1705 · Mirage Hall · Zero-Waste Revenue Layout

1 · Space budget — all 7,200 SF accounted for

Zone	SF	Class	Why it exists
6-unit cloud kitchen	1,260	REVENUE	6 rent-paying operators · hall F&B · catering · court pickup
L-bar + high-top bar section	480	REVENUE	22 bar stools + 20 high-top · direct pour · faces bar + TVs
Restrooms M/W/ADA	440	CODE	IBC Ch. 29 fixtures @ 299 OL — right-sized, not overbuilt
Egress + entry throat	280	CODE	10′ entry · 3′ exits · 44″ paths · 6′ min aisles only
Flex floor (dance ↔ dining)	800	REVENUE	64 seats daily · clears to dance @ events — zero idle nights
Dining grid (booths + 4-tops)	2,640	REVENUE	128 seats everyday · court-facing row
East AV wall + stage pocket	160	REVENUE	DJ · screen · watch party — 8′ deep max · portable riser stored
West wet spine / MEP chase	240	CODE	Plumbing · grease · elec · IT rack wall-mounted — no IT closet
TOTAL	7,200	0 SF unassigned · bar zone expanded for direct revenue

What we killed from the old layout: 96 SF IT room → wall rack · 8′ oversized circ spine → 6′ code aisles · 700 SF dance-only floor → flex revenue floor · 60 SF RR bloat · host stand → bar end · 10′ north clear zone → 8′ + movable 2-tops.

2 · Full kitchen layout (42′ × 30′ · NW corner)

Kitchen SW corner (0, 30) · NE (42, 60). All six operators share south expo, south dish, west walk-ins — no duplicate equipment.

2A · North wall — six pickup windows to palm court

Window	Center (X)	Size	Serves cubicle	Typical use
KP-1	3′-6″	4′×4′	C1	Cold · coffee · bakery · grab-and-go
KP-2	10′-6″	4′×4′	C2	Hot · wings · fried · delivery bags
KP-3	17′-6″	4′×4′	C3	Hot · Creole / plate lunches
KP-4	24′-6″	4′×4′	C4	Hot · grill · burgers · po-boys
KP-5	31′-6″	4′×4′	C5	Hot · wok · Asian / seafood
KP-6	38′-6″	4′×4′	C6	Cold · smoothies · dessert · beverages

Each window has **heat lamp shelf + POS tablet + bag hook** inside · **menu LED panel** outside facing court.

2B · Six chef cubicles (7′ × 25′ each)

Unit	X range	Y range	Hood	Equipment (tenant-provided)
C1	0–7	35–60	No	Reach-in · prep table · microwave · KP-1 pass
C2	7–14	35–60	Yes	Fryer · flat-top · under-counter fridge
C3	14–21	35–60	Yes	6-burner range · convection oven
C4	21–28	35–60	Yes	Griddle · charbroiler · prep
C5	28–35	35–60	Yes	Wok burner · fryer · steam table
C6	35–42	35–60	No	Blenders · freezer · assembly · KP-6 pass

28′ Type I hood · X **7–35**, Y **52–56** · single roof-up exhaust west RO **8′×4′** · DCKV make-up air.

2C · Shared south row (back-of-house — not wasted, shared by all 6)

Zone	Size	Location (X, Y)	Function
Walk-in cooler	8′×12′	(0–8, 30–42)	Shared cold storage · lockable sections per tenant
Walk-in freezer + dry	10′×12′	(8–18, 30–42)	Freezer + wire shelving
Dish / 3-comp	10′×10′	(18–28, 30–40)	One dish pit · ties to RR wet wall @ west
EXPO / hall pass	14′×8′	(28–42, 30–38)	Full counter opens to dining + bar · heat lamps · 4 pickup shelves labeled C1–C6 dine-in

2E · Health separation (C1/C6 cold vs hot)

C1 + C6 separated from hot line by **6′ partition + dedicated handwash** each · no shared prep without AOR/Health approval.

2F · Stage storage alcove

4′×8′ alcove @ kitchen south row (adjacent dish) · portable stage stores here · **not in walk-in cooler**.

2G · Kitchen plan ASCII

N  COURT · KP-1  KP-2  KP-3  KP-4  KP-5  KP-6  (pickup windows)
   ┌──────┬──────┬──────┬──────┬──────┬──────┐ Y=60
   │  C1  │  C2  │  C3  │  C4  │  C5  │  C6  │  chef lines (7×25 each)
   │ cold │ hood │ hood │ hood │ hood │ cold │
   │      │      │══════28′ TYPE I HOOD══════│ Y=52
   ├──────┴──────┴──────┴──────┴──────┴──────┤
   │ WALK-IN │ FREEZER │ DISH │ EXPO / PASS ────┼──→ BAR + DINING
   │  8×12   │ 10×12   │ 3-c │ 14×8 counter   │ Y=30
   └───────────────────────────────────────────┘
   X=0      8       18      28              42
   WEST · service door 3×7 @ Y=45 · hood exhaust @ Y=54

Flows (no cross-traffic): Court delivery → north pickups · Dine-in → south expo → tables · Vendor goods → west service door · Grease/waste → west spine.

3 · L-bar + high-top section (480 SF · 42 bar-zone seats)

Why L + high-tops: Stools at the rail for regulars · **high boys** (42″ AFF) east of the bar for fast turns and higher check — same pattern as high-grossing sports bars · faces bar + TV wall.

Leg	Run	Bar top	Stools
Vertical (kitchen side)	Y 26′ → 58′ (32′)	X 48′–50′	BS-01 → BS-14
Horizontal return	X 50′ → 68′ (18′)	Y 24′–26′	BS-15 → BS-22

Back bar + TV wall: X **42′–48′** full vertical leg · **12 screens** (1×85″ + 8×65″ + 3×55″) · bottom **7′ AFF**.

Host / POS: corner **(50, 26)** — no separate host stand · all high-tops on **bar tab**.

3B · High-top row east of bar (42″ AFF · 20 seats)

Replaces low booths BO-6/7/8 — **better pour rate, faster flip, same footprint.**

ID	Type	Center (X, Y)	Seats	Faces
HT-01	2-top high	(54, 30)	2	West · bar + screens
HT-02	2-top high	(54, 36)	2	West
HT-03	2-top high	(54, 42)	2	West · expo pass sightline
HT-04	2-top high	(54, 48)	2	West
HT-05	2-top high	(54, 54)	2	West · court row
HT-06	2-top high	(54, 58)	2	West · north spill
HT-07	4-top high	(62, 28)	4	North · return leg + AV corner
HT-08	4-top high	(70, 28)	4	North · flex edge watch party

Ops: High-tops = **bar revenue** (not dining room) · one bartender zone · bussing from same well · 24″ stool height at 42″ tops.

Every bar stool

ID	Center (X, Y)	ID	Center (X, Y)
BS-01	(51, 27.5)	BS-12	(51, 55.0)
BS-02	(51, 29.5)	BS-13	(51, 57.0)
BS-03	(51, 31.5)	BS-14	(51, 59.0)
BS-04	(51, 33.5)	BS-15	(52.5, 25)
BS-05	(51, 35.5)	BS-16	(55.0, 25)
BS-06	(51, 37.5)	BS-17	(57.5, 25)
BS-07	(51, 39.5)	BS-18	(60.0, 25)
BS-08	(51, 41.5)	BS-19	(62.5, 25)
BS-09	(51, 43.5)	BS-20	(65.0, 25)
BS-10	(51, 45.5)	BS-21	(67.5, 25)
BS-11	(51, 53.0)	BS-22	(69.0, 25)

4 · Restrooms (440 SF · code-min right-sized)

SW corner (0,0) → (22, 20) — stacked on kitchen/RR wet wall. AOR confirms fixture count @ 299 OL.

Room	Size	Fixtures (target)
Men	11′×20′	3 WC · 3 lav · 1 urinal
Women + ADA	11′×20′	5 WC (1 ADA) · 4 lav · nursing bench

5 · Stage + AV (east wall · no wasted floor)

Element	Size	Location	Mode
AV / LED wall	12′ W × 14′ H	East wall X=120 · Y 18–44	Permanent — watch party · DJ visuals
Stage pocket	10′×8′	X 108–118, Y 20–28	Portable riser stores in stage alcove @ kitchen south row (not walk-in)
DJ booth	4′×6′	X 108, Y 30–36	Folds into east wall niche — not mid-floor
Sub / amp rack	2′×6′	East wall floor channel	Behind screen wall

When stage deployed: riser covers X 108–118, Y 20–36 · flex floor tables move · **0 SF lost on non-event nights**.

6 · Flex floor — dance ↔ money (800 SF)

Box: (66, 18) → (106, 38) · 40′×20′ = 800 SF

Mode	Layout	Seats / use
Everyday (Mon–Fri)	8 four-tops + 2 eight-top communal	64 seats — same SF earns daily
Watch party	4 four-tops + standing rail east	16 seated + 40 standing toward AV wall
Brunch & Ball / DJ	All furniture out · hard floor	150 standing dance · stage deployed

Flex floor — everyday table centers

ID	Center (X,Y)	Seats	ID	Center (X,Y)	Seats
F-01	(72, 22)	4	F-05	(88, 22)	4
F-02	(72, 30)	4	F-06	(88, 30)	4
F-03	(72, 38)	4	F-07	(96, 22)	4
F-04	(80, 22)	4	F-08	(96, 30)	4
COM-1	(80, 36)	8	COM-2	(100, 36)	8

7 · Dining grid — every seat (128 everyday)

Aisle rule: 6′ main paths (code) · 4′ between table edges · 8′ OC grid.

7A · Curved booths (40 seats) — south wall + AV flank only

ID	Size	Anchor (X,Y)	Seats	Faces
BO-1	12′×5′	(24, 0)	6	North · south wall west
BO-2	12′×5′	(38, 0)	6	North
BO-3	12′×5′	(68, 0)	6	North · east of entry
BO-4	12′×5′	(82, 0)	6	North
BO-5	12′×5′	(96, 0)	6	North
BO-9	10′×5′	(104, 32)	5	West · AV wall
BO-10	10′×5′	(104, 40)	5	West

BO-6/7/8 removed → replaced by high-top section §3B (bar revenue, not dining).

7B · Four-top tables (80 seats) — 20 tables @ 8′ grid

Centers at **X ∈ {58, 66, 74, 82, 90}** × **Y ∈ {34, 42, 50}** plus row **Y=58** partial (court spill):

Row Y	Tables (center X)	Count	Seats
34	58, 66, 74, 82, 90	5	20
42	58, 66, 74, 82, 90	5	20
50	58, 66, 74, 82, 90	5	20
58	58, 66, 74, 82, 90, 98	6	24

Table IDs **T-01 → T-20** in row-major order · 48″ round or square marble · 4 cream chairs each.

7C · Court spill two-tops (16 seats) — movable when OH doors fully open

Centers **(62, 56), (70, 56), (78, 56), (86, 56), (94, 56), (102, 56), (110, 56), (118, 56)** · roll to storage when 100% court open.

8 · North hall openings + south entry

Opening	Size	Center	Use
OH-1	18′×10′	(33, 60)	Hall ↔ court · spill @ events
OH-2	18′×10′	(60, 60)	Main court connection
OH-3	18′×10′	(87, 60)	Court + pickup crowd relief
ENT-1	10′×8′	(60, 0)	Main entry · plaza/parking
South TV band	3×75″ screens	X 48, 60, 72 @ Y=0 wall	Watch party sightline from booths BO-1–5

9 · Seat inventory summary

Category	Everyday	Brunch & Ball (add)
Bar stools BS-01–22	22	22
High-tops HT-01–08 (42″ bar section)	20	20
Booths BO-1–5, 9–10	40	40
4-tops T-01–20	80	— (stored)
Flex F-01–08 + COM	64	— (cleared)
2-tops court row	16	—
Event 60″ rounds (rental)	0	+240 (24×10)
Standing (flex + court)	~40	~150
Total @ 299 cap	~242 seated + 40 stand	~282 seated + 17 stand

Everyday **242 seated** — **42 in bar zone** (22 stools + 20 high-top) for direct pour revenue · still under **299 posted**.

10 · Full floor plan ASCII

                         N · PALM COURT
    KP1  KP2  KP3  KP4  KP5  KP6     OH-1      OH-2      OH-3
   ┌────────────────────────┬──┬─────────────────────────────────────────┐ Y=60
   │    KITCHEN 42×30       │  │  T-row + 2-tops @ Y=58 (court spill)      │
   │ C1 C2 C3 C4 C5 C6      │L │  T-16  T-17  T-18  T-19  T-20  +2tops    │
   │ ═══ 28′ HOOD ═══       │B │  T-11  T-12  T-13  T-14  T-15            │
   │ walk-in │dish│ EXPO───┼AR├  T-06  T-07  T-08  T-09  T-10   BO-9,10  │
   │                        │22│  T-01  T-02  T-03  T-04  T-05   (east)    │
   │                        │+ │  HT-01…06 (high boys east of bar)          │
   │                        │HT│       FLEX FLOOR 40×20 (F-01…COM-2)      │
   ├──────── RR ────────────┴──┤              or DANCE @ event    STAGE  │
   │ BO-1 BO-2    ENTRY    BO-3-5│                              AV WALL   │ Y=0
   └─────────────────────────────┴─────────────────────────────────────────┘
   X=0    22   42  52                    66        106  108           120
          M/W   kitchen  bar+L              flex/stage pocket

11 · For architect — sheet notes

Draw **L-bar** not straight 34′ bar — coordinates §3.
Label all **6 pickup windows KP-1…6** on north elevation + kitchen enlargement.
**No IT room** — show wall-mounted rack on west chase @ Y=10.
**Flex floor** dashed boundary · note furniture schedule FS-1 everyday / FS-2 event.
**Stage portable** — dashed outline · storage note on A1.3 kitchen.
FF&E plan **A1.4** — every seat ID from this document.
Posted OL **299** unchanged · egress paths 6′ min · AOR seal · see docs/1705-MANHATTAN-EGRESS-OL-299-LOCK.md

12 · Charrette fixes applied (Jul 2026)

Issue	Fix	Doc
Coordinate drift 120×60	120×60 in site_geometry_lock.py + SSoT	scripts/site_geometry_lock.py
Parking 70 vs 86	48+38=86 required · 100 proposed	Executive §5 · Exhibit 0
Stage in walk-in	Stage alcove @ kitchen south	§2F this sheet
299 OL / egress	FS-1 + FS-2 · east egress future only	EGRESS-OL-299-LOCK.md
Planning event scare	Phasing lock · no festival language	PHASING-PLANNING-LOCK.md
Turf-only landscape	Palms · oaks · crepe myrtles · hedge	LANDSCAPE-CONCEPT-LOCK.md
Health 6 operators	C1/C6 partitions + handwash	§2E this sheet

Full panel critique + responses: 1705-DESIGN-CHARRETTE-RESPONSE-LOCK.html

Supersedes loose circulation in prior A1.1 · Pair with 1705-CIVIL-AOR-FULL-LAYOUT-HANDOFF.html for site coordinates.