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HomeMy WebLinkAbout189687_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: 10179900 PROJECT ADDRESS: 206 N Broadway PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): A-2, B, S-1 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 10/16/2013 INITIAL REVIEW 10/17/2013 EXPIRATION 4/14/2014 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. William L. Mason 3. TEL: (714)427-0688 FAX: (714)427-0828 VALUATION:$34,645.00 EMAIL: wmainc@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 4corrected 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. Please call (714)647-5831 for an appointment.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 (OCFA) approval on the corrected/final sets of drawings (714-573-6108) - 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 issuanceIndicate occupant load of new and existing areas based on Table 1004.1.1 of CBC on the drawings. Proposed area is classified as A-2 occupancy and minimum of two compliant exit doors are required. The existing corridor area is to be one hour fire rated and office area is to be separated byone hour rated wall with 20 minute door from rated corridor area. See below for 1 HR rated corridor. CBC Section 715.5.7.2. Where corridor walls are required to be one-hour fire-resistive construction by Section 1017, windows shall be protected by fixed glazing listed and labeled for a fire-protection rating of at least three-fourths hour in accordance with Section 715.5. The total area of windows in any portion of an interior corridor shall not exceed 25 percent of the area of the corridor wall of the room which it is separating from the corridor.CBC Section 715.4. When corridor walls are required to be of one-hour fire-resistive construction by Section 1017, every interior door opening shall be protected by a tight-fitting smoke-and-draft-control assembly having a fire-protection rating of not less than 20 minutes. Viewport in 20-minute rated door limited to 1” in diameter. Said doors shall not have louvers. Corridors shall be fire-resistance rated in accordance with Table 1017.1. The corridor walls required to be fire-resistance rated shall comply with Section 708 for fire partitions.CBC Section 1017.4, Air movement in corridors. Corridors shall not serve as supply, return, exhaust, relief or ventilation air ducts when required to be fire-resistive rated in accordance with Table 1017.1.Provide a complete architectural section of 1-HR. corridor detailing fire resistive rated construction of the walls and ceilings. Detail all duct and other penetrations CBC Sections 708.4, 1017.1, 715.1, Table 715.4 & 716.5.4.Show vertical and horizontal occupancy separation between B and A-2 occupancy. Reference wall and ceiling fire rated assembly to Table 7 and item number on the drawings. Indicate use adjacent floors and floor above the combined restaurant. Show compliant maximum 75’.0” Path of travel distance from each area remote area toward exitdoors until the exit path can be achieved by going in two different routes of travel toward exit doors. See Table 1015.1 of CBC.Table 1015.1 Spaces with One Means of Egress: OccupancyMaximum Occupant Load A, B,49Also show maximum of 250’.0” of exit travel starting at where there is path of travel option in either direction toward two exit doors (Starting where 75’.0” travel distance was left off). See Table 1016.1 of CBC.Table 1016.1 Exit Access Travel Distance: OCCUPANCYWITHOUT SPRINKLERWITH SPRINKLERSYSTEM (feet)SYSTEM (feet) A200250b B200300c New A-2 occupancy is required to show floor area justification by showing area tabulation justifying floor area of building(s) based on mixed occupancies (A, B & S) in compliance with Table 503 and Section 508 of CBC is required. Identify location of property line between existing buildings.CBC Section 1018.2.2, Exterior exit doors shall lead directly to the exit discharge or the public way.Refer to attached door handout for accessibility compliance and show compliance with following items; 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” 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): for all exit doors of A-2 occupancy. Show compliance on the door schedule.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.”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 $34,645.00. 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.Provide occupant load calculations based on Table A of CPC on the drawings. Plumbing facilities shall be provided 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. Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 1115B and the California Plumbing Code. Revise the drawings to show compliance with CBC Section1115B.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 functionalarea including bar 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.CBC Section 1117B.8, Fitting and Dressing Rooms: (when required by Health Department) - 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.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. Show clear dimensions on the drawings.CBC Section 1110B.1.3, Check Stands CBC Table 11B-2: NUMBER OF REGULARNUMBER TO BE CHECKSTANDSACCESSIBLE 1 to 41 5 to 82Note 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 2010 California Mechanical Code. 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.(When new suspended ceiling is proposed) Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308)Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for:- New opening into existing bearing wallPlease refer to red marks on the drawings for additional plan check comments. Return mark- up set of drawing along with revised drawings.