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HomeMy WebLinkAbout190055_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: 10180018 PROJECT ADDRESS: 207 W Second St Unit# - Bldg# B PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): A-2, B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 11/1/2013 Existing A-3 occupancy INITIAL REVIEW 11/4/2013 EXPIRATION 4/30/2014 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Ben Girardin 3. TEL: (702)429-1743 FAX: (702)835-7001 VALUATION:$230,000.00 EMAIL: Bgirardin@10Nine.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. A separate sheet for response may be used.Resubmit 3corrected sets of plans.Resubmit marked original.(When meeting is needed) 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. Please remove electrical, mechanical and plumbing sheets.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 issuanceBUILDINGProvide completely dimensioned floor plan to verify occupant load, path of travel distance and floor area justification.Provide legible sheet REF 2 “ Santa Ana Specific Requirements”Note on the floor plan the use and occupancy load of each room and/or area. Relate each use to a CBC Table item based on CBC Section 1004 and Table 1004.1.1. Occupant load factor of 15 per person is required for dining area. Show both vertical and horizontal occupancy separation wall/ceiling between A-2 and B occupancies based on Table 508.4 of CBC. Each fire rated assembly must be referenced to Table 7 of 2010 CBC. Provide detail of exiting wall and ceiling assembly and fire assemble selected in Table 7 of CBC to show how exiting fire assembly is in compliance. Note on the drawings that the project is existing restaurant (Building Permit # 10173707) Provide the following:Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s): - An Occupancy with an occupant count > 50. Refer to CBC section 1008.1.8.3, Item 2 for Exception. - By the Fire DepartmentShow compliant maximum 75’.0” Path of travel distance from each area remote area toward exit doors until the exit path can be achieved by going in two different routes of travel toward exit door. See Table 1015.1 of CBC.Also 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.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. 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 2010 California Mechanical Code. Note on drawings: Show/note LIGHTING requirements on the plans in accordance with CBC and California Electrical Code requirements for each type of use.When new ceiling is proposed, 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 calculations, Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308) 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.” - For the purpose of Section 1011.3, the term “tactile exit signs” shall mean those required signs that comply withProvide typical section view detail of all new partitions and ceilings showing: Please refer to red marks on the drawings for additional comments. - Size, spacing, and material of framing members - Note gauge and ICC Research Report number and installation/construction requirements for metal framing members. - It is the project designer’s responsibility to coordinate work with the various trades to ensure that the size of the wall cavity will be large enough to accommodate piping, fittings, ducts, etc. There has been a continuing field problem of 2½” wide metal studs not being able to accommodate plumbing pipes. - Method of attaching framing to the building structure. Compliance shall be shown with CBC Section 1607.13 for lateral support of the walls. Do not support top of walls to suspended ceiling system unless calculations and drawing prepared by a registered engineer are submitted for review. Submit structural engineering calculations for walls in rooms with a floor to building structure above height greater than 14’. - Provide on the drawings details for the lateral support of partitions, rails and similar space dividers less than 5’ 9” in height. - Sheathing material and details of attachment. Note type, size, and spacing of fasteners. - Heights of partition, suspended ceiling, structure above. - Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number. - Fire-blocks and draft-stops in combustible construction in accordance with CBC Section 717. Show location(s) and provide typical construction details. - Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC Section 716 and mechanical Code Section 606.ACCESSIBILITYDrawings submitted to the Building Division for review shall provide the following information/drawings 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 alarmsPlease provide a note on the drawings to clarify if parking is provided as part of this new restaurant. Additional plan check comments to follow.Show slope and cross slope including landing at top and bottom of ramp and location of handrail and extension. Provide detail/s and elevation of existing ramp. Remove dining table and chairs located on required top landing of ramp.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 areato be accessible as follows: drawing/details are required. - 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.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. One of each type of station shall be located at a section of counter that is at least 36” long and no more than 28 to 34” high. Entrance door/gate to bar area to be accessible the same as accessible door requirement. Revise drawings to show compliance. 51 to 150 seating capacity, requires 4 wheel chair seating spaces. Show location and number of accessible seating in compliance with Table 11B-1 of CBC for dining area, Show accessible seating for EACH function area.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 StandardsSeparate, disabled accessible, sanitary facilities shall be provided for each gender. Show accessible number of required toilet rooms based on Table 4-1 of Plumbing code on the drawings. Revise drawings to show two accessible toilet rooms for each sex. Show calculations based on Table 4-1 of Plumbing Code.Provide ¼” scaled drawing of proposed toilet room layout and show full wheel chair accessibility compliance. Dimensioned floor plan is required. The floor plan must reflect the actual toilet room layout and typical floor plan layout of toilet room is not acceptable. Unisex toilet room is not acceptable.(When required by Health Dept.) CBC Section 1117B.8, Fitting and Dressing Rooms: - 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.DOOR ACCESSIBILITYThe 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.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.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.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 condition.STRCUTURALProvide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: - Racks 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)Complete all soffit and furred out wall details. Provide complete positive connection detailing, including number, type, location of fasteners and how attachment is made to the building structure. Show compliance with CBC Section 803.Reference sheet D1.0, Show positive connection between existing and new slab when existing floor slab is saw cut.