BEFORE THE ARCHITECT - schematics
Commercial Leasehold
Improvement, Electrical Wiring Diagrams
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This electrical wiring diagram has become a two-part study. In this commercial build out, the first commercial building design plan is to create 4 working areas with ample lighting and active ventilation. Two areas are to be finished for retail sales, and two areas are for light industry labor. In the former home drawing, we work with all four areas of a property in which the client has taken an interest in leasing.
Subsequently, it became clear that the lessors wanted too much for the wares. Thereafter, we pursued another property, this one is a slightly different configuration. Here, an office is included up front, and the two retail areas are joined together. (Subsequently, yet another property was chosen more fit than the previous two and became the subject of a separate study in Schematics: See Builder HOME Drawing, Plans & Elevations, Schematics, Tutorial and Commercial Leasehold Improvement, Electrical Wiring Diagram.)
The source material for this section is —
Model HOME Drawing, Commercial Leasehold Improvement, Tenant Build Out
and further schematic study for this commercial build out can be found in —
Builder HOME Drawing, Plans & Elevations, Schematics, Tutorial and Commercial Leasehold Improvement — Electrical Wiring Diagram.
Builder HOME Drawing, Plans & Elevations, Schematics, Commercial Leasehold Improvement, Plumbing Layout.
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First leasehold candidate
In the showroom areas – for lighting – we loaded the perimeters with track-hung halogens and set IC-rated recessed cans centrally. The flexibility of the tracked lighting is at-will and downright infinitely adaptable. IC-rated cans should be commonplace, if not mandatory, in recessed lighting design.
In the work areas — for lighting, we used standard, fluorescent utility lights with reflective hoods and plastic safety tubes on the bulbs. They're all hung at 12' over-floor levels by chain from the 18' ceiling and interconnected with EMT. No attempt is made yet to task light anything, until the lessee determines what machinery and tables go where. So, the work area lighting is simply illustrative. Likely, the work area lighting will become much more intensive, at least in certain work zones.
All lighting will be on toggle switches, except for the 6 fans which come with their own 4-speed switches.
For ventilation, we've put three-bladers at 9' apx. in each showroom, and pairs of three-bladers on 6' down rods in each work area. The fans are on 4-speed switches in the work area.
For the time-being, we're assuming 3 new 120V single-phase circuits @ 20A for each side of the build out.
First, the lighting design and fans in plan view without connections (and without key or legend) . . .
Now, we'll add the connections and key (and without legend) to the lighting designs.
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Second leasehold candidate, coming up.
The complicating factor here is all the doorway passages. Three-way (and even a four-way) branch circuits abound.
This pic requires some explaining. Here is a copy of this schematic's legend and siting detail, to give you some idea of the care one must take even in preliminary phases of home drawing, in order to get the wiring you want they way you want it.
The AG reckons that the only point here that'll make your wonder is why some branches are defined very specifically for sequence, and some are not. That's because in some cases it is very important to get power available in one place first before another place, and in other cases it isn't. For example, this second leasehold opportunity's lessor offers to wire right away as part of a build out package. The AG figures that if he can get the ceiling outlets done ahead of time for all the ceiling lighting in the gallery and showroom area, all the better. This way, for the cost of the leasehold signup the client's move-in disruptions are minimized in two ways: less breaking up of what could be a hard ceiling; less time wiring outlets down walls, too. And the old croak knows that the client also wants fans in the front end controlled by pull chains. So, supplies in three of these up-front circuits must first run to fan-rated outlets and, thereafter, to wall-switch controlled circuitry. Whereas, in other cases, such as the file room, the AG is leaving the three-way branch wiring sequence to the electrician (there are three ways to wire a three-way circuit).
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Much later.
Once the smoke settled on this commercial planning phase, certain realities settled in.
The client lessee did not have unlimited funds. We cut the leasehold site to one bay from two; the lessor got his in the end.
The lessor did not have unlimited forbearance. Pitifully inexperienced as he was, the lessor needed substantial confirmation that the lessee was proceeding professionally enough not to get the lessor into hard places with the local building authorities, contractors, and others. (That was the landlord's story, delivered unconvincingly. The AG bore witness to a cheap and greedy man gouging my client any which way he could . . . wasn't the first gouge, wasn't the last.)
The course chosen to a) fit the lessee into a smaller space and b) shore up the lessor's alleged, fragile confidence was to draw supplemental plans, i.e., blueprints to scale, measured and annotated, identifying clearly what was to be added or amended from the already-submitted standard prints used in the pulling the permit. The plumbing aspects of this chosen course are in Builder HOME Drawing, Plans & Elevations, Schematics, Commercial Leasehold Improvement, Plumbing Layout, and include an uncommon, three-dimensional line home drawing of the plumbing layout as supplemented. Other such final prints may be subsequently included in this site. One added more recently is Builder HOME Drawing, Plans & Elevations, Schematics, Commercial Leasehold Improvement, Electrical Wiring Diagram.
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