HomeMy WebLinkAbout184669_3_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:
10178339
PROJECT ADDRESS:
801 N Main St
PLAN CHECK ENGINEER:
Mazarji, ZacTEL:714
647-5831FAX:714
647-5897
TYPE OF CONSTRUCTION:
I A, SPK
OCCUPANCY CLASSIFICATION(S):
A-2, B
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
3/18/2013
INITIAL REVIEW
3/21/2013
EXPIRATION
9/14/2013
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Mark Turpin
3.
TEL:
(562)221-0585
FAX:
VALUATION:$72,735.00
EMAIL:
mark@turpindgi.com
FLOOD ZONE:X-0602320163J
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 4corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please return marked up set of drawings with corrections.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.Additional accelerated plan check review time is applicable to this project.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)
- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceShow location of existing exit door from existing office area to assembly area. Drawings are required to be consistent in providing compliance on each sheet of drawing.Clarify if bearing wall adjacent to existing elevator area is to be modified. Submit structural calculations for design and justification. Also drawings are required to be consistent in providing compliance on each sheet of drawing. Remove proposed glass railing locate in foyer area in compliance with exiting system.Please be consistent in using wall/key legend to identify existing, new or removed walls throughout drawings.Label and note hourly fire rating of existing or new. Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number: (Type I-A construction)
- All corridors
- Stair enclosures
- Exit passageways
- Hallways
FIRE PROTECTIONTable 508.4 requires occupancy separation between A, B and S occupancies. Show location of walls on the drawings. Areas shall be separated from other areas by a one-hour fire-resistive assembly in accordance with CBC Section 508.2.Plans 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. 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.CBC Section 708.9, Penetrations in a fire partition by ducts and air transfer openings shall comply with Section 716.Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803, 804 and CBC Table 803.5.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.Provide occupant load sign for A occupancy.
TRAVEL DISTANCETable 1016.1 Exit Access Travel Distance (show compliant distance on the drawings)
OCCUPANCYWITHOUT SPRINKLERWITH SPRINKLERSYSTEM (feet)SYSTEM (feet)
A, 200250b
B200300c
S-1300400c
CORRIDORSExisting corridor area is required to be connected to two existing stairway through assembly room, A-2 occupancy. CBC Section 1017.5, Corridor continuity. Fire-resistance-rated corridors shall be continuous from the point of entry to an exit, and shall not be interrupted by intervening rooms.Please remove access door of kitchen area from elevator arealobby room.Table 1017.1 Corridor Fire Resistance Rating: Please note on the drawings if existingcorridor is 1HR rated.
OccupancyOccupant LoadRequired Fire-Resistance Rating (Hours)Served By CorridorWithout sprinklerWith sprinklersystemsystem
A, B, S,Greater than 3010
DOORSProvide on the drawings a complete door schedule, showing:
- 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)
- Fire-rating of door assembly complying with CBC Section 715 Opening Protection for existing doors.
- Note smoke seal (in accordance with CBC Section 715.4.3, required for doors forming part of the one-hour
exit corridor envelope)Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s): Existing stairway doors are required to be upgrade with panic hardware to comply with A occupancy.
- An Occupancy with an occupant count
- By the Fire Department. (OCFA)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.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.EXIT SIGN 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. Show compliance on the drawings for floor-level exit sign in all interior corridors of Group A occupancies, and exit path marking requirements in all interior rated exit corridors. CBC Sections 1011.6 and 1011.7. CBC Section 1011.1. Provide a directional exit sign at changes in exiting direction. Please complete existing plan for entire 2nd floor. CBC Section 1011, Requires exit signs to be readily visible from any direction of approach. No point shall be more than 100’ from the nearest visible exit sign. 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.If emergency warning systems are required, they shall activate a means of warning the hearing impaired. Emergency warning systems, as part of the fire-protective signaling system, shall be designed and installed in accordance with NFPA 72 as amended in CBC Chapter 35. CBC Section 1007.9, check with the Fire Department when, how, and where applicable.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.”
- Each exit door through a horizontal exit shall be identified by a sign with the words “TO EXIT.”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.
BUILDING ACCESSIBILITY(Note on the drawings) It is the project designer’s/property owner’s responsibility to show compliance on the drawings with all applicable Federal and State Accessibility Standards. City of Santa Ana does not have jurisdiction to enforce ADA compliance and it is the responsibility of designer. If applicable please remove notes referring to ADA compliance from drawings. This project is reviewed for compliance with State Accessibility Standards (T-24).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 alarmsShow accessible elevator in compliance with Figures 11B-40A through 11B-40-C. CBC Section 1025.9.1. Every occupied portion of any occupancy in Group A that contains seats, tables, displays, and similar fixtures or equipment shall be provided with aisles leading to exits or exit access doorways in accordance with CBC Section 1025.9.1. Aisle access ways for tables and seating shall comply with CBC Section 1014.4.3.CBC Section 1133B.6. Every portion of every building in which are installed seats, tables, merchandise, equipment, or similar materials shall be provided with aisles leading to an exit. Every aisle shall not be less than 36” wide if serving only one side, and not less than 44” wide if serving both sides.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:Section 1122B,11122B of CBC.
- 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.Provide elevation of bar area (Both sides) to show accessible bar and show a minimum of 48” between counters at bar area.
SITE ACCESSIBILITYIf 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.
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.Please complete attached accessibility form to show the site accessibility and proposed two floors are in compliance.
PARKING ACCESSIBILITYProvide parking data on the site plan showing the total number of parking spaces provided, the number of disabled accessible spaces and the number of van accessible spaces, showing compliance with CBC Section 1129B and CBC Table 11B-6.Refer to the attached parking handout for additional plan check comments. Show compliance on the drawings.Provide parking space identification in accordance with CBC Section 1129B.4 including:
- Each parking space reserved for persons with physical disabilities shall be identified by a reflecting sign
permanently posted immediately adjacent to and visible from each stall or space, consisting of a profile view of
a wheelchair with occupant in white on dark blue background. The sign shall not be smaller than 70 square
inches in area and, when in path of travel, shall be posted at a minimum height of 80” from the bottom of the
sign to the parking space finished grade and shall be un-obscured by a parked vehicle. Signs may also be
centered on the wall at the interior end of the parking space. An additional sign or additional language below
the symbol of accessibility shall state “Minimum Fine $250.” Spaces complying with CBC Section 1129B.3,
Item 2 shall have an additional sign stating “Van Accessible” mounted below the symbol of accessibility.
- An additional sign shall also be posted in a conspicuous place at each entrance to off-street parking facilities,
or immediately adjacent to and visible from each stall or space. The sign shall not be less than 17” by 22” in
size with lettering not less than 1” in height, with clearly and conspicuously states the following:Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards or license plates issued for persons with disabilities may be towed away at owner’s expense. Towed vehicles may be reclaimed by telephoning the Santa Ana Police Department at (714) 245-8665. CVC 22658a.
- Provide assurance on the drawings that existing signage language reflects the paragraph above.
SANITARY FACILITIESPlumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1. Provide occupant load calculations based on pluming code and show compliance for both A and B occupancies. Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 1115B and the California Plumbing Code.Please see red marks on the drawings.Refer to the attached sanitation facility handout for additional plan check comments. Revise plans to show compliance.
GLAZINGProvide on the drawings a complete window schedule showing: (When applicable)
a. Window sizes and type and thickness of glazing (type of safety glazing for hazardous locations noted underCBC Section 2406.3Note type of safety glazing complying with CBC Section 2406 for glazing in fixed or operable panels adjacent to a door where the nearest exposed edge of the glazing is within a 24” arc of either vertical edge of the door in a closed position and where the bottom exposed edge of the glazing is less than 60” above the walking surface. Note type of safety glazing complying with CBC Section 2406 for hazardous locations listed under CBC Section 2406.3.Glass shall be firmly supported on all four edges. Show on the drawings how compliance shall be made with CBC Section 2404. For glass not firmly supported on all four edges, design shall be submitted to the building official for approval.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. In-lieu of providing structural calculation, note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308)
LIGHT AND VENTILATIONShow/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 2010California 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.
STRUCTURALProvide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for:
- Removal of bearing wall(s) by elevator area
- New opening(s) in bearing wall(s) and roof for installing new mechanical equipment.
- Storage racks/shelving over 8’ high
- New mechanical equipment on roof (note on Roof Framing Plan weight of each existing and new piece of
equipment on the roof)
- New equipment screening on roof
- Structural support of shaft(s) and/or hood(s)
- Any other structural alteration