HomeMy WebLinkAbout05 - Vacancy Coffee Bar Minor Use Permit - PA2016-136 COMMUNITY DEVELOPMENT DEPARTMENT
VPLANNING DIVISION
low 100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
cq�iFOw�avP 949-644-3200 Fax: 949-644-3229
www.newportbeachca.gov
CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 15, 2016
Agenda Item No. 5
SUBJECT: Vacancy Coffee Bar Minor Use Permit (PA2016-136)
6480 W. Coast Highway
• Minor Use Permit No. UP2016-034
APPLICANT: Vacancy Coffee Bar
OWNER: Brian Jeffrey Kennard
PLANNER: Melinda Whelan, Assistant Planner
(949) 644-3221, mwhelan@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
• Zone: CG (Commercial General)
• General Plan: CG (General Commercial)
PROJECT SUMMARY
A minor use permit to allow the operation of an approximately 500-square-foot take-out
service limited, eating and drinking establishment in an existing office/ retail building. No
late hours (after 11:00 p.m.) or alcohol service are proposed as part of this application.
The proposal includes a maximum of 6 seats for patrons.
RECOMMENDATION
1) Conduct a public hearing; and
2) Adopt Draft Zoning Administrator Resolution No. _ approving Minor Use Permit No.
UP2016-034 (Attachment No. ZA 1).
DISCUSSION
• The subject property is located at the corner of West Coast Highway and Walnut
Street and contains a 1,836-square-foot general office/retail building. The
existing building is occupied by ourCaste which is an apparel company that uses
1
Vacancy Coffee Bar Minor Use Permit
Zoning Administrator, September 15, 2016
Page 2
the space to fill mail orders and to showcase their clothing. Four parking spaces
are available on-site for employees or patrons of the building.
• The applicant proposes to convert a portion (approximately 500 square feet) of
the existing 1,835-square-foot mail order show room and office (ourCaste
Apparel Company) into a take-out service limited, eating and drinking
establishment serving coffee. The proposal includes six seats for patrons. The
proposed hours of operation are 7:30 a.m. to 3:30 p.m., daily. No late hours (after
11:00 p.m.) or alcohol service are proposed as part of this application. In order to
allow for future flexibility, a condition of approval is included allowing hours of
operation between 7 a.m. and 9 p.m., daily.
• The proposal complies with Zoning Code standards for a take-out service limited,
eating and drinking establishment, including the condition not to exceed a
maximum of six seats.
• The subject property is located in the Commercial General (CG) Zoning District.
This designation applies to properties in which a wide variety of commercial
activities oriented primarily to serve Citywide or regional needs. A take-out
service limited, eating and drinking establishment is a permitted use in the
Zoning District, subject to the approval of a minor use permit pursuant to Table 2-
5 of Newport Beach Municipal Code Section 20.20.020 (Commercial Zoning
Districts Land Uses and Permit Requirements).
• The property is designated General Commercial (CG) by the Land Use Element
of the General Plan which is consistent in intent with the CG Zoning District. The
proposed establishment is a commercial use intended to serve nearby residents,
the surrounding community, and visitors to the City of Newport Beach. Therefore,
the use is consistent with this land use category.
• The property is nonconforming in parking because it is deficient in parking for the
existing office use. Based on a general office/retail parking ratio of one space per
250 square feet, 8 spaces (1,835/250 = 7.344) are required. The property
currently provides four spaces on-site.
• Zoning Code Section 20.38.060 (Nonconforming Parking) allows a change of use
on sites with nonconforming parking. It specifies that there must be no
intensification or enlargement in floor area or lot area, and the new use requires
a parking rate of no more than one space per 250 square feet.
• The parking requirement for a take-out service limited, eating and drinking
establishment is one space per 250 square feet, and no intensification or
enlargement is proposed. Therefore, no additional parking is required.
TmpIt:05-05-16
Vacancy Coffee Bar Minor Use Permit
Zoning Administrator, September 15, 2016
Page 3
• Staff believes the proposed take-out service, limited eating and drinking
establishment use will be complementary to the other uses in the building and
will serve residents and visitors to the City.
ENVIRONMENTAL REVIEW
The project is categorically exempt under Section 15301, of the State CEQA (California
Environmental Quality Act) Guidelines - Class 1 (Existing Facilities). The Class 1
exemption authorizes minor alterations to existing structures involving negligible or no
expansion of use. The proposed project involves interior improvements to convert a
previous retail use to a take-out service limited, eating and drinking establishment and
does not result in an expansion of floor area or a change in parking requirement.
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 hearing, 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.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development
within 14 days following the date of action. For additional information on filing an appeal,
contact the Planning Division at (949) 644-3200.
Prepared by:
Melinda Whelan
Assistant Planner
GBR/msw
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Project Plans
TmpIt:05-05-16
Attachment No. ZA 1
Draft Resolution
4
RESOLUTION NO. ZA2016-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT
NO. UP2016-034 FOR A TAKE-OUT SERVICE LIMITED, EATING
AND DRINKING ESTABLISHMENT LOCATED AT 6480 WEST
COAST HIGHWAY (PA2016-136)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Oliver Williams on behalf of Vacancy Coffee Bar, with respect
to property located at 6480 West Coast Highway, and legally described as Lot 13 and the
northeasterly half of Lot 14, Block 4 of Seashore Colony Tract, as shown on a map
thereof recorded in Book 7, Page 25, Miscellaneous Maps, Records of Said Orange
County in the City of Newport Beach requesting approval of a minor use permit.
2. The applicant proposes a minor use permit to allow the operation of a take-out service
limited, eating and drinking establishment. No late hours (after 11:00 p.m.) or alcohol
service are proposed as part of this application. A maximum of six seats are provided for
patrons.
3. The subject property is located within the CG (Commercial General) Zoning District and
the General Plan Land Use Element category is CG (General Commercial).
4. The subject property is located within the coastal zone. The Coastal Land Use Plan
category is General Commercial (CG-B).
5. A public hearing was held on September 15, 2016, in the Corona del Mar Conference
Room (Bay E-1st Floor) 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 Zoning Administrator at this meeting.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project has been determined to be categorically exempt from the California
Environmental Quality Act (CEQA) pursuant to Section 15301 under Class 1 (Existing
Facilities)
2. This exemption authorizes minor alterations to existing structures involving negligible or
no expansion of use. The proposed project involves alterations to the interior floor plan of
an existing commercial space with no expansion in use.
Zoning Administrator Resolution No. ZA2016-###
Page 2 of 7
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:
1. The General Plan designates the site CG (General Commercial). This designation
applies to properties intended to provide a variety of commercial activities oriented
primarily to serve citywide or regional needs.
2. The proposed establishment is a commercial use intended to serve nearby residents,
the surrounding community, and visitors to the City of Newport Beach. Therefore, it is
consistent with the CG designation.
3. The proposed take-out service limited establishment would be complementary to the
surrounding commercial and residential uses.
4. The subject property is not part of a specific plan area.
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:
1. The property is located in the Commercial General (CG) Zoning District. The proposed
establishment, which includes accessory kitchen facilities (no oven or stove), six seats,
no alcohol service, and no late hours, is a permitted use subject to the approval of a
minor use permit pursuant to Newport Beach Municipal Code Section 20.20.020
(Commercial Retail Zoning Districts Land Uses and Permit Requirements).
2. The property is nonconforming in parking because it is deficient in parking for the
nonresidential uses. Based on a general office or retail parking ratio of one space per
250 square feet, 8 spaces (1,836/250 = 7.344) are required. The property currently
provides four spaces on-site.
3. Zoning Code Section 20.38.060 (Nonconforming Parking) allows a change of use on
sites with nonconforming parking. It specifies that there must be no intensification or
enlargement in floor area or lot area, and the new use requires a parking rate of no
more than one space per 250 square feet.
05-26-2016
Zoning Administrator Resolution No. ZA2016-###
Page 3 of 7
4. The parking requirement for a take-out service limited, eating and drinking
establishment is one space per 250 square feet, and no intensification or enlargement
is proposed. Therefore, no additional parking is required.
5. As conditioned, the proposed establishment will comply with Zoning Code standards
for eating and drinking establishments, including those specific to the take-out service
limited use classification, which includes a maximum of six seats.
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:
1. The proposed establishment will be accessible from Walnut Street, West Coast
Highway and the alley, which provide convenient access to motorists, pedestrians, and
bicyclists.
2. The proposed establishment is compatible with the existing and allowed uses in the
area.
3. As conditioned, the allowed hours of operation will be 7:00 a.m. to 9:00 p.m., daily,
which will minimize any disturbance to residences near the property.
4. The existing trash storage area at the rear of the property is adequate to
accommodate the proposed use. It is conveniently located where materials can be
deposited and collected and does not impede with parking spaces.
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:
1. The existing parking lot provides adequate circulation for patrons.
2. The site has been reviewed by the Fire Department to ensure adequate public and
emergency vehicle access is provided.
3. Any proposed site and tenant improvements will comply with the Zoning Code and all
Building, Public Works, and Fire Codes.
05-26-2016
Zoning Administrator Resolution No. ZA2016-###
Page 4of7
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:
1. The project has been reviewed and includes conditions of approval to ensure that
potential conflicts with the surrounding land uses are minimized to the greatest extent
possible. The operator is required to take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in parking areas, sidewalks and
areas surrounding the subject property and adjacent properties during business hours,
if directly related to the patrons of the establishment.
2. The proposed take-out service, eating and drinking establishment will help revitalize
the project site and provide an economic opportunity for the property owner to update
the tenant space, and provide additional services to residents and visitors.
3. The applicant is required to obtain Health Department approval prior to opening for
business, and comply with the California Building Code to ensure the safety and
welfare of customers and employees within the establishment.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use
Permit No. UP2016-034, subject to the conditions set forth in Exhibit A, which is attached
hereto and incorporated by reference.
PASSED, APPROVED, AND ADOPTED THIS 15TH DAY OF SEPTEMBER, 2016.
Patrick J. Alford, Zoning Administrator
05-26-2016
g
Zoning Administrator Resolution No. ZA2016-###
Page 5 of 7
EXHIBIT "A"
CONDITIONS OF APPROVAL
PLANNING
1 . The development shall be in substantial conformance with the approved site plan and
floor plans stamped and dated with the date of this approval. (Except as modified by
applicable conditions of approval.)
2. 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 Minor
Use Permit.
3. This Minor Use Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses 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.
4. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
5. The hours of operation for the establishment shall be limited to 7:00 a.m. through 9:00
p.m., daily.
6. The sale of alcohol shall not be permitted.
7. The maximum number of seats allowed in the eating and drinking establishment shall
be six (6). No outdoor seating is permitted without further review and may require an
amendment to this Minor Use Permit.
8. Any change in operational characteristics, expansion in area, or other modification to
the approved plans, shall require an amendment to this Minor Use Permit or the
processing of a new use permit.
9. 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.
10. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Minor Use
Permit file. The plans shall be identical to those approved by all City departments for
05-26-2016
9
Zoning Administrator Resolution No. ZA2016-###
Page 6 of 7
building permit issuance. The approved copy shall include architectural sheets only
and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately
depict the elements approved by this Minor Use Permit and shall highlight the
approved elements such that they are readily discernible from other elements of the
plans.
11. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
12. No outside paging system shall be utilized in conjunction with this establishment.
13. 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.
14. Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment, however, not located on or within any public property or right-of-
way.
15. 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.
16. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
with the provisions of Title 14, including all future amendments (including Water
Quality related requirements).
17. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10:00 p.m. and 7:00 a.m., on weekdays and Saturdays and between the hours of
10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise
approved by the Director of Community Development, and may require an amendment
to this Minor Use Permit.
18. 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.
19. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-
site media broadcast, or any other activities as specified in the Newport Beach
Municipal Code to require such permit.
05-26-2016
2�
Zoning Administrator Resolution No. ZA2016-###
Page 7 of 7
20. 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.
21. 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 Vacancy Coffee Bar including, but not limited to, Minor
Use Permit No. UP2016-034 (PA2016-136). 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.
Public Works
22. Sewer clean-outs shall be installed on all existing sewer laterals.
05-26-2016
22
Attachment No. ZA 2
Vicinity Map
12
VICINITY MAP
t
Y
3
Minor Use Permit No. UP2016-034
PA2016-136
6480 W. Coast Highway
23
Attachment No. ZA 3
Project Plans
14
PA2016-136
REVISIONS BY
V I C I N I T Y M A P S H E E T I N D E X
�� \ \ NEWPORT SHORES A0.0 DATA, SITE/BUIDLING PLAN, PROJECT DESCRIPTION
\ R\
COMMUNITY ASSOC. \ A.01 GENERAL NOTES
A-1 FLOOR PLAN - EXISTING & DEMO
A-2 FLOOR PLAN - PROPOSED & FINISH
A-3 INTERIOR ELEVATIONS
D-1 DETAILS
D-2 DETAILS
VACANCY COFFEE BARz
Rr Rso \ R� U
GENERAL NOTES
6480 WEST COAST HFro ry�
1. ALL WORK SHALL COMPLY WITH THE FOLLOWING CODES
INCLUDING LOCAL ORDINANCES:
NEWPORT BEACH , CA . 9 P 2013 CALIFORNIA BUILDING CODE (CBC)
2013 CALIFORNIA MECHANICAL CODE (CMC)
h y 2013 CALIFORNIA PLUMBING CODE (CPC)
��P? 2013 CALIFORNIA ELECTRICAL CODE (CEC)
F. e FP v 2013 CALIFORNIA GREEN BUILDING STANDARDS CODE (CGBS)
wes� A `l
Pon q 2013 CALIFORNIA ENERGY EFFICIENCY STANDARD (CEES)
P.,,k CITY OF SANTA MONICA LOCAL ORDINANCES
TENANT IMPROVEMENT SUITES
` s o`y c, 2. CONTRACTOR SHALL VERIFY ALL DIMENSION, CONDITIONS ON
THE JOB SITE BEFORE STARTING THE JOB.
3. ALL WORK SHALL CONFORM TO THE 2013 CBC OR THE
LATEST EDITION OF THE LOCAL CITY BUILDING CODE AND ALL
OTHER APPLICABLE CODES.
JOB SITE
4. CONCRETE STRENGTH: 2500 P.S.I. 0 28 DAYS USE TYPE V
CONCRETE, STD, FTG. CONCRETE MIX`. 1 PT. CEMENT, 3 PTS.
NORTH SAND, 4 PTS. MAX. 1° ROCK AND MAX 8-1/2 GALS. OF WATER
PER SACK OF CEMENT.
5. LUMBER: USE DOUGLAS FIR. LARCH NO. 1 OR BETTER UNLESS
OTHERWISE NOTED ON FRAMING PLANS, NO. 2 FOR STRUCTURE
BEAMS.
P R O J E C T D A T A
STAMP
I I
EXISTING EXISTING EXISTING
SINGLE FAMILY SINGLE FAMILY SINGLE FAMILY JOB ADDRESS:
RESIDENCE RESIDENCE RESIDENCE
(MULTI STORIES) (MULTI STORIES) (MULTI STORIES) 6480 WEST COAST HIGHWAY
NEWPORT BEACH, CA 92663
(E)CMU WALL
LEGAL: TRACT 709 BILK. 4 LOT 13
APN: 045-083-15
(E) PARKING (3 PARKING) ZONING: GENERAL COMMERCIAL
YEAR BUILT: 1956
20'-0' 60'-2' 4'-10'
EXSITING SHOW ROOM/MAILORDER SUITE - NO-WORK PROPOSED T.I. CONST. TYPE: V-NR mN
V J
EXISTING EXISTING OCCUPANCY GROUP: B (CBC2013, 304.1 )
SINGLE FAMILY SINGLE FAMILY DESC. OF USE: GEN. COMMERCIAL
RESIDENCE RESIDENCE U
(MULTI STORIES) (E) MAIN (MULTI STORIES) (EXISTING MAIL ORDER, SHOW ROOM - COMMERCIAL
ELEC. WHOLESALE) s
(NO CHANGE TO EXISTING) U
II II
I II II I �
LOT SIZE: 3,819 S.F. m
(E) PARKING II II TOTAL BUILDING 1 ,835 SF
PROPOSED � a (��
EXISTING MAIL ORDER, TENANT IMPROVEMENT o EXIST: 1 -STORY
p SHOWROOM COFFEE BAR co HEIGHT; 12' +/ ( NO CHANGE)
SUITES(2) (EXISTG. 2 SUITES) C
ALLEY
I I I I I I ll__l z
II II I
P L PROPOSED SUB-LEASE PARTIAL SUITES FOR COFFEE W
(E)CMU WALL
(E)CMU WALL
BAR, APPROX. 515 S.F.
ACC.PATH ACC.PATH , o
SIDEWALK I O
P/ - U =
WEST COAST HIGHWAY \
r o
UU
z
SITE / BUILDING PLAN :�(nN
SCALE: 1/8"=l '—O" U U
BUILDING AND SPACE INFORMATION: OCCUPANT LOAD: FOR PROPOSED SPACED Q U
TOTAL PARKING AVAILABLE = 5 SPACES(3 SIDE STREET,3 AT REAR FOR TENANTS) PER CBC TABLE 1004.1.2
COMMERCIAL: 1,835/100 = 18.35 OCC. DRAWN
BUILDING FLOOR AREA= T.I.515 S.F. ;515/200 =2.58 OCC (FOR THE COFFEE BAR) JRA/LBA
1,835 SF 300 = 6 REQUIRED DATE
TOTAL 18 OCC.LOAD MAX. 05-04-16
EXIT REQUIRED 18xO.3"=5.4' <T MIN. (1 EXIT REQ. PER CBC 1005.1)
SCALE
PROVIDING 4 EXITS
AS NOTED
PLUMBING COUNT; 9 M, 9 F (PER CPC 422) TITLE
PROVIDING 1-UNISEXTOILETROOMS-SINGLE OCCUPANCY. COVER
1-WC , 1-LAV
SHEET
EXISTING RESTROOMS NON-ADA COMPLIANCE
EACH 1-WC&1 LAV UNISEX. SHEET
CODE REQUIRE;
1 WC-MALE 1 LAV-MALE A O ♦ O
2 WC-FEMALE 1 LAV-FEMALE //�\
15
PA2016-136
REVISIONS BY
DEMO GENERAL NOTES DEMO KEYNOTES 16'-3"
4'-6" 4'-0" 6'-11"
LEAVE SPRINKLERS INTACT AS-IS (ONLY DURING DEMOLITION).ALL FIRE LIFEO REMOVE INTERIOR TENANT NON LOAD BEARING WALLS AND ASSOCIATED
SAFETY EQUIPMENT SHALL BE LEFT IN PLACE.IF A STRUCTURE HOLDING A DEVICE ELECTRICAL,TELE,J-BOX. REMOVE ALL WIRING BACK TO ELECTRICAL SUB PANELS.
IS REMOVED,THE CONTRACTOR SHALL SUPPORT THE FIRE LIFE SAFETY DEVICE IN CONTRACTORS TO REMOVE EXISTING DOORS AND FRAMES.
A MANNER THAT DOES NOT IMPAIR ITS FUNCTION IN ANY WAY.
REMOVE ALL DATA TELE CABLING IN CEILING BACK TO ORIGINAL DEMARK. O REMOVE ALL FLOORS FLOOR COVERING
C EAN OF ALLADHSPACE.
ADHESIVE, PAD ETC.TO SMOOTH FINISH AND BROOM
(UNLESS OTHERWISE INSTRUCTED) CLEAN.
ABANDON PLUMBING LINES AND DRAINS TO BE REMOVED BACK TO POINT OF O REMOVE EXISTING WALL FINISHES (CERAMIC TILES, MIRRORS AND TRIMS. 10 ELECT MAIN
ORIGINATION AS REQUIRED FOR NEW TENANTS BUILD-OUT. SKIM COAT TENANT WALLS OR REPLACE GYP. BOARD AS NEEDED. PREPARED n Z
FOR NEW FINISH. S
AFTER DEMOLITION THE SPACE SHOULD BE LEFT IN A CLEAN AND BROOM SWEPT 0
v r
CONDITION. ® REMOVE EXISTING PLUMBING FIXTURES.
ZZ
INTENT OF THE DRAWING IS TO SHOW EXISTING BUILDING CONDITIONS WITH 5REMOVE ALL LIGHTING IN CEILINGS, SOFFIT AND AT T-BAR CLINGS.VERIFY IF ILI
Q L,
INFORMATION DEVELOPED FROM AVAILABLE DOCUMENTS.CONTRACTOR SHALL O EXISTING J-BOX CAN BE USE WITH NEW PLAN.
MAKE A DETAILED SURVEY OF EXISTING CONDITIONS PERTAINING TO THE WORK
BEFORE COMMENCING DEMOLITION.THE CONTRACTOR SHALL REPORT O REMOVE ALL CEILING REGISTERS AND DUCTS TO REMAIN.CLEAN ALL EXPOSED DESIGNER
DISCREPANCIES BETWEEN DRAWINGS AND ACTUAL FIELD CONDITIONS TO THE 6 DUCTS AND PREP FOR NEW REGISTERS PER NEW PLAN. J. ARCHE
ARCHITECT.
I I I I 5543 Dunrobin Ave
MAINTAIN FULLY CHARGED FIRE EXTINGUISHER READILY AVAILABLE DURING ALL 7 RIMPAQVIR EXISTING In Lakewood, CA 90713
DEMOLITION OPERATIONS. ® EXISTING STOREFRONT TO BE CLEAN THROUGHOUT AND REPAIR AS NEEDED 563-533-3154
ALL REMOVED MATERIAL OTHER THAN ITEMS TO BE SALVAGED OR REUSED SHALL REMOVE AND RELOCATE EXISTING ELECTRICAL SUB PANELS ALL CIRCUIT TO
BECOME CONTRACTORS PROPERTY U.N.O.,AND SHALL BE REMOVED FROM O REMAIN, SEE NEW PLAN FOR LOCATION.
OWNER'S PROPERTY. CLEAN UP AND DISPOSE OF DEBRIS PROMPTLY AND o
CONTINUOUSLY AS THE WORK PROGRESSES.SECURE AND PAY FOR REQUIRED REMOVE EXISTING DRINKING FOUNTAIN WITH ALL ACCESSORIES CAP BEHIND OFFICE o
HAULING PERMITS, PAY DUMPING FEES AND CHARGES. 1 WALL. ccu (OPEN AREA) RECEIVING SHIPPING (E) SHOW ROOM M
NO( WORK) NO( WORK) NO( WORK)
WHERE CONSTRUCTION TO BE REMOVED INTERSECTS CONSTRUCTION TO REMAIN, REMOVE EXISTING PIPE RAILING, PATCH ANCHOR HOLE TO MATCH ADJACENT
WORK SHALL INCLUDE OF ALL ATTACHMENT DEVICES (SHOT PINS,ANCHORS, LAB 11 AREA.
BOLTS, NAILS, NAILERS, SHIMS, ETC.)
12 EXISTING FLOOR SINK TO REMAIN, CLEAN GRATE. SEE NEW PLAN IF REUSE,
IF NOT CAP OFF AND FILL SLAB TO MATCH ADJACENT AREA.
I II II
13 REMOVE EXISTING WALK-IN COLLIER. 16'-3" I 1 12'-4" 12'-10"
I I
14 REMOVE EXISTING SERVING COUNTER.
LEGEND 15 REMOVE ALL BATT INSULATION ABOVE CEILING,TYPICAL.
II II II
I I
EXISTING PARTITION TO REMAIN.
STAMP
_ _ = EXISTING NON-BEARING PARTITION TO BE REMOVED.
T DEMOLITION KEYNOTE.
EXISTING DOOR TO REMAIN.
EXISTING PLAN nl
II \ EXISTING DOOR TO BE REMOVED. SCALE: 1/4" = 1 '-0" I V
u i
R INDICATES REMOVE. ( n
INDICATES EXISTING.
CV
REMOVE PORTION OF WALL Q
FOR NEW WINDOW OPENING,
PATCH &FINISH TO MATCH
ADJACENT AREA.
�4' 2�2� U
REMOVE ALL FIXTURES � �
W1 ACCESSORIES, EQ. EQ.
DOOR &FRAME
CD
�I < O
C
II II
II II W �
II II z
II II
II II �
II II �
II II
II II o
II II s
II II �
II II U =
REMOVE ALL
NO WORK CLOTHING
H �J DISPLAY
(RACKS&TABLES)
II II II V o
II II II � U
II II II
II II II
II II II
II II U o
II II II
II II Q cp
II II II
I �
DRAWN
JRA/LBA
DATE
05-04-16
SCALE
AS NOTED
TITLE
SITE PLAN
SHEET
DEMOLITION PLAN
SCALE: 1/4" = 1 '-0" n _ 1
10
PA2016-136
REVISIONS BY
16'-3"
DOOR SCHEDULE 4'-6" 4'-0" 2'-0" 2'
01 (E)3'-0"X6'-8" STORE FRONT DOORS, GLASS/ALUM. PULL/PUSH BAR, DEAD BOLT LOCK SET. 2,-6„
02 3N
-8, SELF"W CLOSER. LITE , LEVEL LOCK SET, PRIVATCY LOCK FROM KITCHEN SIDE,
o
03 (N)3'-0"X6'-8"WD SOLID CORE, LEVEL LOCK SET, PRIVATCY LOCK, 3-BUTTS, SELF CLOSER. 10 ALL NEW ADA FIXTURES, O
W.C., LAV AND GRAB BARS N
SEE DETAILS ON D.1
04 01
(E)8'-6"X6'-8" ROLLING DOOR. RESTROOM 1
NO WORK p —
05 (N)4'-0"X3'-2"SLIDING WINDOW. ID] - <
FURTURE
REFRIG. DESIGNER
J. ARCHE
5543 Dunrobin Ave
Lakewood, CA 90713
1 1 1 1 ________ 563-533-3154
O EQUIPMENT SCHEDULE 11 11 __=___
TFM GUANffY PF5CFIFfl0N MANOFACTUP� MOOFL FLUMPING COMMFNT
ESPRESSO MACHINE LA MARZOCCO GB-5 ELECT. OFFICE o n M
2 I COFFEE MAKER FETCO CBS-21 31 XTS-1 G ELECT. N (OPEN AREA) RECEIVING SHIPPING 003 THERMAL SERVER FETCO L3S-10-1 NO( WORK) NO( WORK) NO( WORK) ADA SEATING
4 I GRINDER 1 MAllER KONY ELECT.
5 I GRINDER 2 MAllER SUPER JOLLY ELECT. u
'o I GRINDER 3 BUNN G1 ELECT.
I SANDWICH PRESS WINCO EPG-1 ELECT. 16'-3" 12'-4" 12'-10" 8'-11" F- 7 --zrJ Q
8 I MICROWAVE AMANA RMS10D ELECT.
9 I FRIDGE 1 MARCHIA MDC160 COUNTER TOP DISPLAY
10 I FRIDGE 2 LEADER LB48 UNDER COUNTER PROPOSED J J
11 6O FRIDGE 3 TBD TBD TBD COFFEE BAR
II II II
II II II
II II II
STAND TABLE Q
ENTR CE
O O STAMP
I
I
FINISH SCHEDULE
FOOM FLOOFS 6A5F COVF WALL5 CFI ING COMMFNfS 1 1
42" H COUNTER TOP
CLIENT AREA CONCRETE SEAL CONCRETE SEAL G.B. PAINT DW
SERVICE AREA CONCRETE SEAL CONCRETE SEAL G.B. PAINT DW
TOILET CERAMIC TILE CERAMIC TILE CERAMIC TILE PAINT DW
PASSAGE CONCRETE SEAL CONCRETE SEAL G.B. PAINT DW I
PROPOSAL m
SCALE: 1/4" = 1 '-0" N
U
N
6�
Q
U
02 02 02
AD R/
/ UPJ
Q
03
11
W
II II 11 L z
II II 6
II II �
II II � 3
10 �
II II q `
OFFICE I I I I r 0,
(OPEN AREA) 1 1 RECEIVING 1 1 SHIPPING 5 D ' ` m
NO WORK NO WORK NO WORK V O
II II II 9 z U
II II II o4 =
U o
II II II
II II II
II II II
II II II U
DRAWN
JRA/LBA
O O DATE
05-04-16
SCALE
AS NOTED
Ol TITLE
01 SITE PLAN
SHEET
EQUIPMENT DOOR & WINDOW PLAN
SCALE: 1/4" = 1 '-0" N A - 2
PA2016-136
REVISIONS BY
7 8 6 2 3
(N) SLIDING WINDOW (N)WOOD SHELVING (E) R.S. WOOD PLANK WALL
(N) SIGNAGE BOARD TBD
FIN.TYP.
� z
S �
v �
Q �
DESIGNER
21 J. ARCHE
® COMP. REGISTER 5543 Dunrobin Ave
® Lakewood, CA 90713
Q0 � �m �� 563-533-3154
O �
0
LO (0
23
O O \ \ \ O O
NORTH ELEVATION EAST ELEVATION STAMP
SCALE: 3/4" = 1'-0" SCALE: 3/4" = 1'-0"
CD
2 9 1 9 5 4 1 7 8 N
Q
U
s
v
a
FROSTED GLASS S_
BACK SPLASH ,�/'�
O 4 Q
W z
rz
W
LL—
LLL
00
o
T
LO
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0 0 0
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N
IF
Uo
Qcp
SOUTH ELEVATION WEST ELEVATION >
SCALE: 3/4" = 1 '-0" SCALE: 3/4" = 1 '-0" u
DRAWN
JRA/LBA
DATE
05-04-16
SCALE
AS NOTED
TITLE
INTERIOR
ELEVATION
SHEET
A - 3
12
PA2016-136
6"
REVISIONS BY
1/2" RADIUS (TYP.)
--------------------
PLYWOOD,
WHERE
WHITE IMAGE01 OCCURS (E) 2X4 BRACING
4'-6" ( _ = @ 16" O.C.STUDS ALT. CONN.
L _ _ @
2/-6" _ BLUE BACKGROUND 5/8" GYPSUM BOARD BOTTOM OF (E) TJI
B.S.
1/4" THICK
ACRYLIC PLASTIC 3 4" 5/8" BUILT-UP WOOD
FRAME TO MACTHco
z
// EXISTING 2-2X TOP PL W/ S
00 16d @ 12" O.C.s.
U
o / <
z /�
0 0 DOOR PER SCHEDULE
I g I
+ DESIGNER
d FIRE BLOCKING J. ARCHE
5543 Dunrobin Ave
NLakewood, CA 90713
r LINE OF CEILING WHERE 563-533-3154
"2- OCCURS
WOOD BLOCKING
5/8" TYPE "X" GYPSUM BOARD
W
WALL FINISH PER SCHEDULE
6 ACCESSIBLE ENTRANCE SIGN Z 3 WOOD DOOR JAMB/ HEAD SIM g
2X CONT. BOT. PLATE W/
SCALE: N.T.S. w SCALE: 3"=1 '-O" 3 SIMPSON PHN ANCHORS
@ 32" O.C.
ENLARGE TOILET PLAN ESR-2138
SCALE: 1/2" = 1 '-0"
ALAN
(E) CONC. SLAB
1/4" THICK
10" ACRYLIC PLASTIC SECTION
COLOR AND CONTRAST SHALL
BE DIFFERENT FROM DOOR MOUNTED
COLOR AND CONTRAST OF WALL SIGNAGE C
STAMP
EXIT
co � WALL MOUNTED
SIGNAGE 8 6„
zI I W.R. GYPSUM BOARD PLAN
L- wI
UNISEX
oI ,, TILE COVE BASE MAX. DEFLECTION: L/360
DESIGN LOAD: 7 PSFLO M
OF DOOR W.P. MEMBRANE ` J
12'$ o z STUD a
1/4" THICK LLJ
D / — 0a 0 0 g ~ Vl
ACRYLIC PLASTIC o N ¢ Q � X REMARKS N
NOTE: WALL MOUNTED SIGNAGE TO Q w ag 0 � m
BE LOCATED ON LATCH SIDE OF / - co Q z V J
DOOR CLEAR OF DOOR-SWING TILE OVER a 0
THIN SET
NOTE MORTAR BED 2 X 4 16" YGA.: WP 3510
Q
THESE ARE MINIMUM
CORRESPONDING GRADE 2 BRAILLE INDICATION PER T-24 SEC. STANDARDS FOR WP 3514 ( 1
117B.5.2 BRAILLE SYMBOLS: CONTRACTED GRADE 2 BRAILLE SHALL BE 5'-0" A.F_F.
THESE SIGNS. �J
USED WHEREVER BRAILLE SYMBOLS ARE SPECIFICALLY REQUIRED IN SIGNS ARE REQUIRED
OTHER PORTIONS OF THESE STANDARDS. DOTS SHALL BE 1/10" (2.54 TO BE MOUNTED NOTE: S
mm) ON CENTERS IN EACH CELL WITH 2/10" (5.08 mm) SPACE CENTERED ON THE EXTERIOR SIDE OF IN ADDITION TO DOOR MOUNTED SIGNAGE, RESTROOMS ARE U
BETWEEN CELLS. DOTS SHALL BE RAISED A MINIMUM OF 1/40" (0.635 TOILET DOOR. REQUIRED TO PROVIDE SIGNAGE ON THE LATCH SIDE OF
mm) ABOVE THE BACKGROUND. UNISEX THE DOOR.
11 EXIT SIGN X 9 TOILET DOOR SIGNAGE 7 TOILET ROOM SIGNAGE 4 BASE m
0 1 WODD PARTITION Q 4�
SCALE: 1 -1/2" = 1 '-0" w SCALE: 1 -1/2" = 1 '-0" SCALE: 1/2"=1 '-0" SCALE: 3"=1 '-O" j a S-
a d o SCALE: 1 1/2"=l '-O"
3 O
C
W W
COUNTERTOP 11�1 z
I�
3/4" EXT. PLYWD
18" MIN. CLR.
M Os
MIRROR
i
i
CD FIRE EXTINGUISHER CABINET -I
- SOAP DISPENSER
HOT WATER & DRAIN U O
LINE TO BE INSULATED
z PER TITLE 24
< REQUIREMENT & SECTION CONTROLS TO BE OPERABLE WITH 6'
N 1504 U.P.C.
ONE HAND AND MOUNTED
ON THE WIDE SIDE OF TOILET
AREAS, NO MORE THAN 44' ABOVE O O O
THE FLOOR. THE FORCE REQUIRED ADJUSTABLE V
E TO ACTIVATE CONTROLS TO BE NO R V
GREATER THAN 5 LBS. — — —� �HELF— LF — — — — _ (�
FLUSH VALVE CONTROLS N \f`
CAC T-24-PARTS
A FIN. T.B.D.
CL VARIES SEC 5 1502 ( n
FIRE ALARM PULL BOX N
24" 24" 15" NOTE: WALL MOUNTED SIGNAGE TO TRAVEL DISTANCE NOT DRAWN
GRAB BAR 15' UNISEX M BE LOCATED ON LATCH SIDE OF X TO EXCEED 200 FT. JRA/LBA
GRAB BAR DOOR CLEAR OF DOOR-SWING z
— GRAB BAR o � PROVIDE 6" DATE
18" RECESSED CORRESPONDING GRADE 2 BRAILLE INDICATION PER T-24 SEC. o BASE, 05 04SCALE16
m TOILET 1178.5.2 BRAILLE SYMBOLS: CONTRACTED GRADE 2 BRAILLE SHALL BE
o _ PAPER SWING-UP USED WHEREVER BRAILLE SYMBOLS ARE SPECIFICALLY REQUIRED IN AS NOTED
N N p77
DISPENSER N — GRAB BAR WITH OTHER PORTIONS OF THESE STANDARDS. DOTS SHALL BE 1/10" (2.54 TITLE
TOILET TISSUE mm) ON CENTERS IN EACH CELL WITH 2/10" (5.08 mm) SPACE
/� 12 SPINDLE BETWEEN CELLS. DOTS SHALL BE RAISED A MINIMUM OF 1/40" (0.635 B NFPA 728 - 3-1 .1 .3(b) 3„ DETAILS
B C mm) ABOVE THE BACKGROUND.
SHEET
1 Q PLUMBING FIXTURE ELEVATIONS m $ TOILET WALL SIGNAGE 5 TYPICAL FIRE ACCESSORIES Z BASECABINET
SCALE: 1/4" = 1 '-0" SCALE: 1 -1/2" = 1 '-0" SCALE: 1/4" = 1 '-0" 0 SCALE: 1 1/2" = 1 '-0" m
a a a D - 1