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HomeMy WebLinkAbout185149_2_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: 10178483 PROJECT ADDRESS: 3314 S Bristol St PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 4/8/2013 INITIAL REVIEW 5/7/2013 EXPIRATION 10/5/2013 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Vicky Li 3. TEL: (714)719-4558 FAX: VALUATION:$41,750.00 EMAIL: vickyli8875@yahoo.com FLOOD ZONE:X-0602320259J 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. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.Resubmit 3corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer when neededshall be by appointment only. Please refer to red marks on the architectural for additional plan check comments. Return marked up set of drawings with corrections. Also refer to handouts and revise drawings to show compliance.This 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. 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. - Public Works Agency approval (647-5039) - Fire Department approval on the corrected/final sets of drawings (7414-573-6108) (A-2 occupancy) - 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 issuanceThe occupant load for proposed project is over 50 people in dining room and a minimum of two exits are required. The occupant load of dinning is over 50 people and therefore the new occupancy is A-2 occupancy. Note on the floor plan the use and occupancy load of each room and/or area. Relate each use to a CBC Table item. Note occupant loads which are the greater number based on CBC Section 1004 and Table 1004.1.1 or the actual number of occupants.Show separation of exit two doors of 1/2 the total diagonal distance of dining area when building is not equipped with sprinklered system. Table 1019.2 For Buildings With One Exit:Maximum HeightMaximum OccupantsOf Building(Or Dwelling Units) Occupancy Above Grade PlanePer Floor And Travel Distance A, B, E, F, M, 1 Story49 occupants and 75’ travel distanceShow occupancy separation between various occupancies (A-2 / B) based on Table 508.3.3 of CBC. Reference each fire rated assembly to Table 701 of CBC and Item number on the drawings. Provide a copy of description fire assembly on the drawings. Revise soffit attachmentdetail to show new soffit is supported from top cord of existing trusses. Provide complete detailing, including number, type, location of fasteners and how attachment is made to the building structure. CBC Section 1004.3, Posting of occupant load. Every room or space that is assembly occupancy shall have the occupant load of the room or space posted in a conspicuous place, near the main exit or exit access doorway from the room or space. Posted signs shall be of an approved legible permanent design and shall be maintained by the owner or authorized agent.All dining, banquet, and bar facilities shall be made accessible to persons with disabilities as provided in CBC Section 1104B.5. At least 5%, but not less than one of the seating spaces in each functional area is accessible as follows: - Provide a minimum 30” x 48” wheelchair clear floor space. - Provide knee space at tables at least 27” high, 30” wide and 19” deep. - Provide height of tables between 28” – 34” from the floor ground. - Provide access to accessible seating space(s) by aisles with a minimum of 36” in width.Counters where food or drink is served shall show compliance with the following: - Top of counter is between 28” – 34” above the finish floor. - Knee clearance to be a minimum 27” high, 30” wide, and 19” deep. Exception: Knee clearance is not required at checkout counters or service counters. - Clear floor space a minimum of 30” by 48”. - Clear floor space adjoins an accessible route.Indicate the top of fixed or built-in counter, tables is between height of to be at 28” to 34” above the finish floor and knee clearance to be a minimum of 27” high, 30” wide, and 19” deep. CBC Sections 1122B of CBC. Cash register to be accessible on both sides.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 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.” For the purpose of Section 1011.3, the term “tactile exit signs” shall mean those required signs that comply with Section 1117B.5.1, Item 1.CBC Section 1117B.8, Fitting and Dressing Rooms: (When required by health Dept.) - Where fitting or dressing rooms are provided for male or female customers, patients, employees, or the general public, 5 percent, but never less than one, of dressing rooms for each type of use in each cluster of dressing rooms shall be accessible. - Entry doors shall conform to the requirements of Section 1133B.2 and aisles leading to such doors shall conform to Sections 1133B.6.1 and 1133B.6.2. - The bottom of mirrors provided for use by persons with disabilities shall not be greater than 20” from the floor. Mirrors to be used by persons with disabilities shall be full-length, measuring at least 18” wide by 54” high, and shall be mounted in a position affording a view to a person on the bench as well as to a person in a standing position. - Clothing hooks shall be located not greater than 8” from the floor. - Every accessible dressing room shall have a 24” by 48” bench fixed to the wall along the longer dimension. The bench shall be mounted 17 to 19” above the finish floor. Clear floor space shall be provided alongside the bench to allow a person using a wheelchair to make a parallel transfer onto the bench. The structural strength of the bench and attachments shall comply with Section 1115B.8. The minimum clear space within the room shall be 60” width and length. No door shall encroach into the required space.Show compliance with following items for door accessible;- Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC forA-2 occupancy. An Occupancy with an occupant count > 50. - Hardware complying with exiting and disabled accessibility requirements (CBC Sections 1008.1.8 and 1133B.2.5) - By the Fire Department 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. Please refer to mark up sets of drawings for location of interior and exterior doors. Refer each door to Detail to insure compliance. Please refer to mark up set of drawings.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-26BCBC 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 1133B.2.6, Required the bottom 10” of all doors except automatic and sliding shall have a smooth uninterrupted surface to allow the door to be opened by a wheelchair footrest without creating a trap or hazardous conditionCBC 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.Exit illumination and exit sign requirements in accordance with CBC Section 1011 shall be shown on the drawings. Be specific as to the type of exit signs to be installed. 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.Please refer to red marks on the drawings and clarify location of existing 4” curb and areas with no curb. If a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements between the pedestrian areas and vehicular areas, the boundary between the areas shall be defined by a continuous detectable warning which is 36” wide, complying with the CBC Section 1133B.8.5. Show location on the drawings. Detectable Warning Product Approval. Only approved Division of the State Architect, Access Compliance (DSA/AC) approved detectable warning products and directional surfaces shall be installed in accordance with CBC Section 1133B.8.5. Drawings submitted to the Building Division for review shall provide the following information/drawings to insure compliance with CBC Section 1134B/Chapter 11B: (Each accessibility detail to be crossed referenced to floor plan and general details when they do not show actual layout/plan are not acceptable) - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsValuation of proposed project is calculated as $41,730.00. 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.Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Table 4-1 and Table A. Provide two toilet rooms. Separate, disabled accessible, sanitary facilities shall be provided for each gender.Sanitary facilities serving the area of new work shall be disabled accessible. Revise the drawings to show compliance with CBC Section1115B. Please refer to red marks on the drawings.Ensure sanitary facilities comply with CBC Section 1115B.8.1 and that the bottom of the mirror is no higher than 40” from the floor.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 2010 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.