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HomeMy WebLinkAboutPA2023-0003_20230321_Plans RevB Plans 36x24PROJECT INFORMATION SUMMARY:CHANGE OF USE FROM SKIN CARE/BEAUTY TO PILATES STUDIO/RETAIL. TENANT IMPROVEMENT TO TWO EXISTING GROUND FLOOR SUITES IN AN EXISTING 1-STORY BUILDING. ADDRESS:1220 BISON AVE. NEWPORT BEACH, CA 92660 FLOOR:1ST BUILDING STORIES:1 APN: 442-042-10 OCCUPANCY TYPE: A-3 (FITNESS FACILITY), M (RETAIL CLOTHING SALES) GROSS LEASABLE AREA:2,400 SF PROPERTY OWNER NAME/ADDRESS:IRVINE COMPANY RETAIL PROPERTIES 110 INNOVATION DRIVE IRVINE, CA 92617 949-720-3100 TENANT NAME:PILATES PLUS OC ADDRESS:1220 BISON AVE. NEWPORT BEACH, CA 90808 PHONE:310-878-7720 CONSTRUCTION CONSTRUCTION TYPE:V-B FIRE SPRINKLERS:YES FIRE ALARM:NO PLANNING EXISTING USE:SKIN CARE/BEAUTY PROPOSED USE: PILATES STUDIO/RETAIL SEE FLOOR PLAN FOR SQUARE FOOT TABULATIONS. ZONING PC-5 SHEET NUMBER: REVISIONS COVER SHEET SHEET NAME: PREPARED BY: OWNER: PROJECT: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 CONSULTANT: DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. SHEET NO.TITLE ACS.0 COVER SHEET, NOTES A1.0 SITE PLAN A2.0 CEILING PLAN A3.0 EXTERIOR ELEVATION AFF ABOVE FINISH FLOOR AD ACCESS DOOR AP ACCESS PANEL ACOUSE (ACST) ACOUSTIC A/L ALTERNATE A/C AIR CONDITIONING ALLUM (AL)ALLUMINUM APPD APPROVED APPROX APPROXIMATE ARCH ARCHITECTURAL ASPH ASPHALT AUTO AUTOMATIC BOW BACK OF WALL BATT INSUL BATTEN INSULATION BM BEAM BD, BRD BOARD BLDG BUILDING CAB CABINET CLG CEILING CTR CENTER CL CENTER LINE CC CENTER TO CENTER CFCI CONTRACTOR FURNISHED CONTRACTOR INSTALLED CT CIRCULAR TILE CIR CIRCULAR CLR CLEAR, COLOR CLO CLOSET COL COLUMN CONC CONCRETE CONN CONSTRUCTION CONT CONTINUOUS CJ CONTROL JOINT CORR CORRIDOR CNTR COUNTER DET (DETI.)DETAIL DIAG DIAGONAL DIA DIAMETER DIM DIMENSION DISP DISPENSER DR DOOR DBL DOUBLE DN DOWN DWR DRAWER DWG DRAWING DF DRINKING FOUNTAIN EA EACH ELEC ELECTRICAL OR ELECTRIC EL, ELEV ELEVATION EMERG EMERGENCY ENCL ENCLOSURE EQUIP (EQPT) EQUIPMENT EQ EQUAL EW EACH WAY EXH EXHAUST EXIST.EXISTING EXT EXTERIOR FOC FACE OF CONCRETE FOF FACE OF FINISH FOS FACE OF STUDS FOW FACE OF WALL FT FEET FIN FINISH FE (FEXT)FIRE EXTINGUISHER FEC FIRE EXTINGUISHER CABINET FES FIRE EXTINGUISHER SURFACE MOUNTED FIXT FIXTURE FLR OR FL FLOOR FD FLOOR DRAIN FLOUR FLOURESCENT FR FRAME FURG FURRING GA GAGE OR GUAGE GALV GALVINIZED GI GALVINIZED IRON G GAS GL GLASS GB GRAB BAR GR GRADE GND GROUND GYP GYPSUM GYP BD GYPSUM WALLBOARD GC GENERAL CONTRACTOR HDR HANDRAIL HBD HARDBOARD HDW (HW)HARDWARE HDWD HARDWOOD H/C HANDICAPPED HD HEAD HDR HEADER HTR HEATER HT (HGT)HEIGHT H.P.HIGH POINT HC HOLLOW CORE H.M. HOLLOW METAL HMI HOLLOW METAL INSULATED HORIZ HORIZONTAL HR HOUR IN.INCH I.D. INSIDE DIAMETER IDENT IDENTIFICATION INSUL INSULATION INT (INTR)INTERIOR JAN JANITOR JT JOINT JST JOIST K KEY KL KEY LOCK KP KICK PLATE KIT KITCHEN LAB LABORATORY LAM LAMINATE LAV LAVATORY LT LIGHT LTG LIGHTING LT WT LIGHT WEIGHT LIN LINEAR LONG LONGITUDINAL LP LOW POINT LKR LOCKER LVR LOUVER MACH MACHINE MAINT MAINTENANCE MFR MANUFACTURE MFG MANUFACTURING MSTC MASIC MATL MATERIAL MAX MAXIMUM MECH MECHANICAL MTL METAL MT METAL THRESHOLD MIN MINIMUM MIR MIRROR MISC MISCELLANEOUS MLDG MOLDING MTD MOUNTING MUL MULLION N NORTH NIC NOT IN CONTRACT NO. (#)NUMBER NTS NOT TO SCALE OFF.OFFICE OFCI OWNER FURNISHED CONTRACTOR INSTALLED OC ON CENTER OPP OPPOSITE O.H.OVERHEAD O/OVER PR PAIR PNL PANEL PTD PAPER TOWEL DISPENSER PTD/R PAPER TOWEL DISPENSER & RECEPTACLE PTR PAPER TOWEL RECEPTACLE PRTN PARTITION PERF PERFORATED PLAST PLASTER PLAS PLASTIC PL PLATE PLBG PLUMBING PLYWD PLYWOOD PT POINT LBS POUNDS PSF POUND/SQUARE FOOT PSI POUND/SQUARE INCH PRECST PRECAST PREFAB PREFABRICATED PROJ PROJECTION Q.T. QUARRY TILE ¼ RD QUARTER ROUND QTRS QUARTERS RAD RADIUS RECP RECEPTABLE REF REFERENCE REFR REFRIGERATOR REINF REINFORCEMENT REQD REQUIRED REV REVISIONS R RISER RM ROOM RND ROUND RUB RUBBER RB RUBBER BASE SND SANITARY NAPKIN DISPENSER SNR SANITARY NAPKIN RECEPTICLE SCH SCHEDULE SCD SEAT COVER DISPENSER SECT SECTION SSK SERVICE SINK SHTHG SHEATHING SHT SHEET SHWR SHOWER SIM SIMILAR SD SOAP DISPENSER SC SEPARATE CIRCUIT S.M. SHEET METAL S SOUTH SPKR SPEAKER SPEC SPECIFICATION SQ SQUARE STD STANDARD STA STATION STL STEEL STOR STORAGE STRL STRUCTURAL SUSP SUSPENDED SYM SYMMETRICAL TEL TELEPHONE TV TELEVISION TEMP TEMPERATURE TER TERRAZZO THERMO THERMOSTAT THK THICK TH THRESHOLD TOIL TOILET TPD TOILET PAPER DISPENSER TOC TOP OF CONCRETE TC TOP OF CURB TOS TOP OF STEEL TS TUBULAR STEEL TW TOP OF WALL TB TOWEL BAR TRANS TRANSVERSE TYP TYPICAL UL UNDERWRITERS LABORATORIES UNFIN UNFINISHED UNO UNLESS NOTED OTHERWISE UR URINAL VERT VERTICAL VEST VESTIBULE VCT VINYL COMP TILE VT VINYL TILE VWC VINYL WALL COVERING WNSCT WAINSCOT WC WATER CLOSET WP WATER PROOF W/R WATER RESISTANT WT WEIGHT WDT WIDTH WDW WINDOW W/ WITH W/O WITHOUT WD WOOD A1.1 ROOF PLAN 1.GENERAL CONTRACTOR (G.C.) TO VERIFY AND REVIEW ALL JOB CONDITIONS, DIMENSIONS AND DETAILS PRIOR TO BIDDING, PRICING AND CONSTRUCTION TO DETERMINE WHICH NOTES APPLY DIRECTLY TO HIS RESPONSIBILITY. G.C. TO MAKE NOTE OF AND SUBMIT IN WRITTEN FORM TO PD&C, INC. DBA RAND KRUSE ANY DAMAGES OR DEFICIENCIES ON PREMISES AND ANY CONFLICTS AND DISCREPANCIES REGARDING DIMENSIONS, NOTES OR SPECIFICATIONS. 2.ALL WORK SHOWN OR IMPLIED, UNLESS SPECIFICALLY QUESTIONED, SHALL BE CONSIDERED FULLY UNDERSTOOD IN ALL RESPECTS BY THE GENERAL CONTRACTOR AND WILL BE SOLELY RESPONSIBLE FOR ANY MISINTERPRETATIONS OR CONSEQUENCES THEREOF FOR ALL WORK ON DRAWINGS. 3.DRAWINGS ARE NOT TO BE SCALED. DIMENSIONS GOVERN. LARGE SCALE DRAWINGS GOVERN OVER SMALL SCALE DRAWINGS. CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS @ JOB SITE PRIOR TO START OF CONSTRUCTION. IF DISCREPANCIES ARE FOUND, PD&C, INC. DBA RAND KRUSE SHALL BE NOTIFIED FOR CLARIFICATION. 4.ALL DRAWINGS AND NOTES ARE COMPLEMENTARY TO ANY WORK SHOWN OR REFERENCED TO ON ANY ONE DRAWING SHALL BE PROVIDED AS THOUGH SHOWN ON ALL RELATED DRAWINGS. 5.GENERAL CONTRACTOR SHALL COMPLY WITH ALL RULES AND REGULATIONS OF BUILDING MANAGEMENT IN ALL RESPECTS. IT IS THE G.C. RESPONSIBILITY TO OBTAIN SUCH REGULATIONS FROM THE BUILDING OWNER AND PROVIDE FOR REVIEW BY ALL SUBTRADES. G.C. TO NOTIFY PD&C, INC. DBA RAND KRUSE OF ANY CONFLICT BETWEEN REGULATIONS AND OTHER CONTRACTUAL DOCUMENTS, PRIOR TO PROCEEDING WITH ANY OTHER WORK. 6.ALL WORK TO BE PERFORMED IN OCCUPIED AREAS OR IN OTHER TENANT SPACES SHALL BE PERFORMED ON OVERTIME, AS REQUIRED, AND BY BUILDING RULES AND REGULATIONS. 7.GENERAL CONTRACTORS SHALL BE RESPONSIBLE FOR COORDINATION OF ALL WORK REQUIRED TO MAKE ALL PARTS COME TOGETHER PROPERLY AND FIT TO RECEIVE OR BE RECEIVED BY WORK OF OTHER CONTRACTORS IMPLIED BY DRAWING OR NOTES. 8.GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR USE, SCHEDULING AND FEES INCURRED BY HOISTING FACILITIES/ELEVATORS. 9.ALL WORK IS TO CONFORM TO PD&C, INC. DBA RAND KRUSE DRAWINGS AND SPECIFICATIONS AND SHALL BE NEW AND OF THE BEST QUALITY OF KINDS SPECIFIED. ALL MANUFACTURED ARTICLES TO BE INSTALLED, CONNECTED AND CONDITIONED AS DIRECTED BY MANUFACTURER. ALL WORK TO BE PERFORMED IN A GOOD WORKMANSHIP MANNER. 10.ALL SUBCONTRACTORS SHALL BE RESPONSIBLE FOR REVIEWING ENTIRE SET OF DRAWINGS AND NOTING THEIR WORK AS APPLICABLE. ALL SHOP DRAWINGS SHALL BE SUBMITTED TO PD&C, INC. DBA RAND KRUSE FOR APPROVAL THROUGH G.C. PRIOR TO COMMENCEMENT OF ANY WORK. 11.GENERAL CONTRACTOR TO BE SOLELY RESPONSIBLE FOR REMOVAL, REPLACEMENT AND RECTIFICATION OF ALL DAMAGED AND DEFECTIVE MATERIAL AND/OR WORKMANSHIP IN CONNECTION WITH THE CONTRACT WORK. ANY COSTS CAUSED BY DEFECTIVE OR ILL-TIMED WORK, POOR WORKMANSHIP, MATERIALS, POOR SCHEDULING OR DELINQUENT ORDERING SHALL BE BORNE BY THE GENERAL CONTRACTOR. 12.DURING THE ENTIRE PERIOD OF DEMOLITION AND CONSTRUCTION ALL REQUIRED EXITS SHALL BE MAINTAINED. EXIT LIGHTING AND FIRE PROTECTIVE SERVISES SHALL BE PROPERLY MAINTAINED. ALL WAYS OF TRAVEL FROM EXITS TO THE STREET SHALL BE MAINTAINED FREE FROM ALL OBSTRUCTIONS. 13.GENERAL CONTRACTOR SHALL PROPERLY PROTECT THE BUILDING AND ANY OTHER ADJOINING PROPERTY OR WORK AND PROTECT ALL EXISTING SURFACED OR FINISHED TO REMAIN DURING DEMOLITION AND CONSTRUCTION. ANY DAMAGE TO THE SAME SHALL BE REPAIRED BY G.C. AT HIS EXPENSE TO “LIKE NEW” CONDITION. 14.GENERAL CONTRACTOR SHALL VERIFY ALLOWED WORKING HOURS FOR ALL WORK DONE TO THE CORE (INCLUDING DRILLING, PATCHING, AND ELECTRICAL HOOKUPS) AND IS RESPONSIBLE FOR ALL WORK NECESSARY TO COMPLETE WORK TO THE CORE AND IN NON-LEASE SPACE. 15.GENERAL CONTRACTOR IS RESPONSIBLE TO CLEAN UP AND REMOVE ALL WASTE MATERIALS FROM PREMISES AS GENERATED BY CONSTRUCTION DEMOLITION, WOODWORK AND ALL TRADES EMPLOYED BY CONTRACTUAL WORK. 16.ALL WORK NOTED N.I.C. OR “BY TENANT” IS TO BE ACCOMPLISHED BY PERSONS OTHER THAN G.C. AND IS NOT PART OF CONSTRUCTION AGREEMENT. 17.GENERAL CONTRACTOR SHALL SECURE AND PAY FOR ALL REQUIRED PERMITS FROM BUILDING DEPARTMENT AND FORWARD COPIES TO PD&C, INC. DBA RAND KRUSE. 18.GENERAL CONTRACTOR TO PROVIDE CONSTRUCTION SCHEDULE BY THE START OF CONSTRUCTION AND A LIST OF A LONG LEAD ITEMS BY THE END OF THE FIRST WEEK OF CONSTRUCTION. 19.GENERAL CONTRACTOR TO SUBMIT IN WRITING ALL CHANGE ORDERS FOR ADDITIONAL WORK TO OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL A SIGNED PROPOSAL IS RETURNED TO G.C. UNLESS OTHEWISE NOTED. ALL CHANGES IN THIS FIELD SHALL BE SIGNED BY THE CLIENT OR AUTHORIZED REPRESENTATIVE. 20. UPON COMPLETION OF THE WORK, THE G.C. SHALL SUBMIT TO OWNER: A.COPY OF INSPECTIONS AND FINAL SIGN-OFF. B.CERTIFICATE OF SUBSTANTIAL COMPLETION (AIA DOCUMENT #G704). C.COPY OF PERMIT CARD. D.BUILDING DEPARTMENT APPROVED DRAWINGS. E.WARRANTIES FOR SPECIFIED MATERIALS. F.RECORD/AS-BUILT DOCUMENTS. 21.ALL WORK SHALL COMPLY WITH THE REGULATIONS OF THE GOVERNMENTAL AUTHORITIES HAVING JURISDICTION. THE SPECIFICATIONS SHALL BE SUPPLEMENTAL TO ALL LAWS AND CODES OF GOVERNMENTAL REGULATING BODIES RELATING TO BUILDINGS, AND ALL APPLICABLE REQUIREMENTS SPECIFIED IN THESE REGULATIONS SHALL BE FOLLOWED AS THOUGH SPECIFICALLY NOTED BY SUCH CODES AS LAWS. IT IS THE G.C. RESPONSIBILITY TO NOTIFY PD&C, INC. DBA RAND KRUSE OF ANY CONFLICTS BETWEEN THESE DRAWINGS AND LOCAL BUILDING CODES. G.C. TO PROVIDE A SEPARATE PRICE IN THE BID FOR EACH ITEM THAT REQUIRES CHANGING MODIFYING OR REMOVAL. 22. APPLICABLE CODES THIS PROJECT SHALL CONFORM TO: 2022 CALIFORNIA ADMINSTRATIVE CODE - (PART 1, TITLE 24 CCR) 2022 CALIFORNIA BUILDING CODE - (PART 2, TITLE 24, CCR) 2022 CALIFORNIA ELECTRICAL CODE - (PART 3 TITLE 24, CCR) 2022 CALIFORNIA MECHANICAL CODE - (PART 4, TITLE 24, CCR) 2022 CALIFORNIA PLUMBING CODE - (PART 5, TITLE 24, CCR) 2022 CALIFORNIA ENERGY CODE - (PART 6, TITLE 24, CCR) 2022 CALIFORNIA ELEVATOR SAFETY CONSTRUCTION CODE - (PART 7, TITLE 24 CCR) 2022 CALIFORNIA HISTORICAL CODE - (PART 8, TITLE 24) 2022 CALIFORNIA FIRE CODE - (PART 9, TITLE 24, CCR) 2022 CALIFORNIA EXISTING BUILDING CODE - (PART 10, TITLE 24 CCR) 2022 CALIFORNIA REFERENCED STANDARDS - (PART 12, TITLE 24, CCR) 23.CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND FIELD CONDITIONS BEFORE PROCEEDING WITH WORK. 24.ALL CONTRACTORS AND SUBCONTRACTORS ARE RESPONSIBLE FOR CONFORMING TO ALL APPLICABLE LOCAL CODES AND TRADE STANDARDS. 25.CONTRACTOR TO REWORK SPRINKLERS, FIRE SAFETY SYSTEM REQUIREMENTS, SWITCHING, EXIT SIGNS AND HVAC SYSTEM AS REQUIRED. 26.PD&C, INC. DBA RAND KRUSE IS UNAWARE OF ANY EXISTING ASBESTOS WITHIN THE AREA OF NEW WORK. IT IS THE OWNER'S RESPONSIBILITY TO ADVISE THE GENERAL CONTRACTOR AND HIS SUBS OF ANY ASBESTOS WITHIN THE FACILITY. THE GENERAL CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS REQUIRED BY LAW TO PROTECT ALL WORKERS AND OCCUPANTS IF ANY ASBESTOS IS IDENTIFIED AND NOTIFY THE OWNER IMMEDIATELY. GENERAL NOTES ABBREVIATIONS PROJECT INFORMATION SHEET INDEX DEFERRED SUBMITTALS VACINITY MAP A3.1 INTERIOR ELEVATIONS ACS.0 CONSULTANTS FIRE SPRINKLER ALTERATIONS TO THE EXISTING NFPA 13 FIRE SPRINKLER SYSTEM SUBMITTED UNDER SEPARATE APPLICATION AND PERMIT. EXTERIOR SIGNAGE SUBMITTED UNDER SEPARATE APPLICATION AND PERMIT. JURISDICTIONAL APPROVALS A1.3 FLOOR PLAN A PRELIMINARY T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E W PO RT B E A C H, C A 92 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E W P O R T B E A C H , C A 9 2 6 6 0 P I L A T E S + O C B USE PERMIT PARKING STANDARD STALL PROVIDED:268 STALLS ACCESSIBLE PARKING REQ:7 STALLS ACCESSIBLE PARKING PROVIDED:8 STALLS LOADING PROVIDED:5 STALLS A4.0 POWER / LIGHTING / DATA PLAN ACS.1 NOTES & SYMBOLS ASP.0 SPECIFICATIONS ASP.1 SPECIFICATIONS ASP.2 SPECIFICATIONS ASP.3 SPECIFICATIONS ASP.4 SPECIFICATIONS A5.0 SCHEDULES A6.0 DETAILS A6.1 DETAILS A6.2 DETAILS E1 ELECTRICAL SLD, NOTES, SCHEDULES E2 ELECTRICAL LIGHTING PLAN E2.1 ELECTRICAL DAY LIGHTING PLAN E3 ELECTRICAL POWER PLAN E4 ELECTRICAL ROOF PLAN E5 ELECTRICAL T-24 ENERGY COMPLIANCE M1 MECHANICAL NOTES AND SCHEDULES M2 MECHANICAL FLOOR PLAN M2 MECHANICAL ROOF PLAN P1 PLUMBING LEGEND, SCHEDULES P2 PLUMBING SPECIFICATIONS P3 PLUMBING DEMO & WASTE AND VENT P4 PLUMBING HOT & COLD WATER P5 PLUMBING DETAILS C USE PERMIT PCC 1 ·CITY OF NEWPORT BEACH PLANNING DIVISION ·CITY OF NEWPORT BEACH BUILDING DEPARTMENT ·CITY OF NEWPORT BEACH FIRE DEPARTMENT M.E.P. ENGINEERS WESTERN ENGINEERING 1237 S. EUCLID ST. ANAHEIM, CA 92802 714-491-0786 TITLE-24 ENGINEERS WESTERN ENGINEERING 1237 S. EUCLID ST. ANAHEIM, CA 92802 714-491-0786 GENERAL NOTES (CONT.)ACCESSIBILITY NOTES (CONT.)SYMBOLS FIRE DEPARTMENT NOTES 1.EXIT DOORS SHALL SWING IN THE DIRECTION OF EXIT TRAVEL WHEN SERVING ANY HAZARDOUS AREA OR WHEN SERVING AN OCCUPANT LOAD OF 50 OR MORE. 2.EXIT DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR EFFORT. (2019 CBC 1008.1.9) EXCEPTION: THIS REQUIREMENT SHALL NOT APPLY TO EXTERIOR EXIT DOORS IN A GROUP “B” OCCUPANCY IF THERE IS A VISIBLE, DURABLE SIGN ON OR ADJACENT TO THE DOOR STATING “THIS DOOR TO REMAIN OPEN DURING BUSINESS HOURS.” THE LETTERS SHALL BE NOT LESS THAN 1 INCH HIGH ON A CONTRASTING BACKGROUND. THE LOCKING DEVICE MUST BE A TYPE THAT WILL BE READILY DISTINGUISHABLE AS LOCKED. 3.PANIC HARDWARE, WHEN INSTALLED, SHALL COMPLY WITH ALL APPLICABLE BUILDING CODE REQUIREMENTS. THE ACTIVATING MEMBER SHALL BE MOUNTED AT A HEIGHT OF NOT LESS THAN 34 INCHES NOR MORE THAN 44 INCHES ABOVE THE FLOOR. THE UNLATCHING FORCE SHALL NOT EXCEED 5 POUNDS WHEN APPLIED IN THE DIRECTION OF EXIT TRAVEL. 4.THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT-CANDLE (11 LUX) AT THE WALKING SURFACE LEVEL (2022 CBC 1006.1, 1006.2) 5.EXIT ILLUMINATION SHALL COMPLY WITH 2013 CBC SECTION 1006 AND 1011. 6.EXIT SIGNS SHALL BE INSTALLED AT REQUIRED EXIT DOORWAYS AND WHERE OTHERWISE NECESSARY TO CLEARLY INDICATE THE DIRECTION OF EGRESS WHEN THE EXIT SERVES AN OCCUPANT LOAD OF 50 OR MORE. EXCEPTION: MAIN EXTERIOR DOORS WHICH OBVIOUSY AND CLEARLY ARE IDENTIFIABLE AS EXITS NEED TO BE SIGNED WHEN APPROVED BY THE BUILDING OFFICIAL. 7.WHEN NECESSARY, THE FINAL LOCATION AND QUANTITY OF EXIT SIGNS SHALL BE DETERMINED BY THE FIRE DEPARTMENT PRIOR TO CONSTRUCTION OF ANY WORK. 8.THE COLOR AND DESIGN OF LETTERING, ARROWS AND OTHER SYMBOLS ON EXIT SIGN SHALL BE IN HIGH CONTRAST WITH THEIR BACKGROUND (NOT LESS THAN .75” X 6” LETTERS) (2019 CBC) 9.INTERIOR WALL AND CEILING FINISHES SHALL BE NON-COMBUSTIBLE OR HAVE A FLAME SPREAD RATING OF 0 TO 25 FEET. 10.ALL DRAPES, HANGING CURTAINS AND OTHER DECORATIVE MATERIALS SHALL BE TREATED AND MAINTAINED IN FLAME RETARDANT CONDITION. 11.IF REQUIRED BY CODE OR PLAN CHECK, CONSTRUCTION DOCUMENTS FOR THE CITY OF NEWPORT BEACH TO INCLUDE PLANS FOR FIXED FIRE PROTECTION EQUIPMENT SUCH AS STANDPIPES, SPRINKLER SYSTEMS AND FIRE ALARM SYSTEMS, MAY BE SUBMITTED TO AND APPROVED BY THE STATE FIRE MARSHALL PRIOR TO ANY EQUIPMENT BEING INSTALLED. EXTEND OR MODIFY EXISTING SYSTEM AS REQUIRED TO ACCOMMODATE THIS PROJECT. (TITE 19, PART 3, TITLE 24). 12.THE CONTRACTOR SHALL VERIFY AND COORDINATE THE EXACT LOCATIONS OF ALL LIGHT FIXTURES AS INDICATED ON DRAWINGS WITH RESPECT TO EXISTING STRUCTURAL AND/OR MECHANICAL OBSTRUCTIONS ABOVE THE CEILING. ANY AND ALL DISCREPANCIES SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF FACILITIES MANAGEMENT OR ARCHITECT. 13. EXTEND/MODIFY FIRE/LIFE SAFETY SYSTEM AS REQUIRED. 14. EXTEND FIRE SPRINKLER SYSTEMS AS REQUIRED. 15. FIRE SPRINKLER/OR LIFE SAFETY PLANS MUST BE SUBMITTED TO THE CITY FOR REVIEW AND APPROVAL PRIOR TO BUILDING PERMIT ISSUANCE. 16. FIRE SPRINKLER SYSTEM PLANS MUST BE REVISED AND APPROVED BY THE CITY OF NEWPORT BEACH FIRE DEPARTMENT PRIOR TO THE INSTALLATION OR MODIFICATION OF SPRINKLER SYSTEMS. 17. A PORTABLE FIRE EXTINGUISHER WITH A MINUMUM 2A 1 OBC RATING SHALL BE PROVIDED EVERY 75' OF TRAVEL DISTANCE FROM ANY POINT WITHIN THE AREA DEFINED AS SCOPE OF WORK PER THESE PLANS. PROVIDE FIRE EXTINGUISHERS AS REQUIRED BY FIRE DEPARTMENT FIELD INSPECTOR. 18. ALL EMERGENCY LIGHTING SOURCES SHALL EMIT A MINIMUM VALUE OF ONE FOOT CANDLE MEASURED AT FLOOR LEVEL. 19. PROVIDE EMERGENCY NOTIFICATION SYSTEM FOR THE HEARING AND VISUALLY IMPAIRED PER A.D.A. REQUIREMENTS. 20. ADDRESS SHALL BE VISIBLE FROM STREET. 21. KNOX BOX REQUIRED TO BE INSTALLED. 22. FIRE EXTINGUISHERS REQUIRED - 2A 1 OBC EVERY 50' TRAVEL DISTANCE. 23. EMERGENCY EVACUATIONS SIGNAGE REQUIRED TO BE POSTED AT LOCATIONS APPROVED BY FIRE DEPT. 24. EXIT HARDWARE SHALL COMPLY WITH UBC CHAPTER ON EXITING. 25. DO NOT UNDERCUT FIRE RATED DOORS. EXIT DOORS MUST BE TIED IN TO THE FIRE SAFETY SYSTEM. 26. PROVIDE COPY OF APPROVED NEW FLOOR PLANS FOR TENANT. FLOORS INSIDE FIRE CONTROL ROOM. 27. PROJECT TO COMPLY WITH ART. 87 OF C.F.C. 28. MODIFIED FIRE SPRINKLER PLANS AND FIRE LIFE SAFETY SHALL BE SUBMITTED FOR REVIEW, APPROVAL AND PERMIT ISSUANCE. DOOR NOTES 1.ALL MANUALLY OPERATED EDGE OR SURFACE-MOUNTED FLUSH BOLTS ARE PROHIBITED ON EXIT DOORS. WHEN EXIT DOORS ARE USED IN PAIRS AND APPROVED AUTOMATIC FLUSH BOLDS ARE USED, THE DOOR LEAD HAVING THE AUTOMATIC FLUSH BOLTS SHALL HAVE NO DOOR KNOB OR SURFACE-MOUNTED HARDWARE. THE UNLATCHING OF ANY LEAF SHALL NOT REQUIRE MORE THAN ONE OPERATION. 2.ALL EXIT DOOR HARDWARE SHALL BE OF AN APPROVED TYPE AND TESTED IN ACCORDANCE WITH PROCEDURES ESTABLISHED BY SFM 33.2 AND SFM 33.3 AS SHOWN IN CHAPTER 2-60 OF TITLE 24. 3.ALL HOLLOW METAL DOOR FRAMES SHALL BE PROVIDED WITH STEEL FRAMES. 4.ALL THRESHOLDS SHALL NOT EXCEED ½” CHANGE IN ELEVATION. 5.THE CONTRACTOR SHALL UNDERCUT ALL NEW AND EXISTING DOORS AS REQUIRED TO ACCOMMODATE ALL FLOOR COVERINGS. VERIFY EXACT THICKNESS OF ALL NEW FLOOR COVERING WITH PD&C, INC. dba RAND KRUSE PRIOR TO UNDERCUTTING OF DOORS. 6.STANDARD MINIMUM DISTANCE BETWEEN DOOR JAMBS AND WALLS PERPENDICULAR AND ADJACENT TO DOOR OPENING TO BE 6” UNLESS OTHERWISE NOTED. ENTRANCES & EXITS 1.ALL ENTRANCES AND ALL EXTERIOR GROUND FLOOR EXIT DOORS TO BUILDINGS AND FACILITIES SHALL BE MADE ACCESSIBLE TO PERSONS WITH DISABILITIES. (2022 CBC 11B-206.4) 2.ALL ACCESSIBLE ENTRANCES SHALL BE IDENTIFIED WITH AT LEAST ONE STANDARD SIGN AND WITH ADDITIONAL DIRECTIONAL SIGNS, AS REQUIRED, VISIBLE FROM APPROACHING PEDESTRIAN WAYS. 3.ALL GATES, INCLUDING TICKET GATES, SHALL MEET ALL APPLICABLE ACCESSIBILITY SPECIFICATIONS OF DOORS. (2022 CBC 11B-206.5) 4.EVERY REQUIRED EXIT DOORWAYS WHICH IS LOCATED WITHIN AN ACCESSIBLE PATH OF TRAVEL SHALL BE CAPABLE OF OPENING AT LEAST 90 DEGREES, SHALL HAVE A MINIMUM CLEAR OPENING OF 32”, AND SHALL BE OF A SIZE AS TO PERMIT THE INSTALLATION OF A DOOR NOT LESS THAN 3' IN WIDTH AND NOT LESS THAN 6'-8” IN HEIGHT. (2022 CBC 11B-404.2.3) 5.WHERE PAIR OF DOORS IS UTILIZED AT LEAST ONE OF THE DOORS SHALL PROVIDE A CLEAR UNOBSTRUCTED OPENING WIDTH OF 32-INCHES WITH THE LEAF POSITIONED AT AN ANGLE OF 90 DEGREES FROM ITS CLOSED POSITION. (2022 CBC 11B-404.2.2, 404.2.3) 6.LATCHING AND LOCKING DOORS THAT ARE HAND ACTIVATED AND WHICH ARE IN PATH OF TRAVEL SHALL BE OPERABLE WITH A SINGLE EFFORT BY LEVER TYPE HARDWARE, BY PANIC BARS, PUSH-PULL ACTIVATING BARS, OR OTHER HARDWARE DESIGNED TO PROVIDE PASSAGE. (2022 CBC 11B-404.2.7, 309-4). 7.OPERABLE PARTS OF DOOR HARDWARE HARDWARE MOUNTED BETWEEN 34-INCHES AND 44-INCHES ABOVE FINISHED FLOOR. (2022 CBC 11B-404.2.7) 8.THE FLOOR LANDING ON EACH SIDE OF AN ENTRANCE OR PASSAGE DOOR SHALL BE LEVEL AND CLEAR. THE LEVEL AND CLEAR AREA SHALL HAVE A LENGTH IN THE DIRECTION OF DOOR SWING OF AT LEAST 60 - INCHES AND THE LENGTH OPPOSITE THE DIRECTION OF DOOR SWING OF 44 - INCHES AS MEASURED AT RIGHT ANGLES TO THE PLANE OF THE DOOR IN ITS CLOSED POSITION. 9.THE WIDTH OF THE LEVEL AREA ON THE SIDE TO WHICH THE DOOR SWINGS SHALL EXTEND 24-INCHES PAST THE STRIKE EDGE OF THE DOOR FOR EXTERIOR DOORS AND 18-INCHES PAST THE STRIKE EDGE FOR THE INTERIOR DOORS. WHERE A DOOR IS REQUIRED TO BE ACCESSIBLE IS LOCATED IN A RECESS OR ALCOVE WHERE THE DISTANCE FROM THE FACE OF THE WALL TO THE FACE OF THE DOOR IS GREATER THAN 8 INCHES, STRIKE SIDE CLEARANCE PER SECTION 11B-404.2.4 SHALL BE PROVIDED. (2022 CBC 11B-404.2.4, 11B-404.2.4.3). 10.THE FLOOR OR LANDING SHALL BE NOT MORE THAN ½ - INCH LOWER THAN THE THRESHOLD OF THE DOORWAY. CHANGE IN LEVEL BETWEEN ¼ - INCH AND ½ - INCH SHALL BE BEVELED WITH A SLOPE NO GREATER THAN 1:2. (CBC 2019 404.2.5). 11.THE BOTTOM 10-INCHS OF ALL DOORS EXCEPT AUTOMATIC AND SLIDING SHALL HAVE A SMOOTH UNITERRUPTED SURFACE TO ALLOW THE DOOR TO BE OPENED BY A WHEELCHAIR FOOTREST WITHOUT CREATING A TRAP OR HAZARDOUS CONDITION. WHERE NARROW FRAME DOORS ARE USED, A 10-INCH HIGH SMOOTH PANEL SHALL BE INSTALLED ON THE PUSH SIDE OF THE DOOR, WHICH WILL ALLOW THE DOOR TO BE OPENED BY A WHEELCHAIR FOOTREST WITHOUT CREATING A TRAP OR HAZARDOUS CONDITION. (2022 CBC 11B-404.2.10). 12.MAXIMUM EFFORT TO OPERATE INTERIOR AND EXTERIOR DOORS SHALL NOT EXCEED 5 LBS. SUCH PULL OR PUSH EFFORT BEING APPLIED AT RIGHT ANGLES TO HINGED DOORS AND AT THE CENTER PLANE OF SLIDING OR FOLDING DOORS. COMPENSATING DEVICES OR AUTOMATIC DOOR OPERATORS MAY BE UTILIZED TO MEET THE ABOVE STANDARDS. WHEN FIRE DOORS ARE REQUIRED, THE MAXIMUM EFFORT TO OPERATE THE DOOR MAY BE INCREASED TO THE MINIMUM ALLOWED BY THE APPROPRIATE ADMINSTRATIVE AUTHORITY, NOT TO EXCEED 15 LBS. (2022 CBC 11B-404.2.9). 13.FOR HINGED DOORS, THE OPENING WIDTH SHALL BE MEASURED WITH THE DOOR POSITION AT AN ANGLE OF 90 DEGREES FROM THE CLOSED POSITION. (2022 CBC 11B-404.2.3) 14.WHERE A PAIR OF DOORS IS UTILIZED, AT LEAST ONE OF THE DOORS SHALL PROVIDE A CLEAR, UNOBSTRUCTED OPENING WIDTH OF 32" WITH THE LEAF POSITIONED AT AN ANGLE OF 90 DEGREES FROM ITS CLOSED POSITION. (2022 CBC 11B-404.2.2, 404.2.3) 15.MINIMUM MANEUVERING CLEARANCES AT DOORS SHALL BE AS SHOWN IN FIGURE 11B-404.2.4.1. THE FLOOR OR GROUND AREA WITHIN THE REQUIRED CLEARANCES SHALL BE LEVEL AND CLEAR. (2022 CBC 11B-404.2.4, 404.2.4.4) 16.PROVIDE CLEAR SPACE OF 12" PAST STRIKE EDGE OF THE DOOR ON THE OPPOSITE SIDE TO WHICH THE DOOR SWINGS IF THE DOOR IS EQUIPPED WITH BOTH A LATCH AND A CLOSER. 17.WHERE THE DOOR OPENS INTO A STAIR OF A SMOKE PROOF ENCLOSURE, THE LANDING NEED NOT HAVE A LENGTH OF 60". 18.WHEN THE DOOR HAS A CLOSER, THEN THE SWEEP PERIOD OF THE CLOSER SHALL BE ADJUSTED SO THAT FROM AN OPEN POSITION OF 90 DEGREES, THE TIME REQUIRED TO MOVE THE DOOR TO A POSITION OF 12 DEGREES FROM THE LATCH IS 5 SECONDS MINIMUM. (2022 CBC 11B-404.2.8.1) SHEET NUMBER: NOTES AND SYMBOLS REVISIONS SHEET NAME: OWNER: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. A 1 COLUMN GRID XXX X REVISION CLOUD & DELTA 1 ALIGN FACE OF NEW CONSTRUCTION WITH EXISTING NIC (NOT IN CONTRACT) BUILDING STANDARD DOOR XXX DOOR NUMBER, REFER TO DOOR SCHEDULE 200 OFFICE ROOM NAME ROOM NUMBER DETAIL NUMBER SHEET NUMBER ELEVATION NUMBER SHEET NUMBER ENLARGED PLAN AREA TO BE ENLARGED SHEET NUMBER +9'-0" INDICATES CEILING HEIGHT, AFF (E) (N) (R) INDICATES EXISTING ITEM TO REMAIN INDICATES NEW ITEM INDICATES RELOCATED ITEM 5 A.X.X ACS.1 ACCESSIBILITY NOTES 19.ALL DOORS AND ALCOVES SHALL COMPLY WITH THE CLEARANCES FOR FRONT APPROACHES. 20.PROVIDE TACTILE EXIT SIGN PER SECTION 11B-202.4 21.ACCESSIBLE STALL IN MULTI-ACCOMMODATION TOILET FACILITIES SHALL BE A MINIMUM OF 60" WIDE PER (2022 CBC 11B-213.2) 22.PROVIDE TACTILE EXIT SIGN PER SECTION 11B-202.4. 23.ACCESSIBLE STALL IN MULTI-ACCOMMODATION TOILET FACILITIES SHALL BE A MINIMUM OF 60” WIDE PER (2022 CBC 11B-213.2). AISLES 24.EVERY CORRIDOR SHALL BE AS SHOWN ON THE PLANS AND SHALL BE DETERMINED AS PER CBC CHAPTER 10 BUT SHALL NOT BE LESS THAN 44 INCHES IN WIDTH. (2022 CBC CHAPTER 10) 25.EVERY PORTION OF EVERY BUILDING IN WHICH ARE INSTALLED SEATS, TABLES, MERCHANDISE, EQUIPMENT OR SIMILAR MATERIALS SHALL BE PROVIDED WITH AISLES LEADING TO AN EXIT. (2022 CBC CHAPTER 10) ACCESSIBLE DOORS 26.ACCESSIBLE ENTRANCES AND EXITS FROM A BUILDING MUST BE PROVIDED, ACCORDING TO 2022 CBC. 27.MANEUVERING CLEARANCES AT DOORS SHALL BE LEVEL (1:50 MAX. SLOPE) AND CLEAR IF DOORS ARE NOT AUTOMATIC OR POWER ASSISTED. 28.GATES MUST MEET ACCESSIBLE REQUIREMENTS FOR DOORS. 29.PROVIDE ACCESSIBLE DOORS OR GATES ADJACENT TO REVOLVING DOORS OR TURNSTILES. 30.DOUBLE LEAF DOORS SHALL HAVE AT LEAST THE ACTIVE LEAF MEET ALL DOOR REQUIREMENTS. 31.ALL DOORS IN ALCOVES SHALL COMPLY WITH THE CLEARANCES FOR FRONT APPROACHES. 8.PROVIDE SPRINKLER PROTECTION UNDER CONSTRUCTION GREATER THAN 48" WIDE, SUCH AS DUCTS, IN ACCORDANCE WITH NFPA 13 REQUIREMENTS. 9.THE ABOVE GROUND SPRINKLER SYSTEM PIPING AFFECTED BY THE ALTERATION SHALL BE THOROUGHLY FLUSHED PER NFPA 13 REQUIREMENTS PRIOR TO HYDROSTATIC TEST. 10.THE ABOVE GROUND SPRINKLER SYSTEM PIPING AFFECTED BY THE ALTERATION SHALL BE HYDROSTATICALLY TESTED FOR TWO HOURS AT 200-PSI IN ACCORDANCE WITH NFPA 13 REQUIREMENTS. 11.SYSTEM DESIGN ALTERATIONS SHALL BE HYDRAULICALLY DESIGNED IN ACCORDANCE WITH NFPA 13 REQUIREMENTS. CONTRACTOR SHALL PERFORM A FIRE HYDRANT FLOW TEST TO OBTAIN CURRENT WATER SUPPLY DATA FOR THE PREPARATION OF DESIGN AND INSTALLATION DRAWINGS. 12.CONTRACTOR SHALL FIRESTOP ALL PIPE PENETRATIONS OF FIRE RESISTANCE RATED (FRR) WALLS CEILINGS/FLOORS WITH A FRR FIRESTOP ASSEMBLY EQUAL TO THE FRR OF THE WALL OR CEILING/FLOOR. 13.CONTRACTOR SHALL PREPARE SHOP DRAWINGS IN ACCORDANCE WITH NFPA 13 REQUIREMENTS AND SUBMIT TO ENGINEER FOR APPROVAL, PRIOR TO MATERIAL PURCHASING, FABRICATION, AND INSTALLATION. 14.CONTRACTOR SHALL COORDINATE EXISTING SPRINKLER SPACING, LOCATION AND DISTANCE REQUIREMENTS WITH NEW WALLS, LIGHTS, DIFFUSERS, STRUCTURE AND OTHER OBSTRUCTIONS, IN ACCORDANCE WITH NFPA 13 REQUIREMENTS. 15.ANY DAMAGE CAUSED BY THE TENANT TO THE LANDLORDS SPRINKLER SYSTEM AND ALL OTHER PROTECTION SYSTEMS SHALL BE REPAIRED BY THE TENANT'S CONTRACTOR. 16.CONTRACTOR SHALL RE-USE AS MUCH OF THE EXISTING FIRE SPRINKLER SYSTEM PIPING AND COMPONENTS AS NECESSARY TO MINIMIZE COST. 1.THE EXISTING BUILDING IS PROVIDED WITH AN EXISTING AUTOMATIC WET-PIPE FIRE SPRINKLER SYSTEM. THE SCOPE OF WORK SHALL CONSIST OF THE ALTERATION OF AN EXISTING SYSTEM TO CONFORM TO THE NEW SPACE RENOVATION, AND PROVIDE COMPLETE AND CODE COMPLIANT SPRINKLER PROTECTION THROUGHOUT THE RENOVATED AREA. 2.THE SCOPE OF ALTERATION IS PERFORMANCE-BASED IN NATURE AND DOES NOT REFERENCE SYSTEM LAYOUT, COMPONENTS, ATC. IT IS THE CONTRACTORS RESPONSIBILITY TO REVIEW ALL PROJECT RENOVATION DOCUMENTS AND SURVEY THE EXISTING SITE, SYSTEMS AND BUILDING FEATURES WITH ALL PROJECT DOCUMENTS TO BECOME FAMILIAR WITH ALL EXISTING CONDITIONS PRIOR TO BID FOR A COMPLETE AND COMPREHENSIVE BID. 3.SCOPE OF ALTERATION SHALL COMPLY WITH: 3.1.2022 CALIFORNIA BUILDING CODE 3.2.2022 CALIFORNIA FIRE CODE 3.3.NFPA 13, STANDARD FOR THE INSTALLATION OF SPRINKLER SYSTEMS, 2016 EDITION 3.4.NFPA 25, STANDARD FOR THE INSPECTION, TESTING AND MAINTENANCE OF WATER-BASED FIRE PROTECTION SYSTEMS, 2016 EDITION 3.5.SPACE RENOVATION DESIGN DOCUMENTS 4.CONTRACTOR SHALL OBTAIN AND ADHERE TO ALL REQUIRED PERMITS. 5.ALL SPRINKLERS SHALL BE NEW AND MATCH THE DEVELOPMENTS EXISTING SPRINKLER CHARACTERISTICS AND PROTECTION SCHEMES. 6.PENDANT SPRINKLERS LOCATED IN CEILING TILES SHALL BE CENTERED IN TILE. SPRINKLERS IN THE TENANT SPACES SHALL BE OF THE QUICK RESPONSE TYPE AS APPLICABLE. 7.SPRINKLER PIPING SHALL BE SCHEDULE 40 BLACK STEEL WITH GROOVED OR THREADED JOINTS AND COMPATIBLE IRON/STEEL FITTINGS. FIRE PROTECTION NOTES A 5 A.X.X RESPONSIBILITY MATRIX B PREPARED BY: OWNER: PROJECT: CONSULTANT: A PRELIMINARY T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E WP O R T BE A C H , CA 9 2 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 B USE PERMIT C USE PERMIT PCC 1 SPECIFICATIONS SHEET NUMBER: SPECIFICATIONS REVISIONS SHEET NAME: OWNER: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. ASP.0 A SPECIFICATIONS: DIVISION 1: GENERAL REQUIREMENTS B. GC shall maintain sufficient levels of lighting to permit the installation and inspection of such work as architectural fixture, storefront work, floor finishing, painting, etc. If in the opinion of the Owner or Architect there is insufficient light to inspect or perform the work, the GC shall provide additional temporary lighting. The GC will not be permitted to use the Owner's lamps. I. GENERAL: A. The AIA General Conditions of the Contract for Construction and the Owner's Project Manual and Supplementary General Conditions shall be part of these documents. These General Requirements are intended to supplement and, where more stringent, supersede the "General Conditions" and "Supplementary General Conditions". B. The Work of this Project is to be performed under separate contracts in accordance with Section II below. Where "Contractor" is referred to in the "General Conditions," the "Supplementary General Conditions" and the "General Requirements" it shall refer to each prime Contractor unless specifically noted otherwise. C. The General Contractor shall be solely responsible for obtaining and paying for all required permits, controlled inspections, other agency approvals and shall schedule all required inspections and obtain all required final sign-offs for Project completion. Copies of all transactions shall be forwarded to the Architect. D. All work, procedures and materials shall comply with applicable codes and regulations. E. All work, procedures and materials shall comply with the requirements of the Lease. It is the Contractor's responsibility to obtain a copy of such requirements. Where requirements conflict with those herein, the more stringent and/or expensive shall apply. F. All work shall be installed in accordance with the Contract Documents, manufacturers' latest printed instructions, and accepted trade standards, unless more stringent methods are specified herein or shown on the Drawings. Work shall be installed in an environmentally safe method as described above and within these specifications. G. Prior to submitting a bid, the Contractor shall thoroughly examine the site of work, including access thereto, to familiarize himself with all relevant existing conditions. Lack of familiarity with such conditions will not be grounds for "extras" during construction. H. After construction begins, the General Contractor shall provide weekly digital site photos on each Monday showing previous week’s work along with the construction schedule reflecting any revisions made during the week. I. The contactor shall have an authorized respresentative present at the Project site who shall be responsible for receiving all materials delivered in connection with the Project. The Owner, Landlord nor Building Management shall have no responsibility for such deliveries. J. Supervision by the Contractor: The Contractor shall be represented at the Project Site by a qualified Superintendent who shall be empowered to act on behalf of the Contractor. The Superintendent shall not be changed during the Project except at the request of the Owner. The Superintendent shall be experienced in directing work comparable to the Project. The Superintendent shall be responsible for: management of all aspects of the work, including a weekly meeting to review job progress; establishing and maintaining a clean and safe working environment; transmiting all Field Directives and instructions issued by the Architect; complying with all federal, state and local code and/or regulations; layout and complete coordination of Contractor and Owner's Vendors work, including all Mechanical and Electrical trades; confirming executed work complies with the contract documents; removal and replacement of work installed which does not comply with the contract documents. II. SEPARATE CONTRACTS AND OWNER'S WORK: A. The Work of this Project shall be performed under two prime contracts: "General Construction Contract" and "Fixture Contract". The Contractor for General Construction is referred to as the "Contractor", "General Contractor" or "GC". The contractor for Fixture Construction is referred to as the "Fixture Manufacturer", "FM", "Millwork Contractor" or "MWC". B. All work described in the Contract Documents shall be included in the General Construction Contract unless specifically indicated otherwise on the Responsibility Schedule or elsewhere in the documents. The GC shall be solely responsible for coordination and sequencing of all work. C. The Fixture Manufacturer and the Contractor shall coordinate their work with the Owner's contractors as required to incorporate and integrate the work into the Project, including but not limited to coordination of schedule to ensure that all wiring runs are concealed. Provide cutouts and plywood panels as required to mount and recess Owner's equipment. D. The Contractor and Fixture Manufacturer shall each fully coordinate his work with the work of the other and with the work of the Owner. The GC shall have the ultimate responsibility to coordinate, schedule and sequence all the work. E. Responsibility Schedule: Unless explicitly stated in this schedule or by note within these Construction Documents, the entire scope of work represented by these Construction Documents is the sole responsibility of the General Contractor. III. SUBMITTALS: A. The contractor shall prepare a list of and schedule for all Shop Drawings required in the specifications. Such Shop Drawings Schedule shall list the following: 1. Break down of the items of work. 2. Set forth all Shop Drawings that are to be submitted for the Project. 3. Indicate the dates by which these Shop Drawings shall be submitted and approved to meet the construction schedule. B. See MEP Drawings for further submittal requirements. C. See Structural Drawings (if any) for further submittal requirements. D. Prior to submitting Shop Drawings, the Contractor shall: 1. Carefully review Shop Drawings to ensure that they are fully coordinated and complete. 2. Verify all materials, field measurements and field construction criteria related thereto. 3. Check Shop Drawings for complete dimensional accuracy. 4. Report to Architect any inconsistencies between Shop Drawings and Construction Documents. E. Shop Drawings, samples, manufacturers' literature, and any other type of submittal called for shall conform to this section, to the Supplementary General Conditions, and to the individual "submittals" articles of each section. SUBMITTALS NOT IN CONFORMANCE WITH THESE SECTIONS WILL BE REJECTED WITHOUT REVIEW. F. Each submittal shall be labeled with the name of the Project, the date, the nature of the submittal, and the name, address and telephone number of the sub-contractor submitting it. G. The Contractor shall submit Shop Drawings to the Architect (with a copy to the Owner) in a timely sequence and in accordance with the Shop Drawing Schedule. All submittals must be received by the Architect six full business days before the Contractor needs them returned. Unless otherwise noted, submit three of each submittal, one of which will be returned to the Contractor. H. Shop Drawings shall be submitted on single rolled sheets of white bond paper, (sized as required to clearly represent the submittal) with a 5" x 5" blank space for the Architect's stamp. Submit two copies of photocopy-size drawings (11" x 17" max) when this size is appropriate. When sending 11 x 17 Shop Drawings, please make .PDF files and email them to the architect. I. Samples 1. Unless otherwise specified, the Contractor shall submit two 12" x 12" samples to Architect and two samples to Owner simultaneously of each material, color or finish required by the Specifications within the established schedule or as required not to delay the Project. 2. Where custom finishes are specified, submit samples bracketing the finish in order to expedite the review process. 3. After selection or approval of samples by the Architect and Owner, the Contractor shall submit additional samples as directed. J. In order to expedite Shop Drawing review, the Contractor may send items requiring the Engineer’s review directly to the Engineer only if the Architect receives one print and a copy of the Contractor’s transmittal simultaneously. After reviewing, the Engineer shall return the Shop Drawings to the Architect for final review before returning to the Contractor. K. If the Contractor wishes to substitute a product, material, detail or procedure for one specified herein or shown on the Drawings, he shall submit supporting documents, materials, samples, etc., as needed to demonstrate its equality to that which was specified. The Architect and Owner reserve the right to reject any substitution. L. Final review action will be provided by the Architect and "final release" of Shop Drawings and other submittals shall be by the Contractor. M. No portion of the work shall commence until required Shop Drawings, Product Data, Samples or Catalogue Cuts are approved by the Architect. If the Contractor proceeds with work without first obtaining approval from the Architect, any corrective work required thereafter due to the unacceptable quality of the finished product shall be the sole responsibility of the Contractor at no cost to the Owner. IV. DEFINITIONS: A. "Furnish" and "Supply" are used interchangeably, and mean purchase and deliver to the job site. Unloading shall be part of "installation". B. "Install" means unload, safely store, protect, assemble, set in place, secure and connect as required to complete the work. C. "Provide" means furnish and install. D. "Mall" or "Landlord" means the designated construction representative(s) of the Landlord where the Project is located. E. "Like-new conditions" means to patch, repair or replace specified items in Drawings to conditions equal to new construction acceptable to the Landlord, Owner and Architect. V. TEMPORARY FACILITIES, SERVICE INTERRUPTIONS AND BARRICADE: A. In accordance with Landlord requirements (if applicable), the GC shall arrange for and provide all temporary utilities and facilities required to perform the work, including but not limited to lighting, power, water, telephone, fax machine (separate line), and temporary HVAC. The GC shall be responsible for all expenses related to the above items. C. General Contractor shall maintain climatic conditions at the site for the acclimation and installation of the fixture until the HVAC system is fully operational. Provide heaters, dehumidifiers, or other means necessary to maintain the proper conditions so that temperature and relative humidity match the conditions of the finished Project. D. A full-height secure and weathertight barricade shall be provided in accordance with all governing regulations. The GC shall be responsible for obtaining any and all permits should they be necessary. Supply necessary smooth barricade surface in order to receive paint and barricade graphics. Barricade must be in place for all construction procedures. Any damage to Landlord surfaces shall be patched by Contractor so as to be indistinguishable from adjacent Landlord materials. Adjustments and removal shall occur during non-business hours as directed by the Landlord and the Owner. Remove the barricade upon completion of work and repair any damaged surfaces as required to match adjacent finishes. E. All required temporary partitions, barricades and dust-proof barriers shall be provided by GC and must remain intact at all times during the Project. Should any panel be removed, torn or otherwise displaced or damaged, it shall be promptly reattached or repaired by GC. The GC shall be responsible for supplying and installing the barricade graphics and maintaining and or replacing it during construction should it become damaged. F. Provide, erect and maintain catch platforms, weather protection, warning signs, and other items as required for proper protection of people and property. G. Services to occupied areas, including but not limited to electricity, water, air conditioning, plumbing, sprinkler, and telephone, shall be maintained at all times. When service interruptions are unavoidable they must be arranged in advance with the Landlord in accordance with Landlord regulations. All such interruptions shall be planned to minimize their duration. H. Sprinkler shut-downs shall be arranged in advance with the Landlord. The Contractor shall include all overtime or night work required to perform work during shut-down periods. The Contractor shall also include in his work the cost of a fire watch if required. I. Contractor shall maintain a clear and legal path of egress with sufficient levels of lighting and exit signs during all phases of work. VI. START-UP PROCEDURES: A. Prior to commencement of construction, the GC shall have on the job site one set of Drawings approved by the Landlord; one set of Drawings and other applicable documents approved by local authorities having jurisdiction; one copy of the Landlord's construction procedures; at least one legible, complete and current set of the "Issued for Construction Drawings" (in addition to those mentioned above), and any other documents required by the Landlord or authorities having jurisdiction. B. No work shall begin before the Contractor receives the Owner's notification to proceed. C. No construction shall begin until a permit has been secured and all required Certificates of Insurance have been delivered to the Landlord and the Owner. D. Prior to commencing work, Contractor shall verify all dimensions and conditions in the field and report any discrepancies to the Architect. By commencing the work the Contractor is accepting the condition of the site. E. Prior to starting construction, comply with the Landlord's start-up procedures. VII. CUTTING AND PATCHING: A. The General Contractor is responsible for, and shall include in his price, all cutting and patching of new and existing structural and non-structural elements required to complete the work and to maintain the required fire ratings, whether or not such cutting and patching is shown on the Drawings or mentioned herein. Patching work shall include patching of existing and new openings, trenches and holes in new and existing work. B. Structural Work: Where cutting, channeling, core-drilling, or patching of existing slabs, decks or other structural elements is required, the following procedures shall be followed. 1. Notify the Landlord and obtain the Landlord's written permission to perform the work. 2. Contractor shall follow all work as indicated on Structural Drawings provided by the Engineer. 3. X-ray the slab or other structural elements. 4. Provide temporary bracing, shoring, etc. if required. Engage and pay for an engineer to design such bracing or shoring should the Structural Drawings provided not indicate this. 5. Do no cutting, channeling, core-drilling, etc. that will in any way weaken or compromise the structure. 6. Comply with the Drawings where cutting and patching work is specified. C. Roofing Work (if indicated on the attached Drawings): Provide all cutting and patching of roof required to perform the work. Where cutting, patching of existing roofing or flashing is required, the following procedures shall be followed: 1. Notify the Landlord and obtain the Landlord's written permission. 2. If required by the Landlord, use Landlord approved sub-contractors. 3. Match existing adjacent construction. Provide a complete, watertight installation, including but not limited to roofing, flashing, and pitch pockets, that will not affect the guarantee on the existing roof or new roof over storefront/entry (if applicable). 4. See M.E.P. Drawings for additional notes. D. Miscellaneous Non-Structural Patching: 1. Patch all disturbed surfaces to match existing adjacent surfaces. VIII. RUBBISH REMOVAL: A. The General Contractor shall provide adequate numbers of heavy-duty containers and locate as appropriate for collection and removal of waste materials, rubbish and debris for all contractors from the job site. B. The General Contractor shall leave the site broom-cleaned daily. C. The General Contractor at no time shall use the Landlord trash compactors or containers. Coordinate with the Landlord on the location of trash containers. D. The GC shall be responsible for supplying all dumpsters and shall be responsible for obtaining all permits required. The use of any dumpsters shall be in strict accordance with Landlord and municipal regulations. E. All waste shall be appropriately handled, recycled and disposed of in accordance with all rules, regulations and laws having jurisdiction. F. The General Contractor shall notify the disposal company to remove the container immediately after use. IX. MISCELLANEOUS CONSTRUCTION PROCEDURES: A. All work to be performed shall be coordinated with the Landlord and Owner's Vendors. B. All work shall be confined to the job site unless otherwise specifically noted. This includes all equipment tools, materials, etc. At no time shall Contractor unload his materials, tools, etc., into any other space without written approval of the Landlord. The Contractor shall be responsible at this own costs for warehousing of all materials to be installed under this contract, inluding Owner-supplied items. C. Contractor shall not attach or cause to be attached to any wall or structural member any equipment that may, by virtue of its size or weight, cause structural damage. Contractor shall not do anything that might in any way affect the structural integrity of the building. D. All hangers for utilities, ceilings, etc. shall be anchored to beams and joists, not to the slab or deck, unless otherwise noted on Drawings. E. Protect existing building from damage throughout the construction period. Repair any such damage to match existing construction. F. Patch all disturbed surfaces to match existing adjacent surfaces. G. All openings in floor construction and in rated walls and partitions shall be properly firestopped in compliance with all applicable codes and Landlord procedures. H. All doors shall be made secure at the completion of each work day. The Contractor shall be responsible for the security of the site. I. Do not close or obstruct streets, sidewalks, corridors, stairs, Landlord common areas or any other type of public way. Material or debris shall not be placed or stored in or on such public ways. Conduct operations so as to interfere as little as possible with normal activities outside of the construction site. J. The contractor shall maintain on site "hard-hats" as required for use by the designated field representatives of the Tenant, Landlord, Architect and their guests. K. Contractor shall maintain on-site at least one legible, complete and current set of Drawings for reference, in addition to those sets required by individual trades. In addition, Contractor shall maintain on-site all Sketches (SKs), Field Sketches (FSKs), approved Shop Drawings, samples and submittals, memoranda, and other relevant communications. Drawings, submittals, and documents shall be maintained in an orderly fashion. All sets of Drawings shall be kept current. No superseded Drawings shall be used on-site. L. At no time shall Drawings be "scaled". Any clarifications or information required shall be furnished by the Architect. Contractor shall submit request for clarification in writing via email. Telephone inquiries will not be permitted. M. The Contractor shall not proceed with any work which the Contractor expects additional compensation beyond the contract amount without written authorization from the Owner or Architect. Failure to obtain written authorization shall invalidate any claims from the Contractor for additional compensation. X. PROJECT CLOSE-OUT: A. The GC shall turn over to the Owner two bound sets of operating, maintenance and spare parts manuals for all mechanical, electrical and similar equipment. In addition, the Contractor shall provide operating instructions in the form of a demonstration to the Owner's staff for all such equipment. B. Prior to turnover of Project to the Owner, remove all unused materials, equipment and debris. C. Prior to turnover, thoroughly clean and dust all surfaces including but not limited to flooring, toilet fixtures, windows, mirrors, storefront, glass and fixtures. Remove all proprietary labels from the work except where required by code to remain. D. Prior to turnover, the GC shall submit the following: 1. Provide copies of the Certificate Of Occupancy as issued by the Building Department to the Owner's representative and the Architect. 2. Provide a copy of the completed Landlord punch list to the Architect. 3. Provide a list of sub-contractors with phone numbers and contact persons for all sub-trades utilized on this Project, including general contractor information, with copies to the Owner's Representative and the Architect. 4. Provide a copy of the air balance report to the Architect. 5. The GC shall provide the proper care instructions for all items installed in the store as stipulated in Article 4.8 of the AIA Owner/Architect agreement. These items should include (but not be limited to) items such as; floor cleaning and maintenance (rubber, wood, ceramic tiles, concrete, linoleum, etc.), fixture cleaning and maintenance, glazing care, plastics care, horizontally sliding security grille, vertically rolling security grille, HVAC controls, time clock, hot water heating units, special features, audio/video equipment, etc. All information shall be provided to Owner in a neatly organized binder and provided to the Owner's Representative prior to the turnover of the Project. E. The Architect and Owner's Punch lists for GC and FM (should a FM contract be awarded) work shall be completed as indicated within the Instructions to Bidders and Fixture Contract. A hand-written punch list shall be issued at the Substantial Completion / Punch List walk-through site visit with the Owner and Architect, and shall be subject to the following conditions: 1. A representative of the GC and FM (should an FM be used on this Project) shall be present at this Substantial Completion site visit. 2. The Project will not officially turnover to Owner until punch list work has been completed per the schedule within the Instructions for Bidders and Fixture Contract. At Turnover, a representative of the GC and FM (should an FM be used on this Project) shall be present at this Punch List Completion Verification walk through, with the Owner or Architect, to confirm that all punch list items have been corrrected. 3. Should punch list work not be completed by turnover, only pre-scheduled night work will be allowed. Sufficient notice must be given to Owner prior to scheduling work to allow time to make arrangements for site security. Any sub-contractors arriving unannounced, will be turned away. It is the GC's responsibility to schedule all workers in the most efficient manner to complete all punch list work as soon as possible and with the least amount of disruption to store operations. F. The Contractor shall comply with Landlord's close-out requirements. G. Contractor shall provide Owner with a complete set of As-Built Drawings, including Architectural, Mechanical and Electrical. H. GC shall provide digital copies of all of the above close-out documents and submit on a CD Rom with close-out package. DIVISION 2: SITE WORK 2A. SELECTIVE DEMOLITION I. GENERAL REQUIREMENTS: Related documents: See Drawings and Division 1 for demolition related work. A. All work in this section only covers the selective removal and subsequent off site disposal of items not contaminated with asbestos, as indicated on Drawings and as required to accommodate new construction. B. GC shall coordinate all phases of demolition for the Project and notify Owner or Architect of any discrepancies or conflicting conditions which would interfere with the satisfactory completion of work, prior to start of demolition. C. Salvage items listed in Drawings and/or requested by Owner and Landlord. Obtain salvage list prior to commencing demolition. D. Review Drawings for specific items to remain prior to commencing with demolition. E. GC to patch all scar joints as required on existing to remain construction. Repair excessive demolition on all surfaces to "Like-new" conditions. II. SUBMITTALS: A. Comply with "Submittals" section of the General Requirements for sample sizes, quantities and procedures unless otherwise noted. B. Submit schedule indicating proposed sequence of operations for selective demolition work to Landlord, Owner and Architect for review prior to start of work. Include coordination for shutdown, capping, and continuation of utility services as required, together with details for dust and noise control protection. C. Photograph existing conditions that might be misconstrued as damaged related to removal operations. File with Landlord, Owner and Architect prior to start of work. D. Submit list of salvaged items (if any) to Owner and Landlord prior to the start of any work. III. JOB CONDITIONS: A. Follow Landlord regulations pertaining to demolition and removal operations. B. Comply with General Conditions, Supplementary General Conditions and General Requirements. C. All operations shall be limited to the service entrances. Coordinate the use of building elevators and service corridors with Landlord. D. Do not use cutting torches for removal. E. Protect and seal all window ventilators during demolition. F. If asbestos is encountered during demolition operations, inform Owner and Landlord immediately. IV. DISPOSAL: A. Dispose of all demolished materials off site and in accordance with applicable codes and regulations having jurisdiction, including Landlord regulations. B. Keep noise, smell or dust producing operations to the minimum (schedule work of such nature with Landlord). C. Protect all existing to remain items. Protect existing structure to remain. Do not cut, damage or compromise existing structure in any way. Where slab cuts are required or called for in the Drawings, provide temporary shoring as required. D. Save and protect utilities that are serving the Landlord or other Tenants. E. See Division 1, Section VIII. Rubbish Removal for additional requirements. DIVISION 3: CONCRETE 3A. STRUCTURAL CAST-IN-PLACE CONCRETE: I. GENERAL REQUIREMENTS: A. All labor, materials, etc. required to complete the work of this section as shown on the Drawings, as specified herein, and/or as required by job conditions. See Structural Drawings (if provided) and Specifications for scope of structural work and submittals required. If Structural Drawings are provided, the specifications therein shall supercede the following specifications. B. Contractor shall verify all existing conditions in the field and report any discrepancies between the Drawings and the actual field conditions immediately to the Architect. Any condition which may interfere with the proper execution of the new work shall also be immediately reported to the Architect. C. GC is responsible for coordinating all sizes and locations of structural openings with specified mechanical equipment. See MEP and Structural Drawings for further information. D. See MEP and Structural Drawings for general requirements of the cutting and patching of structural slab and roofing work. E. Interior and exterior plain and reinforced site-placed concrete, including mix design; placement; finishes; vapor retarders; control, expansion and contraction joints; curing compounds; and other related accessories as shown on the Drawings and required by these specifications, including but not limited to: foundation walls and footings; slabs-on-grade; elevated slabs on metal decking; fill for steel pan stairs; grouting of base plates, bearing plates and leveling plates; retaining walls and exterior stairways-on-grade; and surface treatment with concrete hardener, sealer, and slip-resistant coatings. II. SUBMITTALS: A. Comply with "Submittals" section of the General Requirements for sample sizes, quantities and procedures unless otherwise noted. III. MATERIALS: A. BEARING SOIL: 1. All new footings to bear on undisturbed soil having a minimum bearing capacity of (2) tons per square foot (Unified Soil Classification 7-65 and 8-65.) B. CONCRETE: 1. All foundation concrete and exposed concrete to be stone concrete having a minimum compressive strength of 2,500 P.S.I. at 28 days test, unless otherwise noted. 2. All super structure concrete to be lightweight concrete having a minimum compressive strength of 3,000 P.S.I. at 28 days test. 3. All concrete work shall be done under strict supervision of an agency approved by the Landlord. Inspection shall determine compliance with the appropriate sections of the Local Building Code and the American Concrete Institute Building Code and of the American Concrete Institute Building Code (ACI 318-77) covering forms, reinforcement, concrete, concrete placement procedure, and removal of forms. 4. All concrete which will be exposed to the weather shall contain entrained air as recommended by the American Concrete Institute (ACI 613). C. REINFORCING STEEL: 1. Reinforcing bars to be new billet stock, deformed type, conforming to the standard specifications of A.S.T.M. 615, grade 40 steel and placed in accordance with C.R.S.L. -77 standard specification. 2. Welded wire mesh to be in accordance with A.S.T.M. A-185-73T specifications. Concrete protection of reinforcing steel shall conform to section 7.7 of the A.C.I. code (ACI 318-77). 3. Continuous reinforcement shall be spliced in compliance with Chapter 12 of the A.C.I. code.C. RELATED IV. CONTROLLED INSPECTIONS: A. GC is responsible for contracting a qualified Engineer for the following items of controlled inspections: 1. Bearing soil for new footings. 2. Welding and high strength bolts. 3. Concrete. B. Reports showing results of all cylinder tests to be filed at intervals not exceeding 10 days while placing concrete. File a final report of all concrete placed. Each load of concrete placed shall be certified as to the concrete strength and actual quantities per cubic yard of each material, including water, therein. A copy of such certificate to be available to the local building department during the progress of work and for a period of two years thereafter. C. All controlled inspections called for in items A 1, 2, & 3 above shall be done under the strict supervision of an inspection agency. 3B. SELF-LEVELING CONCRETE FLOORING Finish Floors and as required by site conditions for floor preparation at tile flooring. I. GENERAL REQUIREMENTS: A. SCOPE OF WORK UNDER THIS SECTION: 1. The Contractor shall be required to pour MAPEI Primer L laytex primer throughout before installation of the finished flooring material. The Contractor shall confirm that the MAPEI sub-floor shall be compatible with the finish flooring material and shall submit a substitute for review should this be necessary. B. GENERAL: 1. All work shall be in accordance with the manufacturer's printed instructions. 2. All work shall be performed by an installer who shall be an MAPEI preferred installer who has at least five years' experience in work of this type. 3. Deliver materials in their original, unopened packages and protect from extreme temperatures and moisture. 4. Installation of the MAPEI must be by an applicator using mixing equipment and tools approved by the manufacturer. 5. Provide MAPEI Ultrapan 1 Plus by MAPEI corporation. 6. All adhesives and sealers must be solvent free and have a low volatile organic compound content (VOCs) as listed by manufacturer’s product literature. II. SUBMITTALS: A. The Contractor shall submit the installer's credentials to the Architect for review. B. Prior to installation in area of work, G.C. shall submit 2 samples of the MAPEI flooring for approval for color and finish. (Public areas only and where indicated on drawings) Such sample, when approved, shall be the standard for the rest of the project. C. Current manufacturer-published instructions for installation must be strictly adhered to in all phases of the project through immediate Post-Application Precautions data. D. Installer to provide General Contractor and Owner with maintenance protocols including approved cleaning agents and methods. III. MATERIALS: A. MAPEI Ultrapan 1 Plus underlayment as manufactured by MAPEI Corporation, 1144 E. Newport Center Drive Deerfield Beach, FL 33442 Phone: 1-800-42-MAPEI (1-800-426-2734) IV. INSTALLATION: A. SURFACE PREPARATION: 1. All substrates must be structurally sound, dry, stable and solid. Substrates must be free of deflection beyond L/360 (L/720 for stone applications), taking into consideration both live and dead loads. Ultraplan 1 Plus should not be used where consistently exposed to water, or where intermittently or permanently high levels of Moisture Vapor Emissions (MVER) are present. The presence of water or a high MVER will compromise the performance of the flooring system. 2. Thoroughly clean the surface of any substance that could interfere with the bond of the installation material, including dirt, paint, tar, asphalt, wax, oil, grease, latex compounds, sealers, curing compounds, form release agents, laitance, loose toppings, foreign substances and adhesive residue. 3. Concrete surfaces must be mechanically profiled and prepared by shotblasting, sandblasting, water-jetting, scarifying, diamond-grinding or other engineer-approved methods (reference ICRI CSP 3 standards for acceptable profile height). 4. After cleaning and mechanically profiling the substrate, test for MVER (calcium chloride test reference ASTM F1869). Ultraplan 1 Plus is an underlayment for use with other finished floor systems (such as resilient, VCT and ceramic). Always follow manufacturer's recommendations regarding the maximum allowable moisture content and MVER before installation. See the "Recommended Substrates" section of the current Technical Data Sheet (TDS) as well as the PlanisealTM MRB TDS for details regarding MVER conditions and treatments. 5. Concrete substrate and ambient room temperatures must be between 50°F and 95°F (10°C and 35°C) before application. Temperatures must be maintained within this range for at least 72 hours after the installation of Ultraplan 1 Plus. 6. Fill in deep areas, holes or cracks with appropriate concrete restoration materials (such as Mapecem® Quickpatch) especially when installing on a second-story floor or above where fluid material could leak to a floor below (contact MAPEI's Technical Services Department for details). 7. Always prime the prepared surface with a MAPEI primer before applying Ultraplan 1 Plus. 8. Do not apply primer over standing water. 9. Apply Ultraplan 1 Plus only when the primer is in its recommended state as defined in the current primer's TDS. 10. Some mechanically prepared substrates may be more porous than others, which can require a specific application of the primer. Refer to the "MAPEI Primers" chart of the current TDS and to the appropriate primer's TDS. 11. Ultraplan 1 Plus can be used over subfloors of engineer-approved plywood or oriented strand board (OSB) subfloors in accordance with the Tile Council of America's F185-05 specification. Subfloors must be properly prepared, bonded, and free from dirt and dust. When applying MAPEI underlayments to plywood flooring, mechanically fasten MapelathTM or diamond mesh on top of the primed surface (meeting the requirements of ASTM C847) before application of Ultraplan 1 Plus. Refer to the current Mapelath TDS for further installation instructions. 12. Moisture vapor transmission exceeding 5 lbs. per 1,000 sq. ft. (2,27 kg per 92,9 m2) per 24 hours must first be treated by installing a suitable moisture-reduction barrier. Apply a small test area to ensure compatibility with the moisture-reduction barrier before general installation. Refer to the "MAPEI Primers" chart of the current TDS for primer recommendations over PlanisealTM MRB. 13. To install over properly prepared ceramic tile, VCT, cement or epoxy terrazzo, or small amounts of old cutback adhesive residue, the surface must be properly prepared, bonded, free of dirt and dust, and primed. Prime by applying appropriate primer; refer to the "MAPEI Primers" chart. 14. When priming with Planibond® EBA, Ultraplan 1 Plus must be placed into the Planibond EBA while it is tacky to ensure a successful installation. See the current TDS for Planibond EBA. B. MIXING: 1. General mixing: Into a clean mixing container (typically a pail measuring at least 5 U.S. gals. [18,9 L]), pour the required amount of cool, clean potable water. If available water is not cool, chill water to 70°F (21°C). Add Ultraplan 1 Plus powder while slowly stirring. Mix water and Ultraplan 1 Plus powder to a mixing ratio of 5.75 to 6 U.S. qts. (5,44 to 5,68 L) of water per 50-lb. (22,7- kg) bag of Ultraplan 1 Plus. Upon combining all of the water and the single bag of Ultraplan 1 Plus, begin mixing material together with a high-speed drill (at about 800 rpm) to a homogenous, lump-free consistency. This typically takes from 90 to 120 seconds. The mixing ratio must remain consistent. Do not overwater material. For best results, use the MAPEI Self-Leveling Tool Kit. Contact MAPEI's Technical Services Department for details. 2. Barrel mixing: Using the appropriate mixing ratio above, use a high-speed mixer (at about 1,200 rpm) with an "Egg-Beater" mixing paddle. Typically, this mixing procedure involves two bags of Ultraplan 1 Plus with the correct water ratio referenced above per bag. Mix to a homogenous, lump-free consistency for about 90 to 120 seconds. Do not overmix. Overmixing or moving the mixer up and down during the mixing process could cause air entrapment, which could shorten the pot life or cause pinholing during application and curing. 3. Pump mixing: Ultraplan 1 Plus can be mechanically mixed, using the appropriate mixing ratio above, with a continuous mixer and pump (with at least 140 ft. [42,7 m] of hose) or a batch mixer and pump (with at least 110 ft. [33,5 m] of hose). Mixer and pump must be in good working condition. Periodic cleaning of pumping equipment is required per the manufacturer's instructions. Be sure to pressure-test rotor and stator before mixing. Use a mesh screen "sock" at the end of the hose to catch any foreign material that could enter the hopper of the mixer. To ensure a suitable mix and flow, test mixed material from the pump hose's end in a small test area before general application. Note: Cool-weather conditions can require longer mixing or additional hose B PREPARED BY: OWNER: PROJECT: CONSULTANT: A PRELIMINARY T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E WP O R T BE A C H , CA 9 2 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 B USE PERMIT C USE PERMIT PCC 1 SPECIFICATIONS SHEET NUMBER: SPECIFICATIONS REVISIONS SHEET NAME: OWNER: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. ASP.1 A length to ensure the best product performance. C. APPLICATION: 1. Before installation, close all doors and windows to prevent drafts. Protect areas from direct sunlight. 2. Make sure concrete substrate and ambient room temperatures are between 50°F and 95°F (10°C and 35°C) before application. In large applications, allow for indirect air circulation to dissipate humidity created by leveler application. Temperatures must be maintained within this range for at least 72 hours after the installation of Ultraplan 1 Plus. In cooler conditions, use indirect auxiliary heaters to maintain ambient and substrate temperatures within the required range. For temperatures above 85°F (29°C), follow ACI hot-weather application guidelines to ensure a successful installation. 3. Application of Ultraplan 1 Plus over large areas can be made easier and more efficient by using conventional piston, rotor-stator or underlayment-type pumps (contact MAPEI's Technical Services Department for recommendations). 4. For best results, work as a team to provide a continuous flow of wet material, to avoid trapping air or creating a cold joint. 5. Set the width of the pour at a distance that is ideal for maintaining a wet edge throughout placement. Quickly pour or pump Ultraplan 1 Plus onto the properly prepared and primed surface in a ribbon pattern. If a wet edge cannot be maintained, reduce the width of the pour. 6. Ultraplan 1 Plus has an approximate working time of 15 minutes at 73°F (23°C), is self-leveling and can be applied from featheredge (1/4” [6 mm] for vehicular rubber-wheel traffic) to 1-1/2” (3,8 cm) in a single application. Note that temperature and humidity will affect working time, flowability and setting time. Apply enough material to adequately cover all high spots. 7. Shortly after placing the Ultraplan 1 Plus, spread the material with a MAPEI Gauge Rake to assist in gauging out the Ultraplan 1 Plus to the desired depth. After achieving the desired depth, smooth surface with a MAPEI Smoother to obtain an even surface. 8. For extended installations, pre-place 1/4" to 3/8" (6 to 10 mm) of clean, nonreactive aggregate over the primed surface at no more than half of the total pour depth. Pour Ultraplan 1 Plus over placed aggregate, and rake aggressively to ensure full contact and bond with substrate. Immediately pour 1/4" (6 mm) of Ultraplan 1 Plus over the raked aggregate to provide a smooth, level surface. Alternately, aggregate (up to 30% by weight) can be added directly to Ultraplan 1 Plus during mixing. Note: Use only clean, stable aggregates. Do not use limestone or other potentially reactive aggregates for extension. 9. Ultraplan 1 Plus quickly hardens, within 2 to 3 hours, and is ready to accept installation of ceramic tile and natural stone in as little as 3 to 4 hours (moisture-sensitive stone can require more curing time). Floor coverings – such as carpet, vinyl sheet goods, vinyl tile, VCT, homogenous PVC, rubber and engineered wood plank – can typically be installed 16 to 24 hours after application. Protect the surface from contaminants until the final flooring installation is complete. All of the above statements are subject to real-time job-site temperatures and humidity conditions. D. CURING: 1. Ultraplan 1 Plus is self-curing; do not use a damp-curing method or curing and sealing compounds. 2. Protect Ultraplan 1 Plus from excessive heat or draft conditions during curing. Turn off all forced ventilation and radiant heating systems, and protect installation for up to 24 hours after completion. 3. Avoid walking on installed surface for at least 2 to 3 hours after installation, depending upon temperature and humidity conditions. 4. Protect installation from traffic, dirt and dust from other trades until Ultraplan 1 Plus is completely cured and final flooring has been installed. 5. Do not expose Ultraplan 1 Plus to rolling dynamic loads, such as fork lifts or scissor lifts, for at least 72 hours after installation. E. CLEANING: 1. Wash hands and tools with water promptly before material hardens. Cured material must be mechanically removed. DIVISION 4: MASONRY - Not Used DIVISION 5: METALS 5A. STRUCTURAL STEEL & MISCELLANEOUS METAL MATERIALS I. GENERAL REQUIREMENTS: A. SCOPE OF WORK UNDER THIS SECTION: Provide all miscellaneous channels, structural framing, metal grounds, fastening as required to complete the Project. Supply as required by code and per industry standards. Fabrication and installation of all structural steel and miscellaneous metal work including but not limited to the following: 1. Structural and miscellaneous steel. See Structural Drawings if provided. 2. Modification of existing structure as shown and as required. 3. All fasteners as required to install all fixtures, plastic laminate/melamine shelving standards, metal shelving, etc., per code and for safety. 4. All independent testing, verification, etc. required by code. 5. All metal supports for fixtures provided by Owner and FM. B. GENERAL 1. Refer to the Structural Drawings (if provided) and Specifications for additional information. In case of conflict, the more stringent shall apply. 2. All work shall be fabricated and installed by a single company. 3. Fabricator shall coordinate with the GC and verify all field conditions and dimensions prior to the submission of Shop Drawings. 4. All work shall comply with governing codes and applicable sections of reference standards. 5. Refer to Architectural Drawings for fixture locations requiring metal supports. C. REFERENCE STANDARDS 1. American Institute of Steel Construction (AISC) 2. American Society for Testing and Materials (ASTM) 3. American National Standards Institute (ANSI) 4. American Welding Society (AWS) II. SUBMITTALS: A. Submittals must be received by the Architect at least seven days before the Fabricator needs them returned. B. Submit two of each sample in addition to those which the Fabricator wants returned. C. Submit complete Shop Drawings showing details of construction, gauges of material, jointing, fasteners, supports, field connections, locations and size of welds and attachment to adjoining construction. Verify dimensions on site prior to submission. D. Submit samples of each type of material and fastener to be used in the Project, finished as specified. III. MATERIALS: A. GENERAL 1. Whether or not shown on the Drawings, provide all fasteners, clip angles, welds, shims, supports, braces, stiffeners, additional support plates and other appurtenances required to complete the work as shown in a consistent and structurally sound manner. 2. All components shall have slightly eased corners. Cut edges and mill edges shall be ground smooth and uniform. All surfaces shall be free of rust, scale, tool marks, burrs, nicks, proprietary or country-of-origin marks, unless otherwise noted on Drawings. IV. FABRICATION AND INSTALLATION: A. GENERAL 1. Surface preparation: Prior to shipping, thoroughly clean all surfaces. Remove all scaling, oil residue, fingerprints, etc. Clean with a wire brush to remove any scaling and then clean with a solvent-based cleaner. 2. Erect work square and level, and free from distortion or defects detrimental to appearance or performance. No members shall be distorted by welding or other fabrication techniques. 3. Provide cut-outs as required to accommodate hardware, pipes, conduit, electrical boxes, etc. Piping and wiring shall be assumed to run through the web of exposed beams. 4. Shop-fabricate assemblies as large as practical to minimize field connections. 5. Prior to shipment of components to the site, remove all weld marks, scale and other blemishes. 6. Welds shall be continuous where noted and in similar conditions. Welds shall be ground flush and/ or smooth where noted and in similar conditions. All welds shall be neat and consistent, with slag and burrs removed. 7. Joints between tubes shall be continuously welded to fill the joint, ground flush and polished to match the adjoining surface. 8. No exposed fasteners will be permitted unless specifically shown on the Drawings. 9. Remove burrs from all work. Ease all exposed sharp edges and corners. 10. Close exposed ends of tubes by use of appropriate end cap, grind smooth and polished with no visible seams. 11. For work anchored in concrete, furnish matching sleeves or inserts. 12. Verify dimensions on site prior to shop fabrication. 13. All dissimilar metals shall be protected from contact to each other by application of paint or clear sealant. 14. Obtain all appropriate work permits for any welding work done at site. 15. The GC shall be responsible for hiring, coordinating and expenses related to a Structural Engineer required to perform all inspections for code enforcement and local regulations. DIVISION 6: WOOD & PLASTICS 6A. ROUGH CARPENTRY I. GENERAL REQUIREMENTS: A. All lumber for framing, blocking, furring, plates, nailers, grounds etc. (interior and exterior) shall be MVPA #1 HEM FIR MC 15 (or better) kiln-dried to 15% moisture content, each piece grade-marked SAS. B. All wood blocking and framing shall be fire-retardant-treated. All wood must have grade mark visible on every piece. Wood without proper grading will be rejected. C. All blocking work shall be by GC. The attached Drawings are diagramatic and may not show all grounds as required, the GC is nevertheless required to provide all blocking as required. D. Lumber and rough hardware for all work shown or required. E. Fire-retardant treatment of all interior and exterior plywood and solid rough carpentry (studs and blocking) provided by this section, as required by code. F. All other items of rough carpentry and related items reasonably inferred as needed to make work of this section complete. G. At no time shall fire-treated wood of any type be placed above a ceiling unless the GC has received written approval from the local code official that such material is permitted II. RELATED WORK IN OTHER SECTIONS: A. Metal Grounds - The GC shall be responsible for providing all metal grounds/blocking as required in lieu of wood blocking should wood blocking not be permitted by local code to be placed within partitions. At no time shall wood be used above ceilings. 6B. ARCHITECTURAL WOODWORK NOTE: SHOULD A FIXTURE MANUFACTURER NOT BE ENGAGED FOR THIS PROJECT, OMIT ALL REFERENCES TO THE FM. ALL WORK IN THAT CASE SHALL BE PROVIDED BY THE GC. I. GENERAL REQUIREMENTS: A. All woodwork and wood products shall comply with the requirements of the Architectural Woodwork Institute (A.W.I.) "Quality Standards," latest edition. Grade shall be "Premium". Where the Drawings or Specifications conflict with these standards, the more stringent shall apply. B. All work shall have a one-year guarantee. Guarantees shall be against warping, delamination, opening of joints, and other defects in materials, construction, and workmanship, and shall be in effect from date of substantial completion. GC shall repair or replace all defective work during this period. C. Provide blocking, framing, shimming, etc. as shown and required for all work of this section. All blocking, framing and shimming shall be of fire-retardant-treated lumber or plywood. II. SUBMITTALS: A. Comply with "Submittals" section of the General Requirements for sample sizes, quantities and procedures unless otherwise noted. B. Shop Drawings: Submit fully coordinated Shop Drawings for all work showing wood, metal and glass components integrated on the same Drawings. Provide fully dimensioned plans and elevations at 1 1/2" = 1'-0" (min.), sections at 3" = 1'-0" (min.), and details at 1/2 full size (min.). Show attachment devices, welds and hardware. Distinguish between shop joints and knockdown joints. C. Blocking Drawings: GC required to submit Shop Drawings that fully describe and locate all blocking and grounds inside sheetrock walls and above ceilings necessary to install the work of this section. FM shall provide sketch to the GC indicating where such blocking will be required. Such blocking shall be furnished and installed by the GC. Submit (1) one set of reproducibles simultaneously to Architect and Owner. D. Submit samples of each type of wood with each type of finish. Samples shall be cut from the actual batch of boards proposed for use. Provide a 1" thick minimum solid edge band on one edge of each sample. Submit samples bracketing specified finishes to expedite review process. E. Submit samples of each type of exposed hardware, clip, and fastener to be used on the Project. F. Submit manufacturer's certification of specified flame-spread rating for panel products. III. MATERIALS: A. Wood Moisture Content: Provide kiln-dried (KD) lumber with a moisture content range of 5% to 10%. Maintain temperature and relative humidity during fabrication, storage and finishing operation so that moisture content values for woodwork at time of installation do not exceed 10%. B. All lumber, framing, and blocking shall be pressure fire-treated as required by code. C. All panel products shall have a minimum Class III (or C) flame-spread rating except where a higher class is called for on the Drawings or in the Specifications, or if local jurisdiction required a higher rating. FM and GC to verify with local authorities prior to fabrication. D. Blocking within sheetrock construction shall be fire-treated and shall meet flame spread/smoke development rating as required by local code. E. Veneers shall be AWI Grade 1, minimum 1/32" thick PLAIN SLICED. Solids shall be AWI Grade I, free from knots, marks, "flake", sapwood and other defects, consistent in color. Finish shall be as scheduled and as per manufacturers instructions. F. Where "painted wood" is indicated on the Drawings it shall be hardwood for painted finish. Comply with A.W.I. quality standards for selection of species, grade and cut. No grain or defects shall be visible through the painted finish. Where "painted MDF" is indicated, it shall be 55-lb. medium-density fiberboard. G. Use solid wood where shown (graphically or otherwise), where conditions are similar to those shown and as specified herein. Any exposed panel edges of painted or clear finished millwork shall be edge- banded with a minimum of 1/4" thick solid stock unless otherwise shown. H. All baseboard, stile and rail components, and standing and running trim shall be solid stock. I. Hardware: Contractor shall include all specific hardware, display hardware and accessory items required for architectural woodwork. Contractor shall provide a complete job, with all necessary items of cabinet hardware to suit the conditions of the work. Use specified items below unless otherwise noted on Drawings. 1. Drawer glides: Accuride, full-extension, 100 lb. capacity, ball-bearing type. 2. Undercarriage drawer glides: Accuride full extension, 100 lb. capacity, ball-bearing type. 3. Cabinet door and access door hinges: 170-degree opening, self-closing, adjustable, concealed type equal to Grass America. Size, type and quantity as required for configuration, size and weight of door. 4 Piano hinges: Full length of door or panel; Stanley #STS 314 1/4 with 3/4" #6 screws 2" O.C. 5. Ball catches: Glynn Johnson 21A. 6. Magnetic catches: Epco #602, quantity as required to hold door. 7. Soss (concealed) hinges: Size and quantity as recommended by the manufacturer for door size and weight. 8. Edge pulls - FE158 3/4" US26D By Simon's Hardware 800-232-9220 9. Grommets for shelf pins: compatible with pins. 10. Shelf pins: Hafele 282.04.739. 11. Levelers: Sugatsune MN-25 St. Steel. 12. Touch latches: Ives No. 821. 13. Standards and brackets: Stockroom, office, toilet room and closets, etc: Econoco-Imperial line or equal heavy duty shelf brackets with shelf rest and heavy duty standards. 14. Cord grommets in office counters: Doug Mockett Series SG plastic, in colors selected by the Architect. J. Glass: Tempered with polished edges in thickness and configurations indicated on the Drawings and specified herein. No tempering or proprietary marks shall be visible unless required by the building authorities having jurisdiction. Provide etched glass where indicated. IV. FABRICATION AND INSTALLATION: A. Fabrication and installation of all architectural woodwork shall be performed by a single reputable firm. If the fabricator does not perform the installation, he shall directly sub-contract such work and shall provide a full-time site representative for the entire installation period. B. Provide all blocking, doweling, dovetailing, joinery and fasteners required for a first-class product whether or not such items are shown on the Drawings. C. Grain on panels shall run vertically unless otherwise indicated. Grain on trim, base shelves, tops, etc. shall run the long direction unless otherwise indicated. D. Wood panels and solid wood components shall be one piece full-height or full-length unless joints are specifically shown on the Drawings. E. Adjacent panels shall be sequence-matched unless otherwise noted. F. Adjacent members shall have matching grain, color and character. G. Millwork shall be shop-assembled to the greatest extent possible. Field cuts and joints, where permitted, be kept to an absolute minimum. Field joints shall be indistinguishable from shop joints. H. No fasteners or filled nail holes shall be visible unless specifically permitted on the Drawings. I. Shop Finishing: 1. Finish architectural woodwork at shop. Defer only final touch-up and cleaning until after delivery and installation. 2. Preparations for Finishing: Comply with A.W.I. Quality Standards, Premium Grade, Section 1500, for sanding, back-priming and similar preparations for finishing of architectural woodwork, as applicable. 3. Panels and standing and running trim to receive painted finish (including but not limited to baseboard, crown molding, chair rail, casings, doors, opening trim, jambs and heads) shall receive two shop coats of primer with sanding between as required. 4. Painted wood shall have all joints and fastener holes filled with Bondo and sanded smooth. The finished installation shall have a uniform and monolithic appearance. J. Installation of Work: 1. Do not install work until required temperature and relative humidity have been stabilized and will be maintained in installation areas. Notify the Architect if conditions are unsatisfactory. 2. Install all work in accordance with A.W.I., Premium Grade Standards. 3. Install all work plumb, level, true, aligned, rigid and straight with tight joints and no distortions. Shim as required using concealed shims. 4. Standing and Running Trim: Install with minimum number of joints possible, using full-length pieces (from maximum length of lumber available) to the greatest extent possible. Unless otherwise shown, stagger joints in adjacent and related members. Unless otherwise shown, miter at inside and outside corners, miter and return at terminations and comply with A.W.I. Quality Standards for joinery. 5. Fill all gaps between sheetrock and base, casing, trim, etc. with a paintable caulk. 6. Fill and sand all nail and fastener holes and gaps in standing and running trim.. 7. Recessed standards shall be installed in the shop. Standards shall be continuous unless otherwise noted, with slots perfectly aligned from one standard to the next and throughout the Project. Panels abutting standards shall be tightly fitted. No gaps will be accepted. 8. Install display hardware and shelves as directed by the Owner. K. Fabrication and installation of painted fixture: 1. Painted fixture shall appear monolithic. No joints or fasteners shall be visible. 2. Shop-fabricate in sections as large as possible. Secure and fill shop joints so that they do not separate or crack. Fill and sand flush all fastener holes. 3. Mitre all molding joints. L. Plastic Laminate - Not Used DIVISION 7: THERMAL AND MOISTURE PROTECTION; FIRESTOPPING/FIREPROOFING 7A. FIREPROOFING I. GENERAL REQUIREMENTS: A. Work under this section consists of the furnishing of all labor, materials, equipment, and services necessary for, and incidental to, the complete and proper installation of all cementitious fireproofing and related work as shown on the drawings or specified herein, and as required by code. B. Conform to the applicable building code requirements of all authorities having jurisdiction. C. Clean all excess fireproofing from other surfaces at completion of work. D. GC shall verify in field conditions and extent of fireproofing and submit proposal to owner. Scope of work must be determined by conducting a site survey prior to submitting a Bid. E. Rating Schedule: Steel columns, beams, joists and deck: TO BUILDING/CODE STANDARD. II. SUBMITTALS: A. Comply with "Submittals" section of the General Requirements for sample sizes, quantities and procedures unless otherwise noted. B. Submit manufacturer's instructions for proper application of cementitious fireproofing for approval. C. Fire Testing: Submit evidence that the cementitious fireproofing has been subjected to full-scale ASTM E 119 fire testing at Underwriters Laboratories Inc. by the manufacturer. D. Thickness Schedule: Provide schedule indicating material to be used, building elements to be protected with spray-applied fireproofing, hourly rating and material thickness provided and appropriate references. E. Test Data: Performance criteria by independent laboratory test results for fireproofing shall be submitted. III. MATERIALS: A. Materials Cementitious Mixture as identified by Underwriters Laboratories Inc. in the latest edition of the UL Fire Resistance Directory under category CHPX, Spray-Applied Fire Resistive Material. B. Fire Resistance Classification: The spray-applied fireproofing material shall have been tested and reported by Underwriters Laboratories Inc. in accordance with the procedures of ASTM E 119 and shall be listed in the Underwriters Laboratories Fire Resistance Directory. C. Mixing water shall be clean, fresh, and suitable consumption and free from such amounts of mineral or organic substances as would affect the set of the fireproofing material. Provide water with sufficient pressure and volume to meet the fireproofing application schedule. D. The Contractor may install vermiculite plaster fireproofing on metal lath in lieu of spray-on fireproofing. Comply with Submittal requirements under Section II above. E. Provide accessories to comply with manufacturer's recommendations and to meet fire resistance design and code requirements. Such accessories include, but are not limited to, any required, bonding agents, mechanical attachments, application aids such metal lath, scrim, or netting. IV. INSTALLATION: A. All surfaces to receive spray-applied fireproofing shall be provided free of oil, grease, paints/primers, loose mill scale, dirt, or other foreign substances which may impair proper adhesion of the fireproofing to the substrate. Where necessary, cleaning or other corrections of surfaces to receive fireproofing shall be the responsibility of the supplier of the incompatible substrate. B. Application of the fireproofing shall not begin until the contractor, applicator and fireproofing testing laboratory (inspector) have examined surfaces to receive fireproofing and determined that the surfaces are acceptable to receive the fireproofing material. C. Prior to application of the fireproofing material, a bonding agent, approved by the fireproofing material manufacturer, shall be applied to all concrete substrates to receive fireproofing. D. Other trades shall install clips, hangers, support sleeves and other attachments required to penetrate the fireproofing, prior to application of the fireproofing material. E. Other trades shall not install ducts, piping, equipment or other suspended items until the fireproofing is complete. F. Complete placing of concrete on floor and roof decking prior to application of the fireproofing to the underside of steel deck and supporting beams and joists. G. On roof decks without a concrete cover, complete all roofing applications and roof mounted equipment installation prior to application of the fireproofing to the underside of roof decking and supporting beams and joists. Prohibit all roof traffic upon commencement of the fireproofing and until the fireproofing material is dry. H. Protection of permanently exposed walls or floors, or special surfaces. I. Equipment and application procedures shall conform to the material manufacturer’s application instructions. J. Apply a discontinuous textured spray of in accordance with manufacturer’s instructions to all cellular steel floor units with flat plate on the bottom and to roof deck assemblies as required to meet the fire resistance ratings, before application of the fireproofing to these surfaces. V. CONTROLLED INSPECTIONS: A. GC to hire qualified inspector as part of contract. B. The results of the above tests shall be submitted to all parties at the completion of pre-designated areas which shall have been determined during the pre-job conference. 7B. FIRESTOPPING I. GENERAL REQUIREMENTS: A. Provide fire stopping as required by code in these areas: 1. Through-penetration firestopping in fire-rated construction. 2. Construction-gap firestopping at connections of the same or different materials in fire-rated construction. 3. Construction-gap firestopping occurring within fire-rated wall, floor or floor-ceiling assemblies. 4. Construction-gap firestopping occurring at the top of fire-rated walls. 5. Through-penetration smoke-stopping in smoke partitions. 6. Construction-gap smoke-stopping in smoke partitions. II. SUBMITTALS: A. Comply with "Submittals" section of the General Requirements for sample sizes, quantities and procedures unless otherwise noted. B. Product data: Manufacturer's specifications and technical data including the following: 1. Detailed specification of construction and fabrication. 2. Manufacturer's installation instructions. C. Shop Drawings: Indicate dimensions, description of materials and finishes, general construction, specific modifications, component connections, anchorage methods, hardware, and installation procedures, plus the following specific requirements: 1. Details of each proposed assembly identifying intended products and applicable UL System number, or UL classified devices. 2. Manufacturer or manufacturer's representative shall provide qualified engineering judgments and drawings relating to non-standard applications as needed. III. MATERIALS: A. Through-Penetration Firestopping of Fire-Rated Construction: 1. Systems or devices listed in the U.L. Fire Resistance Directory under categories XHCR and XHEZ may be used, providing that it conforms to the construction type, penetrant type, annular space requirements and fire rating involved in each separate instance, and that the system be symmetrical for wall applications. Systems or devices must be asbestos-free. Mortar systems must be Warnock Hersey approved. 2. Additional requirements: Withstand the passage of cold smoke either as an inherent property of the system, or by the use of a separate product included as a part of the U.L. system or device, and designed to perform this function. 3. Acceptable manufacturers and products. a. Those listed in the U.L. Fire Resistance Directory for the U.L. System involved or Mortar systems approved by Warnock Hersey 4. All firestopping products must be from a single manufacturer. the same manufacturer. All trades shall use products from B. Construction-Gap Firestopping Of Fire-Rated Construction 1. Firestopping at construction gaps between edges of floor slabs and exterior wall construction. 2. Firestopping at construction gaps between tops of partitions and underside of structural systems. 3. Firestopping at construction gaps between tops of partitions and underside of ceiling or ceiling assembly. 4. Firestopping of control joints in fire-rated masonry partitions. 5. Firestopping expansion joints. 6. Acceptable manufacturers and products - those listed in the U.L. Fire Resistance Directory for the U.L. System involved C. Smoke-Stopping At Smoke Partitions 1. Through-penetration smoke-stopping: Any system complying with the requirements for through- penetration firestopping in fire-rated construction, provided that the system includes the specified smoke seal or will provide a smoke seal. The length of time of the fire resistance may be disregarded. 2. Construction-gap smoke-stopping: Any system complying with the requirements for construction- gap firestopping in fire-rated construction, provided that the system includes the specified smoke seal or will provide a smoke seal. The length of time of the fire resistance may be disregarded. D. Silicone Elastomeric Compound Manufactures: 1. USG Thermafiber Smoke seal compound or approved equal. 2. Elastomeric acrylic water-based caulking material. Surface Burning Characteristics: Flame Spread = 0, Smoke Developed Rating = 0. E. Fiber Stuffing Manufacturers: 1. USG Thermafiber Safing Insulation or approved equal. 2. Material: Mineral fiber stuffing insulation; conforming to the following: a. Density: [4.0] lb./cu ft. b. Application Method: Friction Fit c. Surface Burning Characteristics: Flame spread =15, Smoked development rating = 0 F. Accessories: 1. Primer: Type recommended by firestopping manufacturer for specific substrate surfaces. 2. Dam Material: Permanent: a. Mineral fiberboard 3. Installation accessories: Clips, collars, fasteners, temporary stops or dams, and other devices required to position and retain materials in place. IV. INSTALLATION: A. Install penetration seal materials in accordance with printed instructions of the U.L. Fire Resistance Directory and in accordance with manufacturer's instruction. B. Seal holes or voids made by penetrations to ensure an effective smoke barrier. C. Where floor openings without penetrating items are more than four inches in width and subject to traffic or loading, install firestopping materials capable of supporting same loading as floor. D. Protect materials from damage on surfaces subject to traffic. E. Where large openings are created in walls or floors to permit installation of pipes, ducts, cable tray, bus duct or other items, close unused portions of opening with firestopping material tested for the application. See U.L. Fire Resistance Directory F. Install smoke stopping as specified for firestopping. G. Where rated walls are constructed with horizontally continuous air space, double width masonry, or double stud frame construction, provide vertical, 12 inch wide fiber dams for full thickness and height of air cavity at maximum 15 foot intervals. H. Existing Conditions: 1. Verify existing conditions and substrates before starting work. Correct unsatisfactory conditions before proceeding. 2. Proceed with installation only after penetrations of the substrate and supporting brackets have been installed. 3. Examine penetration sealed areas to ensure proper installation before concealing or enclosing areas. 4. Keep areas of work accessible until inspection by applicable code authorities. 5. Perform under this section patching and repairing of firestopping caused by cutting or penetration by other trades. I. Firestop all interruptions to fire rated assemblies, materials and components. J. Clean substrate surfaces of dirt, dust, grease, oil, loose material or other matter which may affect bonding of firestopping material. K. Remove incompatible material which may affect bond. L. Apply material in accordance with manufacturer’s instructions. M. Compress fibered material to achieve a density of [40] percent of its uncompressed density. 7C. SEALANTS I. GENERAL REQUIREMENTS: A. Provide sealants, backer rod, and primer at control joints, sills, heads, jambs of window, lintels, door frames, storefront members flashings, pavings, etc. and all other joints between dissimilar materials, provide caulking and sealants for weather and water tightness. II. SUBMITTALS: A. Submit two copies of manufacturer's specifications and installation instructions for each type of sealant to be used. B. Submit two samples of manufacturer's color selections. III. MATERIALS: A. Exterior Horizontal Joints: Dow Corning 890-SL or equal. B. Exterior Vertical Joints: Dow Corning 795 color as selected by the Architect. C. Interior Joints: Name Brand paintable waterbased sealant. D. Provide the type of joint cleaning compound recommended by the sealant manufacturer for the joint surfaces to be cleaned. E. Provide the type of joint primer/sealer recommended by the sealant manufacturer. F. Polyethylene tape or other plastic tape as recommended by the sealant manufacturer to be applied to sealant-contact surfaces where bond to the substrate or joint filler must be avoided for performance of sealant. Provide self-adhesive tape wherever applicable. G. Sealant Backer Rod: As recommended by sealant manufacturer. H. Joint Filler: Shall be non-extruding, resilient, and non-bituminous type conforming to ASTM D1752. IV. EXECUTION: A. Clean and prepare joint surfaces immediately before installation of sealant. B. Prime or seal the joint surfaces wherever shown or recommended by the sealant manufacturer. Do not allow primer sealer to spill or migrate onto adjoining surfaces. C. Install bond breaker tape wherever shown and wherever required by manufacturer’s recommendations to ensure that elastomeric sealants will perform properly. D. Do not proceed with installation of liquid sealants under adverse weather conditions. Comply with sealant manufacturer’s printed instructions. E. Fill sealant rabbet to a slightly concave surface, slightly below adjoining surfaces. Where horizontal joints are between a horizontal surface and a vertical surface, fill joint to form a slight cove, so that joint will not trap moisture and dirt. F. Install sealants to depths as recommended by the sealant manufacturer. G. Tool and neatly finish all joints. H. Clean adjustment materials which have been soiled. I. Cure and Protection: Cure sealants and caulking compounds in compliance with manufacturer’s instructions and recommendations. 7D. BATT INSULATION I. GENERAL REQUIREMENTS: A All batt insulation shall comply with the requirements of the applicable sections of ASTM , NFPA and UL burning characteristics of building materials B Contractor shall provide all insulation at exterior walls, interior partitions and roof as indicated on drawings. Provide with vapor barrier as required by industry and per application. Provide with appropriate R-Value as required by code.. C Provide sound insulation blankets at toilet room partitions. II. SUBMITTALS: A. Comply with "Submittals" section of the General Requirements for sample sizes, quantities and procedures unless otherwise noted. B. Product data: Provide data on product characteristics, performance criteria and limitations. B PREPARED BY: OWNER: PROJECT: CONSULTANT: A PRELIMINARY T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E WP O R T BE A C H , CA 9 2 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 B USE PERMIT C USE PERMIT PCC 1 SPECIFICATIONS SHEET NUMBER: SPECIFICATIONS REVISIONS SHEET NAME: OWNER: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. ASP.2 A III. MATERIALS: A. Provide continuity of acoustical barrier at building enclosure elements. B. Approved Manufacturers: 1. CertainTeed 2. Johns Manville 3. Approved equal C. Access doors for use on the vertical face of NON-RATED GWB PARTITIONS AND SOFFITS shall be INTEXFORMS, Inc., Model: APS Hinged Glassfiber Reinforced Access Panels, square corners. Sizes shall be as indicated on Drawings, or minimum required to allow access, whichever is smaller. NO SUBSTITUTIONS SHALL BE PERMITTED. C. Batt insulation: ASTM C655; Natural cotton fiber insulation; friction fit, conforming to the following: 1. Batt size: 16 inch 2. Facing: Unfaced 3. Flame / smoke properties: in accordance with ASTM E84. IV. INSTALLATION: A. Verify that substrate, adjacent materials, and insulation are dry and ready to receive insulation. B. Install insulation in accordance with manufacturers instructions. C. Install in walls and ceiling spaces without gaps or voids. Do not compress insulation. D. Trim insulation neatly to fit spaces. Insulate miscellaneous gaps and voids. E. Fit insulation tight to exterior side of mechanical and electrical services within the plane of insulation. DIVISION 8: DOORS & WINDOWS 8A. DOORS & HARDWARE I. GENERAL REQUIREMENTS: A. Wood doors shall comply with all requirements of A.W.I. Quality Standards (Premium Grade), Section 1300, with all wood types, standards, finishes and requirements of the Architectural Woodwork specification. Provide hollow core wood doors, u.o.n. All wood shall be certified by the Forest Stewardship Council (FSC Certified) and the Contractor shall produce documentation of such to Owner and the Architect.. B. Hollow metal doors and frames shall comply with all requirements of Grade III of the Steel Door Institute. C. Where rated doors are indicated, provide doors with the appropriate labels. D. All hardware shall be provided by the GC or FM (should a FM be engaged). II. SUBMITTALS: A. Comply with "Submittals" section of the General Requirements for sample sizes, quantities and procedures unless otherwise noted. B. Submit Shop Drawings or manufacturers' literature for all doors. C. Submit Shop Drawings of steel doors indicate door elevations, internal reinforcement, closure method, and cut outs for glazing, louvers and finishes if required. D. Submit complete hardware schedule and product specification immediately upon award of Contract to avoid lead-time problems. E. Submit Shop Drawings of storefront doors indicating sizes, location and hardware. F. Provide Project record documents indicating actual location of installed cylinders and their master key code. G. Deliver at close out keys with identifying tags to Owner by security shipment direct from hardware supplier. H. Submit manufacturer warrant and ensure forms have been completed in Owner's name and registered with manufacturer. III. MATERIALS: A. Provide metal back-boxes with all strike plates. B. Hardware: See Hardware Schedule. C. Door types: See Door Schedule. D. Provide construction cores and keys at all exterior doors. Refer to Hardware Schedule for specific hardware with interchangeable cores that will be required. GC shall be responsible for installation of the Owner-supplied cores at turnover. IV. INSTALLATION: A. All hardware shall be tight, level, and shall operate smoothly and easily. Follow manufacturer's instructions for installation and adjustment. B. Floor pivots and strikes: Chip out existing slab as required and set flush with adjacent finished floor. C. Unless otherwise noted on the Drawings, door levers, pulls and push plates shall be mounted 42" on center above finished floor. Where multiple units of hardware occur on the same door, they shall be centered on one another. D. Provide metal back-boxes to match hardware for all strikes. E. Where floor stops cannot be located adjacent to a partition, locate 4" from hinge jamb. 8B. GLASS & GLAZING I. GENERAL REQUIREMENTS: A. Provide glass in sizes and thicknesses shown on the Drawings. If thickness is not shown, provide the minimum thickness required for sheet size and application. II. SUBMITTALS: A. Comply with "Submittals" section of the General Requirements for sample sizes, quantities and procedures unless otherwise noted. B. Submit samples of all glazing materials (tape, sealant, etc.) that will be visible in the finished installation. III. MATERIALS: A. Interior storefront glass: Tempered, in thicknesses shown on the Drawings or that are the minimum required for each application, whichever is greater. B. Exterior storefront glazing and aluminum windows: Monolithic clear safety glass with plastic .060 PVB interlayer, thicknesses as required for glazing size and to meet all codes. C. Insulating glass where shown (if any). See Schedules for information. D. All exposed edges shall be polished. All other edges shall be ground. E. Tempering or other marks shall be visible only if required by building authorities having jurisdiction, and in this case only in a lower corner. No proprietary marks or tong marks shall be visible. F. Glazing tape, compounds and blocks as required and as approved by the Architect. IV. INSTALLATION: A. Provide all shims, blocks, glazing compounds and other appurtenances required for a first-class installation in accordance with standard trade practice. B. Glazing materials shall be neatly cut back slightly below the level of the stop. C. Clean all glass and remove all labels at completion of work. D. Install top and bottom glazing channels, layout corners accurately with angles indicated. E. Coordinate work with concealed framing and bracing to ensure proper interface and support. F. Prevent direct metal to glass contact. G. Dissimilar metals: 1. When aluminum components come into contact with dissimilar metals, surfaces shall be kept from direct contact by painting the dissimilar metal with a heavy coat of a proper black primer., unless otherwise noted. 2. When aluminum components come into contact with cement or lime mortar, exposed aluminum surfaces shall be painted with heavy-bodied bituminous paint., unless otherwise noted. 8C. ACCESS DOORS I. GENERAL REQUIREMENTS: A. Provide access doors where shown on the Drawings and where required by authorities having jurisdiction. B. Except as shown on the Drawings, no access doors shall be installed without the written permission of the Architect. C. No access doors shall be installed at the sales floor ceiling or walls without notification to the Architect before installation. II. SUBMITTALS: A. Comply with "Submittals" section of the General Requirements for sample sizes, quantities and procedures unless otherwise noted. B. Submit the size and location of each proposed access door on a reproducible print of the Architectural Reflected Ceiling Plan. No access doors shall be installed until such a submittal is approved. III. MATERIALS: A. Access doors for use in NON-RATED GWB CEILINGS AND SOFFITS shall be INTEXFORMS, Inc., Model: APS "Lift & Shift" Glass Fiber Reinforced Access Panels, square corners. Sizes shall be indicated on Drawings, or minimum required to allow access, whichever is smaller. NO SUBSTITUTIONS SHALL BE PERMITTED. B. Access doors for use in FIRE-RATED GWB CEILINGS shalll be ACUDOR, Inc., Model: FW-5050-DW Fire Rated Insulated Access Door. (Mininum rating as required by code). Sizes shall be as indicated on Drawings or minimum required to allow access, whichever is smaller. NO SUBSTITUTIONS SHALL BE PERMITTED. D. Access doors for use on the vertical face of FIRE RATED GWB PARTITIONS AND SOFFITS shall be ACUDOR, Inc., Model: FW-5050-DW Fire Rated Insulated Access Door, minimum rating as required by code. Sizes shall be as indicated on Drawings, or minimum required to allow access, whichever is smaller. NO SUBSTITUTIONS SHALL BE PERMITTED. IV. INSTALLATION: A. Install access doors in approved locations only. B. Install perfectly flush with adjacent surface. Tape into drywall. Keep reveal clean between door and frame. See manufacturer's guidelines for approved fasteners, blocking and finishing requirements. 8D. METAL AND GLASS STOREFRONT I. GENERAL REQUIREMENTS: A. This section includes glass hardware, installation of tempered all glass doors and fixed glass storefront. B. Arrange for the fabrication, finishing and installation of all storefront work by a single reputable firm. If the fabricator sub-contracts the finishing and/or installation, he must provide a full-time representative to direct the work. The glass manufacturer and installer shall be engaged in the tempered glass manufacturing and installation for at least five (5) years. C. Protect doors and glazing materials during delivery, storage and handling to comply with manufacturers' directions and as required to prevent damage to the glass and hardware. D. Safety Glazing Standard: 1/2" tempered glass must meet standards specified in ANSI Z97.1 CPSC 16 CFR 1201, ASTM C 1036, and ASTM C 1048. E. Manufacturer's Special Project Warranty on glass doors: Provide written warranty signed by the fabricator of the glass doors and glass door systems agreeing to furnish within a five (5) year warranty period replacements for those doors that develop manufacturing defects. Manufacturing defects are defined as any defect materially obstructing vision through the glass, and any mechanical failure of hardware which prevents the proper operation of the doors and appropriate installation. F. Refer to Miscellaneous Metals section for related materials and information. II. SUBMITTALS: A. Comply with "Submittals" section of the General Requirements for sample sizes, quantities and procedures unless otherwise noted. B. Submit fully dimensioned Shop Drawings for all work of this section. Shop Drawings shall clearly depict and distinguish between shop and field connections. Shop Drawings shall show the details of layout and installation. Show gauges, clip angles, fasteners, and welds. Submit cut sheets for all hardware. C. Submit samples of all finishes applied to metal. All finishes shall be shop-applied. D. Submit samples of all glass to be used at storefront. E. Resubmit above samples until approved by the Architect. III. MATERIALS: A. Storefront glass doors and hardware shall be as specified on the Door and Hardware schedules. Hardware shall comply with 1/2" tempered glazing safety glazing standard. See Section 8B Glass and Glazing and Finish Legend for specifications. See Drawings for additional information. B. Provide integrated lock with round cylinder.. See Hardware Schedule for specification. C. Metal and glass storefront system shall be as specified on the Drawings. D. Safety Glazing Standard for Glass and Metal Doors and Glass and Metal Storefront: Provide fully tempered glass, Kind FT, which complies with ASTM C 1036 and ASTM C 1048 requirements, including those indicated by reference to type, class, quality. See Finish Schedule for additional information. E. Sizes: Fabricate glass to size required for openings indicated, with edge clearances and tolerances complying with recommendations of glass manufacturer. Provide glass types and thickness as indicated on Drawings. F. Hardware is as specified on the Hardware Schedule and as specified on the Drawings. IV. FABRICATION & INSTALLATION: A. All holes, notches, etc. shall be drilled or cut in the glass prior to tempering. B. Inspection: Door, metal storefront and glass installer to inspect work of framing erector for compliance with manufacturing and installation tolerance, including those for size, plumb and squareness. Whenever possible, take field measurements prior to approving Shop Drawings to ensure proper fitting of the storefront systems. Examine top support, and anchorages for structural adequacy. Report any conditions that may adversely affect the installation or performance of the storefront systems to the Owner or Architect. C. Installation: Comply with printed installation instructions of storefront system(s) manufacturer. D. Protection and Cleaning: Protect glass doors and storefront systems from contact with contaminating substances resulting from construction operations. If, despite such protection, contaminating substances do come in contact with glass or hardware, remove immediately by method recommended by manufacturer. Wash glass on both faces not more than 4 days prior to date scheduled for inspections intended to establish date of substantial completion in each area of Project. E. Whether or not shown on the Drawings, provide all fasteners, clip angles, welds, shims, supports, braces, and other appurtenances required to complete the work as shown in a rigid and structurally sound manner. F. Fully shop-finish all assemblies after fabrication. Only minor touch-up of the finish will be permitted in the field after installation. G. Fabricate storefront so that all exposed joints are hairline. Seal all such joints so that no light is visible through them. No sealant shall be visible in the finished assembly. H. Fasteners shall be equally spaced and aligned with each other as well as with the fasteners on like components. I. All exposed metal shall be factory-finished. DIVISION 9: FINISHES 9A. DRYWALL CEILING SUSPENSION SYSTEM I. GENERAL REQUIREMENTS: A. Suspension system shall conform to all applicable codes, including applicable seismic standards where they apply. II. SUBMITTALS: None unless substitutions are proposed. III. MATERIALS: A. Ceiling suspension system shall be in accordance with the details shown on the Drawings. IV. FABRICATION AND INSTALLATION: A. Install system in accordance with manufacturer’s printed instructions and with the requirements shown on the Drawings. Directly hung components shall be suspended with not less than 12-gauge galvanized steel wire and tightly tied with at least (3) three full turns. B. No hangers shall be attached to the metal deck. C. Provide additional hangers, reinforcing, etc. as shown on the drawing and required to support soffits, false beams, light fixtures, etc. 9B. GYPSUM BOARD I. GENERAL REQUIREMENTS: A. All installations and materials shall be in accordance with the U.S. Gypsum Company's latest published recommendations. II. SUBMITTALS: A. Comply with "Submittals" section of the General Requirements for sample sizes, quantities and procedures unless otherwise noted. B. Provide Manufacturer's catalog data, detail sheets, and specifications. III. MATERIALS: A. Gypsum wall board (GWB) shall be 5/8" thick firecode (Type X) unless otherwise indicated, with tapered edges. B. Provide water-resistant type GWB in toilet rooms and adjacent to any other wet areas. In no case shall water-resistant GWB be used on ceilings. C. Provide metal studs, furring channels, runners, and miscellaneous components of sizes and gauges as shown on the Drawings, as required by job conditions and in accordance with the published recommendations of USG. D. Metal edge trim: USG #200A, USG#200B and USG Corner Bead, tapable type as required per application and per Drawings. E. Corner reinforcement at vertical outside corners shall be tapable corner bead. F. Extruded aluminum factory-primed edge moldings: Pittcon Softforms, in profiles shown on the Drawings. G. Expansion joints: USG #093 control joint. IV. INSTALLATION: A. Install ceiling in strict accordance with manufacturer's printed instructions and authorities having jurisdiction. B. Provide additional framing, hangers, etc. as required to support light fixtures, fascias, etc. Provide bracing as shown, as required by code, and as needed for rigidity and seismic forces, if required. C. Cut and frame suspension system and box out to accommodate low ducts, pipes, etc. D. Do not attach hangers to structural deck. 9D. PAINTING I. GENERAL REQUIREMENTS: A. Conform to ASTM standards as they apply to this section. B. Do not apply products of this section outside acceptable range of conditions as specified by paint manufacturer. C. Keep Project premises free of painting related debris. Collect material that may constiture a fire hazard, place in closed metal containers and remove daily from the site. D. See Responsibility Schedule for finished shop painted items. E. New and existing surfaces not to paint: 1. Sprinkler head covers. F. Scope of painting work: All new and existing surfaces not specifically shown to receive another finish, including but not limited to: 1. Gypsum wall board. 2. Gypsum column covers (if any). 3. Wood surfaces where indicated as "painted" shall be either painted with opaque finish or clear sealer. 4. Hollow metal doors and frames. 5. Any exposed existing to remain surfaces: Masonry, plaster, concrete blocks, grilles, registers, etc.. II. SUBMITTALS: A. Provide manufacturer's printed product data on all coatings specified, including preparation and application instructions. B. Provide (2) two sets of samples not less than 6 inches by 8 inches in size illustrating the range of colors and textures available for each finishing product specified. C. Provide (2) two samples of not less than 6 inches square illustrating selected colors and textures for each color specified. D. Attic Stock: Deliver to Owner (1) one gallon of each finish paint in each color required for the product. III. MATERIALS: A. Paint shall be as per Finish Schedule with No Substitutions. B. Paint thinners and other materials recommended by coatings manufacturer as necessary to achieve finishes specified. C. Patching and surface preparation as recommended by coatings manufacturer. D. Paint types: See Finish Schedule. 1. Interior GWB walls and ceilings not scheduled for other finishes: 1 coat USG-1 Prime Coat, 2 coats finish paint. 2. Field painted millwork shall be primed in the shop on all surfaces. Color shall approach final finish color. Touch up primer in field and provide minimum 2 finish coats. 3. Hollow metal doors, frames and any other exposed metal: 1 coat Ironclad Retardo Rust Inhibitive Paint, 2 coats finish paint. IV. INSTALLATION: A. All surfaces shall be prepared as recommended by the paint manufacturer, except where those standards are exceeded herein. B. Perform all filling, sanding and caulking required for a first-class job. C. Painting shall be done in a dust-free low-humidity environment comply with manufacturer's recommendations for temperature and relative humidity. Each coat shall be allowed to dry completely before the next coat is applied. D. All work shall be top quality, free from drips, roller marks and brush marks, and applied evenly for complete coverage. E. Painted wood shall be by brush or spray. Rollers are unacceptable. F. When touch-up is required, the entire surface shall be repainted to the nearest corner or break. G. Interior wood base and trim shall be brush-painted. Roller work on wood will be rejected. H. On existing painted surfaces, prime coats may be omitted provided the new paint is compatible with the existing and covers completely. I.Fill all gaps between sheetrock and base, casing, trim and moldings with a paintable caulk. Fill all nail holes on all painted surface and sand smooth. J. All gaps between millwork and drywall shall be filled with paintable caulk and painted after the installation of millwork. K. Verify that shop applied primers are compatible with specified finish coats. L. Protect work adjacent to painting operations from paint spatters and spills. Immediately remove paint that falls on finished surfaces not scheduled to receive paint, using materials and techniques that will not damage affected surfaces. M. Diffusers, registers and grilles shall be spray-painted semi-gloss to match ceiling color prior to installation of such items. On Omni-type diffusers, paint the collar and damper matte black and the rest of the diffuser as specified. 9E. LARGE FORMAT CERAMIC FLOOR TILE 9F. FORTÉ NATURAL CLAY PLASTERING I. GENERAL REQUIREMENTS: A. Work of this Section includes all labor, materials, equipment and services necessary to complete the ceramic tile as shown on the Drawings and/or specified herein, including, but not limited to, the following: 1. Ceramic floor tile as shown on the Drawings. 2. Ceramic wall tile, wainscot, and matching base as shown on the Drawings. 3. Stone saddles. 4. Setting beds, grout, sealant, waterproofing membrane, and anti-fracture membrane. B. Qualifications of Installers: For cutting, installing and grouting of ceramic tile, use only thoroughly trained and experienced journeyman tile setters who are completely familiar with the requirements of this work, and the recommendations contained in the referenced standards. C. Codes and Standards: In addition to complying with all pertinent codes and regulations, comply with the following: 1. Manufacture all ceramic tile in accordance with Standard Grade Requirements of ANSI A-137.1. 2. Install all ceramic tile in accordance with the recommendations contained in Handbook for Ceramic Tile Installation of the Tile Council of America, Inc., latest edition. D. Delivery and Storage: Deliver all materials of this Section to the job site in their original unopened containers with all labels intact and legible at time of use. Store all materials under cover in a manner to prevent damage and contamination; store only the specified materials at the job site. E. Protection: Use all means necessary to protect the materials of this Section before, during and after installation and to protect the installed work and materials of all other trades. PART 1 - GENERAL I. SUMMARY: A. Section includes 1. Clay veneer plaster for interior application. 2. Primers. 3. Additional substrate coats. 4. Sealers and waxes. 5. Plaster binders. 6. Accessories. II. SUBMITTALS: A. Product Data: Submit manufacturer's literature for each product specified. B. Selection Samples: Provide samples of manufacturer’s standard colors for color selection. Provide samples of standard textured finishes. C. Verification Samples: Submit sample for each color and textured finish specified in minimum 12” by 12” sample. Prepare sample to show appropriate application process. In addition to verification of aesthetic qualities, the sample should also be used to demonstrate compatibility and application process. D. Qualification Data: Intended for qualified and certified installer. IV. EXECUTION: A. Inspection: Examine the areas and conditions where ceramic tile is to be installed and correct any conditions detrimental to the proper and timely completion of the Work. Do not proceed with the Work until unsatisfactory conditions are corrected to permit proper installation of the Work. B. Condition of Surfaces: Allowable variations in substrate levels for floors are +1/8" in 10'-0" distance and 1/4" total maximum variation from levels shown. Grind or fill concrete and masonry substrates as required to comply with allowable variations. C. Preparation: Steel trowel and fine broom finish concrete slabs that are to receive ceramic tile. Cure concrete slabs that are to receive tile before tile application. Do not use liquid curing compounds or other coatings that may prevent bonding of tile setting materials to slabs. Slab shall be dry at time of tile installation. Etch concrete substrate as may be required to remove curing compounds or other substances that would interfere with proper bond of setting bed. Rinse with water to remove all traces of treatment. Seal substrate with sealer as recommended by manufacturer of mortar or adhesive. D. Joints in Tile Work: 1. Joint widths to be 1/16" wide in ceramic tile unless otherwise noted on the Drawings. 2. Wall, base, and floor joints shall align through the field and trim. Direction and location of all joints as directed by Architect. 3. Conform movement joints to TCA Detail EJ171. Locate where movement joints are in back-up material. Provide movement joint at joints between mop receptors and ceramic tile. Provide movement joint at all vertical internal joints of wall tile. Movement joints 1/8" wide in ceramic tile. Fill all movement joints with specified backing and sealant. Use bond breaker where sufficient space for joint backing does not exist. 4. Provide sealant between ceramic tile and plumbing fixtures, mirrors, pipes, countertops and other dissimilar materials penetrating or adjacent to ceramic tile. E. Installation: 1. Comply with the following installation standards: a. Floor tile over anti-fracture membrane - ANSI A108.5 and A108.10. 2. Allowable Variations in Finished Work: Do not exceed the following deviations from level and plumb, and from elevations, locations, slopes and alignment shown. a. Floors: 1/8" in 10'-0" run, any direction; +/- 1/8" at any location; 1/32" offset at any location. b. Joints: +/- 1/32" joint width variation of any location; 1/16" in 3'-0" run deviation from plumb and true. 3. Waterproofing Membrane: Install the membrane in strict accordance with manufacturer's written recommendations. Upon completion of work, test horizontal membrane for leaks by plugging the drain or damming areas and filling with water. Inspect for leakage. Make necessary adjustments to stop all leakage and retest until watertight. If membrane is not covered by another surface immediately, provide protection until membrane is covered. 4. Handle, store, mix and apply setting and grouting materials in compliance with the manufacturer's instructions. 5. Extend tile work into recesses and under equipment and fixtures, to form a complete covering without interruptions. Terminate work neatly at obstructions, edges and corners without disruption of pattern or joint alignment. 6. Accurately form intersections and returns. Perform cutting and drilling of tile without marring visible surfaces. Carefully grind cut edges of tile abutting trim, finish, or built-in items for straight, aligned joints. Fit tile closely to electrical outlets, piping and fixtures so that plates, collars, or covers overlap tile. 7. Lay tile in grid pattern. Align joints when adjoining tiles on floor, base, walls and trim are the same size. Lay out tile work and center tile fields both directions in each space or on each wall area. Adjust to minimize tile cutting. Provide uniform joint widths. F. Installation of Stone Saddles: Install stone saddles cut to profiles and sizes shown, accurately fitted to jambs, coped at stops, set in full bed of mortar herein specified, and with grouted edge joints as specified for floor tile. Set floor tile and marble saddle using unmodified thinset conforming to ANSI A118.1 and anti-fracture membrane conforming to all manufacturers instructions. G. Cleaning and Protection of Ceramic Tile: 1. Upon completion of placement and grouting, clean all ceramic tile surfaces so they are free of foreign matter. Unglazed tile may be cleaned with acid solutions only when permitted by tile and grout manufacturer's printed instructions, but not sooner than (14) days after installation. Protect metal surfaces, cast iron and vitreous plumbing fixtures from effects of acid cleaning. Flush surface with clean water before and after cleaning. 2. Apply to all clean completed tile walls and floors a protective coating of neutral cleaner solution, 1 part cleaner to 1 part water. 3. Leave finished installation clean and free of cracked, chipped, broken, unbonded or otherwise defective tile work. 4. Protect installed tile work with Kraft paper or other heavy covering during construction period to prevent damage and wear. Prohibit foot and wheel traffic from using tiled floors for at least (3) days after grouting is completed. Before final inspection, remove protective coverings and rinse neutral cleaner from tile surfaces. IV. INSTALLATION: A. Installation to be in accordance with USG's Level 4 for drywall finish. B. Provide metal edge trim (USG #200A) taped and spackled where shown on the Drawings, where GWB meets a dissimilar material or where a GWB edge is exposed. Provide continuous metal framing behind metal edge trim. Provide metal corner reinforcing, taped and spackled at all GWB outside corners, vertical and horizontal. C. Unless otherwise noted, no framing members shall be spaced greater than 16" O.C. All outside vertical corners shall be installed using only factory tapered sides of GWB. Use metal corner bead and spackle so that corners are square. D. Provide (2) two layers of GWB where indicated, stagger joints and comply with all other USG recommendations for this type of installation. Provide fire ratings indicated in accordance with UL-approved assemblies. E. Provide heavy-gauge framing members where shown on the Drawings and where conditions require them. Comply with USG's recommendations for installation of heavy-gauge members. F. Pittcon moldings shall be installed in long lengths with joints aligned and tightly butted. Corners shall be tightly and accurately mitered. G. Provide expansion joints where shown on the Drawings and where required by job conditions. No joints shall be installed without the written approval of the Architect. 9C. ACOUSTICAL TILE CEILING I. GENERAL REQUIREMENTS: A. Provide a complete ceiling assembly with all components and accessories required for a complete installation, whether or not such components and accessories are specified herein. II. SUBMITTALS: A. Submit complete manufacturer's literature for proposed system, including certification that the system is approved for use in the jurisdiction in question. III. MATERIALS: A. See Finish Schedule. F. Replacements: In the event of damage, immediately make all repairs and replacements necessary. G. Supply extra 2% of each tile used in clean marked cartons for Owner's emergency use. H. Project Conditions: 1. Maintain environmental conditions and protect work during and after installation to comply with referenced standards and manufacturer's printed recommendations. 2. Vent temporary heaters to exterior to prevent damage to tile work from carbon dioxide buildup. 3. Maintain temperatures at not less than 50 deg. F. in tiled areas during installation and for (7) seven days after completion. II. SUBMITTALS: A. Comply with "Submittals" section of the General Requirements for sample sizes, quantities and procedures unless otherwise noted. B. Provide maintenance data to Owner at Project close-out. III. MATERIALS: A. Tiles shall be as indicated on the Finish Schedule on the Drawings. B. Saddles: Provide stone saddle in material and profile shown on the Drawings, with an abrasive hardness of not less than 10.0, when tested in accordance with ASTM C241. Cut saddle to fit jamb profile. Saddle to run full width of framed opening. C. Latex Unmodified Thinset: 1. Portland Cement: ASTM C 150, Type I 2. Hydrated Lime: ASTM C 207, Type S 3. Sand: ASTM C 144, clean and graded natural sand 4. MAPEI Kerabond thin set mortar or approved equal D. Grout: Provide a commercial Portland cement grout made by MAPEI, or approved equal. See Finish Schedule for color. Add latex additive to grout made by same manufacturer as grout. E. Sealant: 1. Joint Backing: Preformed, compressible, resilient, non-extruding, non-staining strips of foam neoprene, foam polyethylene, or other material recommended by sealant manufacturer. 2. Bond Breaker: Polyethylene tape, 3 mils thick, or other material recommended by sealant manufacturer. 3. Sealant Primer: Colorless, non-staining, or type to suit substrate surface, as recommended by sealant manufacturer. 4. Sealant: One-part silicone based sanitary sealant, conforming to ASTM C 920, Type S, NS, Class 25. Sealant hardness upon full cure shall be between 20-30 Shore "A" Durometer. Color of sealant to blend with or match adjacent materials, and as selected by the Architect. Sealant shall be equivalent to 1700 Sanitary Sealant made by General Electric or approved equal. F. Anti-fracture Membrane: Schluter DITRA anti-fracture membrane with KERDI-BAND waterproofing strips where “waterproof membrane” is called for on Drawings. G. Provide 5 sq. ft. of additional tile of each size, color, and surface finish of tile specified; locate as directed. B PREPARED BY: OWNER: PROJECT: CONSULTANT: A PRELIMINARY T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E WP O R T BE A C H , CA 9 2 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 B USE PERMIT C USE PERMIT PCC 1 SPECIFICATIONS SHEET NUMBER: SPECIFICATIONS REVISIONS SHEET NAME: OWNER: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. ASP.3 A III. QUALITY ASSURANCE: A. Installer Qualifications: An installer who is an American Clay Artisan applicator. B. Finish Mockups 1. Apply mockups of at least 100 sq. ft. in surface area or as shown on Drawings to demonstrate aesthetic effects and set qualities standards for materials and execution. 2. Apply mockups at location indicated on Drawings or as directed by Architect. 3. Apply mockups for the following applications a. Walls and partitions. b. Ceilings. 4. Simulate finished lighting conditions for review of mockups. 5. Approved mockups may become part of the completed work if undisturbed at time of Substantial Completion. C. TECHNICAL DATA 1. Fade Resistance; Color Pigments: ASTM D4303-03. 2. Flame Spread: ASTM E-84; NFPA Class A; UBC Class 1. 3. Mold Resistance: ASTM D3273; 10 Rating (10: no mold growth). 4. Permeability: ASTM E-96; 45.76 perms; 16.91 grains/hr-ft2. 5. Sound a. ASTM 423-07; SAA: 0.09; NRC: 0.10. b. ASTM 90-04; STC: 31. IV. DELIVERY, STORAGE, AND HANDLING: A. Storage: Cover mixed plaster during breaks to retain moisture. Store materials in clearly marked containers in location not subject to direct moisture. Store Forté clay veneer plaster in cool location in container for no more than three days. After three days, dry mixture thoroughly on plastic sheet, and store dried material in a covered, airtight container. B. Waste Management and Disposal: Surplus clay veneer plaster and clean clay veneer plaster may be used as touch-up materials and extra material for Owner. Clearly mark container as “waste recycled – clay veneer plaster”. Wet clay veneer plaster should be dried thoroughly on plastic sheet and stored in clearly marked container. V. PROJECT CONDITIONS: A. Room Temperature: Maintain temperatures at not less than 50 degrees Fahrenheit or greater than 90 degrees Fahrenheit for at least 3 days before application of clay veneer plaster, continuously during application, and for 3 days after completing application. Bring materials into room 24 hours before mixing to acclimate them to ambient temperature. B. Ventilation: Distribute heat evenly; prevent concentrated or uneven heat on plaster. Maintain relative humidity levels for prevailing ambient temperature that produces normal drying conditions. Humidity levels should be not more than 50% relative humidity. Use mechanical means to reduce humidity levels if necessary. Ventilate building spaces in a manner that prevents drafts of air from contacting surfaces during plaster application. Upon completion of plaster application, natural or mechanical ventilation may be utilized if specified temperature and humidity levels are maintained. VI. EXTRA MATERIALS: A. Provide owner with ten percent of clay veneer plaster applied in each color and texture specified. PART 2 - PRODUCTS I. PLASTER: A. Clay Veneer Plaster for Interior Application: Proprietary dry blend of clay, fine aggregates, polymer, and pigments. B. Manufacturer 1. American Clay Enterprises, LLC 2418 2nd Street SW Albuquerque, New Mexico 87102 505-243-5300 or 1-866-404-1634. C. PRODUCT 1. First coat: American Clay Plaster Forté Base; even semi-smooth finish. 2. Second coat: American Clay Plaster Forté Finish; smooth finish. 3. Color additives: Standard American Clay color pigment(s). Illumina Color Series/Standard Forté White color pigment(s). 4. Fire-resistant Properties: non-combustible; non-toxic: non-chemical materials; fade resistant; mold resistant; dust resistant; non-dusting; breathable; paintable and stainable. 5. Aggregate: Calcium carbonate and mica. 6. Color Pigment: Natural oxides and mineral pigments. 7. Binder: Acrylated Styrene polymer binder. 8. Recycled content by weight: 72% post-industrial. 9. Potable water. II. PRIMERS: A. Textured Primer 1. Mixture of sand aggregates and paint primer a. American Clay Primer Sand mixed with a multipurpose, transitional or stain-blocking paint primer. B. MANUFACTURER 1. American Clay Enterprises, LLC 2418 2nd Street SW Albuquerque, New Mexico 87102 505-243-5300 or 1-866-404-1634. C. OTHER PRIMERS 1. Water-borne primer acceptable to clay veneer plaster manufacturer to be used where indicated in systems below. III. ADDITIONAL SUBSTRATE COATS: A. Brown Coats 1. Fibered cementitious brown coat. 2. Lime-plaster brown coat. 3. Site-based mud plaster brown coat. 4. Gypsum plaster brown coat with textured primer. IV. SEALERS AND WAXES: A. General 1. Sealer must be compatible with clay veneer plaster. 2. VOC content must meet or exceed the VOC and chemical component limits of Green Seal requirements. B. Acrylic Masonry Sealer: AFM Safecoat “Watershield” or “Mexi-seal”, or equal product. C. Furniture or Paste Wax: Bioshield “Floor and Furniture Hardwax", or equal product. D. Oil 1. AFM “Natural Clear Penetrating Oil.” 2. Bioshield “Penetrating Sealer.” 3. Or equal product. E. Liquid Potassium or "Water Glass" 1. AFM Safecoat “Penetrating WaterStop”. 2. Anco Industries Inc. “Stucco Cure”. 3. Or equal product. F. Black Soap Color Enhancer: High oil content soap. V. ACCESSORIES: A. Joint Reinforcing Materials: 1. Trim accessories, as specified in Section 09260 “Gypsum Board Assemblies.” 2. Filler: Multi-purpose joint compound; do not use multipurpose lightweight or lightweight topping compounds under clay veneer plasters. PART 3 - EXECUTION I. GROUNDWORK: A. Examination 1. Confirm that substrate is ready to accept primer and clay veneer plaster finish. 2. Surfaces should be dry. 3. Correct substrate conditions prior to clay veneer plaster application process. B. Preparation: Scrape off loose or flaking paint or other surface material until a well-bonded surface is exposed. Knock down high points or protrusions of more than 1/16” with a wide putty knife, scraper or drywall sanding screen. Clean and fill any mortar joints and depressions deeper than 1/16” with filler that bonds to the substrate, leveling them with the surface. Lightly sand any high gloss or glossy sealed surface with 150 grit sandpaper to provide a “tooth” for the primer; test existing paint for lead content prior to sanding; if paint contains lead, follow OSHA procedures. Remove any dust with a vacuum or clean with 10% water based sealer and 90% water. Clean surfaces to remove dirt, grease, oil, and other foreign matter and deposits that could impair bond with plaster; wash sooty or greasy surfaces with a Tri-Sodium Phosphate (TSP) or equal paint preparation cleaner. Allow surface to dry. Mask adjacent surfaces with painter’s tape. Leave tape 1/16” to 1/8” from edge of plaster surface area so that the tape will pull off cleanly. II. GENERAL APPLICATION: A. Application Thickness XII. REPAIR AND MAINTENANCE: A. Touch Up Repairs 1. Clay veneer plaster layer: If veneer plaster is still evident underneath affected area, lightly wet the area with a sponge and water. 2. Bonding failure: If patch is necessary due to a lack of bonding agent on the substrate, apply more primer and then apply the clay veneer plaster. After the veneer plaster has set, use a sponge along the build seam between the patch and original material; blend the seam with a circular motion. Smooth the seam with the appropriate tool for the final surface desired and allow patch to dry; if during the smoothing process, there are sponge marks (light streaky areas), use a very damp sponge to remove the streaks. 3. Cracks larger than 1/16”: Create a barrier between the crack and patch to keep the crack from translating to the surface. Remove veneer plaster down to the substrate and repair crack; prime the repaired area as required and complete the repair as indicated above. B. Maintenance 1. Surface stains and marks: Lightly wipe with a clean damp sponge or cloth to remove; do not use harsh cleaners or abrasive cloths. 2. Surface cracks: Mist area with vinegar water (1 to 4 ratio of vinegar to water) and smooth with sponge or trowel. 3. Settling cracks or areas larger than 1/16”: Fill with new material as specified in “Touch Up Repairs” article above. 9G. RESILIENT LINOLEUM SHEET FLOORING I. GENERAL REQUIREMENTS: A. All Work of this Section shall be performed in accordance with the manufacturer specifications and the applicable sections of ANSI. B. Preparation and slab patch subfloor shall be level to 1/4" in 10' per industry standards. 1. American Clay Plaster Forté Finish: 2 coats; 1 coat 1/16” or less of American Clay Plaster Forté Base and 1 coat 1/16” or less (about one credit card thick) American Clay Plaster Forté Finish. III. TRIM ACCESSORY AND JOINT REINFORCEMENT INSTALLATION: A. Trim Accessories: Prime with textured primer. B. Joint Reinforcement 1. Tape and bed a. Level 2 for hand application; Gypsum Association GA-214. b. Level 3 for spray application; Gypsum Association GA-214. 2. Corner bead: Prime with two coats of textured primer. Joints or repairs must be completely dry prior to primer application. IV. PRIMER APPLICATION: A. Additional Substrate Preparation 1. Apply primer and allow application to dry prior to clay plaster veneer application. a. Brush primer along edges of wall, then roll or brush primer on the remaining surfaces. Ensure that all surfaces are coated thoroughly to provide proper plaster bond. b. Spray textured primer and then back roll. 2. Let primer dry for 3 hours or until sand “bites back” when hand is rubbed against wall. 3. Double prime outside corners and over exterior corners which are more vulnerable to nicks and dings. 4. Finished corners should have slight radius. V. MIXING CLAY VENEER PLASTER: A. Prior to adding water, loosely mix dry clay plaster to even the mix after settling during shipping. B. Add plaster to water and evenly mix. C. Prior to adding color pigment to plaster, mix color pigment with water in a solution to prevent color starring. D. Add additional water and mix to desired consistency; mixture consistency should resemble conventional lime or gypsum plasters, typically something similar to soft-serve ice cream. E. Allow plaster to stand for a minimum of 1 hour before use; clay mixture can be mixed 24 hours before application and will remain workable as long as the mixture remains wet (do not keep wet more than three days). F. If thickening occurs or mixture has completely dried, add water to bring mixture to a workable consistency. VI. CLAY VENEER PLASTER APPLICATION: A. Do not apply clay veneer plaster on damp surfaces. B. Apply first clay plaster coat and allow it to completely dry, typically 2 to 8 hours depending on humidity levels; do not completely smooth the first coat in order to provide adequate keying of the second coat. C. Apply the second coat per desired texture indicated in Finish Schedule and allow it to dry. D. If necessary, apply an additional coat to achieve an evenly smooth surface or to hide drywall screws and other surface blemishes. Previous coats should be completely dry and shrinkage complete prior to application of the next coat. E. For each plaster coat, finish complete walls, panels or ceilings in one operation to avoid the effects of possible variation in color. F. On a plastic sheet, layout leftover material that remains wet longer than three days and allow it to dry completely prior to reuse. VII. SPRAY METHOD: A. Mix plaster to consistency required for spray system; typically looser than normal hand application B. Spray mixture for even coverage; immediately trowel to spread mixture to a consistent thickness and allow coat to dry. C. Lightly mist surface to allow for more working time. D. Spray on second coat and create the final surface desired by troweling it out. E. Let the surface dry. F. Compress the surface. VIII. FINISHING AND TEXTURING: A. Texturing (during second coat application) 1. Trowel; matte finish (harder and smoother finish): Allow surface to dry completely; surface should be damp yet dry to the touch and is set enough that a finger pressed into the surface no longer leaves an impression. B. Finishing 1. Smooth-troweled finish: Begin finish when final veneer coat is set or dry; the clay veneer plaster should be resistant to light press of finger but does not leave an impression; if the surface has dried, wet the surface with water using a hand pump sprayer and rework the surface as required. To prevent surface cracking, do not over-work. 2. Smooth finish: Continue to lightly wet final veneer coat with water and trowel smooth with stainless steel or plastic trowel. 3. Concluding notes: Allow veneer plaster to dry completely, a minimum of 12 hours prior to applying sealer. Where clay veneer plaster abuts metal doorframes, windows, and other units in veneer plaster, groove finish coat to eliminate spalling; calk exposed edges. IX. COMPRESSING THE SECOND COAT: A. Compression Methods 1. Trowel; matte finish (harder and smoother finish): Lightly mist surface so that it is evenly damp and no water is running down the wall; re-trowel surface. 2. Raising the cream (smooth finish): Spray water on surface with one hand while troweling with the other, rocking the trowel from edge to edge. Continue spraying until water sits on top of surface and begins to drip. Leave swoop marks from the cream (clay); minimize swoop marks by rubbing with a barely damp sponge after plaster is dry. X. SEALERS AND COLOR ENHANCERS: A. Sealer Application 1. Apply 2 coats of sealer a. Wax sealer; apply wax directly to the surface with a rag and work into the surface. b. Oil sealer; brush or rag-apply in accordance with sealer manufacturer’s instructions for porous substrates. c. Acrylic masonry sealer; spray-apply in accordance with sealer manufacturer’s instructions for porous substrates. d. Liquid potassium or “Water Glass” sealer; spray-apply in accordance with sealer manufacturer’s instructions for porous substrates. B. Color Enhancer Application 1. Black soap color enhancer: Apply warm from squeeze bottle and trowel onto surface; remove excess soap with rag. The first coat may dry unevenly; continue to add coats until the soap dries evenly. Pigment may be added to soap to create special effects. XI. CLEANING AND PROTECTION: A. Cleaning Clay Veneer Plaster 1. Unsealed surfaces: Clean with barely damp sponge and water; do not use cleansers. 2. Sealed surfaces: Clean with damp sponge and water; do not use cleansers. B. Protecting Clay Veneer Plaster: Protect surfaces from construction damage. Repair damaged areas, remove protection, and clean prior to Substantial Completion. 4 II. SUBMITTALS: A. Comply with "Submittals" section of the General Requirements for sample sizes, quantities and procedures unless otherwise noted. B. Provide maintenance data to Owner at project close-out. III. MATERIALS: A. See Finish Schedule. IV. PREPARATION & INSTALLATION: A. Surface Preparation: 1. General: Prepare floor substrate in accordance with manufacturer's instructions. 2. Floor Substrate: Prepare floor substrate to be smooth, rigid, flat, level, permanently dry, clean and free of foreign materials such as dust, paint, grease, oils, solvent, curing and hardening compounds, sealers, asphalt and old adhesive residue. 3. Concrete Floor Substrate: Concrete floor substrate shall have a minimum compressive strength of 3500 psi. Refer to Division 3 Concrete Sections for patching and repairing crack materials, and leveling compounds with portland cement based compounds. Do not use or install flooring over gypsum based leveling or patching materials. a. Reference Standard: Comply with ASTM F 710 Practice for Preparing Concrete Floors and Other Monolithic Floors to Receive Resilient Flooring. B. Adhesive Flooring Installation: Cut required length of linoleum flooring from roll, allowing enough material to extend up the wall 4 to 6 inches at either end. Layout and position sheet flooring so that any seams will fall at least 6 inches from underlayment joints or saw cuts in concrete substrate. Scribe and cut flooring material to shape of vertical surfaces, including walls and partitions. Apply adhesive and lay sheet flooring into wet adhesive and roll with a 100 pound roller. Install sheet flooring square with room axis. 1. Adhesive, Seamless Flooring Installation: Rout out seams and heat weld together with complementary colored heat welding rod of complimentary composition in accordance with resilient flooring manufacturer's recommendations. 2. Adhesive Flooring and Flash Coved Base Installation: Extend flooring up the wall in a flash coved method to a height of 4 inches or 6 inches (102 or 152 mm), as indicated. 3. Adhesive Material Installation: Use trowel as recommended by flooring manufacturer for specific adhesive. Spread at a rate of approximately 150 sq. ft./gal. (3.7 m2) as recommended by flooring manufacturer. C. Installation Techniques: 1. Where demountable partitions and other items are indicated for installation on top of finished flooring, install flooring before these items are installed. 2. Scribe, cut, fit flooring to butt tightly to vertical surfaces, permanent fixtures and built in furniture, including pipes, outlets, edgings, thresholds, nosings, and cabinets. 3. Extend flooring into toe spaces, door reveals, closets, and similar openings. 4. Install flooring on covers for telephone and electrical ducts, and similar items occurring within finish floor areas. Maintain overall continuity of color and pattern with pieces of flooring installed on these covers. 5. Do not install resilient flooring over expansion joints. Use expansion joint covers manufactured for use with resilient flooring. 6. Adhere resilient flooring to substrate without producing open cracks, voids, raising and puckering at joints, telegraphing of adhesive spreader marks, or other surface imperfections in completed installation. a. Use adhesive applied to substrate in compliance with flooring manufacturer's recommendations, including those for trowel notching, adhesive mixing, and adhesive open and working times. 7. Roll resilient flooring as required by resilient flooring manufacturer. 9H. ECOSTUCCO® LIME PLASTER I. GENERAL REQUIREMENTS: A. Section includes: 1. Lime plastering over gypsum substrate for interior applications. 2. Lime plastering over sheathing for exterior applications. B. Administrative Requirements: 1. Coordinate with substrate installers to ensure protection of wall system and openings components and timely installation of plastering so underlying substrate is protected from weather damage and so vapor barrier will not be exposed longer than recommended by vapor barrier manufacturer. 2. Commence the plastering installation after completion of all floors, roof construction, and other construction that imposes dead loads on the walls to prevent excessive deflection (and potential cracking) of the plastering. 3. Coordinate with flashing and penetration installers to sequence and schedule flashing and penetration installations. C. Performance Requirements: 1. Moisture Control: Prevent the accumulation of water into or behind the stucco, either by condensation or leakage into the wall construction, by the design and detailing of the wall assembly. 2. Grade Condition: Do not apply stucco below grade or on surfaces subject to continuous or intermittent water immersion or hydrostatic pressure. 3. Sloped Surfaces: Include foam trim and projecting architectural features attached to stucco. 4. Joints: Provide two piece expansion joints in the stucco system where building movement is anticipated: at joints in the substrate or supporting construction, where the system is to be installed over dissimilar construction or substrates, at changes in building height, at floor lines, at columns and cantilevered areas. Provide one piece expansion/control joints every 144 ft2. Do not exceed length to width ratio of 2-1/2:1 in expansion joint layout and do not exceed more than 18 feet in any direction without an expansion joint. 5. Stucco Thickness: a. Application to woven wire fabric lath for exterior applications: Stucco thickness shall be 3/4 inch applied in two coats. b. Application to gypsum substrate for interior applications: Stucco thickness shall be 1/8 inch applied with level 3 finish, water base primer, and base coat. c. Thickness shall be uniform throughout the wall area. C. Quality Assurance: 1. Installer Qualifications: Insured and engaged in application of Portland cement stucco for a minimum of three years. Knowledgeable in the proper use and handling of EcoStucco® materials. Employ skilled mechanics who are experienced and knowledgeable in waterproofing/air barrier, lathing and furring, Portland cement stucco application, and familiar with the requirements of the specified work. Successful completion of minimum of three projects of similar size and complexity to the specified project. Provide the proper equipment, manpower and supervision on the job site to install the system in compliance the Project plans and specifications. 2. Mock-Up: Provide a mock-up for evaluation of surface preparation techniques and application workmanship. Finish areas designated by Architect. Do not proceed with remaining work until workmanship, color, and sheen are approved by Architect. Refinish mock-up area as required to produce acceptable work. D. Delivery, Storage, and Handling: Deliver manufactured materials in original packages or containers, fully identified with manufacturer's labels intact and legible. Inspect materials upon delivery and immediately report to Architect any damaged or defective materials. Store materials in a sheltered area with minimum ambient temperature of 45 degree F. Store products in manufacturer's unopened packaging until ready for installation. Store and dispose of solvent-based materials, and materials used with solvent-based materials, in accordance with requirements of local authorities having jurisdiction. E. Field Conditions: Maintain environmental conditions (temperature, humidity, and ventilation) within limits recommended by manufacturer for optimum results. Do not install products under environmental conditions outside manufacturer's absolute limits. Do not apply lime plaster when substrate or ambient air temperatures are below 45 degree F or above 86 degree F. Maintain these conditions (24) hours before, during and (72) hours after installation of lime plaster. Provide protection of surrounding areas and adjacent surfaces from application of materials. Prevent excess interior humidity (including that caused by the use of temporary interior propane heaters) during and after construction. F. Project Coordination: 1. For exterior applications: Protect substrate from climatic conditions to prevent weather damage until the installation of the waterproofing/air barrier. Provide protection of the waterproofing/air barrier installation with stucco no later than (60) days after installation. Commence the stucco installation after completion of all floor, roof construction and other construction that imposes dead loads on the walls to prevent excessive deflection (and potential cracking) of the stucco. Coordinate installation of foundation waterproofing, roofing membrane, windows, doors and other wall penetrations to provide a continuous air barrier. Provide protection of rough openings before installing windows, doors, and other penetrations through the wall and provide sill flashing. Coordinate installation of waterproofing/air barrier components with window and door installation to provide weather proofing of the structure and to prevent moisture infiltration and excess air infiltration. Install window and door head flashing immediately after windows and doors are installed. Install diverter flashings wherever water can enter the wall assembly to direct water to the exterior. Install copings and sealant immediately after installation of the stucco and when finish coatings are dry. Attach penetrations through stucco to structural support and provide air tight and water tight seals at penetrations. 2. For interior applications: Sequence interior work such as drywall installation prior to stucco installation to prevent stud distortion (and potential cracking) of the stucco. II. SUBMITTALS: A. Product Data: Submit manufacturer's data sheets on each product to be used, including preparation instructions and recommendations, storage and handling requirements and recommendations, and installation methods. B. Evidence of applicator's experience including project identification with names of Owner and Architect. C. Certification of compliance of materials with product specifications. B. Verification Samples: For each finish product specified, provide two samples, minimum size 6 inches square, representing actual product, color, and patterns. C. Quality Sample: Apply EcoStucco® over primed substrate sample. Prepare sample to show substrate, primer, base coat, finish coat, and sealer if scheduled in accordance with design requirements. Submit full size mock over substrate. Approved sample shall be available at the job site with final sign off by the Architect and/or the Owner III. PRODUCTS: A. Manufacturer: EcoStucco®, 3060 Kerner Blvd. Suite S; San Rafael, CA 94901; Toll Free Tel: 877.326.6872; Tel: 415.455.9896; Email: info@ecostucco.com; Web: www.ecostucco.com B. Mechanical fasteners: Non-corroding fasteners, as recommended by manufacturer for type of framing: 1. Wood framing: Minimum 11 gauge, 7/16 inch diameter head galvanized roofing nails with minimum 3/4 inch penetration into studs or minimum #8 Type S wafer head fully threaded corrosion resistant screws with minimum 3/4 inch penetration into studs. 2. Steel framing: Minimum #8 Type S or S-12 wafer head fully threaded corrosion resistant screws with minimum 3/8 inch penetration into studs. C. Accessories, including weep screed, casing bead, corner bead, corner lath, expansion, and control joint accessories, as required. D. Primer Materials: Water-based PVA (polyvinyl acetate) primer or other primer recommended by lime based plastering system manufacturer for applications present. E. Clean and potable water and clean, well graded sand. F. Base Coat: EcoStucco® UNILIME capable of achieving a nominal 1/8 inch thickness in one pass. G. Mesh Reinforcement for Exterior Application Only: 1. EcoStucco® GMESH: Nominal 260 g./sq. m., symmestrical, interlaced open-weave glass fiber fabric made with alkaline resistant coating for compatibility with EcoStucco® materials. H. Finish Coat: EcoStucco® UNILIME Ready-Mix Lime Plaster. I. Color and finish shall be as indicated on the Finish Schedule. J. Penetrating Sealer: EcoStucco® Impregnating Sealer. IV. EXECUTION: A. Examination 1. Interior application: Verify the suitability of existing conditions before starting work. Do not begin work of this Section until unsatisfactory conditions have been corrected. Secure grounds, screeds, corner beads, casing beads, plaster stops, and accessories 2. Exterior application: a. Inspect surfaces for contamination, surface absorption and chalkiness, cracks, damage and deterioriation, and moisture damage. b. Inspect sheathing application for compliance with applicable requirement: Exterior Gypsum Sheathing shall comply with GA-253. Glass Mat Faced Gypsum Sheathing shall comply with manufacturer's instructions. Exterior Grade and Exposure 1 wood based sheathing shall comply with APA Engineered Wood Association E 30. 3. Report deviations from the requirements of project specifications or other conditions that might adversely affect the stucco installation to the Architect B. Preparation 1. Sheathing: Verify installation of sheathing in compliance with applicable requirement. Protect the substrate with a moisture barrier as required by the applicable code and install lath and accessories. 2. Interior Surfaces: Comply with manufacturer's written instructions for substrate preparation. a. Remove hardware, electrical switch and outlet plates, lighting fixtures and other items already in place. After completion of work, reinstall items using workers skilled in the trades involved. b. Protect adjacent surfaces and items that are not to receive plaster finish, but which cannot be removed, from finish work. Use masking materials that will not damage protected items and surfaces. Leave tape 1/16 inch from the edge of plaster surface for easy, clean removal. c. Lightly sand any high gloss or glossy sealed surface with 150 grit sand paper. d. Clean substrates of substances that could impair bonding including mold, mildew, oil, grease, salts, contamination and dirt using a Tri-Sodium Phosphate or equal paint preparation cleaner. Allow surface to fully dry before plaster application. e. For older substrates knock down high points with putty knife, scraper, or drywall sanding screen. Clean and fill any mortar joints and depressions with UNILIME, leveling with the substrate. High gloss surface shall be sanded and lead paint removed in accordance with OSHA regulations. f. For gypsum board substrates, apply coats of joint compound over joints and fasteners to achieve a minimum of a Level 3 finish or better. Touch up and sand as needed prior to applying primer. g. Brush primer along the edges and inside corners; roll on over the wall plane. Provide a primer application that will ensure a proper suction and bonding of the plaster. Let primer dry overnight prior to base coat application. h. Prepare all materials in accordance with manufacturer's recommendations C. Installation 1. Install over frame construction with sheathing per manufacturer's printed instructions, including but not limited to weep screed, weather protection, casing bead and expansion joint, and lath for exterior applications. 2. Base Coat: UNILIME - Nominal thickness 1/8 inch. Apply with a stainless steel trowel in a single coat. Let surface moisture evaporate and lightly trowel float, knocking down high spots and other irregularities. 3. Finish Coat: a. Wash: Brush application over either suitable base coat or other porous, mineral finish - nominal thickness is achieved in 2 coats "wet-in-wet". b. Plaster: Trowel apply an initial coat over entire surface. Leave surface smooth, yet "open" and matte in appearance. The surface shall be dry to the touch and set enough that a finger pressed into the surface no longer leaves an impression. Hand trowel finish coat in continuous application over entire plane. Trowel to desired texture matching control sample. 4. Sealer a. EcoStucco® Impregnating Sealer Application: Allow finish to cure for at least 2 days prior to application. Ensure surface is clean and dust-free. Apply only when surface temperature is between 45-deg. F and 85 deg.-F. Protect adjacent area not intended for treatment. Apply sealer evenly and liberally using a sprayer and a brush. Allow sealer to saturate the finish over entire area by spreading the excess with a brush. Let sealer dry for 24 hours. For optimal results, the area should be kept dry and free of staining material for 72 hours. 5. Inspection: During application, clean adjacent surfaces and completed finishes of foreign materials resulting from the Work. Inspect completed installation with Architect to verify that finishes meet the visual standard established by the control sample, including the accuracy and consistency of color, physical texture, visual texture, and surface sheen. In addition, verify that the expected standards of craftsmanship have been maintained throughout the project. Verify the absence of cold joints, scaffold lines, or other surface effects that interrupt the overall visual balance. Clean, tightly troweled surfaces at all corners consistent with the level of quality found in the field portions of the plane. Crisp and clean transitions where plaster meets dissimilar materials. Plaster again areas that do not meet the standards described above and repair other surfaces that may have been stained, marred, or otherwise damaged. D. Cleaning and Protection: Provide protection of installed materials from water infiltration into or behind them. Provide protection of installed stucco from dust, dirt, precipitation, and freezing. Point up around trim and other locations where plaster abuts dissimilar materials. Remove temporary coverings used to protect adjacent surfaces. Clean and repair adjacent surfaces and items soiled or damaged during work in this Section. DIVISION 10: SPECIALTIES 10A. SIGNAGE AND GRAPHICS: See Drawings and Responsibility Schedule. 10B. FIRE EXTINGUISHERS I. GENERAL REQUIREMENTS: A. See Fire Protection Drawings when provided. B. UL – Listed Products: Fire extinguishers UL – Listed and bear UL “Listing Mark” for type, rating, and classification of extinguisher. C. Provide quantity as required by the Code and the Fire Marshall. Provide fire extinguishers and mounting brackets from one source and from a single manufacturer. 1. Provide Fire Extinguisher cabinets with integral fire extinguishers where indicated on Drawings or as required by local authorities. 2. Provide "free-standing" fire extinguishers as required by code where indicated on Drawings or as required by local authorities. II. SUBMITTALS: A. Submit cut sheets for the specified extinguisher cabinets and fire extinguishers. B PREPARED BY: OWNER: PROJECT: CONSULTANT: A PRELIMINARY T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E WP O R T BE A C H , CA 9 2 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 B USE PERMIT C USE PERMIT PCC 1 SPECIFICATIONS SHEET NUMBER: SPECIFICATIONS REVISIONS SHEET NAME: OWNER: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. ASP.4 A III. MATERIALS: A. Recessed Fire Extinguisher Cabinet with Fire Extinguisher: 1. Larsen's Manufacturing Company or Equal: Product No. 2409-R1, steel cabinet with white baked enamel finish with solid door and black vertical lettering. Trim projection shall be 5/16” flat trim, fully recessed. Provide 5lb fire extinguisher, Larsen No. MP5, UL Rating 2A-10B:C. 2. Provide alternate specifications for cabinet and extinguisher for jurisdictions requiring larger capacity fire extinguishers. B. Surface Mounted Fire Extinguisher Cabinet with Fire Extinguisher: 1. Larsen's Manufacturing Company or Equal: Product No. 2409-sm, all other specifications as for recessed cabinet and extinguisher above, Larsen No. 2409-R1. IV. INSTALLATION: A. "Free-standing" fire extinguisher(s) shall be located as required by code and for safety. B. Fire extinguisher cabinets shall be installed per the Drawings and or bolted to the partition as required by code and for safety. DIVISION 11: EQUIPMENT 11A. AUDIO/VIDEO EQUIPMENT: Supplied and installed per Responsibility Schedule. All framing etc. above ceiling and in partitions supplied by the contractor. See Responsibility Schedule. DIVISION 12: FURNISHINGS - See Responsibility Schedule and Drawings for additional information. 12A. TOILET ROOM ACCESSORIES: Provide Toilet Room Accessories as specified on the Drawings. Provide complete submittals of all accessories. DIVISION 13: SPECIAL CONSTRUCTION - NA DIVISION 14: CONVEYING SYSTEMS - NA DIVISION 15: MECHANICAL & PLUMBING - SEE ENGINEER'S DRAWINGS. DIVISION 16: ELECTRICAL - SEE ENGINEER'S DRAWINGS. B PREPARED BY: OWNER: PROJECT: CONSULTANT: A PRELIMINARY T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E WP O R T BE A C H , CA 9 2 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 B USE PERMIT C USE PERMIT PCC 1 LOADINGZONE LOADINGZONE NO PARKING CHEVRON NO PARKING LOADINGZONE VAN NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G PROJECT ENTRANCE EXISTING PUBLIC R.O.W. (E) PARKING (E) PARKING (E) PARKING (E) PARKING (E) PARKING (E) PARKING - (E) PARKING (E) ACCESSIBLE PARKING, TYP. (E) ACCESSIBLE SIGNAGE @ ENTRY (E) ACCESSIBLE PARKING, TYP. (E) ACCESSIBLE PARKING, TYP. (E) ACCESS. PATH OF TRAVEL - (E) RESTAURANT AND RETAIL (E) RESTAURANT AND RETAIL (E) RETAIL (E) ADJACENT SUITES (E) ADJACENT SUITES (E) ACCESSIBLE SIGNAGE @ ENTRY 3 A1.0 - AREA OF APPLICATION (E) COMMON PATIO SEATING 3 A1.0 5 A1.0 5 A1.0 2 A1.0 6 A1.0 CURB 4 9'-0" ACCESSIBLE 5'-0" 4'-6"4'-6" 18 ' - 0 " ( M I N ) 8" M A X . 2'- 0 " 4'- 3 " M I N . NO PARKING REFLECTORIZED SIGN PANEL MIN. OF 16 GA. GALV. STL. W/ PORCELAIN ENAMEL FIN. WHITE LETTERING ON BLUE FIELD BEADED REFLECTORIZED TEXTURE. COLOR #15090 FED. STANDARD 595B. INTERNATIONAL SYMBOL ACCESSIBILITY SIGN W/ LETTERING NO LESS THAN 1" HIGH. BOLTED TO GLAV. 2" SQ. STEEL POST CONTRACTOR SHALL CONTACT THE APPROPRIATE AUTHORITY HAVING JURISDICTION, OBTAIN REQUIRED INFORMATION, AND SHALL HAVE THE BLANK SPACES FILLED-IN AS A PERMANENT PART OF THE SIGN 2" SQ. GALV. POST SET IN MIN. 18" DEEP CONC. 24" FOOTING NOTE: - PARKING STALL ADDITIONAL SIGNAGE SHALL COMPLY WITH CBC §11B-502.8 - THIS SIGN SHALL BE PLACED: 1) IN A CONSPICUOUS PLACE AT EACH ENTRANCE TO AN OFF-STREET PARKING FACILITY OR 2) IMMEDIATELY ADJACENT TO ON-SITE ACCESSIBLE PARKING AND VISIBLE FROM EACH PARKING SPACE. 17" MINIMUM 22 " M I N I M U M 80 " M I N . F R E E S T A N D I N G 60 " M I N . F O R W A L L M O U N T E D 5" DIA. NOTE: - PARKING STALLS MARKING SHALL COMPLY WITH CBC §11B-502.6.4.1 - PAINT SYMBOL AND PERIMETER STRIPE WITH (2) COATS OF TRAFFIC WHITE - PAINT SYMBOL BACKGROUND WITH (2) COATS OF TRAFFIC BLUE (COLOR #15090 IN FED. STD. 595B) 11/2" R 1 0 "41/2" 45/8" 3 0 " 5" 11/2" 3" 31/2" 5" 93.00° 3'-0" MIN. 3'- 0 " M I N . 3" 3" 68.00° 3" 3"3" 3" TRUNCATED DOME PLAN VIEWTRUNCATED DOME SPACINGTRUNCATED DOME SECTION - DETECTABLE WARNINGS SHALL COMPLY CBC §11B-247 & 11B-705 - REFER TO TITLE 24 ADA REQUIREMENTS NOTES SHEET 1 FOR ADDITIONAL INFORMATION - DETECTABLE WARNINGS AT CURB RAMPS SHALL SHALL BE LOCATED SO THAT THE NEAREST EDGE OF THE CURB IS 6" MIN. AND 8" MAXIMUM FROM THE LINE AT THE FACE OF THE CURB MARKING THE TRANSITION BETWEEN THE CURB AND THE GUTTER, STREET, OR HIGHWAY. (EXCEPT AT PARALLEL CURB RAMPS) - COLOR: DETECTABLE WARNING SURFACES SHALL BE YELLOW PER FS 33538, FEDERAL STANDARD 595C. EXCEPT THAT DETECTABLE SURFACES AT CURB RAMPS, ISLANDS, AND CUT-THROUGH MEDIANS DO NOT NEED TO COMPLY. - DETECTABLE WARNING SURFACE SHALL CONTRAST WITH THE ADJACENT WALKING SURFACE MI N . 3 ' - 0 " T Y P . SE E P L A N S F O R D E P T H 2. 3 " - 2 . 4 " 2.3"-2.4" 0. 1 8 " - 0 . 2 2 " WIDTH AS OCCURS - SEE PLANS 0.45"-0.47" 0.9"-0.92" 0. 6 5 " MI N . NOTES: TOP OF EDGE OF CURB AT ACCESSIBLE RAMP FLUSH WITH THE DRIVEWAY PAVING 36 " ( T Y P ) A1.0 SIDE SLOPE 1:10 MAX. CONCRETE SIDEWALK BROOM FINISH CONCRETE CURB RA M P S L O P E 1:1 2 M A X . 4 AN AN ACCESSIBLE STALL, PROVIDE 4" WIDE STRIPING WITH TRAFFIC BLUE, TYP. 9'-0" ACCESSIBLE 5'-0" 4'-6"4'-6" 18 ' - 0 " ( M I N ) 6'- 0 " ( T Y P ) 8" M A X . 48 " M I N . 2' - 0 " 4'- 3 " M I N . NO PARKING TOP OF EDGE OF CURB AT ACCESSIBLE RAMP FLUSH WITH THE DRIVEWAY PAVING 36 " ( T Y P ) A1.0 4'-6"4'-6" 9'-0" ACCESSIBLE SHEET NUMBER: REVISIONS SITE PLAN SHEET NAME: PREPARED BY: OWNER: PROJECT: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 CONSULTANT: DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. A PRELIMINARY N 01 SITE PLAN SCALE: 1 64" = 1'-0" ACCESSIBLE PATH OF TRAVEL SITE PLAN LEGEND SITE PLAN NOTES 1.SCREEN ALL MECHANICAL EQUIPMENT PER CITY OF NEWPORT BEACH AND LANDLORD REQUIREMENTS. SITE PLAN SCOPE OF WORK NO SITE WORK. AREA MAP A1.0 T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E W P O R T B E A C H , C A 9 2 6 6 0 IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 P I L A T E S + O C EXISTING PARKING STANDARD STALL PROVIDED:268 STALLS ACCESSIBLE PARKING REQ:7 STALLS ACCESSIBLE PARKING PROVIDED:8 STALLS LOADING PROVIDED:5 STALLS B USE PERMIT 02 ACCESSIBLE PARKING SCALE: NTS 03 SITE ACCESSIBLE SIGNAGE SCALE: NTS 04 ACCESSIBLE PARKING SYMBOL SCALE: NTS 05 DETECTABLE WARNING SCALE: NTS SITE PLAN FOR REFERENCE ONLY. NO SITE WORK. 06 ACCESSIBLE PARKING SCALE: NTS C USE PERMIT PCC 1 40'-0" 1 1 2 2 3 3 A BB A (E) RTU-1 (E) RTU-2 SHEET NUMBER: REVISIONS ROOF PLAN SHEET NAME: PREPARED BY: OWNER: PROJECT: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 CONSULTANT: DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. 01 ROOF PLAN SCALE: 3 16" = 1'-0" ROOF PLAN KEYNOTES 1 (E) ROOF MOUNTED HVAC PACKAGE UNITS TO REMAIN. SEE MECHANICAL DRAWINGS. A PRELIMINARY A1.1 N AREA OF APPLICATION BELOW AREA OF APPLICATION BELOW 1 T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E W P O R T B E A C H , C A 9 2 66 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 (E) FLAT ROOF (E) FLAT ROOF (E) FLAT ROOF B USE PERMIT 1 C USE PERMIT PCC 1 59 ' - 0 " 60 ' - 0 " 40'-0" 60 ' - 0 " 8'-3"3'-0"8'-3"7'-6" 17'-0"14'-01 2" 16 ' - 8 " 6' - 0 " 12 ' - 0 " 1 1 2 2 3 3 AA BB 1:1 2 S L O P E M A X . DESK 36" X 72" RE T A I L PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" CU B B Y W A L L 13 ' - 1 1 " CYRO 4'-0"7'-3" 5 A3.1 B C D 3 A3.1 4 A3.1 1 A3.1 2 A3.1 CHECK-IN / RETAIL 100 PRIVATE INSTRUCTION 105 STORAGE 104 CHANGING ROOM 108 PILATES INSTRUCTION 101 FLEX USE ROOM 107 251 SF 269 SF 354 SF 1,199 SF HALLWAY 103 80 SF 82 SF WASHER/ DRYER CUBBY STORAGE 106 74 SF 43 SF WTR HTR 16 ' - 8 12" 20 ' - 3 " 9' - 1 1 " 11 ' - 5 " 3'-01 2"4'-2"1'-3" 7' - 5 " A 6' - 0 " 3' - 8 " 6 A3.1 4'-512" RESTROOM 102 64 SF 6' - 0 " 5 & 9 A6.0 100.0 102.0 104.0 101.0 105.0 101.1 105.1 5 A6.1 5 & 9 A6.0 5 A6.1 6 A6.1 FULL HT. NON-STRUCTURAL HEADER @ 8'-0" FULL HT. NON-STRUCTURAL HEADER @ 8'-0" FULL HT. NON-STRUCTURAL HEADER @ 8'-0" FULL HT. NON-STRUCTURAL HEADER @ 8'-0" M A X I M U M D I A G O N A L D I S T A N C E = 7 1 ' - E X I T S E P A R A T I O N D I S T A N C E = 6 5 ' E X I T S E P A R A T I O N 1 3 O F 7 1 ' = 2 4 ' M I N S P A C I N G 1 A6.1 SHEET NUMBER: REVISIONS FLOOR/ CONSTRUCTION PLAN SHEET NAME: PREPARED BY: OWNER: PROJECT: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 CONSULTANT: DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. N 01 FLOOR PLAN SCALE: 1 4" = 1'-0"A1.3 A PRELIMINARY 1 (N) COLD THERAPY CHAMBER. SEE ELECTRICAL DRAWINGS FOR REQUIREMENTS. EXISTING BUILDING SHELL TO REMAIN. NEW INSULATION AND GYP. BD. BY TENANT. INSULATION TO BE R-13 PER TITLE 24 PRESCRIPTIVE. EXISTING 1-HR DEMISING WALL TO REMAIN. CONTRACTOR TO VERIFY FIRE RATED ASSEMBLY. A.PROVIDE BACKING IN WALLS FOR WALL HUNG FIXTURES AND CABINETS AS REQUIRED. B.CONTRACTOR TO SUBMIT SUBMITTALS OF ALL (FINISHES, PLUMBING FIXTURES, ELECTRICAL COMPONENTS, DOOR HARDWARE AND LIGHT FIXTURES) TO ARCHITECT FOR WRITTEN APPROVAL PRIOR TO ORDERING MATERIAL. IF SUBMITTALS ARE NOT SUBMITTED AND APPROVED IN WRITING THE CONTRACTOR WILL BE RESPONSIBLE FOR ALL COSTS ASSOCIATED WITH REPLACEMENT. C.F.E.C. FIRE EXTINGUISHER TO MATCH BUILDING STANDARD. D.MAXIMUM DOOR OPERATION PRESSURE FOR INTERIOR DOORS SHALL BE 5LBS. E.DOOR HARDWARE SHALL BE PUSH-PULL OR OTHER TYPE WITH DOES NOT REQUIRE GRASPING AND TURNING. F.ALL DOORS SHALL HAVE WALL OR FLOOR STOPS TO PREVENT DAMAGE TO DOOR, HARDWARE OR ADJACENT WALL SURFACES. G.CONTRACTOR TO VERIFY ALL KEY REQUIREMENTS WITH LANDLORD/OWNER AND SHALL COORDINATE BUILDING STANDARD CYLINDERS AND KEYWAYS AS REQUIRED. H.ALL PARTITIONS ARE DIMENSIONED FINISH TO FINISH. I.CONTRACTOR/TENANT MUST COMPLY WITH (2019 CBC 1011.5, AND 1011.6) FOR EXIT SIGN GRAPHICS, ILLUMINATION, AND POWER SOURCE. J.CONTRACTOR TO PROVIDE EXIT SIGNS READILY VISIBLE TO CLEARLY INDICATE THE DIRECTION OF EGRESS TRAVEL. EXIT SIGNS SHALL BE PROPERLY ILLUMINATED. (2019 CBC 1011.5, 1011.6) K.WALL AND CEILING MATERIALS SHALL NOT EXCEED FLAME SPREAD CLASSIFICATIONS IN 2019 CBC SECTION 803.1.1 AND TABLE 803.11. FLOOR PLAN NOTES FLOOR PLAN KEYNOTES FLOOR PLAN LEGEND OCCUPANT LOAD CALCULATION ROOM #FUNCTION OF SPACE TYPE LOAD FACTOR FLOOR AREA OCCUPANCY LOAD 100 MERCANTILE M 60 354 354 / 60 = 5.9 101 EXERCISE A-3 50 1,199 1,199 / 50 = 23.98 102 RESTROOM A-3 50 64 64 / 50 = 1.28 103 EXERCISE A-3 50 80 80 / 50 = 1.6 104 EXERCISE A-3 50 82 82 / 50 = 1.64 105 EXERCISE A-3 50 251 251 / 50 = 5.02 106 EXERCISE A-3 50 74 74 / 50 = 1.48 107 EXERCISE A-3 50 269 269 / 50 = 5.38 108 EXERCISE A-3 50 43 43 / 50 = 0.86 TOTAL = 47.14 = 48 EXIT ANALYSIS NO. OF OCCUPANTS PER OCC. LOAD CALCULATION COMMON PATH OF EGRESS TRAVEL DISTANCE NUMBER OF EXITS REQUIRED PER CBC TABLE 1006.2.1 NUMBER OF EXITS PROVIDED 48 75' MAX.2 2 (E) FULL HEIGHT SHEAR WALL TO REMAIN (N) PARTIAL HEIGHT PARTITION WALLS. SEE 3/A6.0 & 1/A6.2 T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E W P O R T B E A C H , C A 9 2 660 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 RESTROOM CALCULATIONS AND NOTES OCCUPANT LOAD FACTOR (2019 CPC) FOR EXERCISE (FITNESS): 50 OCCUPANT LOAD: 2,400sf/50 = 48 occupants. 24 men, 24 Women NOTE: SINGLE USER RESTROOM IS ALLOWED FOR OCCUPANT LOADS UNDER 50 IN 'B' OCCUPANCY. (2022 CPC 422.2, EXCEPTION 3) B USE PERMIT 1 REQUIRED EXIT WIDTH NUMBER OF OCCUPANTS REQ. DOOR WIDTH OCC. X 0.20 DOOR WIDTH PROVIDED 1ST FLOOR EXIT 48 OCC.9.60"32.00" (E) EXTERIOR WINDOW SCHEDULE WINDOW NUMBER TYPE DIMENSIONS DESC.MFG.FIN.GLASS THICKNESS U-FACTOR (MAX) SHGC (MAX)COMMENTS WIDTH HT FIXED --ALUM.MATCH EXISTING --0.56 0.31 - FIXED --ALUM.MATCH EXISTING --0.56 0.31 - 001 EGRESS PATH OF TRAVEL (DISTANCE = 94'-7") 2 EXTEND (E) CONCRETE RAMP WIDTH BY 1'-0" FOR A TOTAL WIDTH OF 5'-0". PROVIDE DOWELING INTO EXISTING CONCRETE RAMP. 2 3 TACTILE EXIT SIGNAGE. SEE 11/A6.0. 3 4 PERIMETER LED LIGHT COVE. LIGHT COVE TO BE INSTALLED AT TOP, BOTTOM, AND SIDES OF WALL. SEE 5/A6.1. 4 5 CHECK-IN DESK. ACCESSIBLE SERVICE COUNTER TO BE 34" AFF. AND FOLLOW DIMENSIONAL REQUIREMENTS PER CBC 11B-904.4.1 FOR PARALLEL APPROACH 5 6 6 DISPLAY MILLWORK. SEE 2/A3.1. PORTION OF MILLWORK TO FOLLOW ACCESSIBLE REACH REQUIREMENTS PER 3/A6.1 7 ACCESSIBLE RESTROOM. SEE 15/A6.0 FOR MINIMUM DIMENSIONAL REQUIREMENTS. 7 8 8 CUSTOMER STORAGE MILLWORK (CUBBIES). SEE 3/A3.1. PORTION OF MILLWORK TO FOLLOW ACCESSIBLE REACH REQUIREMENTS PER 3/A6.1 9 CUSTOMER STORAGE MILLWORK (CUBBIES). SEE 3/A3.1. PORTION OF MILLWORK TO FOLLOW ACCESSIBLE REACH REQUIREMENTS PER 3/A6.1 10 WOOD PEGS FOR CLIENTS. SEE 4/A3.1. PORTION OF PEGS TO FOLLOW ACCESSIBLE REACH REQUIREMENTS PER 3/A6.1 11 PILATES REFORMER MACHINE, TYP. NO ELECTRICAL REQUIREMENTS. 11 12 CERAMIC TILE FLOORING, SEE A5.0 FINISH SCHEDULE. 14 13 12 13 VINYL PLANK FLOORING, SEE A5.0 FINISH SCHEDULE. 13 13 13 14 CUSTOM STORAGE MILLWORK. 12 002 (N) FULL HEIGHT PARTITION WALLS. SEE 3/A6.0 15 DRAPERY PARTITIONED CHANGING ROOM. SEE INTERIOR DESIGNER FOR METHOD OF ATTACHMENT. 15 3 C USE PERMIT PCC 1 59 ' - 0 " 60 ' - 0 " 40'-0" 60 ' - 0 " 8'-3"3'-0"8'-3"7'-6" 17'-0"14'-01 2" 16 ' - 8 " 6' - 0 " 12 ' - 0 " 1 1 2 2 3 3 AA BB 13 ' - 1 1 " 4'-0"7'-3" CHECK-IN / RETAIL 100 PRIVATE INSTRUCTION 105 STORAGE 104 CHANGING ROOM 108 PILATES INSTRUCTION 101 03 03 03 03 0303 01 01 01 01 01 01 01 01 01 01 01 01 01 01 01 01 01 01 01 01 FLEX USE ROOM 107 251 SF +11'-10" 269 SF +11'-10" 354 SF +11'-10" 1,199 SF +14'-10" HALLWAY 103 80 SF +11'-10" 82 SF +11'-10" WASHER/ DRYER CUBBY STORAGE 106 74 SF 43 SF WTR HTR (N) LF5 (N) LF5 (N) LF5 (N) LF5 (N) LF5 02 02 02 0202 02 02 02 04 04 04 04 04 04 02 02 02 03 03 0303 0303 03 03 03 0303 16 ' - 8 12" 20 ' - 3 " 9' - 1 1 " 11 ' - 5 " 3'-01 2"4'-2"1'-3" 7' - 5 " 6' - 0 " 3' - 8 " 4'-51 2" RESTROOM 102 64 SF +11'-10" 6' - 0 " FULL HT. NON-STRUCTURAL HEADER @ 8'-0" FULL HT. NON-STRUCTURAL HEADER @ 8'-0" FULL HT. NON-STRUCTURAL HEADER @ 8'-0" FULL HT. NON-STRUCTURAL HEADER @ 8'-0" 01 SHEET NUMBER: REFLECTED CEILING PLAN REVISIONS SHEET NAME: PREPARED BY: OWNER: PROJECT: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 CONSULTANT: DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. REFLECTED CEILING PLAN (STRUCTURAL) SCALE: 1 4" = 1'-0" J WIFI JUNCTION BOX ABOVE CEILING CEILING MOUNTED WIRELESS ACCESS POINT CEILING MOUNTED FIRE ALARM HORN AND STROBE LIGHT RECESSED EMERGENCY LIGHT TRACK MOUNTED ADJUSTABLE SPOTLIGHT, 3000K, FINISH: BLACK. SEE ELECTRICAL DRAWINGS. 01 CEILING PLAN LEGEND CEILING PLAN KEYNOTES CEILING PLAN NOTES A2.0 A PRELIMINARY GENERAL 1.SEE SPECIFICATIONS FOR ADDITIONAL NOTES AND REQUIREMENTS. 2.SEE RESPONSIBILITY MATRIX FOR SCOPE DIVISIONS. 3.AT NO TIME SHALL THE STOREFRONT OR OTHER CONSTRUCTION BE SUSPENDED FROM THE UNDERSIDE OF THE FLOOR OR ROOF CONSTRUCTION ABOVE. AT ALL TIMES ITEMS ARE TO BE SUSPENDED FROM THE BUILDING STRUCTURE OR SUPPORTED ON THE FLOOR. 4.SEE MEP DRAWINGS FOR ADDITIONAL NOTES, SPECIFICATIONS AND REQUIREMENTS FOR ALL MECHANICAL, ELECTRICAL, PLUMBING, SPRINKLER AND FIRE ALARM WORK. 5.G.C. IS RESPONSIBLE FOR SUBMITTING A COORDINATED SHOP DRAWING INDICATING ELECTRICAL, MECHANICAL, SPRINKLER AND PLUMBING WORK ABOVE PROPOSED CEILING. THE G.C. SHALL VERIFY ALL EXISTING FIELD CONDITIONS AND COORDINATE ROUTING AND PLACEMENT OF EQUIPMENT WITH ALL TRADES PRIOR TO THIS SUBMISSION. 6.HEIGHTS INDICATED ARE FROM FINISHED FLOOR TO FINISHED CEILING. NOTIFY ARCHITECT OR OWNER TO REVIEW ANY DISCREPANCIES BETWEEN PROPOSED CEILING HEIGHT AND EXISTING CONDITIONS AFTER DEMOLITION WORK IS COMPLETED. 7 IN ADDITION TO CEILING ACCESS PANELS INDICATED IN PLAN, ALLOW FOR (3) EXTRA 24"X24" ACCESS PANELS IN THE CONTRACT PRICE. 8.ALL CEILING GRILLES, ACCESS PANELS AND SPRINKLER HEADS ARE SHOWN ON PLAN FOR LOCATIONS ONLY. IF THERE IS A DISCREPANCY BETWEEN ARCHITECTURAL AND ENGINEERING DRAWINGS, G.C. SHALL CONTACT ARCHITECT FOR INSTRUCTIONS PRIOR TO ANY WORK AND SHALL INCLUDE IN THE CONTRACT PRICE THE MORE EXTENSIVE WORK SHOWN. 9.UNLESS EXPRESSLY REQUIRED BY LOCAL CODE, NO LIGHT FIXTURES ON THE SALES FLOOR ARE TO BE INSTALLED WITH A REMOTE TEST BUTTON. ALL LIGHTS SHALL HAVE INTEGRAL TEST BUTTONS. IF LIGHTS ARE INSTALLED WITH REMOTE TEST BUTTONS, G.C. SHALL REPLACE AT THEIR OWN EXPENSE. 10.SPRAY PAINT ALL DIFFUSERS, GRILLES & EMERGENCY LIGHTS TO MATCH CEILING. SPRINKLER NOTES 1.SPRINKLER COVERAGE SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR, MORE SPRINKLER HEADS MAY BE REQUIRED THAN SHOWN. SEE MEP SPRINKLER DRAWING FOR SPRINKLER HEAD LAYOUT. 2.HEADS SHOWN FOR LOCATIONS RELATIVE TO LIGHT FIXTURES, WALLS AND OTHER CEILING FEATURES ONLY. ALL SPRINKLER HEADS ON THE SALES FLOOR SHALL BE INSTALLED SO CENTERED ON LIGHT FIXTURES/GRILLES, ETC. AND EQUALLY SPACED BETWEEN LIGHT FIXTURES/GRILLES ETC. 3.G.C. SHALL PROVIDE SPRINKLER AND FIRE ALARM SHOP DRAWINGS BASED ON THE ARCHITECTURAL REFLECTED CEILING PLAN. SHOP DRAWINGS SHALL BE SUBMITTED, IN A TIMELY FASHION, FOR REVIEW PRIOR TO INSTALLATION. SHOULD INSTALLATION OCCUR PRIOR TO REVIEW AND APPROVAL, THE G.C. SHALL, AT THE OWNER'S OR ARCHITECT'S DISCRETION, BE REQUIRED TO RELOCATE HEADS AND DEVICES PER APPROVED SHOP DRAWINGS. THE RELOCATION SHALL BE AT THE G.C.'S EXPENSE. SEE ENGINEER'S DRAWINGS FOR SPECIFICATIONS, DETAILS, ETC. T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E W PO RT B E AC H, C A 92 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 N A B (E)OPEN CEILING STRUCTURE. INSULATE PER TITLE-24 PRESCRIPTIVE (N)GYP. BD. CEILING. SEE DETAIL 8/A6.1 A A B B B B B 02 NEW EXIT SIGN. BATTERY BACKED PER LANDLORD SPECIFICATION. +X'-X"CEILING HEIGHT CEILING MOUNTED EXHAUST FAN. VENT TO OUTSIDE. SEE MECHANICAL DRAWINGS. RECESSED SPOTLIGHT. 896 LUMEN, 3000K 03 RECESSED ADJUSTABLE GANGED SPOTLIGHT, 3000K B B USE PERMIT C USE PERMIT PCC 1 P I L A T E S + O C SHEET NUMBER: EXTERIOR ELEVATIONS REVISIONS SHEET NAME: PREPARED BY: OWNER: PROJECT: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 CONSULTANT: DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. 01 0'-0" T.O. F.F. ELEVATION SCALE: 1 4" = 1'-0" 1 EXT. ELEVATION KEYNOTES A PRELIMINARY A3.0 7'-0" T.O. DOORS NEW SIGNAGE UNDER SEPARATE APPLICATION AND PERMIT. 1 EXT. ELEVATION SCOPE OF WORK NEW SIGNAGE UNDER SEPARATE APPLICATION AND PERMIT. ALL ELSE TO REMAIN AS EXISTING. T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E W PO RT B E AC H, C A 92 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 B USE PERMIT C USE PERMIT PCC 1 60" 1733 4" 24"27"72"51" 11 ' - 1 0 " 96 " 6" 96 " 19'-534" P I L A T E S + O C 32 OPEN 11 ' - 1 0 " 24" BEV HANGING ROD HANGING ROD 15'-0"1'-0"1'-0" 71 " 48"84"48" 1. CUBBY WALL 3" 8" 8" 2" 21 " 2512"12" 12'-11" 2512"2512"12"2512" 28 12" 24 " 434" 24 " 5" 18"1812"18"2834"1812"18"3434" 2512"2512" 24 " WOOD PEG HOOKS 48 " 12 " 12 " 64 " 2512"6"6"2512"6"6"6"6"6"6"6"6"6"6"6"6"6"6"6"6" 33 " 11"47"11" 27 " 54 " 72 " EQ EQ EQEQ 20" x 36" MIRROR 10" TOE PLATE 34 " 90 " 90 " SHEET NUMBER: INTERIOR ELEVATIONS REVISIONS SHEET NAME: PREPARED BY: OWNER: PROJECT: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 CONSULTANT: DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. 01 0'-0" T.O. F.F. ELEVATION SCALE: 3 8" = 1'-0" 11'-11" T.O. WALL MATERIAL KEY CODE DESCRIPTION WOOD BOARD AND BATTEN OVER GYP. BD. MILLWORK COUNTER TOP GYP. BD. FINISH KEY CODE DESCRIPTION CLEAR WOOD SEALER WHITE PAINT, TBD WHITE SOLID SURFACE TBD TILE, MFG: BEDROSIAN, STYLE: CLOE 5"x5", COLOR: BABY BLUE TILE, MFG: BEDROSIAN, STYLE: CLOE 2 1 2"x8", COLOR: WHITE 1 2 3 A B C 4 1 ELEVATION KEYNOTES A PRELIMINARY A3.1 CONCRETE RAMP. 1 1 A D E T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E W PO RT B E AC H, C A 92 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 02 0'-0" T.O. F.F. ELEVATION SCALE: 3 8" = 1'-0" 11'-11" T.O. WALL 03 0'-0" T.O. F.F. ELEVATION SCALE: 3 8" = 1'-0" 11'-4" T.O. WALL 04 0'-0" T.O. F.F. ELEVATION SCALE: 3 8" = 1'-0" 11'-4" T.O. WALL 05 0'-0" T.O. F.F. ELEVATION SCALE: 3 8" = 1'-0" 11'-4" T.O. WALL 06 0'-0" T.O. F.F. ELEVATION SCALE: 3 8" = 1'-0" 11'-4" T.O. WALL 2 B 3 C 2 B 4 B 4 B2B 4 B 4 D4B 4 E4B 4 E4B 4 E4B 4 E4B 2 2 RETAIL DISPLAY MILLWORK. 3 WOOD PEGS FOR CLIENT BELONGINGS, TYP. 3 4 4 CUBBY STORAGE FOR CLIENT BELONGINGS. 5 5 DRINKING WATER DISPENSER. SEE 3/A6.1 FOR ACCESSIBLE REACH REQUIREMENTS. B USE PERMIT A B C D ELEVATIONS ARE SHOWN FOR AESTHETIC REFERENCE ONLY. SEE 15/A6.0 AND 2/A6.1 FOR DIMENSIONAL REQUIREMENTS. C USE PERMIT PCC 1 MASTER 59 ' - 0 " 60 ' - 0 " 40'-0" 60 ' - 0 " 8'-3"3'-0"8'-3"7'-6" 17'-0"14'-01 2" 16 ' - 8 " 6' - 0 " 12 ' - 0 " 1 1 2 2 3 3 AA BB 1:1 2 S L O P E M A X . DESK 36" X 72" RE T A I L PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" PILATES MACHINE 35" X 127" CU B B Y W A L L 13 ' - 1 1 " CYRO 4'-0"7'-3" CHECK-IN / RETAIL 100 PRIVATE INSTRUCTION 105 STORAGE 104 CHANGING ROOM 108 PILATES INSTRUCTION 101 03 03 03 03 0303 01 01 01 01 01 01 01 01 01 01 01 01 01 01 01 01 01 01 01 01 FLEX USE ROOM 107 251 SF +11'-10" 269 SF +11'-10" 354 SF +11'-10" 1,199 SF +14'-10" HALLWAY 103 80 SF +11'-10" 82 SF +11'-10" WASHER/ DRYER CUBBY STORAGE 106 74 SF 43 SF WTR HTR J WIFI MPOE (N) LF5 (N) LF5 (N) LF5 (N) LF5 (N) LF5 SIGN18" AFF 18" AFF 18" AFF 18" AFF18" AFF18" AFF 18" AFF 18" AFF 18" AFF 18" AFF 18" AFF 18" AFF 18" AFF 18" AFF 72" AFF 18" AFF18" AFF 18" AFF 18" AFF 460V/3PH 32A GFI HAND DRYER 18" AFF18" AFF 18" AFF 18" AFF 18" AFF 72" AFF 02 02 02 0202 02 02 02 04 04 04 04 04 04 02 02 02 03 03 0303 0303 03 03 03 0303 16 ' - 8 12" 20 ' - 3 " 9' - 1 1 " 11 ' - 5 " 3'-01 2"4'-2"1'-3" 7' - 5 " C C 6' - 0 " 3' - 8 " 4'-51 2" RESTROOM 102 64 SF +11'-10" 6' - 0 " 100.0 102.0 104.0 101.0 105.0 101.1 105.1 FULL HT. NON-STRUCTURAL HEADER @ 8'-0" FULL HT. NON-STRUCTURAL HEADER @ 8'-0" FULL HT. NON-STRUCTURAL HEADER @ 8'-0" FULL HT. NON-STRUCTURAL HEADER @ 8'-0" 01 SHEET NUMBER: POWER / DATA PLAN 1.FURNISH AND INSTALL NEW POWER AND DATA EQUIPMENT PER THIS SHEET AND ELECTRICAL PLANS. REVISIONS SHEET NAME: PREPARED BY: OWNER: PROJECT: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 CONSULTANT: DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. A EXIT SIGN. BATTERY BACKED. A PS V J J KP HU SC T WALL OR FIXTURE MOUNTED DUPLEX RECEPTACLE FLUSH FLOOR MOUNTED DUPLEX RECEPTACLE WALL OR FIXTURE MOUNTED QUAD RECEPTACLE FIXTURE MOUNTED JUNCTION BOX WALL MOUNTED JUNCTION BOX CEILING MOUNTED JUNCTION BOX WALL OR FIXTURE MOUNTED TELEPHONE OUTLET WALL MOUNTED COMBINATION TEL/DATA OUTLET WALL OR FIXTURE MOUNTED DATA OUTLET DEDICATED WALL OR FIXTURE MOUNTED DUPLEX RECEPTACLE THERMOSTAT FIRE ALARM PULL STATION AUDIO VOLUME CONTROL HOLD UP PANIC BUTTON SAFE CONTACT WALL MOUNTED KEYPAD MPOE MAIN POINT OF ENTRY FOR DATA/COMMUNICATIONS WIFI WIFI ROUTER POWER / DATA PLAN SCALE: 1 4" = 1'-0" POWER / LIGHTING / DATA SCOPE OF WORK POWER / LIGHTING / DATA LEGEND POWER / LIGHTING / DATA KEYNOTES T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E W PO RT B E AC H, C A 92 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 LED STRIP LIGHTING IN LIGHT COVE INSTALLED AT ALL 4 SIDES OF WALL. SEE DETAIL X/A.6.0 N TRACK MOUNTED LED ADJUSTABLE TRACK HEAD, MFG: NORA LIGHTING, MAX XL 1100LM / 18W, 3000K, FINISH: TBD. SEE ELECTRICAL DRAWINGS. 01 02 CEILING MOUNTED EXHAUST FAN. VENT TO OUTSIDE. SEE MECHANICAL DRAWINGS. RECESSED LED DOWNLIGHT, 900 LUMEN, 15W, 3000K. MFG: NORA LIGHTING 4" MARQUISE II, SEE SPECIFICATION. 04 LED STRIP LIGHTING, 3000K A B B LED STRIP LIGHTING IN DISPLAY FIXTURE. SEE FIXTURE DRAWINGS. C D C (N) ELECTRICAL PANEL. SEE ELECTRICAL DRAWINGS. D (E) ELECTRICAL CONDUIT FROM ELECTRICAL ROOM. A4.0 A B A PRELIMINARY B USE PERMIT C USE PERMIT PCC 1 FINISH SCHEDULE SPACE FLOOR WALL BASE WALLS CEILING MILLWORK DOORS AND JAMBS COMMENTS NORTH EAST SOUTH WEST ROOM #ROOM NAME MATERIAL MATERIAL MAT.FIN.MAT.FIN.MAT.FIN.MAT.FIN.MAT.FIN.COUNTER TOP CABINET FACE / MILLWORK FINISH 100 ENTRY / CHECK-IN F-001 WB-001 GYP. BD.M-001 GYP. BD PF-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-002 M-003 M-002 -- 101 PILATES INSTRUCTION F-002 WB-001 GYP. BD.PF-001 (BELOW 11'-10") PF-004 (ABOVE 11'-10") GYP. BD.PF-001 (BELOW 11'-10") PF-004 (ABOVE 11'-10") GYP. BD.PF-001 (BELOW 11'-10") PF-004 (ABOVE 11'-10") GYP. BD.PF-001 (BELOW 11'-10") PF-004 (ABOVE 11'-10") EXISTING STRUCTURE PF-004 ---- 102 RESTROOM F-003 -GYP. BD.WT-001 WAINSCOT, PF-003 ABOVE GYP. BD.WT-001 WAINSCOT, PF-003 ABOVE GYP. BD.WT-001 WAINSCOT, PF-003 ABOVE GYP. BD.WT-001 WAINSCOT, PF-003 ABOVE GYP. BD.PF-003 --PF-001 - 103 HALLWAY F-002 WB-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 --PF-001 - 104 STORAGE F-002 WB-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 M-003 M-002 PF-001 - 105 PRIVATE INSTRUCTION F-002 WB-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 --PF-001 - 106 CUBBY STORAGE F-002 WB-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 -M-002 PF-001 107 FLEX USE ROOM F-002 WB-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 --PF-001 108 CHANGING ROOM F-002 WB-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 GYP. BD.PF-001 --PF-001 FINISH LEGEND CODE DESCRIPTION MANUFACTURER MODEL #COLOR FINISH TYPE NOTES F-001 FLOORING - TILE TILEBAR NEW ROCK PORCELAIN GREY MATTE -CONSULT INTERIOR DESIGNER ON GROUT COLOR F-002 FLOORING - VINYL PLANK VESDURA ROMULUS CONCEPT OAK -- F-003 FLOORING - TILE RENWICK TILE CROSS CERAMIC AQUA -CONSULT INTERIOR DESIGNER ON GROUT COLOR M-001 WOOD BOARD AND BATTEN CUSTOM WHITE OAK MATTE CLEAR SEALER -CONSULT INTERIOR DESIGNER FOR DETAIL M-002 WHITE OAK --MATTE CLEAR SEALER -- M-003 SOLID SURFACE TBD TBD WHITE -- PF-001 PAINT DUNN-EDWARDS -WHITE (TBD)EGGSHELL - PF-002 PAINT DUNN-EDWARDS WHITE (TBD)LOW SHEEN - PF-003 PAINT DUNN-EDWARDS WHITE (TBD)EPOXY PAINT PF-004 PAINT DUNN-EDWARDS BLACK (TBD)LOW SHEEN WB-001 3 4" SHADOW BASE ---PAINT SEE DETAIL WT-001 WALL TILE BEDROSIAN CLOE, 2.5"x 8"WHITE -CONSULT INTERIOR DESIGNER ON GROUT COLOR PLUMBING FIXTURE SCHEDULE ROOM #ROOM NAME FIXTURE QTY TYPE MANUFACTURER MODEL #DESCRIPTION FINISH COMMENTS 102 RESTROOM-1 & 2 1 EA FAUCET KOHLER K-7303-K-CP, K-16012-5-CP TRITON WIDESPREAD COMMERCIAL BATHROOM FAUCET W/ TRITON WRIST BLADE LEVER HANDLES. POLISHED CHROME 102 RESTROOM-1 & 2 1 EA SINK KOHLER K-2053 SOHO WALL MOUNT SINK, RIGHT HAND SOAP DISPENSER DRILLING. WHITE 102 RESTROOM-1 & 2 1 EA EXPOSED P-TRAP CONTRACTOR'S CHOICE CONTRACTOR'S CHOICE POLISHED CHROME WITH DECORATIVE WALL ESCUTCHEON, INSULATE PER ADA REQUIREMENTS. POLISHED CHROME 102 RESTROOM-1 & 2 1 EA ANGLE STOP CONTRACTOR'S CHOICE CONTRACTOR'S CHOICE ANGLE STOP WITH ANNEALED VERTICAL METAL TUBE -- HOT AND COLD LAVATORY SUPPLY AND WATER CLOSET. POLISHED CHROME 102 RESTROOM-1 & 2 1 EA TOILET KOHLER K-3493-0, K-4650-0 (SEAT) HIGHLINE CLASSIC, 2 PIECE ELONGATED 1.6 GPF TOILET WITH PRESSURE LITE FLUSH TECH. WHITE DOOR TYPES DOOR SCHEDULE DOOR NO.ROOM DOOR FRAME HARDWARE GROUP OPERATING HARDWARE PRE-HUNG GASKET COMMENTS TYPE MFG MODEL WIDTH HEIGHT THICK MATERIAL FINISH RATING MATERIAL FINISH RATING CHECK-IN, RETAIL A EXISTING STOREFRONT 3'-0"8'-0"-ALUMINUM / GLASS BLACK -ALUMINUM BLACK -SET-1 -NO NO - PILATES INSTRUCTION C (PAIR)CR LAURANCE FRAMELESS GLASS 3'-0"8'-0"5 8"GLASS -----SET-2 -NO NO - PILATES INSTRUCTION B EXISTING EXISTING 3'-0"8'-0"-HOLLOW STEEL PAINT -STEEL PAINT -ACCESS. LEVER ---- RESTROOM B TRUDOOR FLUSH DOOR 3'-0"8'-0"1-3/4"WOOD, SOLID CORE PAINT -STEEL PAINT -SET-3 -NO NO - STORAGE B TRUDOOR FLUSH DOOR 3'-0"8'-0"1-3/4"WOOD, SOLID CORE PAINT -STEEL PAINT -SET-4 -NO NO - PRIVATE INSTRUCTION C CR LAURANCE FRAMELESS GLASS 3'-0"8'-0"5 8"GLASS -----SET-2 -NO NO - PRIVATE INSTRUCTION A LA CANTINA OR EQ.CUSTOM -8'-0"-----------PROVIDE SETUP FOR CARD-KEY ACCESS. HARDWARE TYPES B 100.0 DOOR NOTES 1.EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. CBC 1008.1.9. 2.CONTRACTOR TO CONSULT ARCHITECT ON KEYING AND SECURITY REQUIREMENTS. 101.0 101.1 102.0 104.0 105.0 105.1A SET-1 PULLS EXISTING ACCESSIBLE PULLS SET-4 HINGES 3 HINGE (HEAVY WEIGHT) TA786 US26D MK LOCKSET STOREROOM LOCK CL3857 NZD CTSD 626 RU 1 SMALL FORMAT INTER CORE 33600006N 26 MC SURFACE CLOSER DC8200 / 8210 689 RU KICK PLATE 1 KICK PLATE K1050 10" X 2LDW BEV CSK US32D RO WALL STOP 1 WALL STOP RM867 US15 RO SILENCERS 3 SILENCER 608 RO SET-3 HINGES 3 (HEAVY WEIGHT) TA786 US26DMK LOCKSET 1 PRIVACY LOCK ML2060 NSA M19V 626 RU CLOSER 1 SURFACE CLOSER DC8200 / 8210 689 RU KICK PLATE 1 KICK PLATE K1050 10" x 2LDW BEV CSK US32DRO STOP 1 WALL STOP RM867 US15 RO SILENCER 3 SILENCER 608 RO INTERIOR FINISH NOTE: INTERIOR FINISH MATERIALS APPLIED TO WALL AND CEILINGS SHALL BE TESTED AS SPECIFIED IN THE SECTION 803. FINISH CLASSIFICATION REQUIREMENTS ARE AS FOLLOWS: CLASS A, FOR INTERIOR EXIT PASSAGEWAYS; CLASS B, FOR CORRIDORS AND ENCLOSURES FOR EXIT ACCESS; CLASS C, ROOMS AND ENCLOSED SPACES. RESTROOM ACCESSORIES ITEM MANUFACTURER MODEL #COMMENTS RECESSED PAPER TOWEL DISPENSER BOBRICK B-359033 INSTALL PER DETAILS 2/A6.1 RECESSED TRASH RECEPTACLE BOBRICK B-35643 INSTALL PER DETAILS 2/A6.1 SOAP DISPENSER BOBRICK B-818615 INSTALL PER DETAILS 2/A6.1 WALL MIRROR BOBRICK B-290 SERIES INSTALL PER DETAILS 2/A6.1 TOILET PAPER DISPENSER BOBRICK B-4288 INSTALL PER DETAILS 2/A6.1 TOILET SEAT COVER DISPENSER BOBRICK B-3013 INSTALL PER DETAILS 2/A6.1 ACCESS. GRAB BARS BOBRICK B-5806 SERIES PROVIDE BACKING (1/A6.0) AND INSTALL PER DETAILS 2/A.6.1 C SET-2 PULLS MFG: ROCKLER, MODEL: RM7910, GEOMETEK (ADA). FINISH: BRUSHED STAINLESS STEEL HINGES MFG: CR LAURENCE, MODEL: PATCH MOUNTED HINGE (TOP), PIN HINGE (BOTTOM) CLOSER MFG: DORMA OVERHEAD CLOSER. SHEET NUMBER: SCHEDULES REVISIONS SHEET NAME: OWNER: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. A A5.0 B PREPARED BY: OWNER: PROJECT: CONSULTANT: A PRELIMINARY T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E W PO RT B E AC H, C A 92 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 B USE PERMIT C USE PERMIT PCC 1 4 SCALE NTS TYPICAL INTERIOR HEADER DETAIL @ PART. WALLSSCALE NTS10 MULTIPLE JAMB STUD SUPPORT DETAIL DETAIL '8A'DETAIL '12'MAX STUDHEIGHT SCALE NTS3 NON-BEARING METAL STUD WALL TYPICAL METAL STUD SCHEDULE INTERIORSCALE NTS7 SCALE NTS1 WALL BACKING TYPE "1" END CONDITION INTERMEDIATE CONDITION SPLICE CONDITION NOTES: 1.WHEN INSTALLING FIXTURES OR CABINETRY, PROVIDE STEEL SLEEVES AT ALL FASTENERS. 2.EXTEND BACKING ONE STUD BAY BEYOND BEYOND EDGE OF CABINET OR EQUIPMENT. 3.COORDINATE WITH TENANT ON LOCATIONS AND QUANTITY. FOR LOADS UP TO 400 LBS. OF SHEAR FIELD CONFIRM MAX LOAD TO STUD WALL WALL BACKING TYPE "2" INTERMEDIATE CONDITION SPLICE CONDITION NOTES: 1.WHEN INSTALLING FIXTURES OR CABINETRY, PROVIDE STEEL SLEEVES AT ALL FASTENERS. 2.EXTEND BACKING ONE STUD BAY BEYOND BEYOND EDGE OF CABINET OR EQUIPMENT. 3.COORDINATE WITH TENANT ON LOCATIONS AND QUANTITY. FOR LOADS UP TO 100 LBS. OF SHEAR FIELD CONFIRM MAX LOAD TO STUD WALL SCALE NTS2 SCALE NTS11 SCALE NTS5 SCALE NTS9 SCALE NTS12 ACCESS. SURFACE IDENT. LEGEND: BLUE WHITE B A INTERNATIONAL SYMBOL OF ACCESSIBILITY ADA IDENTIFIER SIZING APPLICATION A B PARKING STALL 3'-0"3'-0" DOOR ENTRANCE DECAL 0'-5 3/4"0'-5 3/4" TACTILE EGRESS SIGNAGE . DETAILB HANDLE OR U SHAPED 34" TO 44" LEVER DETAILA 3. 2. 1. 1. HARDWARE: DOOR AND GATES: PROVIDE A SMOOTH SURFACE WITHIN 10" OF THE FINISH FLOOR 10 " PROVIDE A SMOOTH SURFACE WITHIN 10" OF THE FINISH FLOOR. EXCEPTIONS: A.TEMPERED GLASS DOORS WITHOUT STILES AND HAVING A BOTTOM RAIL OR SHOE WITH THE TOP LEADING EDGE TAPERED AT 60 DEGREES MINIMUM FROM THE HORIZONTAL B.DOORS AND GATES THAT DO NOT EXTEND TO WITHIN 10 INCHES OF THE FINISH FLOOR OR GROUND OPENABLE BY SINGLE EFFORT LEVER-TYPE DEVICE (NOT REQUIRING GRASPING). MOUNTED 34" TO 44". MAXIMUM 5 LBS. EFFORT TO OPERATE EXTERIOR DOOR AND 5 LBS. FOR INTERIOR. SEE EXCEPTION FOR FIRE DOORS OPENABLE FROM INSIDE WITHOUT USE OF KEY OR SPECIAL KNOWLEDGE OR EFFORT. NOTE: -DOORS SHALL COMPLY WITH CBC §11B-404 FLOOR SURFACE PROVIDE A SMOOTH SURFACE WITHIN 10" OF THE FINISH FLOOR 2. DOOR AND GATE REQUIREMENTS § NOTE:-SIGNS SHALL COMPLY WITH CBC §11B-703.1, 11B-703.2, 11B-703.3, & 11B-703.5 -REFER TO DETAIL 11 & 16 FOR ADDITIONAL INFORMATION - REFER TO TITLE 24 ADA ACCESSIBILITY REQUIREMENTS NOTES SHEET 2 FOR ADD'L INFORMATION § EXIT . . . . THRESHOLD BELOW THRESHOLD A THRESHOLDB C LEVEL CHANGES 1 2 1/2"MAX. 1/4" MAX. 3. 2. 1. PILE HEIGHT 1/2" MAX. COMPRESSED CARPET 1/4" MAX. TRANSITION BETWEEN FLOOR FINISHES FIN. FLOOR LEVEL 1/2" MAXIMUM TOTAL HEIGHT WITH 1/4" MAXIMUM VERTICAL CHANGE AT EDGE. 1 : 2 SLOPED BEVEL REQUIRED IF LEVEL CHANGE IS OVER 1/4" VERITCAL LEVEL CHANGE. 1/4" MAXIMUM VERTICAL LEVEL CHANGE. NOTE:-TRANSITIONS SHALL COMPLY WITH CBC §11B-302, 11B-303, & 11B-404.2.5 NOTES: 1/ 4 " MA X . ACCESSIBLE TRANSITIONS SCALE NTS6 SCALE NTS8 WALL MOUNTED DEVICES SCALE NTS15 MEN 6" M I N . PICTOGRAM FIELD §11B-703.6.1 SIGNAGE TITLE NOTE:-SIGNS SHALL COMPLY WITH CBC §11B-703 -REFER TO DETAIL 11 FOR ADDITIONAL INFORMATION - REFER TO TITLE 24 ADA ACCESSIBILITY REQUIREMENTS NOTES SHEET 1 FOR ADD'L INFORMATION ACCESSIBLE NOTE:-SIGNS SHALL COMPLY WITH CBC §11B-703 -REFER TO DETAIL 13 FOR ADDITIONAL INFORMATION - REFER TO TITLE 24 ADA ACCESSIBILITY REQUIREMENTS NOTES SHEET 2 FOR ADD'L INFORMATION NOTE: PLANA 1. PROVIDE PRIVACY DOOR LOCK. 2.FOR GRAB BARS, REFER TO DETAIL 2/A6.1 3. FOR FIXTURE MOUNTING HEIGHTS REFER TO INTERIOR ELEVATIONS AND DETAIL 2/A6.1 4. DOORS MAY SWING INTO THE CLEAR FLOOR OR FIXTURE SPACE ONLY IF THERE IS A 30" x 48" CLEAR FLOOR SPACE BEYOND THE ARC OF THE DOOR SWING 5.THE DOOR, IN ANY POSITION IS PERMITTED TO ENCROACH INTO THE TURNING SPACE BY 12" MAX. 60 " M I N . C L R . 17 " M I N . 18 " M A X . 18 " M I N . 17" MIN. 19" MAX. 60" DIA. 48" BY 60" MIN. CLEAR SPACE IN FRONT OF THE WATER CLOSET 12" MAX.54" MIN. 24" MIN. 36" MIN. GRAB BAR FLUSH ACTIVATOR ON WIDE SIDE 30" x 48" MIN. CLR. FLOOR SPACE 32 " M I N . CL R . 18" MIN. CLR. NOTE:-TOILET ROOM SHALL COMPLY WITH CBC §11B-603 & 11B-604 42" MIN.. 56" MIN. PROVIDE A MIN. 56" x 60" CLEARANCE ARROUND THE WATER CLOSET MIN. 60"Ø CLEAR TURNING SPACE GENDER NEUTRAL SYMBOL 1'-0 " 1' - 0 " MEN'S RESTROOM SYMBOL 1' - 0 " 1' - 0 " 1'-0" NOTES: 1.SIGNS SHALL HAVE 14" THICK TRIANGLE SUPER IMPOSED ON 14" THICK CIRCLE. 2.INSTALL 58"-60" ABOVE FINISHED FLOOR. MEASURED FROM HORIZONTAL CENTERLINE OF THE SYMBOL. AND WITHIN 1 INCH OF THE VERTICAL CENTERLINE OF THE DOOR. LEGEND: BLACK PEARL GREY CL CL WOMEN'S RESTROOM SYMBOL ACCESS. SIGN REQUIREMENTSSCALE NTS13ACCESSIBLE SIGNAGE PICTOGRAMSSCALE NTS14 ACCESS. RESTROOM MIN. DIMS. FOR PARTIAL HEIGHT WALLS WITH BRACING SEE 1-A/A6.2 FOR TOP OF WALL DETAIL SHEET NUMBER: DETAILS REVISIONS SHEET NAME: OWNER: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. A PRELIMINARY A6.0 B USE PERMIT PREPARED BY: PROJECT: CONSULTANT: T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E W PO RT B E AC H, C A 92 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 C USE PERMIT PCC 1 SCALE NTS6SCALE NTS5 SCALE NTS3 ACCESS. REACH REQUIREMENTS ACCESSIBLE OBSTRUCTIONS 15 " MI N . 48 " M A X . 48 " M A X . 20" MAX. 30 " 48"48" 30 " 48 " M A X . 15 " M I N . 46 " M A X . 34 " M A X . > 10"-24" MAX. DAC FE 10" MAX. 34 " M A X . 10" MAX. 48 " M A X . B HIGH AND LOW FORWARD REACH LIMITS HIGH AND LOW SIDE REACH LIMITS 44 " M A X . > 20" - 25" MAX. MAXIMUM FORWARD REACH OVER AN OBSTRUCTION MAXIMUM SIDE REACH OVER AN OBSTRUCTION CLEAR FLOOR SPACE PARALLEL APPROACH CLEAR FLOOR SPACE FRONT APPROACH NOTES: 1.REACH REQUIREMENTS SHALL COMPLY WITH CBC §11B-308. 2.ELECTRICAL REACH - CONTROLS, SWITCHES & RECEPTACLE OUTLETS LOW REACH, SHALL BE MEASURED TO THE BOTTOM OF THE OUTLET BOX AND THE HIGHT REACH SHALL BE MEASURED TO THE TOP OF THE OUTLET BOX. 4 max 100 X ³ 8 0 20 3 0 X > 2 7 68 5 SCALE NTS2 SCALE NTS4 . 48" MIN. 42 " > 3 0 " 34 " - 3 8 " 34 " - 3 8 " . C B A D 72"MIN.VARIES 60"MIN.VARIES 60" MIN. 60" MIN. AS REQ'D 48" MIN. CLR RAMP WIDTH 72" MIN. VARIES (TYP.) 60" MIN. 60" MI N. 72" MIN. AS REQ'D - 48" MIN. CLR. RAMP WIDTH 72" MIN. VARIES 60"MIN.VARIES 60" MIN. 60" MIN. 72" MIN . RAMP SECTION RAMP WITH TURNING PLATFORM RAMP WITH INTERMEDIATE SWITCH-BACK PLATFORM STRAIGHT RAMP RUN -ALL RAMPS SHALL COMPLY WITH CBC §11B-405 -ALL RAMPS MUST MEET HANDRAIL AND CURB REQUIREMENTS. -DOORS, WHEN FULLY OPEN, SHALL NOT REDUCE THE REQUIRED RAMP LANDING WIDTH BY MORE THAN 3 INCHES. DOORS, IN ANY POSITION, SHALL NOT REDUCE THE MINIMUM DIMENSION OF THE RAMP LANDING TO LESS THAN 42 INCHES. REFER TO DETAIL 6(F) NOTE: ADJACENT SURFACE 30" MAXIMUM HANDRAIL AT ALL RAMPS EXCEPT CURB RAMPS PROVIDE EDGE PROTECTION, A CURB OR A BARRIER, PER CBC SECTION 11B-405.9 GUARDRAIL WHEN ADJ. SURFACE IS >30" BELOW RAMP SURFACE WHEN DOOR SWINGS ONTO LANDING REFER TO NOTE BELOW INTERMEDIATE LANDING(MAX. SLOPE 1:48) INTERMEDIATE TURNING LANDING(MAX. SLOPE 1:48) 60" MIN. LANDING 30" MAX. RISE PER RAMP RUN 48" MIN. CLR. RAMP WIDTH BETWEEN EDGE PROTECTION, TYP. TOP LANDING (MAX. SLOPE 1:48) AS REQ'D. 48" MIN. CLR. RAMP WIDTH 30" MAX. RISE PER RAMP RUN 30" MAX. RISE(TYP.) PER RAMP RUN WHEN DOOR SWINGS ONTO LANDING REFER TO NOTE BELOW WHEN DOOR SWINGS ONTO LANDING REFER TO NOTE BELOW SCALE NTS1 ACCESS. RAMP AND DETAILS TRANSFER SIDE 112"Ø GRAB BAR, TYP. W/ PEENED FINISH & 250 LBS. CAP. FEMININE NAPKIN DISPOSAL, WHERE OCCURS TOILET TISSUE DISPENSER(WITHOUT STOPS)WATER CLOSET, TYP. MEASURED TO TOP OF TOILET SEAT TO BOTTOM EDGE OF REFLECTING SURFACE INSULATE WASTE PIPE, TYP. 24" 2' - 4 " ± 17" MIN. 25" MAX. 11" MIN. 8" MIN. 17 " M I N . 19 " M A X . TOILET SEAT HEIGHT WATER CLOSET, TYP. 19 " M I N 40 " M A X . 17" MIN. TO 19" MAX. @ AMBULATORY STALLS 42" MIN.12" MAX. 19 " M I N . 24" MIN. 7" MIN. 9" MAX. SIDE ELEVATION OF WATER CLOSET MIN. MAX. 6" 12" FLUSH VALVE HANDLE SHALL BE ON SIDE AWAY FROMWALL (WIDE SIDE), TYP. MIN. 17" MIN. 18" MAX. FRONT ELEVATION OF WATER CLOSET GRAB BAR, TYP. 9" M I N . SIDE ELEVATION OF LAVATORY 36" MIN.TOILET SEAT COVER DISPENSER (WHERE OCCURS) FIXTURE MOUNTING DIMENSIONS RECESSED - PAPER TOWEL DISPENSER TYP. HAND DRYERALL IN ONE PAPER TOWEL DISPENSER / TRASH RECEPTACLE SCALE NTS15SCALE NTS14 VERTICAL HANGER WIRE CONN. 1/4" DIA. CLOSED EYE SCREW (1-1/2" NOMINAL MIN) 2 x MIN PE N E T R A T I O N 1- 1 / 2 " M I N . SCALE NTS8 SCALE NTS9 MAIN TEE @ PERIMETER WALL ” 4’-0” 4’-0” GYP. BD. SUSPENSION SYSTEM CEILING DGWM24 MOLDING ANGLE, SECURE TO WALL WITH APROPRIATE FASTENER, TYPICAL. CROSS TEE @ PERIMETER WALLSCALE NTS10 SCALE NTS11 PANEL JOINT @ CROSS TEE SCALE NTS12 LED DOWNLIGHT W/ IC HOUSING SCALE NTS13 DETAIL @ ACCESS PANEL DETAIL @ FIRE SPRINKLER ’” SCALE NTS7 4" 3" PERIMETER LIGHT COVE WALL WALL / CEILING ACCESSIBLE CURTAIN ASSEMBLY SCALE NTS16 NOT USED NOT USED SHEET NUMBER: DETAILS REVISIONS SHEET NAME: OWNER: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. A6.1 PREPARED BY: PROJECT: CONSULTANT: T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E W PO RT B E AC H, C A 92 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 A B A PRELIMINARY B USE PERMIT C USE PERMIT PCC 1 SCALE NTS PARTIAL HEIGHT WALL BRACING1 A B B C D E BRACE SPACING, SIZE, CONNECTION SCHEDULE BRACE PARALLEL TO JOIST ABOVE BRACE PERPENDICULAR TO JOIST ABOVE PARTIAL HEIGHT PARTITION WALL PLAN VIEW OF BRACE AT TOP OF TRACK SHEET NUMBER: DETAILS REVISIONS SHEET NAME: OWNER: STAMP:JOB NUMBER: XXXXX DATE: 00.00.00 DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE ORIGINAL AND UNPUBLISHED WORK OF PD&C, INC. dba RAND KRUSE AND MAY NO BE DUPLICATED, USED OR DISCLOSED WITHOUT WRITTEN CONSENT OF PD&C, INC. dba RAND KRUSE. A6.2 PREPARED BY: PROJECT: CONSULTANT: T E N A N T I M P R O V E M E N T O F 1 2 2 0 B I S O N A V E S T E . A 5 &A 6 N E W PO RT B E AC H, C A 92 6 6 0 P I L A T E S + O C IRVINE COMPANY RETAIL PROPERTIES 101 INNOVATION DR. IRVINE, CA 92617 A B A PRELIMINARY B USE PERMIT C USE PERMIT PCC 1