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HomeMy WebLinkAbout184805_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: 10178393 PROJECT ADDRESS: 402 W Fourth St PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): A-3, B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 3/21/2013 Change of occupancy from B to A-3. Building to be equipped with new SPK.OCFA approval required. Historical Building. INITIAL REVIEW 3/28/2013 EXPIRATION 9/17/2013 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Jeff Beddow 3. TEL: (714)722-7400 FAX: (949)722-8855 VALUATION:$63,758.00 EMAIL: jeff.saproperties@gmail.com FLOOD ZONE:X-0602320276J 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, a separate sheet for response may be used.Resubmit 3corrected sets of plans.Please return marked up set of drawings with corrections.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. All drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.CBC Sections A106.1 and A106.3.4.1.(FYI) existing building is classified as Seismic High Risk (over 100 occupancy permitted). Please note on the drawings.Note on the drawings if proposed floor plan is located on the 1st or 2nd floor.The drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2010 California Building Standards Code with local amendments.In addition to the 2010 California Building Code, this project is subject to the provisions of the 2010 California Historical Building Code.Additions, alterations or repairs made to any building constructed prior to January 1, 1946, other than an R-Occupancy building, exceeds $50,000 in cost in any one-year period, then either (A) the entire building must be completely sprinklered in accordance with fire department standards, or (B) the building must comply with requirements as outlined under Santa Ana Municipal Code (SAMC) Section 8-150. A copy of SAMC Section 8-150 may be obtained by visiting the City of Santa Ana’s website at www.santa-ana.orgOriginal date of construction is March, 1924.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. - Fire Department approval on the corrected/final sets of drawings ( OCFA, 714-573-6100) - Police Department approval on the corrected/final set of drawings (647-5840) - Public Works Agency approval (647-5039) - (If food is severed) 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 issuanceWhen there has been a change in use or occupancy classifications, drawings shall show compliance with the CBC requirements for the new classifications (Change from B to A-3 occupancy) . Reference CBC Section 3406, 3410.2.1, 3411.4.2 of CBC.Submit a signed letter by tenant addressed to the Building Safety Division describing in detail the use of this building for each area based on Section 302 of CBC.Show and label occupancy separation for both vertical and horizontal (A-3 and B) on the drawings. Examine the existing wall and ceilingconstruction for fire rating compliance and reference each fire-resistive assembly to CBC Chapter 7, Table and Item number on the drawings. Provide a copy of descriptive selected fire rated assembly from Table 7 on the drawings. Proposed fire rated assembly as shown on the drawings do not comply. - 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. 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.Note on the drawings that all new Interior floor finishes shall show compliance with CBC Section 804and CBC Table 803.5.Provide dimensions on the floor plan. And show floor area justification based on Table 503 and Section 506, 507and 508 of CBC.Clarify on the plan if existing parking structural is part of this building or it is a standalone public parking structure. Remove accessible parking detail and path of travel if parking structure is public building. If applicable, note on the drawings that there are no parking stalls provided for this project. 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). 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 ProtectionPanic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s): A-3 occupancy and orby the (OCFA) Fire DepartmentShow compliance with followings: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 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 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.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 alarmsValuation 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.Also change of occupancy requires compliance with accessibility standards for existing Historical Building Code.Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1.Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 1115B and the California Plumbing Code.Show location of accessible seating on the drawings based on Table 11B-1 of CBC. Also 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 1025.9.1, and 1025.1.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.(When applicable) 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.(When applicable) 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. 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.Please refer to red marks on the drawings and show compliance for door clearance for accessibility as marked on the drawings and show compliance with followings;Provide toilet room calculations on the drawings to insure compliance for Plumbing facilities in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1.Sanitary facilities serving the area of new work shall be disabled accessible. Revise the drawings to show compliance with CBC Section1115B.Provide 1/4”=1’.0” scaled drawings to show completely dimensioned floor plan of actual layout of both toilet rooms, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 1115B and the California Plumbing Code.CBC Section 1115B.4.3 Item 4. Note on the drawings hot water and drain pipes under lavatory shall be insulated.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.Drinking fountains serving the area of new work shall be accessible. Provide high and low drinking fountains. CBC Section 1115B.4.6 and California Plumbing Code Section 406.5.(When applicable) Provide a complete suspended ceiling system plan and section detail showing the following: - Vertical supports - Seismic wires - Seismic strut/Compression strut - Perimeter wires - Separate fixture wires for lights and mechanical devices 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.Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308)Provide framing plan for new ceiling. Provide complete detailing, including number, type, location of fasteners and how attachment is made to the building structure. Structural calculations for design and justification may be required.Please refer to red marks on the drawings for additional plan check comments. Return markup set of drawing along with revised drawings. Additional plan check comments may apply when complete set of revised drawings are submitted for review.