HomeMy WebLinkAbout162856_5_Corrections.docxTENANT IMPROVEMENT
PLAN CHECK COMMENTS
COMMENTS
Planning & Building Agency
Building Safety Division
20 Civic Center Plaza
P.O. Box 1988 (M-19)
Santa Ana, CA 92702
(714) 647-5800
www.santa-ana.org
PLAN CHECK NO:
PROJECT ADDRESS:
PLAN CHECK ENGINEER:TEL:714FAX:714
647-5897
TYPE OF CONSTRUCTION:
OCCUPANCY CLASSIFICATION(S):
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
Permit to convert Existing basement room to dinning with maximum occupant load of 45. (Not a wine cellar room)
INITIAL REVIEW
EXPIRATION
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
3.
TEL:
FAX:
VALUATION:
EMAIL:
FLOOD ZONE:
APPLICABLE CODE: 2010 CALIFORNIA BUILDING CODE (CBC) WITH
CITY OF SANTA ANA AMENDMENTS
All items noted on this plan check report must be addressed. If you feel that an item is not applicable to your project, note “N/A” and discuss the reason with the plan checker.Please indicate the sheet number and detail to the right of each correction, or note the number on the plans where the correction is made. A separate sheet for response may be used. Resubmit marked original, calculations and this correction sheet. Resubmit 4corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) for an appointment.Please return marked up set of drawings with corrections.In addition to the 2010 California Building Code, this project is subject to the provisions of the 2007 California Historical Building Code.Clearly indicate the scope of work under this building permit application: Drawings are showing work on 1st floor. Please clarify if this is part of this permit.Plan check comments are based ofbasement permit as a dining room only. Please remove proposed patio if not approved.Please note additional plan check comments applies to proposed patio dining area when part of this permit; such as, accessible seating area, accessible route to existing dining room including toilet facility. Remove all detailed information on the drawings and show similar limited information as shown on drawings approved on 5/2/2007, Building Permit number, 10152831. Revise project job description on the building permit application worksheet to reflect the work to be done under the subject building permit application.Please note on the drawings to clarify if basement floor is equipped with Sprinkler system.
The applicant shall obtain clearances/approvals for the following prior to building permit issuance:
- Planning Division approval on the corrected/final set of drawings (647-5804.) Previously approved plans
should be submitted to expedite the process.
- Fire Department approval on the corrected/final sets of drawings (647-5839 or 647-5700)
- Police Department approval on the corrected/final set of drawings (647-5840)
- Public Works Agency approval (647-5039)
- County of Orange Health Department approval on the corrected/final set of drawings (667- 3600)
- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceThis review does not include mechanical, plumbing, fire sprinkler system, or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, fire sprinkler systems, and electrical work. Call 647-5800 for information.Clarify on the drawings where the basement floor is called as wine cellar and in other areas it is called as dining room. Revise drawings to show dining room only.Label and note hourly fire rating of: (Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number:
-Shafts
- Stair enclosures
- Exit passageways
- Walls
- Ceilings
- ColumnsPlans shall indicate how required structural and fire resistive integrity will be maintained where a penetration will be made for electrical, mechanical, plumbing and communication conduits, pipes and similar systems for above fire rated items. CBC Section 106.1.1 and CBC Chapter 7. Note on the plans the ICC Research Report number, U.L. number, State Fire Marshal number, or approval number of another agency accepted by the City of Santa Ana.Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803, 804, and CBC Table 803.5.An exit access shall not pass through a room that can be locked to prevent egress. Provide a note on the drawings by door schedule.CBC Section 1020.1. Exit enclosures shall have a fire-resistance rating of not less than 1 hour where connecting less than four stories. All opening for window and doors to be 1 HR fire ratedand an exit enclosure shall not be used for any purpose other than means of egress.Please remove storage room under stairway. There shall be no enclosed usable space under exterior exit stairways unless the space is completely enclosed in 1-hour fire-resistance-rated construction. The open space under exterior stairways shall not be used for any purposeCBC Section 1024.5.1. Doors, when fully opened and handrails shall not reduce the required width by more than 7”. Doors in any position shall not reduce the required width by more than one-half. Other nonstructural projections such as trim and similar decorative features are permitted to project into the required width 1.5” from each side.Provide on the drawings a complete door schedule, showing:
- Door sizes (CBC Sections 1008.1.1 and 1133B.2)
- Hardware complying with exiting and disabled accessibility requirements (CBC Sections 1008.1.8 and
1133B.2.5)
- Compliance with limitation of viewport size (CBC Section 715.4.3 Exception 1)
- Fire-rating of door assembly complying with CBC Section 715 Opening Protection
- Note smoke seal (in accordance with CBC Section 715.4.3, required for doors forming part of the one-hour
exit corridor envelope)
- Show compliance with the City of Santa Ana’s Security Ordinance (Contact the Santa Ana Police Department
Crime Prevention Section by telephoning 714-647-5840)CBC Section 1008.1.8, Note on drawing: “Exit doors shall be openable from the inside without the use of a key or any special knowledge or effort.”Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s): By the Fire Department All doors require a level floor landing on each side in accordance with CBC Sections 1008.1.4, 1008.1.5, 1008.1.6, and 1133B.2.4 and CBC Figures 11B-26A and 11B-26B. Provide typical door threshold details and details of change in floor covering material.The width of the level area on the side to which the door swings shall extend 24” past the strike edge of the door for exterior doors and 18” past the edge for interior doors. CBC Section 1126A.3.2.Provide specifications for doors hardware (i.e., lever type, push-pull panic, etc) to comply with disabled access requirements. CBC Section 1133B.2.5.2.The floor or landing at each side of an exit door shall be level and having a length in the direction of the door swing of at least 60” and the length opposite the direction of door swing of 44” as measured at right angles to the plane of the door in the closed position. CBC Section 1126A.3.1.CBC Section 1133B.2.4 and Figure 11B-26A, Refer to attachment for required landing area/maneuvering clearance at doors. All doorways requiring accessibility require dimensioning on the plans to ensure compliance.CBC Sections 1133B.2.4 and 1133B.2.4.1, Regardless of the occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall be not more than ½” lower than the threshold of the doorway. Change in level between ¼” and ½” shall be beveled with a slope no greater than 1:2. Change in level greater than ½” shall be accomplished by means of a ramp. Provide detailed sections and plan views showing compliance at all doorways requiring accessibility.All entrances and exterior ground-floor exit doors to buildings and facilities shall be made accessible to persons with disabilities. Doorways shall have a minimum clear opening of 32” with the door open 90 degrees, measure between the face of the door and the opposite stop. Doorways require dimensioning on the plans to insure compliance with the required landing area/maneuvering clearances at doors in accordance with CBC Section 1133B.2.4.2 and CBC Figures 11B-26A and 11B-26B.CBC Section 1133B.2.5.1, Hand-activated door opening hardware shall be centered between 30” and 44” above the floor. Latching and locking doors that are hand activated and which are in a path of travel shall be operable with a single effort by lever-type hardware, by panic bars, push-pull activating bars, or other hardware designed to provide passage without requiring the ability to grasp the opening hardware. Locked exit doors shall operate as above in egress direction.CBC Section 1133B.2.5, Note on the drawings: “Maximum effort to operate doors shall not exceed 5 pounds for exterior doors and interior doors, such pull or push effort being applied at right angles to hinged doors and at the center place of sliding or folding doors. Compensating devices or automatic door operators may be utilized to meet the above standards. When fire doors are required, the maximum effort to operate the door may be increased to the minimum allowable by the appropriate administrative authority, not to exceed 15 pounds.CBC Section 1127B.3, All building entrances that are accessible to and usable by persons with disabilities shall be identified with a least one standard sign and with an additional directional signs, as required, to be visible to persons along approaching pedestrian ways.Refer to the attached entrance/door handout. Revise the drawings to show compliance.Exit illumination and exit sign requirements in accordance with CBC Section 1011 shall be shown on the drawings. CBC Section 1011.1. Provide a directional exit sign at changes in exiting direction.CBC Section 1006, Requires means of egress from all occupied parts of the building be provided with at least 1’ candle of light at floor level. Show compliance on the drawings.Tactile exit signs shall be required at the following locations:
- Each grade-level exterior exit door shall be identified by a tactile exit with the word “EXIT.”
- Each exit door that leads directly to a grade-level exterior exit by means of a stairway or ramp shall be
identified by a tactile exit sign with the following words as appropriate:“EXIT STAIR DOWN”“EXIT RAMP DOWN”“EXIT STAIR UP”“EXIT RAMP UP”
- Each exit door that leads directly to a grade-level exterior exit by means of an exit enclosure, or an exit
passageway, shall be identified by a tactile exit sign with the words “EXIT ROUTE.”
- Each exit access door from an interior room or area to a corridor or hallway, which is required to have a visual
exit sign, shall be identified by a tactile exit sign with the words “EXIT ROUTE.”It is the project designer’s/property owner’s responsibility to show compliance on the drawings with all applicable Federal and State Accessibility Standards.Drawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC Section 1134B/Chapter 11B:
- An accessible entrance
- An accessible route to the altered area
- Accessible restrooms
- Accessible telephone (if any)
- Accessible drinking fountains, and
- Parking, signage and alarmsPriority shall be given to those elements that will provide the greatest access in the above order.Valuation of proposed project is calculated as $73,667.00. A minimum of 20% of valuation of construction is required to be spent towards providing disabled access in the priority order noted in the immediate previous item as noted in CBC Section 1134B. Revise the drawings to show compliance. Show both existing elements and how they will be upgraded to current standards.Refer to Section 1120B of CBC to show 75% of floor is accessible. Clarify how this exception applies when 1st floor is used as dance floor. Provide floor area justification and complete the attached Hardship Application Form. Approval is pending review of all information and completed drawings.Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1. Provide calculations for required number of toilet rooms with additional occupant load of 49 is in compliance Table 4-1 of CBC.Sanitary facilities serving the area of new work shall be disabled accessible. Revise the drawings to show compliance with CBC Section1115B.Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 1115B and the California Plumbing Code.Refer to the attached sanitation facility handout for additional plan check comments. Revise plans to show compliance.CBC Section 1123B. Refer to the attached handout on Access to Employee Areas. Provide compliance on the drawings.CBC Section 1122B. Refer to the attached handout on fixed or built-in, seating, tables and counters. Provide compliance on the drawings.Note ICC Research Report Number on the drawings for Walk-in cooler and or freezer.Show/note ventilation requirements on the plans in accordance with the CBC and California Mechanical Code (CMC) requirements for each type of use.
Note on drawings: Provide mechanical ventilation for each area/room in accordance with the 2007 California Mechanical Code.Show/note LIGHTING requirements on the plans in accordance with CBC and California Electrical Code requirements for each type of use.
Note on drawings: CBC Section 1205.3, Artificial light. Artificial light shall be provided that is adequate to provide an average illumination of 10’candles (107 lux) over the area of the room at a height of 30”above the floor level.Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308) or submit structural calculations in compliance with Provide complete structural calculations and drawings for suspended ceiling systems showing compliance with CBC Sections 711.3.1, 803.9, 1613, and 1705 (special inspections) and ASTM C635 and ASTM C636.Please refer to red marks on the drawings for additional plan check comments. Return mark up set of drawing along with revised drawings.