HomeMy WebLinkAbout3.0 - Acacia Street Laboratory - PA2013-247CITY OF NEWPORT BEACH
PLANNING COMMISSION STAFF REPORT
February 6, 2014 Meeting
Agenda Item No. 3
SUBJECT: Acacia Street Laboratory - (PA2013 -247)
20377 Acacia Street, Suite 210
• Conditional Use Permit No. UP2013 -028
APPLICANT: Greg Watkins -Watkins Cerny, Architects & Planners, Inc.
PLANNER: Jason Van Patten, Planning Technician
(949) 644 -3234, jvanpatten @newportbeachca.gov
PROJECT SUMMARY
The applicant proposes a urinalysis laboratory on the second floor of an existing
two -story office building. A conditional use permit is required to allow the laboratory use.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Resolution No. _ approving Conditional Use Permit No. UP2013 -028
(Attachment No. PC 1).
INTRODUCTION
Project Setting
The subject property is located on Acacia Street between Mesa Drive and Orchard
Drive within the Santa Ana Heights area of the City. Surrounding land uses include the
Newport Beach Golf Course to the north, general commercial offices to the south and
east, and the Santa Ana Heights Fire Station to the west.
Project Description
The proposed laboratory use would occupy a tenant space (4,401 sq. ft.) on the second
floor of an existing two -story office building (24,490 sq. ft.) and consist of areas for
specimen processing, refrigeration and freezing, storage, and professional office. No
change in floor area is proposed and the remaining general office uses occupying the
building will remain unchanged. The laboratory will test urine specimens delivered to the
site; there will be no walk -ins and no samples taken on the premise. The anticipated
hours of operation will be 8:00 a.m. to 5:00 p.m., Monday through Friday.
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Acacia Street Laboratory
February 6, 2014
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VICINITY MAP
Subject Property
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GENERAL PLAN
ZONING
i,
LOCATION
GENERAL PLAN
ZONING
CURRENT USE
ON -SITE
General Commercial Office (CO -G)
Santa Ana Heights Specific Plan (SP -7)
General Office
NORTH
Parks and Recreation (PR)
(3P -7)
Newport Beach Golf
Course
SOUTH
(CO -G)
(SP -7)
General Office
EAST
(CO -G)
(SP -7)
General Office
WEST
Public Facilities (PF)
(SP -7)
Santa Ana Heights
Fire Station
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Acacia Street Laboratory
February 6, 2014
Page 3
DISCUSSION
Analysis
General Plan
The subject property is designated as General Commercial Office (CO -G) within the
Land Use Element of the General Plan which is intended to provide for administrative,
professional, and medical offices with limited accessory, retail, and service uses. Other
uses may be permitted in accordance with this designation. The proposed laboratory
use will provide a medical service, consistent with the CO -G land use designation.
Specific Plan /Zoning
The subject property is located in the Business Park District (BP) of the Santa Ana
Heights Specific Plan (SP -7), which is intended to provide for the development and
maintenance of professional and administrative offices, commercial uses, specific uses
related to product development, and limited light industrial uses. Research, testing, and
development laboratories are conditionally permitted within this District pursuant to
Section 20.90.120 (Business Park District) of the Santa Ana Heights Specific Plan. The
proposed laboratory will conduct testing and provide a medical service, and is
consistent with the intent of the BP District.
Parking
The existing office building currently provides 98 parking spaces, satisfying the parking
requirement for general commercial office uses which is one space per 250 square feet
of floor area (24,490 sq. ft. / 1 space per 250 sq. ft.). The proposed conversion of a
general office use to a laboratory use results in a lower parking demand (1 space per
500 sq. ft.) and a surplus of approximately eight parking spaces.
Conditional Use Permit Findings
Pursuant to Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the
Zoning Code, the Planning Commission must make the following findings in order to
approve a conditional use permit:
1. The use is consistent with the General Plan and any applicable specific plan;
2. The use is allowed within the applicable zoning district and complies with all
other applicable provisions of this Zoning Code and the Municipal Code;
3. The design, location, size, and operating characteristics of the use are
compatible with the allowed uses in the vicinity-
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Acacia Street Laboratory
February 6, 2014
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4. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities, and
5. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or
otherwise constitute a hazard to the public convenience, health, interest, safety,
or general welfare of persons residing or working in the neighborhood of the
proposed use.
Staff believes sufficient facts exist to support the Conditional Use Permit for a laboratory
use as demonstrated in the draft resolution (Attachment No. PC 1). The proposed
laboratory use is consistent with the General Plan and Santa Ana Heights Specific Plan,
and is intended to provide a medical service. The laboratory use will be located in an
area intended for nonresidential uses and will not constitute a hazard or be detrimental
because the operation will not result in any smells and all testing will be contained
entirely inside the building and out of public view. Further, the use is anticipated to result
in a reduction in parking demand and vehicular trips. The operator will provide
hazardous waste containers, eye wash facilities, vent hoods, and a vented hazardous
waste cabinet for the storage of chemicals used in testing to ensure the general welfare
of persons working in the building and the neighborhood. The recommended condition
requiring approval from the Air Quality Management District (AQMD) would additionally
ensure the health and safety of those in the neighborhood.
AItarnativac
The Planning Commission may also approve a modified project or deny the application.
Should the Planning Commission determine that the required findings cannot be made,
the attached Resolution for Denial (Attachment No. PC 2) is provided to facilitate the
denial of the project, and would require additional information or findings that the
Planning Commission may deem necessary or warranted.
Environmental Review
Staff recommends that the Planning Commission find the project is categorically exempt
under Section 15301, of the State CEQA (California Environmental Quality Act)
Guidelines - Class 1 (Existing Facilities). Class 1 exempts projects involving negligible
or no expansion of use including but not limited to interior or exterior alterations
involving such things as interior partitions, plumbing, and electrical conveyances. The
proposed project involves a tenant improvement to convert an existing office use to a
laboratory use and involves no expansion in floor area.
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Acacia Street Laboratory
February 6, 2014
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Public Notice
Notice of this application was published in the Daily Pilot, mailed to all owners of
property within 300 feet of the boundaries of the site (excluding intervening rights -of-
way and waterways) including the applicant and posted on the subject property at least
10 days before the scheduled meeting, consistent with the provisions of the Municipal
Code. Additionally, the item appeared on the agenda for this meeting, which was posted
at City Hall and on the City website.
Prepared by:
Submitted by:
1
� I Qjov�
Jas Van Patten r n a Wisnesl',i, ICP, Deputy Director
Planning Technician
ATTACHMENTS
PC 1
Draft Resolution for Approval
PC 2
Draft Resolution for Denial
PC 3
Applicant's Project Description
PC 4
Site Photographs
PC 5
Project Plans
5
w
Attachment No. PC 1
Draft Resolution for Approval
7
2
RESOLUTION NO. # # ##
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE
PERMIT NO. UP2013 -028 FOR A LABORATORY USE LOCATED
AT 20377 ACACIA STREET (PA2013 -247)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Greg Watkins of Watkins Cerny, Architects and Planners,
Inc., with respect to property located at 20377 Acacia Street, and legally described as
those portions of Lots 55 and 56 of Tract No. 706, in the City of Newport Beach, County
of Orange, State of California, as per Map recorded in Book 21, Page 25 of
Miscellaneous Maps in the office of the County Recorder of said County, shown and
defined as Parcel 1 of Lot Line Adjustment No. LL 2002 -023, recorded June 4, 2003, as
Instrument No. 2003000647885 of Official Records requesting approval of a conditional
use permit to allow a laboratory use.
2. The proposed urinalysis laboratory would be located on the second floor of an existing
two -story office building. No change in floor area is proposed, and remaining general
office uses occupying the building will remain unchanged. The laboratory will test urine
specimens delivered to the site; there will be no walk -ins and no samples taken on the
premise.
3. The subject property is located within the Business Park District of the Santa Ana Heights
Specific Plan (SP -7) Zoning District and the General Plan Land Use Element category is
General Commercial Office (CO -G).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on February 6, 2014, in the Council Chambers at 100 Civic
Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was
given in accordance with the Newport Beach Municipal Code. Evidence, both written
and oral, was presented to, and considered by, the Planning Commission at this
meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt pursuant to Title 14 of the
California Code of Regulations (Section 15315, Article 19 of Chapter 3, Guidelines for
Implementation of the California Environmental Quality Act) under Class 1 (Existing
Facilities).
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Planning Commission Resolution No. Ott
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2. Class 1 exempts projects involving negligible or no expansion of use including but not
limited to interior or exterior alterations involving such things as interior partitions,
plumbing, and electrical conveyances.
3. The proposed project involves a tenant improvement to convert an existing office use
to a laboratory use and involves no expansion in floor area.
SECTION 3. REQUIRED FINDINGS.
In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of
the Newport Beach Municipal Code, the following findings and facts in support of such
findings are set forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan.
Facts in Support of Finding:
A -1. The subject property is designated as General Commercial Office (CO -G) within the
Land Use Element of the General Plan, which is intended to provide for administrative,
professional, and medical offices with limited accessory, retail, and service uses. Other
uses may be permitted in accordance with the CO -G land use designation.
A -2. The proposed laboratory use will provide a medical service, consistent with the CO -G
land use designation.
A -3. The subject property is located in the Business Park District (BP) of the Santa Ana
Heights Specific Plan (SP -7), which is intended to provide for the development and
maintenance of professional and administrative offices, commercial uses, specific
uses related to product development, and limited light industrial uses.
A -4. The proposed laboratory will conduct testing and provide a medical service, which is
consistent with the intent of the Business Park District.
Finding:
B. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code.
Facts in Support of Finding:
B -1. Research, testing, and development laboratories are permitted within the Business
Park District of the Santa Ana Height Specific Plan with the approval of a Conditional
Use Permit. The proposal is for a laboratory use that will conduct testing.
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Planning Commission Resolution No. ####
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B -2. The laboratory use is expected to operate between the hours of 8:00 a.m. and 5:00
p.m., Monday through Friday which is compatible with surrounding office uses.
B -3. The existing office building currently provides 98 parking spaces, satisfying the parking
requirement for general commercial office uses which is one space per 250 square
feet of floor area (24,490 sq. ft. 11 space per 250 sq. ft.). The proposed conversion of
a general office use to a laboratory use results in a lower parking demand (1 space per
500 sq. ft.) and a surplus of approximately eight parking spaces.
B -4. The proposed project has been reviewed and will comply with all applicable provisions
of the Zoning Code, Municipal Code, and Santa Ana Heights Specific Plan.
Finding:
C. The design, location, size, and operating characteristics of the use are compatible with
the allowed uses in the vicinity.
Facts in Support of Finding:
C -1. The proposed project involves a tenant improvement to a second floor suite within an
existing two -story office building. No increase in floor area is proposed.
C -2. The project will be located in an area intended specifically for nonresidential uses.
General commercial offices, medical offices, and a fire facility (Santa Ana Heights Fire
Station) exist in the vicinity. Sensitive uses such as residential, educational institutions,
hospitals, and nursing homes are prohibited in the Business Park District. Therefore,
the proposed laboratory use is compatible with the surrounding uses.
C -3. The proposed laboratory will consist of areas for testing, refrigerating, and freezing
specimens with other areas designated for professional office and storage.
Specimens will be delivered directly to the site with no walk -ins, and no samples taken
on the premise.
Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and
medical) access and public services and utilities.
Facts in Support of Finding:
D -1. The project site has demonstrated that it is physically suitable to support the existing
development. The addition of a laboratory use within an existing building will not alter
the site's ability to provide public and emergency vehicle access or public services and
utilities.
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Planning Commission Resolution No. ####
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D -2. A laboratory use has a less intensive parking requirement than general commercial
office uses. Therefore, the operation of a laboratory will be adequately served by the
existing design of the site.
D -3. The project site is adjacent to the Santa Ana Heights Fire Station which provides
convenient access to emergency service.
D -4. The Public Works Department, Building Division, and Fire Department have reviewed
the project proposal and did not have any concerns regarding access, public services,
or utilities provided to the existing development.
Finding:
E. Operation of the use at the location proposed would not be detrimental to the
harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise
constitute a hazard to the public convenience, health, interest, safety, or general
welfare of persons residing or working in the neighborhood of the proposed use.
Facts in Support of Finding:
E -1. The proposed laboratory use is intended to provide a medical service and be
compatible with surrounding commercial uses.
E -2. Operation of the laboratory will not result in any smells, and all testing will be
contained entirely inside the building and out of public view.
E -3. The nearest residence is located approximately 690 feet southwest of the subject
property buffered by Acacia Street, an existing office complex, and Birch Street. The
operation of the laboratory is at a distance and in a location such that it will not impact
persons residing in the neighborhood.
E -4. The operator will provide hazardous waste containers, eye wash facilities, vent hoods,
and a vented hazardous waste cabinet for the storage of chemicals used in testing to
ensure the general welfare of persons working in the building and in the neighborhood.
E -5. The project is conditioned such that the laboratory use shall obtain approval from the
Air Quality Management District (AQMD).
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Conditional
Use Permit No. UP2013 -028, subject to the conditions set forth in Exhibit A, which is
attached hereto and incorporated by reference.
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Planning Commission Resolution No. ####
Paqe 5 of 7
2. This action shall become final and effective 14 days after the adoption of this
Resolution unless within such time an appeal is filed with the City Clerk in accordance
with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal
Code.
PASSED, APPROVED AND ADOPTED THIS 61h DAY OF FEBRUARY, 2014.
AYES:
NOES:
ABSTAIN
ABSENT:
BY:
Bradley Hilgren, Chairman
BY:
Kory Kramer, Secretary
C
a
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Planning Commission Resolution No. ####
Page 6 of 7
EXHIBIT "A"
CONDITIONS OF APPROVAL
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. Conditional Use Permit No. UP2013 -028 shall expire unless exercised within 24 months
from the date of approval as specified in Section 20.91.050 of the Newport Beach
Municipal Code, unless an extension is otherwise granted.
3. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this
Conditional Use Permit.
4. The applicant shall obtain approval from the Air Quality Management District (AQMD).
5. This Conditional Use Permit may be modified or revoked by the Planning Commission
should they determine that the proposed use or conditions under which it is being
operated or maintained is detrimental to the public health, welfare or materially
injurious to property or improvements in the vicinity or if the property is operated or
maintained so as to constitute a public nuisance.
6. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Conditional Use Permit or the
processing of a new Conditional Use Permit.
7. A copy of the Resolution, including conditions of approval Exhibit "A" shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
8. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the Newport Beach Municipal
Code. The maximum noise shall be limited to no more than depicted below for the
specified time periods unless the ambient noise level is higher:
9. Should the property be sold or otherwise come under different ownership, any future
M
Between the hours of
7:00 AM and 10:00 PM
Between the hours of
10:00 PM and 7:00 AM
Location
Interior
Exterior
Interior
Exterior
Residential Property
45dBA
55dBA
40dBA
50dBA
Residential Property located within
100 feet of a commercial property
45dBA
60dBA
45dBA
50dBA
Mixed Use Property
45dBA
60dBA
45dBA
50dBA
Commercial Property
N/A
65dBA
N/A
60dBA
9. Should the property be sold or otherwise come under different ownership, any future
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Planning Commission Resolution No. ####
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owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
10. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise - generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through
Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise - generating construction
activities are not allowed on Sundays or Holidays.
11. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three walls and a self - latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick -up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes.
12. The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter debris and graffiti from the
premises and on all abutting sidewalks within 20 feet of the premises.
13. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Director of
Community Development, and may require an amendment to this Conditional Use
Permit.
14. Storage outside of the building in the front or at the rear of the property shall be
prohibited, with the exception of the required trash container enclosure.
15. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved
in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
16. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of the Acacia Street Laboratory including, but not limited
to, the UP2013 -028 (PA2013 -247). This indemnification shall include, but not be limited
to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and /or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set forth
in this condition. The applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition.
15
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Attachment No. PC 2
Draft Resolution for Denial
17
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RESOLUTION NO. ## ##
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF NEWPORT BEACH DENYING CONDITIONAL USE
PERMIT NO. UP2013 -028 FOR A LABORATORY USE LOCATED
AT 20377 ACACIA STREET (PA2013 -247)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Greg Watkins of Watkins Cerny, Architects and Planners,
Inc., with respect to property located at 20377 Acacia Street, and legally described as
those portions of Lots 55 and 56 of Tract No. 706, in the City of Newport Beach, County
of Orange, State of California, as per Map recorded in Book 21, Page 25 of
Miscellaneous Maps in the office of the County Recorder of said County, shown and
defined as Parcel 1 of Lot Line Adjustment No. LL 2002 -023, recorded June 4, 2003, as
Instrument No. 2003000647885 of Official Records requesting approval of a conditional
use permit for a laboratory use.
2. The proposed urinalysis laboratory would be located on the second floor of an existing
two -story office building. No change in floor area is proposed, and remaining general
office uses occupying the building will remain unchanged. The laboratory will test urine
specimens delivered to the site; there will be no walk -ins and no samples taken on the
premise.
3. The subject property is located within the Business Park District of the Santa Ana Heights
Specific Plan (SP -7) Zoning District and the General Plan Land Use Element category is
General Commercial Office (CO -G).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on February 6, 2014, in the Council Chambers at 100 Civic
Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was
given in accordance with the Newport Beach Municipal Code. Evidence, both written
and oral, was presented to, and considered by, the Planning Commission at this
meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
Pursuant to Section 15270 of the California Environmental Quality Act ( "CEQA ") Guidelines,
projects which a public agency rejects or disapproves are not subject to CEQA review.
SECTION 3. REQUIRED FINDINGS.
The Planning Commission may approve a conditional use permit only after making each of
the required findings set forth in Section 20.52.020 (Conditional Use Permits and Minor Use
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Planning Commission Resolution No. ####
Paqe 2 of 2
Permits). In this case, the Planning Commission was unable to make the required findings
based upon the following:
1. The Conditional Use Permit application for a laboratory use is not consistent with the
legislative intent of Title 20 of the Municipal Code or the Santa Ana Heights Specific Plan
and the findings required by Section 20.52.020 are not supported in this case. The
proposed project may prove detrimental to the community.
2. The design, location, size, and operating characteristics of the use are not compatible with
the allowed uses in the vicinity. The proposed project will constitute a hazard to persons in
the neighborhood and is not compatible with the existing commercial uses in the area.
3
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby denies Conditional Use
Permit No. UP2013 -028.
2. This action shall become final and effective 14 days after the adoption of this
Resolution unless within such time an appeal is filed with the City Clerk in accordance
with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal
Code.
PASSED, APPROVED AND ADOPTED THIS 6`h DAY OF FEBRUARY, 2014.
AYES:
NOES:
ABSTAIN
ABSENT:
BY:
Bradley Hilgren, Chairman
BY:
Kory Kramer, Secretary
20
Attachment No. PC 3
Applicant's Project Description
21
22
WATKINS CERNY
ARCHITECTS & PLANNERS, INC.
Thursday. December 12, 2013
CITY OF NEWPORT BEACH
PLANNING DEPARTMENT
Re, US LAB. LLC - CUP Letter of Justification
Dear Sirs,
This project is a tenant improvement for US LAB. LLC which is a urinalysis tab and professional
office spaces in an existing office building. US LAB. LLC tests urine specimens that have been
delivered mainly by UPS and FEDEX from doctor groups on other sites. There are no walk -ins
or sample taking at this site. Currently the office space is occupied by the same owner that
manages hospitals. This use will take samples, test them using state of the art equipment that
uses minute quantities of chemicals and gasses to provide spectrometer readings of the
samples. Once samples have been determined to have no value they can be poured down the
drains. There will be both walk in refrigeration and freezer for samples that need to be kept for
trial or other uses. There is a vent hood for opening samples and a hazardous chemicals
cabinet, and tables with testing equipment that can tell alcohol levels for DUI or other hospital or
doctor driven urinalysis tests. There are areas outside the lab area for writing reports,
administration, waiting. and billing. There are no changes to the exterior of the building or site.
This site is located in the Santa Ana Heights Business Park on a 1.362 acre parcel. This site is
105 wide and 299' deep with a 25' setback. The building has 24,490 square feet in two stories,
covering 21% of the site, 41.25% FAR, 33' tall, 20.8% landscape coverage, 37.75% landscape
coverage. with 98 parking stalls. The lab will have around 10 employees that work 8 -5 hours of
operation. The lab will occupy around 2,200 square feet of a total 4,401 square feet
professional office space tenant improvement in an existing office building. This project is not
visible in any way from the outside and will require less parking due to the walk in refrigerator
and freezer. The Orange County Health department has told me our hazardous materials are
so small they don't review this and that the urine can be poured down the sink. We have
hazardous waste trash cans for containers. We have eye wash facilities, and vent hoods for
working with the urine into testing apparatus, and a vented hazardous waste cabinet for the
small amounts of chemicals used in the testing equipment.
JUSTIICATIONS
1. This project is consistent with the General Plan and Santa Ana Heights specific plan. The
use is mainly professional administration with a testing lab with appropriate venting, drainage,
and there are other small dental labs on the same block within Santa Ana Heights.
2. The use is allowed within the zoning district and complies with all other applicable provisions
of the Zoning and Municipal code.
3. The design, location, size and operating characteristics are compatible with the allowed uses
in the vicinity.
WATKINS CERNY Architects & Planners
31681 Camino Capistrano #104„ San Juan Capistrano, , California 92675
949.887.3304cell 949.542.4822 voice,, 949.542.4825 fax,, greg @bcwllp.com
2S
WATKINS CERNY
ARCHITECTS & PLANNERS, INC.
4 The site is physically suitable in terms of design. location, shape. size and operating
characteristics and provision of public and vehicle access and public services and utilities. It is
actually located next door to the fire station.
5. Operational use at the location proposed will not be detrimental to the harmonious and
orderly growth of the City. or endanger. jeopardize, or otherwise constitute a hazard to the
public convenience, health. interest, safety. or general welfare of persons residing or working in
the neighborhood of the proposed use. The use is a small part of a tenant improvement in a
building occupied by the owner.
This use is not distinguishable from the outside and is the same company that currently
occupies the space. There are no smells, and the vent hood is mainly for small amounts of
chemicals used in the testing equipment and ventilating the hazardous chemical cabinet where
small amounts are stored
Please feel free to call me with any questions: 949.887.3304
Thank you.
WATKINS CERNY, ARCHITECTS & PLANNERS
By: Greg Watkins, Partner
WATKINS CERNY Architects & Planners
31661 Camino Capistrano #104, San Juan Capistrano, , California 92675
949.887.3304cell 949.542.4822 voice„ 949.542.4825 fax greg @bcwllp.com
2.4
Attachment No. PC 4
Site Photographs
25
20
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22
Attachment No. PC 5
Project Plans
2�
30
A TENANT IMPROVEMENT FOR
US LAB LLC
20377 S.W. ACACIA STREET #210, NEWPORT BEACH, CA., 92660
GRAPHIC SYMBOLS
TENANT
OWNER
ARCHITECT
SHEET INDEX
US LAB,LLC
MICKEY MOTORS,LLC
WATKINS CERNY
ARCHITECTURAL
A
Contact; Tony Gauthier
Contact; Tony Gauthier
ARCHITECTS & PLANNERS
A COLUMN LINE DESIGNATION
20377 SW Acacia St., #200
20377 SW Acacia St., #200
RESPONSIBLE DESIGN PROFESSIONAL
TS TITLE SHEET
Newport Beach, Ca 92660
Newport Beach, Ca 92660
IN CHARGE
A0.1 GENERAL NOTES
MATCH LINE
949 777 -3113, 949 777 -9485 fax
( ) ( )
(949 777 -3113 949 777 -9485 fax
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Project Manager: Greg T. Watkins
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A0.2 SITE PLAN - REFERENCE ONLY
WORK POINT /DATUM POINT
tgauthier @ipmrx.com
tgauthier @ipmrx.com
31681 Camino Capistrano #104
A100 DEMO PLAN, FLOOR PLAN
DOOR SYMBOL
Door Mark
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San Juan Capistrano, Ca 92675
A101 REFLECTED CEILING PLAN
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FURNITURE PLAN, FLOOR FINISH PLAN
(949) 542.4822, (949) 542.4825 fax,
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FINISH SYMBOL
0 � Finish Mark
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887.3304
A300 DOOR &FINISH SCHEDULES
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(949) cell,
A420 TOILET PLAN - REFERENCE ONLY
REVISION
g re g watkinscern .com
A550 DETAILS
A Revision Number
v
LETTER DENOTES ADDENDUM
W
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NUMBER DENOTES BULLETIN
SECTION DESIGNATION
F2 Section Identification
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MECHANICAL
AS Sheet Where Section is Drawn
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DETAIL DESIGNATION
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M -1.0 HVAC NOTES, SYMBOLS & HVAC DETAIL
x Detail Identification
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M -2.0 HVAC PLAN
x Sheet Where Detail is Drawn
T -24 TITLE 24 FORMS
MECHANICAL & ELECTRICAL ENGINEERS
DEFERRED SUBMITTAL
DETAIL TITLE
x DETAIL NAME Detail Identification
x Sheet Where Detail is Referenced
SPRINKLERS
ELECTRICAL
INTERIOR ELEVATION DESIGNATION
GOUVIS ENGINEERING
Elevation Identification
x � Sheet(s)Where reElevation isDrawn
E -1.0 ELECTRICAL GENERAL NOTES
4400 Campus Drive
E -2.0 ELECTRICAL PLANS
ROOM DESIGNATION
FREEZER Room Name
Newport Beach, Ca 92660
E-3.0 ELECTRICAL TITLE 24 FORMS &
106 Room Number
(949) 752 -5321
PANEL SCHEDULE
5 PARTITION DESIGNATION
garyz @gouvisgroup.com
PLUMBING
FACE DIMENSIONS FACE
P -1.0 PLUMBING MATERIALS,
CLEAR
SCHEDULES & CALCULATION
CENTERLINE DIMENSIONS
SITE DATA
BUILDING DATA - SHELL BUILDING
SPECIAL INSPECTIONS
P -2.0 PLUMBING PLAN
PROPERTY LINE
NEW OR FINISH CONTOURS
OCCUPANCY TYPE = B
EXISTING CONTOURS
PTR #
PARCEL A - LOT 56 OF TRACT NO. 706, MAP BOOK 21, PAGE 25
BUILDING TYPE = TYPE V -N, FULLY SPRINKLERED
PARCEL B - THE SW 1/2 OF LOT 55 OF TRACT NO. 706, MAP BOOK 21, PAGE 25
BUILDING MATERIALS:
SPECIAL INSPECTION REQUIRED AT FIELD WELDED STRUCTURAL ITEMS
PARCEL C - THE NW 1/2 OF LOT 55 OF TRACT NO. 706, MAP BOOK 21, PAGE 25
CONCRETE, GLASS, ALUMINUM, GYPSUM
20377 S.W. ACACIA STREET, NEWPORT BEACH, CA 92660
BUILDING HEIGHT: 28' -8" TOP OF PARAPET
32' -2 1/2" TOP OF MECHANICAL ROOF SCREEN
ZONING = BP - BUSINESS PARK
TOTAL SITE AREA = 59,345 SQ.FT. (1.362 ACRES)
BUILDING AREA:
AREA LOCATION MAP
SITE COVERAGE= 21 %
1st FLOOR AREA = 12,120 SQ.FT.
EXIT ANALYSIS
TENANT IMPROVEMENT DATA
FLOOR AREA RATIO = 41.25%
2nd FLOOR AREA = 12,370 SQ.FT.
ADDRESS: 20377 S.W. ACACIA STREET, SUITE 100,FIRST FLOOR
NEWPORT BEACH, CA 92660
TOTAL BUILDING AREA = 24,490 SQ.FT.
LANDSCAPE AREA:
LANDSCAPE AREA = 12,382 SQ.FT. (20.8 %)
OCCUPANT LOAD - "B„
OFFICE - 4,401 SF / 200 = 22 x 0.3 = 7"
DESCRIPTION OF WORK: THIS TENANT IMPROVEMENT WILL BE
A PROFESSIONAL LAB USE.
FEMA FLOOD ZONE:'X' OUTSIDE 500YR. FLOOD PLANE
TENANT IMPROVENT PERMIT ONLY
TOTAL WIDTH REQUIRED = 7"
OCCUPANCY CLASSIFICATION: B
CONSTRUCTION TYPE: TYPE V -N, FULLY SPRINKLERED
73 FRWY
PARKING REQUIRED:
TOTAL WIDTH PROVIDED 34" x 5 = 68"
SQUARE FOOTAGE OF SUBJECT AREA: 4,401 SQ. FT.
OCCUPANT LOAD: 44.01
24,490 SF. OFFICE / 250 = 98 STALLS
PARKING AREA ILLUMINATION =1 FTCNDL / SF
TOTAL OCCUPANT LOAD: 4,401 / 100= 44.01
4
PARKING PROVIDED: 94 STALLS
ALLOWABLE BUILDING AREA FOR TYPE V -N
U
HANDICAPPED (9'X18')2 VAN ACCESS
=
BASIC ALLOWABLE AREA 8,000 SQ.FT.
SIGNS & IDENTIFICATION
SITE IMPROVEMENT DATA
U)
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STANDARD (9' X 16" W/ 2' -0" OH) 98
0
3 SIDE YARDS @40'x 2.5% = 8,000 SQ.FT.
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FIRE SPRINKLERS x 2 16,000 SQ.FT.
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TOTAL PARKING PROVIDED = STALLS
ALL BUILDING ENTRANCES THAT ARE ACCESSIBLE TO AND USABLE
BY PERSONS WITH DISABILITIES AND AT EVERY MAJOR JUNCTION
DETECTABLE WARNINGS AT SIDEWALK/ DRIVEWAY
TOTAL ALLOWABLE BUILDING AREA = 32,000 SQ.FT.
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ALONG OR LEADING TO AN ACCESSIBLE ROUTE OF TRAVEL SHALL
ORCHARD
BE IDENTIFIED WITH A SIGN DISPLAYING THE INTERNATIONAL
SYMBOL OF ACCESSIBILITY, AND WITH ADDITIONAL DIRECTIONAL
=
SIGNS, AS REQUIRED, TO BE VISIBLE TO PERSONS ALONG
CL <
APPROACHING PEDESTRIAN WAYS (1117B.5.7 & 1127B.3)
¢ ¢ m
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APPLICABLE CODES
SCOPE OF WORK
CONSTRUCTION DESCRIPTION PER TABLE 720.1(2) of CBC 2010
SITE
THE GOVERNING CODES, WITH LOCAL AMENDMENTS,
FOR THIS PROJECT IS AS FOLLOWS AND AS SHOWN
NOTE: TENANT IMPROVEMENT
EXTERIOR WALLS
12" THICK REINFORCED CONCRETE TILT -UP WALLS, ITEM # 7 -1.1 WITH 1/2" LAMINATED
MESA
MESA
BY THE CONSTRUCTION DOCUMENTS.
HIGH PERFORMANCE GLASS SET IN ALUMINUM WINDOW FRAME.
A. CALIFORNIA BUILDING CODE CBC), 2010 EDITION
B. CALIFORNIA MECHANICAL CODE M)C , 2010 EDITION
INTERIOR WALLS
D. CALIFORNIA ELECTRI CODE PICECI 2010 IITITOION
ALL RATED WALLS ARE NON - COMBUSTIBLE STUDS - INTERIOR PARTITION WITH GYPSUM
WALLBOARD EACH SIDE, ITEM # 16 -1.3
E. CALIFORNIA 2010 ENERGY STANDARD
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SHEET TITLE
COVER SHEET
SCALE DRAWN BY
RC
PROJECT # PLOT DATE
10/15/13
SHEET NUMBER
TS
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ABBREVIATIONS
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FIRE DEPARTMENT NOTES
GENERAL NOTES
1. THE CONTRACTOR SHALL ABIDE BY CHAPTER 3306 OF THE CALIFORNIA BUILDING
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CODE PROTECTION OF PEDESTRIANS DURING CONSTRUCTION."
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1. THE MAXIMUM ALLOWABLE FLAME SPREAD OF FINISH MATERIAL USED ON WALLS AND CEILINGS SHALL NOT EXCEED THOSE SET
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FORTH IN THE 2010 CALIFORNIA BUILDING CODE
2. ALL CONTRACTORS SHALL VISIT THE SITE, FAMILIARIZE THEMSELVES WITH
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2. ALL EXITS SHALL BE ILLUMINATED AND LIGHTING INSTALLED IN ACCORDANCE WITH THE 2010 CALIFORNIA BUILDING CODE 1011.1 & 1011.5.3.
EXISTING CONDITIONS AND REVIEW AND UNDERSTAND THE REQUIREMENTS
A.B.
ANCHOR BOLT
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SEPRATE CIRCUITS SHALL BE PROVIDED, AND CONTROLLED INDEPENDENTLY FROM THE REST OF THE BUILDING.
OF THE CONTRACT DOCUMENTS. THE GENERAL CONTRACTOR SHALL VERIFY ALL
ABV.
ABOVE
E
EAST
I.D.
INSIDE DIAMETER
R.
RADIUS
ELEVATIONS
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B
3. EXITS SIGNS SHALL BE INSTALLED IN ACCORDANCE WITH CHAPTER 10: SECTION 1003.2.8.1, THRU 1003.2.10. PROVIDE FLOOR LEVEL
WORK AND STRUCTURAL ENGINEER EINGINEOER OF DISCREPANCY (S)
A/C
AIR CONDITIONING
EA.
EACH
1. E.
INVERT ELEVATION
R.D.
ROOF DRAIN
EXIT SIGNS IF REQUIRED, LOCATION SHALL BE AS DIRECTED BY THE FIRE MARSHALL.
DO NOT SCALE DRAWINGS. THE GENERAL CONTRACTOR(S) SHALL BE RESPONSIBLE
A.C.
ASPHALTIC CONCRETE
E. J.
EXPANSION JOINT
IN.
INCH
RDWD.
REDWOOD
FOR ALL CORRECTIONS AND REPAIRS REQUIRED DUE TO HIS FAILURE TO DO SO.
A.D.
AREA DRAIN
EL.
ELEVATION
INSUL.
INSULATION
REF.
REFERENCE
4. ALL LEGAL EXITS SHALL BE OPENABLE FROM THE INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT.
ELEC.
ELECTRICAL
INT.
INTERIOR
REINF.
REINFORCED
THE MAIN ENTRY DOOR TO FUTURE TENANT SUITES MAY BE INSTALLED WITH KEYED HARDWARE IF A SIGN ABOVE THE DOOR IN
3. SOLELY AS A CONVENIENCE TO THE OWNER AND CONTRACTOR, THE
A.F.F.
ABOVE FINISH FLOOR
REQ'D.
REQUIRED
(1) INCH TALL LETTERS ON A CONTRASTING BACKGROUND STATING "THIS DOOR IS TO REMAIN UNLOCKED WHEN EVER THE BUILDING IS OCCUPIED".
ENGINEER MAY INCLUDE DOCUMENTS PREPARED BY CERTAIN CONSULTANTS
ALUM.
ALUMINUM
ELEV.
ELEVATOR
(OR INCORPORATE THE RECOMMENDATIONS OF SAID CONSULTANTS INTO
APPROX.
APPROXIMATE
E. P.
ELECTRICAL PANEL
JT.
JOINT
RESIL.
RESILIENT
5. PROVIDE FIRE STOPPING TO CUT OFF ALL CONCEALED DRAFT OPENINGS, BOTH VERTICAL AND HORIZONTAL AT 10' -0" O.C.
DOCUMENTS PREPARED BY THE ENGINEER IT IS EXPRESSLY UNDERSTOOD,
ARCH.
ARCHITECTURAL
EQ.
EQUAL
RM.
ROOM
EACH WAY.
THAT BY SUCH ISSUANCE, THE ENGINEER ASSUMES NO LIABILITY FOR
EQUIP.
EQUIPMENT
LAM.
LAMINATED
R.H.B.
RECESSED HOSE BIBS
6. PROVIDE U.L. APPROVED FIRE EXTINGUISHERS REQUIRED THE COUNTY FIRE INSPECTOR /FIRE MARSHAL. VERIFY
THE SERVICES OF SAID CONSULTANTS.
E. W.
EACH WAY
LAV
LAVATORY
R. 0.
ROUGH OPENING
B D.
BOARD
.
.
EXACT LOCATIONS) OF EXTINGUISHER FIRE WITH THE FIRE INSPECTOR R /FIRE MARSHALL IN THE FIELD.
4. THE SOILS REPORT FOR THIS PROJECT SHALL BE FOR REFERENCE
BLDG.
BUILDING
EXIST.
EXISTING
LT.
LIGHT
R.O.W.
RIGHT OF WAY
ONLY. THE GENERAL CONTRACTOR SHALL NOTIFY THE STRUCTURAL ENGINEER AND
BILK.
K.
BLOCK
EXT.
EXTERIOR
RESAWN
7. ALL EQUIPMENT SHALL BE LISTED BY A NATIONALLY RECOGNIZED TESTING LABORATORY, AND WILL BE INSTALLED IN
OWNER OF ANY DISCREPANCY BETWEEN THE CURRENT REPORT(S) AND THE PLANS
BLKG.
MAX.
MAXIMUM
IN ACCORDANCE WITH THEIR LISTING. THE CONTRACTOR SHALL HAVE ALL LISTING INFORMATION AVAILABLE FOR INSPECTION.
PRIOR TO BEGINNING WORK. IN THE EVENT OF A DISCREPANCY, THE
BLOCKING
FDN
FOUNDATION
M. B.
MACHINE BOLT
S
SOUTH
ALL EQUIPMENT WHICH IS INTENDED TO BE EXPOSED TO WEATHER SHALL BE LISTED FOR EXTERIOR USE.
Q
MORE STRINGENT REQUIREMENT SHALL APPLY.
BM.
B. N.
BEAM
BOUNDARY NAILING
F. D.
FLOOR DRAIN
MECH.
MECHANICAL
S.C.
SOLID CORE
8. PROVIDE 6' HIGH DIE CUT HOUSE NUMBERS. CONTRASTING COLOR. TO MATCH THE EXISTING BUILDING. INSTALL WITH
W I T
5. ALL WORK AND MATERIALS SHALL CONFORM 0 THE LATEST ADOPTED
BOTT.
BOTTOM
F. F.
FINISH FLOOR
MET.
METAL
SCHED.
SCHEDULE
MECHANICAL FASTENERS (NOT GLUED) ALUMINUM BUILDING ADDRESS NUMBERS IN A LOCATION DIRECTED BY THE BUILDING DEPT.
INTERNATIONAL BUILDING CODE AS AMENDED, ALL ORDINANCES AND
BTWN.
BETWEEN
FIN.
FINISH
MFR.
MANUFACTURER
SECT.
SECTION
IN A CONSPICUOUS LOCATION SO THAT THEY ARE VISIBLE FROM THE STREET PER THE LOCAL MUNICIPAL CODE. COLOR AND STYLE
REGULATIONS OF THE CITY OR COUNTY WITH JURISDICTION AND SPECIAL
FIXT.
FIXTURE
M. H.
MANHOLE
SHT.
SHEET
SHALL BE SUBMITTED TO THE OWNER AND CITY FOR REVIEW AND APPROVAL PRIOR TO FABRACATION AND INSTALLATION.
REQUIREMENTS INDICATED IN THE BUILDING SUMMARY OR THESE GENERAL
C
CAMBER
FLR.
FLOOR
MIN.
MINIMUM
SHTG.
SHEATHING
9. PLANS OF NEW FIRE PROTECTION, DETECTION OR ALARM MONITORING SYSTEMS SHALL BE APPROVED BY THE CITY OF NEWPORT BEACH
NOTES.
CATV
CABLE TELEVISION
F. L.
FLOW LINE
misc.
MISCELLANEOUS
SIM.
SIMILAR
PRIOR TO INSTALLATION. A SEPARATE PLAN SUBMITTAL AND APPROVAL BY THE CITY OF NEWPORT BEACH IS REQUIRED PRIOR TO
7. ALL TENANT SIGNAGE IS NOT A PART OF THIS CONTRACT. THE SIGN CONTRACTOR
C. B.
CATCH BASIN
FLUOR.
FLUORESCENT
M.O.
MASONRY OPENING
SPEC.
SPECIFICATION
COMMENCEMENT OF ANY WORK.
IS TO OBTAIN SEPARATE APPROVALS AND PERMITS FROM GOVERNING
CEM.
CEMENT
F. H.
FIRE HYDRANT
MTD.
MOUNTED
SQ.
SQUARE
AGENCIES FOR ALL SHELL BUILDING SIGNAGE.
CER.
CERAMIC
F.O.M.
FACE OF MASONRY
MTT
MAIN TELEPHONE
SSK.
SERVICE SINK
10. NON USED
F.O.S.
FACE OF STUD
TERMINAL
SS,
STAINLESS STEEL
8. CONTRACTOR SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY
C.H.B.
CONCEALED HOSE BIBS
F/S
FINISH SURFACE
STD.
STANDARD
11. FIRE DAMPERS WILL BE INSTALLED IN ALL DUCTS PENETRATING RATED WALLS AND CEILINGS WITH THE SAME RATING AS THE WALL
FOR JOB SITE CONDITIONS AND COMPLY WITH SAFETY REGULATIONS AND
C. 1.
CAST IRON
MILL.
MULLION
OR CEILING IT IS PENETRATING. DAMPERS ARE TO COMPLY WITH THE UNIFORM BUILDING CODE (CBC SECTION 713.10 CBC - 1005.8.2).
RESTRICTIONS AS REQUIRED FOR WORKERS AND PEDESTRIAN PROTECTION
C/J
CEILING JOIST
F. S.
FLOOR SINK
STL.
STOR.
STEEL
STORAGE
12. FIRE DEPARTMENT FINAL INSPECTION IS REQUIRED. SCHEDULE INSPECTION 24 HOURS IN ADVANCE, PHONE (949) 644 -3107. PAY
DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT. PROVIDE
C. J.
CONTROL JOINT
FT.
FOOT/FEET
N
NORTH
PROTECTION AS REQUIRED TO PREVENT ANY DAMAGE TO EXISTING
FTG.
FOOTING
N.I.C.
NOT IN CONTRACT
STRUCT.
STRUCTURAL
INSPECTION FEE AT FIRE DEPARTMENT PUBLIC COUNTER. THIS FEE IS INDEPENDENT OF ANY BUILDING DEPARTMENT FEES.
CONSTRUCTION WITHIN AND ADJACENT TO THE JOB SITE. WHERE DAMAGE
CLG.
CLR.
CEILING
CLEAR
FURR.
FURRING
NO.
NUMBER
S.O.V.
SHUT OFF VALVE
13. ALL WEATHER ACCESS ROADS SHALL BE APPROVED BY THE CITY OF NEWPORT BEACH PRIOR TO ANY COMBUSTIBLE MATERIALS
AND /OR MATERIAL AS REQUIRED BY, AND TO THE SATIFICATION OF THE OWNERS AT
C.M.U.
CONCRETE MASONRY UNIT
FU T.
FUTURE
NOM.
NOMINAL
SYM.
SYMMETRICAL
BEING PLACED ON THE SITE. ACCESS ROADS SHALL REMAIN FREE FROM OBSTRUCTIONS.
OCCURS, THE CONTRACTOR SHALL REPAIR OR REPLACE DAMAGED AREA
C/0
CLEANOUT
N.T.S.
NOT TO SCALE
NO ADDITIONAL COST. THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND
GA.
GAUGE
T. B.
TOP OF BEAM
NOT BE LIMITED TO NORMAL WORKING HOURS.
C. 0.
CONDUIT ONLY
GALV.
GALVANIZED
O.A.
OVERALL
T. C.
TOP OF CURB
COL.
COLUMN
TEL.
TELEPHONE
9. IF THERE ARE TRENCHES OR EXCAVATION 5 -0" OR MORE IN DEPTH
CONC.
CONCRETE
G.C.
G.I.
GENERAL CONTRACTOR
GALVANIZED IRON
O.C.
O.D.
ON CENTER
OUTSIDE DIAMETER
T &G
TONGUE AND GROOVE
DISABLED ACCESS NOTES
INTO WHICH A PERSON IS REQUIRED TO DESCEND, CONTRACTOR SHALL
CONN.
CONNECTION
OBTAIN NECESSARY PERMIT FROM THE STATE OF CALIFORNIA DIVISION
CONSTR.
CONSTRUCTION
G.L.B.
GLU -LAM BEAM
OFD.
OVERFLOW DRAIN
THK.
THICK
OF INDUSTRIAL SAFETY.
CONT.
CONTINUOUS
GL.
GLASS
OPG.
OPENING
T. J.
TRUSS JOIST
GND.
GROUND
OPP.
OPPOSITE
T.P.
TOP OF PARAPET
10. PROVIDE ALL LABOR, MATERIALS, EQUIPMENT, TOOLS,
C
CONTRACTOR
GR.
GRADE
T. S.
TOP OF SHEATHING
TRANSPORTATION, UTILITIES, OTHER SERVICES AND RELATED TASKS
CTSK SK
COUNTERSUNK
T. W.
TOP OF WALL
1. THE PROJECT SITE, AND FACILITIES MUST BE ACCESSIBLE TO AND FUNCTIONAL FOR THE PHYSICALLY DISABLED IN
NECESSARY FOR PROPER EXECUTION OF THE CONSTRUCTION REQUIRED BY
C. Y.
CUBIC YARD
GYP.
GYPSUM
P.L
PARTITION
TYP.
TYPICAL
ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT (ADA) AND ALL OTHER FEDERAL, STATE, AND MUNICIPAL AGENCIES.
CONTRACT DOCUMENT
P. L. .
PROPERTY LINE
DBL.
DOUBLE
H. B.
HOSE BIBB
PLAS.
PLASTER
2. ALL SURFACES IN PUBLIC AREAS SHALL HAVE NON -SLIP SURFACES IN COMPLIANCE WITH DIVISION 18 OF THE "HEALTH AND
11. ANY REVISION OR ADDITIONAL WORK REQUIRED BY FIELD
H. C.
HOLLOW CORE
PLBG.
PLUMBING
U.B.C.
SAFETY CODES OF THE STATE OF CALIFORNIA.
CONDITIONS OR LOCAL GOVERNING AUTHORITIES SHALL BE BROUGHT TO
DET.
DETAIL
HDR.
HEADER
PLYWD.
PLYWOOD
U.O.N.
THE ATTENTION OF THE OWNER /OWNERS REPRESENTATIVE BEFORE PROCEEDING.
D/F
DOUGLAS FIR
3. THE CENTER OF RECEPTACLE OUTLETS SHALL BE INSTALLED A MINIMUM OF 18" A.F.F. OR WORKING PLATFORM.
D.F.
DRINKING FOUNTAIN
H
HT.
T.
HARDWARE
HEIGHT
P.O.C.
PR.
POINT OF CONNECTION
PAIR
VERT.
VERTICAL
4. THE CENTER OF THE GRIP OF THE OPERATING HANDLE OF SWITCHES INTENDED TO BE USED BY THE OCCUPANT TO CONTROL
12. SHOULD ANY CONCRETE PAVING REQUIRE PATCHING ADJACENT TO THE
DIA.
DIAMETER
H. M.
HOLLOW METAL
P.T.
PRESSURE TREATED
V.T.R.
VENT THROUGH ROOF
LIGHTING, RECEPTACLES, HEATING AND VENTILATING EQUIPMENT, SHALL NOT BE LESS THAN 36" A.F.F. NOR MORE THAN 48" A.F.F..
NEW PROJECT CONSTRUCTION, IT SHALL BE DONE ACCORDING TO THE PAVING
DIM.
DIMENSION
SPECIFICATIONS AND THE SOILS REPORT AND SHALL BE OF THE SAME
DN
DOWN
HORIZ.
HORIZONTAL
W
WEST
SECTION AND DRAINAGE SCHEME AS ADJACENT PAVED AREAS.
H. P.
HIGH POINT
Q.T.
QUARRY TILE
W/
WITH
5. ALL LEGAL EXIT DOORS SHALL BE OPENABLE WITH A FORCE NOT TO EXCEED 5 LBS. FIRE DOORS SHALL BE OPENABLE WITH
DR
DOOR
HTG.
HEATING
WD.
UNIFORM BUILDING CODE
A FORCE NOT TO EXCEED 15 LBS. DOORS SUBJECTED TO WIND LOADS SHALL BE OPENABLE WITH A FORCE NOT TO EXCEED
13. THE CONTRACTOR(S) SHALL BE RESPONSIBLE FOR OBTAINING AND
DS
DOWNSPOUT
HDWD.
HARDWOOD
WOOD
8.5 LBS. EXIT DOORS WHICH EXCEED THESE REQUIREMENTS SHALL BE PROVIDED WITH AN APPROVED ASSISTIVE DEVICE TO
PAYING FOR ALL PERMITS, LICENSES, INSPECTIONS AND TESTING
DWG.
DRAWING
W/0
UNLESS OTHERWISE NOTED
PROVIDE OPERATION OF THE DOOR WITHIN THESE REQUIREMENTS.
HVAC
HEATING, VENTILATION &
WITHOUT
INDICATED ON THE PLANS AND BY SPECIFICATIONS OR REQUIRED BY THE
AIR CONDITIONING
W.P.J.
WEAKENED PLAN JOINT
6. ALL LEGAL EXIT DOORS SHALL BE PROVIDED WITH A CLEAR AND LEVEL LANDING (NOT TO EXCEED 2 %) SIXTY (60) INCHES IN
SOILS REPORT AND/OR REQUIRED BY ANY GOVERNMENT AGENCY.
/ Q C
W. R.
WATER RESISTANT
WIDTH, AND SIXTY (60) INCHES IN THE DIRECTION OF THE DOOR SWING, AND A CLEAR AND LEVEL AREA OF FORTY -EIGHT
14. THE GENERAL CONTRACTOR SHALL VERIFY THE SIZE AND LOCATION OF ALL EXISTING
W.W.F.
WELDED WIRE FABRIC
(48) INCHES ON THE OPPOSITE SIDE OF THE DOOR SWING. A MINIMUM WIDTH OF 1' -0" SHALL BE PROVIDED FROM THE DOOR
UTILITY LINES AND STUBS TO THE BUILDING(S) AS MAY BE INDICATED ON THE CONSTRUCTION
STRIKE TO ANY OBSTRUCTION AT THE INTERIOR SIDE OF THE DOOR SWING. A MINIMUM WIDTH OF V -6" SHALL BE PROVIDED
DOCUMENTS. THE SITE UNDERGROUND CONTRACTORS SHALL BE REQUIRED TO BRING ALL
FROM THE DOOR STRIKE TO ANY OBSTRUCTION AT THE SWING SIDE OF THE DOOR AT AN INTERIOR CONDITION; PROVIDE 2' -0"
UTILITY LINES (WATER, SEWER, GAS AND ELECTRICAL), TO WITHIN 5' OF THE EXTERIOR OF
MINIMUM AT AN EXTERIOR CONDITION.
BUILDING. THE BUILDING CONTRACTORS SHALL BE REQUIRED TO BRING ALL UTILITY LINES
FROM 5' OUTSIDE THE BUILDING TO FINAL CONNECTION PIONTS AS INDICATED ON THE
7. ALL ELEVATOR CONTROLS CALL STATIONS TELEPHONE AND EMERGENCY DEVICES SHALL BE INSTALLED WITH THE CENTER
CONSTRUCTION DOCUMENTS.
OF THE OPERATING DEVICE NOT TO EXCEED 35" TO 54 ", EMERGENCY CONTROLS NEED TO BE LOCATED AT THE BOTTOM OF THE
PANEL WITHIN 35" OF THE FINISH FLOOR. CLASS II BRAILLE IDENTIFICATION SHALL BE PROVIDED FOR THE VISIUALY IMPAIRED,
15. THE GENERAL CONTRACTOR SHALL PROVIDE THREE (3) DAY / 72HR. ADVANCED
TOGETHER WITH AUDIABLE SIGNAL DEVICES AS REQUIRED BY THE AMERICANS WITH DISABILITIES ACT, FEDERAL TITLE 24,
NOTICE TO THE OWNER, ARCHITECT AND STRUCTURAL ENGINEER PRIOR TO
TOGETHER WITH STATE, COUNTY, AND MUNICIPAL CODES, AND ORDIANCES. ELEVATORS ARE TO BE AUTOMATIC AND SELF
ANTICIPATED POURING OF THE FOOTINGS AND SLABS.
LEVELING TO WITHIN 1/2" OF THE FINISH FLOOR.
16. NOT USED
8. HANDRAILS FOR STAIRS SHALL EXTEND A MINIMUM OF 1' -0" BEYOND THE TOP RISER, AND A MINIMUM OF 1' -0" PLUS THE
TREAD WIDTH AT THE BOTTOM OF THE STAIR, WITH THE LAST 12" PARALLEL WITH THE FLOOR. PROVIDE A CLEAR MINIMUM DIMENSION
OF 1 1/2" INBETWEEN AN OBSTRUCTION AND THE HANDRAIL, WITH THE GRIP PORTION OF THE HANDRAIL HAVING A OUTSIDE DIAMETER
OF 1 1/4 - 1 1/2" WITH A SMOOTH GRIPPING SURFACE AND NO SHARP CORNERS.
9. ALL DOOR HARDWARE SHALL BE LEVER TYPE, OR PANIC BAR TYPE. NOT REQUIRING GRASPING, OR TWISTING. THE
INTERNATIONAL SYMBOL OF ACCESSABILITY SHALL BE INSTALLED AT THE STRIKE EDGE OF ALL ACCESSABLE ENTRANCES 44" A.F.F.,
EACH DOOR TO A STAIRWAY SHALL HAVE A TACTILE SIGN, INCLUDING RAISED LETTERS AND BRAILLE, STATING "EXIT ", AND
17. NO STRUCTURAL MEMBER SHALL BE CUT FOR PIPES, CONDUITS, ETC., UNLESS
SPECIFICALLY DETAILED AND /OR APPROVED BY THE STRUCTURAL ENGINEER.
SHALL COMPLY WITH CABO /ANSI A117.1.
18. ALL SHOP WELDING IS TO BE DONE IN A CERTIFIED LICENSED SHOP. ALL FIELD
10. THE FIRST TREAD OF ANY STAIR SHALL BE IDENTIFIED BY A STRIP OF CONTRASTING COLOR A MINIMUM OF 2" WIDE SETBACK 1" MAXIMUM
E
WELDING SHALL DONE ONLY BY CERTIFIED LICENSED WELDERS UNDER CONTINUOUS
W
FROM THE FRONT EDGE OF THE RISER. THE UPPER LANDING OF ANY STAIR SHALL BE IDENTIFIED BY A STRIP OF CONTRASTING COLOR A
SPECIAL INSPECTIO ON WITH CERTIFICATE ISSUED AS REQUIRED BY THE BUILDING DEPARTMENT.
MINIMUM OF 2" WIDE SETBACK 1" MAXIMUM FROM THE FRONT EDGE OF THE RISER
11. ALL TREADS OF ANY EXTERIOR STAIR SHALL BE IDENTIFIED BY A STRIP OF CONTRASTING COLOR A MINIMUM OF 2" WIDE SETBACK 1"
19. WHERE LARGER STUDS OR FURRING IS REQUIRED TO COVER DUCTS,
MAXIMUM FROM THE FRONT EDGE OF THE RISER. THE UPPER LANDING OF ANY EXTREIOR STAIR SHALL BE IDENTIFIED BY A STRIP OF
PIPING, CONDUIT, ETC., THE LARGER SIZE STUD OR FURRING SHALL
CONTRASTING COLOR A MINIMUM OF 2" WIDE SETBACK 1" MAXIMUM FROM THE FRONT EDGE OF THE RISER
EXTEND THE FULL LENGTH OF THE SURFACE WHERE THE FURRING OCCURS.
20. NOT USED
24. NO CONSTRUCTION MATERIALS, DEBRIS, OR WASTE SHALL BE PLACED OR STORED
WHERE IT MAY ENTER A STORM DRAIN OR BE SUBJECT TO TIDAL EROSION OR DISPERSION.
25. ALL CONSTRUCTION MATERIALS, WASTES, GRADING OR DEMOLITON DEBRIS, AND STOCKPILES
OF SOIL, AGGREGATES, SOIL AMENDMENTS, ETC., SHALL BE PROPERLY COVERED, STORED AND
SECURED TO PREVENT TRANSPORT INTO COASTAL WATERS BY WIND, RAIN OR TRACKING.
Wednesday, December 04, 2013
26. THE CONTRACTOR TO USE PRE - COATED BUILDING MATERIALS TO THE MAXIMUM EXTENT
FEASIBLE.
CITY OF NEWPORT BEACH
PLANNING DEPARTMENT
27. CONTRACTOR TO USE HIGH PRESSURE -LOW VOLUME (HPLV) PAINT APPLICATORS WITH
50% EFFICIENCY.
Re; US LAB, LLC - LIST OF CHEMICALS
28. CONTRACTOR TO USE LOWER VOLATILITY PAINT NOT EXCEEDING 100 GRAMS OF ROG PER
LITER. SPREAD OUT THE APPLICATION OVER A LONGER PERIOD.
Dear Sirs,
29. ALL CONSTRUCTION CONTRACTORS SHALL COMPLY WITH PRECAUTIONARY MEASURES
IN ACCORDANCE WITH THE GUIDELINES SET FORTH BY THE EPA, THE OCCUPATIONAL SAFETY
AND HEALTH ADMINISTRATION (OSHA) AND OTHER REGULATORY AGENCIES. CONSTRUCTION
This project is a tenant improvement for US LAB, LLC which is a urinalysis lab and professional
CONTRACTORS SHALL PROVIDE DOCUMENTATION TO THE CITY OF NEWPORT BEACH THAT THEY
offices. US LAB, LLC tests urine specimens that have been delivered mainly by UPS and
WILL COMPLY WITH ALL APPLICABLE REGULATIONS AND MITIGATION MEASURES.
FEDEX from doctor groups and other sites. There are no walk -ins or sample taking at this site.
Currently the office space is occupied by the same owner that manages hospitals. This use will
take samples, test them using state of the art equipment that uses minute quantities of
chemicals and gasses to provide spectrometer readings of the samples. Once samples have
been determined to have no value they can be poured down the drains. There will be both walk
in refrigeration and freezer for samples that need to be kept for trial or other uses. There is a
vent hood for opening samples and a hazardous chemicals cabinet, and tables with testing
equipment that can tell alcohol levels for DUI or other hospital or doctor driven urinalysis tests.
There are areas outside the lab area for writing reports, administration, waiting, and billing.
There will be chemicals stored in our hazardous chemicals cabinet that are used by the testing
machines to determine chemical composition of the urine. These chemicals are stored in liter
bottles, and in no case is there over 20 gallons of chemicals combined. These chemicals
include the following;
• Methanol • N. Butyl Chloride
• Isopropanol • Isobutene
ENERGY COMPLIANCE NOTES
• Acetone • Acetic acid
• Ethyl Acetate • Hydrochloric Acid
• Methylene Chloride • Sulfuric Acid
1. THE GENERAL CONTRACTOR SHALL PROVIDE A CERTIFICATE OF COMPLIANCE
FOR ALL EXTERIOR DOORS AND WINDOWS (CEC -116).
• Acetonitrile • Ammonium Hydroxide
2. ALL WINDOWSi ) D OTHER JOINTS IN THE EXTERIOR WALLS WILL BE
• Hexane Phosphoric Acid
FULLY INSULATED
• Heptane
3. ALL AIR HANDLING DUCT SYSTEMS WILL BE CONSTRUCTED, INSTALLED, INSULATED
AND SEALED IN ACCORDANCE WITH THESTATE MECHANICAL CODE SECTIONS 601.1,
603 & 604 (CEC -118 (d) 3).
There are no smells, and the vent hood is mainly for small amounts of chemicals used in the
testing equipment and ventilating the hazardous chemical cabinet where small amounts are
4. THERMOSTATICALLY CONTROLLED HEATING OR COOLING SYSTEMS, EXCEPT
ELECTRIC HEAT PUMPS SHALL HAVE AN AUTOMATIC THERMOSTAT WITH A CLOCK
stored. Please feel free to call me with any questions; 949.887.3304
MECHANISM WHICH THE BUILDING OCCUPANT CAN MANUALLY PROGRAM TO
AUTOMATICALLY SET BACK THE THERMOSTAT SET POINTS FOR AT LEAST TWO
PERIODS WITHIN 24 HOURS.
Thank you,
WATKINS CERNY, ARCHITECTS & PLANNERS
By: Greg Watkins, Partner
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NEW DOOR TO MATCH EXISTING
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NEW DOOR TO MATCH EXISTING
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NEW DOOR TO MATCH EXISTING
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DOOR SCHEDULE KEYNOTES
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NOTE: LATCHING AND LOCKING
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HARRIS 96409 - SUBMITTAL ROD. 971 EGGSHELL FINISH, TOP GRADE. MATCH
#
WOOD-
MATCH,
PATH OF TRAVZEL SHALL BE OPERABLE WITH A SINGLE EFFORT BY LEVER TYPE
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PROVIDE DOOR STOP
WD
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STAINED
BIRCH DOORS,
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ST
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M1 BY MFG.
DESIGNED TO PROVIDE
PASSAGE WITH REQUIRING THE ABILITY TO GRASP THE OPENING
TO VERIFY WITH OWNER.
4 ACOUSTICAL SEAL HEAD, JAMB, SILL
S -1
STAIN
TO MATCH
EXISTING
DOOR
HARDWATE.
PSS
POLISHED
STAINLESS
STEEL
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BSS
BRUSHED (SATIN)
STAINLESS
STEEL
W3 NEW COLOR WASHABLE WALL SURFACE - BY OWNER
NOTE: MAXIMUM EFFORT TO
OPERATE EXTERIOR OR INTERIOR DOORS WITH CLOSERS SHALL NOT
� 20 MINUTE RATED GASKET, TIGHT FITTING, SMOKE AND DRAFT CONTROL ASSEMBLY PER 1005.8
SAA
BLACK
ANODIZED ALUMINUM
TO MATCH
EXISTING
FRAMES
EXCEED FIVE POUNDS.
THIS MAY BE INCREASED TO 15 POUNDS FOR FIRE -RATED DOORS.
CEILING W4 BY MFG.
P -1
PAINTED STEEL
PROVIDE SIGN STATING: " THIS DOOR SHALL REMAIN UNLOCKED DURING BUSINESS HOURS" IN 1" LETTER.
ACT1
REPLACE TILES WITH WASHABLE SURFACE PLASTIC LAMINATE
PROVIDE LOCK AT THIS DOOR
01
NOTE: IF EXIT ACCESS DOOR
HAS TWO LEAFS, ONLY AUTOMATIC FLUSH BOLT WILL BE PERMITTED.
TILES.
LEAF CONTAINING FLUSH
BOLT SHALL NOT HAVE HARDWARE UNLESS IT IS THE MAIN
ACT
REPLACE EXISTING DAMAGED TILES TO MATCH PL1 FORMICA - HIMALAYAN SLATE 3689 -77
❑9 DOOR UNLOCKED DURING BUSINESS HOURS
ENTRANCE DOOR AND
REMAINS OPEN DURING BUSINESS HOURS.
BID ALTERNATE #1
#976 DONN 'FINE LINE' 2' X 2'
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ROOM FINISH GENERAL NOTES
MI BY MFG.
ALL FINISH MATERIAL SHALL COMPLY WITH CHAPTER 8 OF THE C.B.C.
BASE
WB1
ALL DECORATIVE MATERIALS SHALL BE APPROVED BY THE STATE FIRE MARSHAL FOR FIRE RETARDATION. THE
C
STAINED ANAGRE VENEER
2 1/2" HIGH BLACK RUBBER BASE
CLASSES OF MATERIALS, BASED UPON THEIR FLAMESPREAD INDEX, SHALL BE AS SET FORTH IN TABLE 803.5 AND
C EXISTING
DOORS
SOLID
CORE DOOR
WB2
6" LINOLEUM BASE COVE
PER C.B.C. SECTION 803. THE SMOKE DENSITY OF INTERIOR WALL CEILING FINISHES AND DECORATIVE MATERIALS
SHALL BE NO GREATER THAN 450 WHEN TESTED IN ACCORDANCE WITH C.B.C. STANDARD NO. 806 IN THE WAY
INTENDED FOR USE.
FOR MULTIPLE FINISHES OF THE SAME SURFACE, REFER TO THE FLOOR PLAN, INTERIOR ELEVATIONS AND
REFLECTED CEILING PLAN.
CONTRACTOR SHALL COORDINATE ALL FINISH WORK AND SHALL PROVIDE A CONSTRUCTION SCHEDULE TO THE
OWNER INDICATING PROPOSED INSTALLATION DATES OF ALL ITEMS.
DOOR GENERAL NOTES
ALL CEILING AND WALL HN.A.C. GRILLS, LIGHT TRIM RINGS, ACCESS PANELS, ETC., SHALL BE PAINTED TO MATCH
ADJACENT FINISH UNLESS NOTED OTHERWISE.
ALL EXPOSED METAL MECHANICAL DUCTWORK, PIPES AND CONDUIT SHALL BE PAINTED.
1.
EXIT DOOR SHALL BE OPERABLE FROM THE INSIDE WITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR
EFFORT.
THE SUSPENDED ACOUSTICAL CEILING SYSTEM IS NON -FIRE RATED.
2.
MANUALLY OPERATED EDGE OR SURFACE MOUNTED FLUSH BOLTS AND SURFACE BOLTS ARE PROHIBITED ON EXIT
DOORS. (2010 CBC SECTION 1008)
SUSPENDED CEILING FRAMING SYSTEMS SHALL RESIST LATERAL FORCES PER TABLE ASCE -7 13.5.6..
3.
DOOR HARDWARE SHALL BE OPERABLE WITH A SINGLE EFFORT WITHOUT REQUIRING THE ABILITY TO GRASP AND
THE CONTRACTOR SHALL PATCH AND REPAIR ANY EXISTING SURFACE DAMAGED OR DISCOLORED AS A RESULT OF
SHALL BE CENTERED NOT LESS THAN 30" NOR MORE THAN 44" ABOVE THE FINISH FLOOR. THE MAXIMUM EFFORT
CONSTRUCTION TO THE SATISFACTION OF THE OWNER.
REQUIRED TO OPERATE EXIT DOORS IS 5 LBS. FOR EXTERIOR DOORS; 5 LBS. FOR INTERIOR DOORS; AND 15 LBS.
FOR FIRE DOORS.
THE CONTRACTOR SHALL PROVIDE A SMOOTH AND UNIFORM TRANSITION BETWEEN EXISTING FINISHES AND NEW
4.
THE FLOOR OR LANDING ON BOTH SIDES OF A DOOR SHALL NOT BE MORE THAN 1/2" LOWER THAN THE
FINISHES INTENDED TO MATCH THE EXISTING FINISH.
THRESHOLD OF A DOORWAY. (2010 CBC SECTION 1008.1.4)
5.
DOORS AND LANDINGS AT DOORS WHICH ARE LOCATED WITHIN AN ACCESSIBLE ROUTE OF TRAVEL SHALL COMPLY
PROVIDE GYPSUM BOARD EXPANSION JOINTS AT 2500 SQUARE FEET MAX. AT CEILINGS AND 30' -0" O.C. MAX. AT
WITH CHAPTER 11 OF CALIFORNIA BUILDING CODE. (2007 C.B.C. 1008.1.5)
WALLS - ALIGN JOINTS IN WALLS WITH CEILING JOINTS WHERE OCCURS.
6.
THE FLOOR OR LANDING ON EACH SIDE OF A DOOR SHALL BE LEVEL AND NO MORE THAN 1/2" LOWER THAN THE
THRESHOLD OF A DOORWAY, CHANGE IN LEVEL BETWEEN 1/4" AND 1/2" SHALL BE BEVELLED WITH 1:2 MAX.
ALL FIRE SPRINKLERS HEADS ARE TO BE ALIGNED WITH EACH OTHER AND CENTERED
SLOPE. (2010 CBC SECTION 1008.1.6)
IN CEILING TILES WHEN POSSIBLE.
DOOR W/ AUTOMATIC
7. ALL EDGES OF ALL WOOD DOORS TO BE SEALED AND FINISHED.
8.
ALL EXIT DOORS SHALL OPEN IN THE DIRECTION OF EXIT TRAVEL WHEN SERVING AN OCCUPANT LOAD OF 50 OR
DOOR BOTTOM WHERE
MORE. (2010 CBC SECTION 1008.1.2)
OCCURS- REFER TO
DOOR SCHEDULE
9.
DOORS UNDERCUTS TO BE 1/2" MAX.
PROVIDE DOUBLE
STUDS
PROVIDE DOUBLE STUDS
10.
PROVIDE SOLID BACKING IN WALL AT DOOR STOPS.
ALUMINUM DOOR FRAME
MINIMUM
MINIMUM
11.
ALL FIRE RATED DOORS AND FRAMES ARE TO BE U.L. LISTED AND CONFORM TO 2010 CBC SECTION 1008.
12.
MINIMUM CLEAR OPENING WITH AT ALL DOORS SHALL BE 32" WITH DOOR OPEN AT 90 DEGREES.
CONCRETE FLOOR
DOOR - REFER TO
13.
PROVIDE CLEAR SPACE AT EACH SIDE OF DOOR. (2010 CBC SECTION 11338.2.4.2)
DOOR SCHEDULE
ALUMINUM DOOR FRAME
14.
PROVIDE AUTOMATIC LATCHING HARDWARE FOR ALL FIRE DOORS (2010 CBC SECTION 1008.1.8)
15.
THE BOTTOM 10" OF ALL DOORS, EXCEPT AUTOMATIC AND SLIDING DOORS, SHALL HAVE A SMOOTH UNINTERRUPTED
DOOR - REFER TO
SURFACE. (2010 CBC SECTION 1133B.2.6.)
DOOR SCHEDULE
16.
GLASS AND GLAZING SHALL BE CLEAR TEMPERED GLASS.
'
17.
GLASS SHALL BE FIRMLY SUPPORTED ON ALL FOUR EDGES. (C.B.C. SECTION 2403.2)
18.
EACH LIGHT SHALL BEAR THE MANUFACTURER'S LABEL DESIGNATING THE TYPE AND THICKNESS OF THE GLASS.
19.
FIELD MEASURE ALL OPENINGS PRIOR TO FABRICATION.
2 ALUMINUM DOOR THRESHOLD
19.
DOORS SHALL SWING TO THE FULLY OPEN POSITION WHEN AN OPENING FORCE NOT TO EXCEED
i W� EXPANSION ANCHORS
5 POUNDS (EXTERIOR & INTERIOR) AND 15 POUNDS (FIRE DOOR). (2010 CBC 1133B.2.5)
SET IN CONCRETE SLAB.
20.
THE OPENING FORCE FOR INTERIOR SIDE - SWINGING DOORS WITHOUT CLOSERS SHALL NOT EXCEED 5 -POUND FORCE.
21.
FOR OTHER SIDE - SWINGING, SLIDING AND FOLDING DOORS, AND DOOR LATCH SHALL RELEASE WEHN SUBJECTED
;
ALUMINUM DOOR FRAME
TO 15 -POUND FORCE,
2/1 SLOPE
- -- MAXIMUM
22.
THE DOOR SHALL SWING TO A FULL -OPEN POSITION WHEN SUBJECTED TO A 15 -POUND
FORCE. FORCES SHALL BE APPLIED TO THE LATCH SIDE (CBC 1008.1.2).
REFER TO DOOR SCHEDULE
REFER TO DOOR SCHEDULE
FOR ADDITIONAL NOTES
FOR ADDITIONAL NOTES
23.
EXIT DOORS TO HAVE LEVER HARDWARE , WHICH RETRACTS BOTH LOCKS WITH A SINGLE OPERATION CBC.1008.1.4.
3 " -,' -o"
3
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PROJECT A PLOT DATE
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SHEET NUMBER
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4
PROJECT 1.` PLOT DATE
0/15/13
MIENS VESTIBULE
JANITOR CLOSET
SHEET NUMBER
A420
MENS TOILET ROOM VESTIBULE ELEVATION T JANITOR ROOM ELEVATIONS 4
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SHEET TITLE
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1 1S0�2L'�1' -0 °DRAWN BY
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PROJECT Ei PLOT DATE
10/15/13
SHEET NUMBER
A550
�g
2' -6°
i 5/8" MIN. NUMERAL HEIGHT
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MAIN RUNNE
45 DEG
CROSS RUNNER
12 GA. GALVANI D
SPLAYED WIRES
° p °
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DIAGONAL STUD BRACING AT
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10 e 01
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1 2"
/
o
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COUNTER SUPPORT BRACKET Ln
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2 - #8 SHEET METALS 2 AyP
SCREWS EACH STUD P�
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NOTES: ti yQ
1. COMPRESSION STRUT SHALL NOT REPLACE HA GER WIRE
2. COMPRESSION STRUT ATTACHMENT TO
UNDERSIDE OF STRUCTURE ABOVE
3. 4 -EACH GALVANIZED SPLAY WIRES AT 45 DEG TO PLAN
SQUARE FEET SPACED �2'X12INTERSECTION. O AX.PEREASCE44,SEC13.6.5.2.2.
A B C D
SEE SECURE LIGHT FIXTURE TO
12 GA. HANGER WIRES,
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14/A550 EACH OTHER HORIZONTAL STABILITY
3 5/8" 22 GA. METAL STUD INDEPENDENT LIGHT
COMPRESSION STRUT, FIXTURE SUSPENSION. (2)
TYPICAL. ATTACHED TO #12 GA. SLACK WIRES TO
FIXTURE PER
PER ASCE 7, SEC 13.6.5.2.2. MAIN RUNNER WITH (2) #8 DETAIL
TEA SCREWS
.•..°
..
SHELF DETAIL
1 1/2" = 1'-0"
16
EXISTING
MAX. INST. HEIGHTS ABOVE CAB FLOOR
NO SCALE
12
SPLAY WIRE DETAIL
NO SCALE
8
SUSPENDED ACOUSTICAL TILE CEILING
1 1P' °= 1' -°
1
ILE: 09100 -23c
FILE: 14000 -2
FILE: 09120-02
EXISTING
FILE: 09120-Old
CENTERLINE OF DOOR
®
#12 GA. WIRE -�-° EACH
7Y
MAIN OR CROSS TEE MAX.
NOTE: NON- COMBUSTIBLE PARTITIONS
SHALL BE CONSTRUCTED PER NORMAL WEIGHT CONCRETE
U.L. #0419.
0/ METAL DECK W/ WIRE
MEN
8" FROM WALL, PER DETAIL
MESH - REFER To
STRUCTURAL DRAWINGS.
MEN WOMEN UNISEX RESTROOMS
WALL- SIGNAGE TYP. WALL MOUNTED SIGNAGE
(4) #12 GA. SPLAY WIRES
AT 144 SO. FT. PER
3 1/2" THICK MIN. PCF
DENSITY MINERAL WOOL
BAIT INSULATION, FIRMLY
LINOLEUM
INDICATES FINISH FLOOR
ELEVATION
T —
o °• ,� SNAP -IN "T" MOULDING W L
ALUMINUM TRACK W CAR ET
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PINS.
TO BE LOCATED ON LATCH
SIDE OF DOOR CLEAR OF
® �'-
N N DOOR- SWING. MOUNT AT
60" TO CENTERLINE OF
WOMEN MEN
SIGN FROM FLOOR
DOOR MOUNTED SIGNAGE (TYP.) 8„
NOTE: PICTOGRAMS AND /OR LETTERING
ARE NOT REQUIRED ON DOOR- MOUNTED
SIGNAGE
SIGNAGE
E"
LETTERING RAISED
N
1/32" NRG
HEIGHT OF A CD
LETTERING = °
5/8" MIN
TO 2" MAX ��
UPPERCASE �0 CORRESPONDING
CHARACTERS GRADE II BRAILLE
LEFT OR CENTER
12 GA. VERTICAL HANGER
EXACT AT 4' -0" 0/C —
EXACT LOCATION TO BE
DETERMINED IN THE FIELD.
(2) #12 GA. SLACK WIRES
TO EACH CEILING FIXTURE
DE OPPOSITE CORNERS PER
DETAIL 1C/
COMPRESSION STRUTS 12
O.C. IN BOTH DIRECTIONS,
NO FURTHER THAN 6' TO
EACH WALL -SEE DETAIL 8/
MAIN RUNNER.
STRUTS AT ADJACENT
FREE WALLS, 8" FROM WALL
MAX. 6' MIN FROM WALL.
PER ASCE 7, SEC 13.6.5.2.2
PACK OD INTO FLUTES.
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o. (TO MIN. (2) FLUTES).
DEEP LEG TOP TRACK 18GA. x WIDTH TO
ACCOMODATE STUD SIZE, (16GA. @ WALL HUNG
IN S T IONS).
CAB ET / 14GA. N MOUN ING LOCAT
ATTACH To CONCRETE DECK WITH 0.177 0 HILTI -
DSPIN 1 1/2' EMBED @24 "O.C. MAX. ( @12" O.C.
MAX. AT WALL HUNG CABINETS, N MOUNT
LOCATIONS) PER I.C.B.O. #2388.
20GA. DEEP LEG NESTED TRACK
BATT INSULATION
#8 S.M.S.
5/8° TYPE "x" DRYWALL
YP. MTL STUDS 16" O.C. MAX.
OA PARALLEL TO FLUTES
3 5/8" 20GA METAL STUDS AT 16" 0/C FULL HEIGHT W/ 20GA.
SLOTTED SLIP TRACK (MAX SPAN 12' -2 W/ 5/8" GYP. BD. EACH
CA SIDE W/ SOUND ATTENUATION INSULATION - 1 HR RATING
ANGELES ICBO #1715 -P MSMA ICBO #ER -4943
SEE DETAILS 5 & 6 SHEET A550
-
0°
r-
�`
AXX
3 5/8" 20GA METAL STUDS AT 16" 0/C W/ 1 IAYER 5/8"
g GYP. BD. EACH SIDE TO 6" ABOVE SUSPENDED CEILING
O W /SOUND ATTENUATION INSULATION,ANGELES ICBO #1715 -P
MSMA ICBO #ER -4943
SEE DETAILS 7 & 8 SHEET A550
°
x x x x x
CARPET /LINOLEUM
3" = 1' -0"
FILE: 09650 -01,17
EXISTING
ADA SYMBOLS
SCALE: AS NOTED
13
TYP. CEILING LAYOUT PLAN
EXISTING
SCALE:1 /4 " =1' -0'
FILE: 09120 -03
9
TOP CONK. @FLUTED MET. DECK
1 1P "= 1' -0"
5
BY MFG
O
FILE: 15000 -01
FILE:09100 -02,
°
EXIT SIGNAGE SHALL COMPLY WITH WALL MOUNTED SIGNAGE
LOCATED ON LATCH
CBC SEC. 1011.5, 1011.3 SIDE OF DOOR CLEAR OF
DOOR SWING. MOUNT AT
N 60" TO CENTERLINE OF
\
EXIT ROUTE SIGN FROM FLOOR. GLUE
TO GLASS OR WALL
` °' o' o . • °' °' °(J7 "1. O " ° ;° °' ° . • ` °'
p.' :° p. ;°
REWIND MOTOR \ O
O i
HOUSING
NOTE: NON- COMBUSTIBLE PARTITIONS
SHALL BE CONSTRUCTED PER
U.L. #0419. NORMAL WEIGHT CONCRETE
o/ METAL oecK w/ WIRE
MESH -REFER WI
STRUCTURAL DRAWINGS.
3 1/2" THICK MIN. PCF DENSITY MINERAL WOOL
BATT INSULATION, FIRMLY PACKED INTO FLUTES.
1
I
6" AS APPROPRIATE EXIT
SIGNAGE SHALL STATE:
EXIT EXIT ROUTE TO EXIT
EXIT STAIR DOWN,
TENANT NAME EXIT STAIR UP,
EXIT RAMP UP.
SHALL COMPLY WITH 8"
CBC 1117B 5.2, 5.3, 5.5,
5.6, 5.7
LETTERING RAISE
1/32
HEIGHT OF
LETppTERING
0 U TE
TO 2" MAX 00 0
UPPERCASE o 0o CORRESPONDING
CHARACTERS GRADE BRAILLE
LEFT OR CENTER
SMOKEGUARD
HOUSING BACK FERROUS HEAD
0 o MOUNT
SMOKE
CONTAINMENT EILING ATTC) "A.F.F
CURTAIN
DOOR, PAINTED':
AUXILIARY SOUND ATTENUATION BATT
RAIL INSULATION REFER TO WALL
TYPE SCHEDULE
HOUSING PROJECTS
1 3/16" BEYOND WALL TO
ALIGN WITH HOIST-
WAY DOOR HEAD.
STEEL DOOR JAMB BY
8 1 6' /MANUF�CTUR� RR REFER TO
DOOR SCHEDULE
f
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CONT. 16GA. x 12" MIN. STEEL PLATE, DONNE T
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DEEP LEG TOP TRACK 18GA. x WIDTH TO
ACCOMODATE STUD SIZE, (16GA. @ WALL HUNG
CABINETS / 14GA. @ TV MOUNTING LOCATIONS).
ATTACH TO CONCRETE DECK WITH 0.177 0 HILTI -
DSPIN 1 1/2' EMBED @24 "O.C. MAX. ( 012" O.C.
MAX. AT WALL HUNG CABINETS, TV MOUNT
LOCATIONS PER I.C.B.O. 2388.
20GA. DEEP LEG NESTED TRACK
BATT INSULATION
#a S.M.S.
S 8" TYPE "X" DRYWALL
/
TYP. MTL STUDS 16" O.C. MAX.
B PERPENDICULAR To FLUTES
O
X
Q
z
°
N
z
z N
8 "MIN. 6 "MAX. TOE
KNEE CLEARANCE CLEARANCE
EXIT ROUTE OR TENANT SIGN
EXISTING
SCALE AS NOTED
14
ELEVATOR DOOR HEAD
EXISTING
1 1P °= 1' -0°
1 O
TOP CONN. @ FLUTED MET.DECK
1 1/2 °° 1' -0"
6
WALL TYPES
1 1/2" = 1' -0"
3
V -5 ".MIN.
FILE: 15000 -06
FILE: 14200 -2d
FILE:09100 -02g
FILE:09100- SCHd18
HALL LANTERN
2' -6 ".MIN.
"STAR OF LIFE" SYMBOL, LOCATED
ON BOTH SIDES OF DOOR, LOCATED
NOT LESS THAN 78" AND NOT MORE
REFER TO WALL TYPE
z
-6 ".MIN.
THAN 84" ABOVE THE FLOOR LEVEL.
SCHEDULE FOR EXACT WALL
CONSTRUCTION
°
3 5/8" METAL STUD DIAG.
BRACES ATTACH TO METAL
o
STANDARD HEIGHT
FOUNTAIN
FLOOR LANDING
NUMBERS ON BOTH
SIDES OF DOOR JAMB
LIGHT WEIGHT CONCRETE
0/ METAL DECK
SHOT PINS1 X4'1 1 /4"
X
z
— —
°
ACCESSIBLE
FOUNTAIN
42" CALL BUTTON
z
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CU
-
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3 5/8" METAL BOTTOM TRACK
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ESE 1663
ESP 2269
3 5 8" METAL
/
DIAGONAL B AT 48"
0 C ATLE SIDES
/
ATTACH 0 OR TRACK W/
3 -# ET METAL SCREWS.
°
0
°
X
°
E -
N
THE AUTOMATIC DOOR
REOPENING DEVISE IS A N
ACTIVATED IF AN OBJECT
PASSES THROUGH EITHER N
LINE A ORLINE B.
LINE A AND LINE B
REPRESENT THE VERTICAL
LOCATION OF THE DOOR
REOPENING DEVICE NOT
REQUIRING CONTACT.
O
o ° LINE OF 9' -0" SUSPENDED
ACOUSTICAL CEILING
z
°
'v° ° •e. °' .. •° ° .. v° ° ° '° °
2' -8 "min.
5'-0"
1 -6„
LAVATORY CLEARANCES
18
E ISTING
DRINKING FOUNTAIN
15
EXISTING
ELEVATOR DOOR
NO SCALE
11
STUD ANCHORAGE
1 1/2 "= 1' -0"
7
STUD BRACING TYPICAL
1 1/2 "= 1' -0"
FILE: 09100 -21c
FILE: 14000 -1
FILE: 09100 -22
FILE:09100 -02n
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DATE REVISIONS
ED
T
, C- 019516 Q
JULY 30, 2015
REN
�� °/
SHEET TITLE
DETAILS
1 1S0�2L'�1' -0 °DRAWN BY
RC
PROJECT Ei PLOT DATE
10/15/13
SHEET NUMBER
A550
�g
Community Development Department - Planning Division
Community Development Department - Planning Division
Consistent with Zoning Code, Santa Ana
Heights Specific Plan, and General Plan.
■ Laboratory use results in a surplus of parking.
■ No smells and testing contained inside, out of
public view.
Clearance from AQMD and certification from
State Department of Health will be obtained.
Community Development Department - Planning Division
4
■ Adopt the draft resolution approving
Conditional Use Permit No. UP2013 -028.
Community Development Department - Planning Division
For more information contact:
Jason Van Patten
949-644-3234
jvanpatten@newportbeachca.gov
www.newportbeachca.gov