this type ofdetail to the Tenant Improvement in order to comply with thisLandlord requirement. See detail 1 on this sheet•Barricades and/or window graphics cannot be removed untilLandlord’s Tenant Coordinator hasprovided written approval that storefront modification work iscomplete and the work is accepted and approved and theTenant premises is fully merchandised and prepared to open forbusiness. Tenant’s General Contractor is required to schedule thedate for the removal of the barricade.Landlord recommends that Tenant General Contractor contactthe Landlord’s Vendor at least 14 days in advance of theprojected date that the Tenant plans to open for business.•Insulation to existing underside of the roof structure for alldemising walls by Tenant’s general contractor.•Any security or other equipment located in the main entry areamust be installed in manner that is conceal from public view. Allsecurity devices and systems shall be integrated within thestorefront design and finishes. Freestanding sensor pedestals areprohibited.•Any hard lid ceilings and soffits cannot connect to the storefrontbelow the storefront framing system.•Any non-illuminated, and/or illuminated signage cannot beplace at the inside of storefront system within the premise.Signage must be installed at least 3’-0” off the inside of thestorefront system.•Combo bug-eye exit light combo fixture is not allowed in areasthat are visible to the public. Tenant Improvement plans and finalconstruction must install a recessed or surface mounted clearacrylic blade exit sign at the storefront entry. See detail 3 on thissheet•All electrical runs in the open ceiling area of the Tenant premisesin the front of house must be rigid conduit. The use of flex conduitis prohibited. In addition, any electrical run from the ceiling to asuspended light fixture must be hidden in a rigid sleeve.•Please note that for all “WET-AREAS” of the premise will need toincorporate water proofing methods to prevent water leakageand mold growth in or around these areas. The TenantImprovement plans should have section details (detaildeveloped by Tenant’s Architect) keyed to wall locations.Thewater proofing method must meet or exceed detail 2 on thissheet. The cash wrap and/or have a screen to conceal thebacks of the equipment from public view.Please revise the drawings to indicate that this designrequirement is satisfied. The Tenant is required to comply with thisrequirement during the course of Tenant Improvementconstruction at the premises.•Access panels shall be installed in all ceiling areas, which maypotentially require access for purposes of maintenance ofmechanical or operational systems and signs. Any access panelsshould be specified as a Stylemark type drywall ceiling accessdoor (InterSource Specialties Company /www.intersourceco.com). The Tenant Improvement plans musthave this or a similar type of concealed drywall ceiling accesspanel specified in the architectural plan sheets.See detail 4 on this sheet•Track light fixtures located near/adjacent to the storefront glassmust be installed within a recessed alcove at the hard lid ceilingto conceal the track fixture from view.•Please verify with city the required code compliant fire rating forpremises separation walls shared with adjacent premises. It istenant responsibility to provide code compliant fire rating atshared separation walls at tenant expense. Tenant and tenantarchitect will be allowed to enter the space to conduct fieldsurveys/ studies of the existing shared walls in order to provide firerating as required•Tenant’s responsibility to mitigate sound within your premises perthe Lease Agreement.Additional sound attenuation measures may be necessary toprevent sounds or vibrations ofany kind to transmit through shared walls, floors, ceilings, or tocommon areas of the center.We recommend that you consult with a sound attenuationspecialist to conduct a review of the space as soon as possibleand supply the results to the landlord. Should sound be an issue inthe future the tenant is responsible to resolve this issue at theirown expense. We believe this would be best addressed prior toopening for business. The below vendors are not required buthave conducted other such studies within our portfolio.Veneklasen Associates - www.veneklasen.comContact: Alex Lopez | 1711 Sixteenth Street | Santa Monica, CA.904404 Office (310) 450-1733 | Direct Line (310) 556-5118•Please provide the Landlord with the pluming DFU totals andchart so Landlord can provide the required IRWD FOG Letter forthe Grease Waste Interceptor connection to meet IRWDplan check requirements.•Please note that soda dispensers and other condimentcomponents must be either recessed into the front counterand/or have a screen to conceal this equipment from publicview.Landlord prefers that a soda dispenser machine not be locatedat the front counter. Please revise the drawings to indicate thatthis design requirement is satisfied. The Tenant is required tocomply with this requirement during the course of TenantImprovement construction at the premises.Landlord does not warranty existing Tenant Improvementplumbing waste lines•The Tenant Improvement drawings do not clearly identify ifexisting/previous T/I plumbing waste lines will be replaced withnew distribution. The Landlord wishes to remind the Tenantthat it is the Tenant’s responsibility to check that the T/I plumbingline within the premise (installed by others) is in good workingorder. Any repairs or line failures inside the premise are the soleresponsibility for the Tenant to repair or replace at Tenant’sexpense.•Please note that any Tenant equipment to be installed on theLandlord’s roof must be installed as per the required details thathave been provided by the Landlord. The required detail plansheet must be inserted into the Tenant Improvement plans. TheTenant is required to complywith this requirement during the course of Tenant Improvementconstruction at the premises.•Please note that any air curtain/fly fan system must be installedinside the Tenant premises above the rear egress door that isdesignated for Tenant deliveries. The installation of air curtain/flyfan system is prohibited outside the Tenant premises or at theTenant’s storefront system glazing. The Tenant is required tocomply with this requirement during the course of TenantImprovement construction at the premises.•Equipment, exhaust fans, and utility vents cannot be higher thanthe parapet wall in the roof well area.”•All roof equipment, vents, and associated conduit lines installedduring the Tenant Improvement construction on the roof must bepainted to match the existing roof color.•Equipment and vents can only be installed inside the roof wellarea. No equipment and vents to be placed at mansard (tile)roof area.•Electrical conduit and condensate drain lines must immediatelypenetrate roof and run along the underside of the roof structure.All condensate drains must run inside Tenant’s premises and drainto either a floor sink or mop sink inside the Tenant’s premises.•During the course of Tenant Improvement construction there areno penetrations of Tenant plumbing or electrical lines at theexterior walls of the Tenant premises. Exterior wall penetrationsrelating to Tenant Improvement work is prohibitedFor further details on our Design Criteria anddownloadable details please see our on-lineresourcesat:http://irvinecodesigncriteria.com/ (Password: 2345)Typical Tenant Improvement Plan Submittal should include:A.Title SheetB. Site PlanC. Architectural Floor PlanD. Architectural Reflected Ceiling PlanE. Architectural Section Detail Plan Sheet(s) Keyed to the Layout Plan(s)F. Architectural Roof Outline Plan with Tenant ImprovementEquipment/Penetrations notedG. Interior Elevations with Section DetailsH. Storefront Elevations with Section Details (if applicable)I. Finish Materials Sample Board &Light Fixture specificationsJ. Finish ScheduleK. Fixture PlanL. Demolition PlanPA2022-0156