Different Types of RESTAURANT SPACES to Lease:

1.  NEW BUILDING SPACES:

Vacant  "loft spaces" designated RESTAURANT USE undertaking first time "TI" Tenant Improvements.

2.  EXISTING BUILDING SPACES:

Existing RETAIL or OFFICE spaces undertaking “Change of Use”, in most cases requiring a Conditional Use Permit "CUP"  before restaurant use and TI Plans can be permitted.
       
3.  CONVERSION SPACES:

Existing RESTAURANT spaces being remodeled, involving a simple “Change in Ownership” as well as change of "Health Permit Licensee”.
      
Owner’s - "CHECK LIST"

1.   NEGOTIATE LEASE AGREEMENT with the Landlord or Landlord's Leasing Agency for at least 5 years with option for 5 more years.

• Ask your Landlord for three (3) months FREE RENT. This is about how much time it will take to work on the Design, Plans and Permits. You will need a Health Permit from your County DHS and Building Permits from the City BEFORE you begin any demolition work or remodeling.

2.   RESEARCH your CITY BUILDING & SAFETY RECORDS:

• Obtain copy of most recent "C of O" CERTIFICATE OF OCCUPANCY records.
  
• Obtain copies of most recent "BUILDING PERMITS" - including Plot Plan showing parking
  
• Look into recent and most current "PROPERTY ACTIVITY REPORTS"
  
• For City of Los Angeles:
  1. http://www.ladbs.org/index.htm (HOME)
  2. Research Report Numbers (LARR)
  3. http://www.ladbs.org/forms/admin_forms/AD-Form.01.pdf (RECORDS REQUEST FORMS)
  4. Industrial Waste Mgmt (GREASE INTERCEPTOR APPLICATIONS)           
  5. ZMAS - Zoning Maps (PLOT MAPS, ADDRESSES, ETC.)
  6. http://www.permitla.org/parcel/ (PARCEL PROFILE REPORTS)
• For County of Los Angeles Assessor's Maps and Parcel Information: 
•           http://assessormap.co.la.ca.us/mapping/viewer.asp

3. RESEARCH your CITY PLANNING DEPARTMENT:

• Obtain Clearance for "RESTAURANT USE"
  
• Check if  "REQUIRED PARKING" can be met, including handicapped parking stalls

4.  RESEARCH your CITY department of Public Works for FAT, OIL & GREASE (FOG) removal devices known to the industry as GREASE TRAPS & GREASE INTERCEPTORS :

• Check with your City Department of Public Work for the appropriate "City-Approved" GREASE TRAP or GREASE INTERCEPTOR device(s) for your Food Service Establishment, such as but not limited to:
  1. Big Dipper and Trapzilla GREASE TRAPS: http://catalog.big-dipper.com/dipper-point-source-automatic-grease-removal-system-p-3-l-en.htmlMaintenance
  2. Zurn GT2700 GREASE INTERCEPTORS: http://www.zurn.com/pages/catalog.asp?ProductGroupID=73&ProductName=GT2700#p1798
  3. Jensen Precast GREASE INTERCEPTORS: http://www.jensenprecast.com/products/Industrial-Waste/Grease-Interceptors/Fontana - JP750G is acceptable for smaller restaurants in most Cities throughout Southern California.
• For Cities in Orange County Sanitation District jurisdiction, check out OCSD website at: http://www.ocsd.com/business/source_control__industrial_permits/fats_oil_and_grease_permit/default.asp and read carefully FACT SHEETS 01 through 14.

5.   CITY of LOS ANGELES COMMUNITY  REDEVELOPMENT AGtENCY review:

• Obtain preliminary “CRA” Restaurant Use and Design Concept Clearance

LOS ANGELES COUNTY (Industrial Waste Management) JURISDICTION:

• Los Angeles County FORMS and STANDARD PLANS link: http://dpwprod2.co.la.ca.us/epd/industrial_waste/Forms.cfm
  1. Industrial Waste Disposal permit application FORM
  2. Closure application FORM
  3. LACSD form (joint development) FORM
  4. Grease Interceptor PLAN

Orange County Cities:

     Click on your City for information on how to get started today!

• City of Aliso Viejo
• City of Anaheim
• City of Brea
• City of Buena Park
• City of Costa Mesa
• City of Cypress
• City of Dana Point
• City of Fountain Valley
• City of Fullerton
• City of Garden Grove
• City of Huntington Beach
• City of Irvine
• City of La Habra
• City of La Palma
• City of Laguna Beach
• City of Laguna Hills
• City of Laguna Niguel
• City of Laguna Woods
• City of Lake Forest
• City of Los Alamitos
• City of Mission Viejo
• City of Newport Beach
• City of Orange
• City of Placentia
• City of Rancho Santa Margarita
• City of San Clemente
• City of San Juan Capistrano
• City of Santa Ana
• City of Seal Beach
• City of Stanton
• City of Tustin
• City of Villa Park
• City of Westminster
• City of Yorba Linda

6.   DEPARTMENT of  HEALTH SERVICES: 

• Check for LEGAL RESTAURANT status for all Existing Food Establishments
  
• Check if DHS requires you to install a Grease Interceptor. Grease Interceptors (Cost may run between $5,000 and $20,000).
  
• Submit plans for Department of Health Services Permit: LA County (3 - 4 weeks review period)
  

7.   SPECIALTY COOKING EQUIPMENT:

• Obtain Clearance for use of Specialty Equipment such as Tundori Ovens, Brick Pizza Ovens or any other equipment not NSF, ANCI or UL Listed. 
  

8. KITCHEN FOOD and BEVERAGE EQUIPMENT:

• Obtain Catalog “cut sheets” for all ANCI, NSF and UL listed “FFE” furniture, fixtures and equipment

9. MENU:

• Prepare your own unique MENU for all food/beverage being served

Restaurant Planner's - "SCOPE of SERVICES"

10. MEASURE and PHOTOGRAPH SPACE:

• Measure the existing space locating all existing plumbing, electrical and mechanical improvement
  
• Complete photos of the existing space documenting the conditions before any TENANT IMPROVEMENT work commences

11. RESTAURANT DESIGN WORK:

• Entrance
• Dining Room
• Kitchen Layout
• Restroom(s)
•    Unisex for less than 4 Employees/no alcohols
•    Men’s - (1) water closet, (1) lavatory, (1) urinal if serving alcohol and (1) floor drain
•    Women’s - (1) water closet, (1) lavatory and (1) floor drain
• ADA -accessibility for the disabled
•    Parking conditions
•    Path of Travel
•    Entry
•    Table Seating and Counter Seating
•    Serving and Cash Counters @ 34” Height
•    Restroom(s) with maneuvering clearances, 5’-0” diameter turnaround and 40” reach to all Toilet Room Accessories
•    Prepare Drawings for Department of Health Services Review - Click on LINKS below for sample FLOOR PLAN and EQUIPMENT and FINISH SCHEDULES:

12. DEPARTMENT OF HEALTH SERVICES (DHS) for COUNTY of LOS ANGELES:

• Click on LINKS below for IMPORTANT INFORMATION:
  
• Restaurant Layout shall be in compliance with Plan Check Guidelines -  
  
• Submit Restaurant Layout to Department of Health Services
  
• Plan Check before processing any “City”
  
• Building Permit Application

13. BUILDING PERMIT PROCESSING:

• Prepare Construction Drawings including Plumbing, Electrical and Mechanical plans necessary for all Building Permits - Click on LINK below for LA Research Report Numbers:
  
• Review time involved varies with each “City”
  
• Owner-Builder Contractor - “Tenant” secured Building Permit
  
• Check with your “City” if Tenant may sign as Contractor
  
• General Contractor secured Building Permit
  
• Workers Compensation Insurance required

14. PLUMBING CONTRACTOR PERMIT:  

• Secure Plumbing Permit
  
• Call for and be present for all necessary Inspections
• Grease Interceptors (see my home page) - click on "Grease"
• Grease Traps (see my home page) - also see "how it works" video:  http://www.goslyn.ca/

15. ELECTRICAL CONTRACTOR PERMIT:

• Secure Electrical Permit
  
• Call for and be present for all necessary Inspections

16. MECHANICAL CONTRACTOR PERMIT:

• Mechanical Drawings by Mechanical Consultant, including DRYWALL DUCT SHAFT and/or 3M FIRE BARRIER DUCT WRAP 15A (Click on LINKS below)

• Secure Mechanical Permit
  
• Installation of Hood(s), Shaft and related Equipment
  
• Installation of Ansul System for Hood(s)
  
• Inspection of Duct Shafts and Equipment by Mechanical Inspector
  
• Installation of Sprinklers in exhaust duct (if required by the
  
• Mechanical Inspector, shall be an extra cost to the Owner)

17. CONSTRUCTION OBSERVATION and INSPECTIONS:

• Concrete work inspections
  
• Plumbing/Gas rough-in inspections
  
• Framing inspections
  
• Electrical rough-in inspections
  
• Mechanical rough-in inspections
  
• Drywall nailing inspections
  
• Drywall finish
  
• Suspended Ceiling inspections
  
• Plumbing, Electrical and Mechanical finish inspections
  
• Final inspections, including Fire and Health Departments

18. KITCHEN EQUIPMENT DELIVERIES:

19. FURNITURE DELIVERIES:

20. CERTIFICATE OF OCCUPANCY:

21. WORK ORDER 2009

         Email coxdesign@yahoo.com for your WORK ORDER quotation today!