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HomeMy WebLinkAbout192588_1_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: 10180792 PROJECT ADDRESS: 207 W Second St Unit# - Bldg# A PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: III B, SPK OCCUPANCY CLASSIFICATION(S): A-2, B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 3/10/2014 INITIAL REVIEW 3/11/2014 EXPIRATION 9/6/2014 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Sammy Lakhany 3. TEL: (714)948-0403 FAX: VALUATION:$376,950.00 EMAIL: Slakhany@thevolsteadgroup.com FLOOD ZONE:X-0602320276J APPLICABLE CODE: 2013CALIFORNIA BUILDING CODE (CBC) WITH CITY OF SANTA ANA AMENDMENTS ADDMISTRATION 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 3 corrected sets of plans. Please refer to red marks on the drawings for additional plan check comments.(when needed) Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831for 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. - 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 issuanceProvide a list of all item that was reviewed and approved as part of plan check number 10176706-07 and items that are to be reviewed and approved as part of this permit including architectural and structural items. Please be specific. SITE PLAN Please clarify is (Alley) shown on the drawings is public or private recorded easement. Prior to the issuance of building permit(s), tract maps, parcel maps, lot line adjustments, public way abandonments, covenant, conditions and restrictions (CC&R’s), etc., related to the subject project must be legally recorded with the County of Orange. When applicable submit a copy of the recorded map for Building Safety Division Review.Show how existing alley is connected to public way (Streets) on each side to insure compliant existing path. Note on the drawings if existing alley is public or private. Location of assumed property lines to be shown on the site plan for both portions including distance to exterior walls and openings such as door and windows for all buildings. Please clarify if outdoor roofed area is calculated in floor area justification for proposed restaurant.Reference sheet A1.1, please identify location of Santora building on the drawings.Show all exit doors to open at 180 degree in alley area to maintain correct exit width. Provide panic hardware for both gates. Show 60” clear path from exit door # 19 toward alley and show how this exit path is maintained at all time. ARCHITECTUREAL 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. Show location of sign with occupant load for each room and areas.Reference sheet A1.0, Show Room names on each exiting plan to match “occupant load area “Table and provide consistency name of rooms throughout drawings. Please identify outdoor roofed or non-roofed areas. Show location of area separation wall between proposed restaurant and adjacent non-sprinklered area. Label each area that is not part of this permit. Also indicate occupancy area note use of existing building. Each fire rated assembly must be referenced to Table 7 of 2013 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.Show and identify location of accessible seating in EACH room/ (both indoor and outdoor) and area including bar area. Show location and number of accessible seating in compliance with Table 11B-1 of CBC for dining area.Show compliant maximum 100’.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.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: OCCUPANCY WITHOUT SPRINKLERWITH SPRINKLER SYSTEM (feet)SYSTEM (feet) A 200250b B 200300cPanic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s): - Reference sheet A7.0, show 36” door width to insure accessibility compliance for doors that are shown in door schedule. Please document hardship items with attached accessibility form. 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) Note 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. Please check exterior sound wall.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.” (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.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 1205.2, Natural light. The minimum net glazed area shall not be less than 8 percent of the floor area of the room served. Note on drawings- CBC Section 1205.3, Artificial light. Artificial light shall be provided that is adequate to provide average illumination of 10’candles (107 lux) .Please provide a note on the drawings to clarify if parking is provided as part of this new restaurant. Additional plan check comments to follow. ENERGY CONSERVATIONThe residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans. - Signed Energy Efficiency Documents must be printed on the plans. - Also, submit 2 copies of signed Energy Efficiency calculations. - The corrected/final drawings shall have the required energy efficiency compliance documentation with completed signature blocks filed on the plans. - The energy plan check consultant must sign documentation forms on behalf of the Building Safety Division. ACCESSIBILITY Reference Sheet A2.1, Please revise drawings to provide level and accessible floor for each floor. A structural calculation for design and justification is required where floor is to be elevated for Live Load design of 100 psf.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 StandardsDrawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC Section 1134B/Chapter 11B: Please complete attached accessibility form. - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsAll 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 to 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. 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 provide dimensioned at door areas to insure required accessibility compliance. 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.(When elevator is not reviewed for compliance with pervious permit) Elevators shall comply with the most stringent requirements of the State of California Code of Regulations (CCR), Title 8, subchapter 6, State Elevator Safety Regulations and the 2013California Building Code Chapter 30. Compliance shall also be made with the California Accessibility Standards. State amended CBC Section 3002.4a states when an elevator for medical emergencies shall be provided. The Fire Department will decide if a modification or exception to Section 3002.4a can be granted. Show Elevator is in compliance with figures11-40 A through 11B-40D of CBC. Provide dimensioned elevator and compliance with figures. HANDRAILS FOR STAIRWAYSShow existing stairways and handrail, handrail extension and guards are in compliance with attached handout. Provide drawings to insure compliance. Provide positive attachment for new handrail. CBC Section 717.2.2, Provide fire blocking in concealed spaces of stud walls and partitions, including furred spaces at the ceiling and floor level and at 10 ft. intervals both vertical and horizontal. Fire blocking. In combustible construction, fire blocking shall be installed to cut off concealed draft openings (both vertical and horizontal) and shall form an effective barrier between floors, between a top story and a roof or attic space. Fire blocking shall be installed in the locations specified in CBC Sections 717.2.2 through 717.2.7.Reference sheet A6.1, provide legible details 1, 2 4 and 5.Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: a. Reference Sheet A2.1, Please revise drawings to provide level and accessible floor for each floor. Structural Calculations for design and justification are required where floor is to be elevated for Live Load design of 100 psf. (Change in floor use/loading. Refer to CBC Section 1607 and CBC Table 1607.1). Please review comment with architect for possible removal of new floor/s. b. Provide structural calculations for design and justification for sound barrier screen wall. c.Handrail(s)/guard(s). CBC Sections 1012, 1013, and 1607.7. .