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HomeMy WebLinkAbout193945_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: 10181211 PROJECT ADDRESS: 324 W Fourth St Unit# B PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 5/7/2014 Spk or one hour fire rating required. INITIAL REVIEW 7/2/2014 EXPIRATION 11/3/2014 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Javier Saenz 3. TEL: (714)679-5752 FAX: VALUATION:$53,240.00 EMAIL: js.croquis@yahoo.com FLOOD ZONE:X-0602320276J APPLICABLE CODE: 2013CALIFORNIA 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 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.ADMINSTRATIONThe 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) ( Discuss security issue/s when elevator not to be used at this time) - County of Orange Health Department approval on the corrected/final set of drawings (667- 3600)- Public Works Agency approval (647-5039) - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceThis 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. If applicable, Please remove electrical, mechanical and plumbing sheets.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 (One hour fire rated construction throughout). A copy of SAMC Section 8-150 may be obtained by visiting the City of Santa Ana’s website at www.santa-ana.org.(Existing building was built in 1933) Please clarify use of existing elevator and justification for not providing accessible access to existing 2nd floor. Drawings indicate that existing elevator “Not Used”, Clarify occupancy of 2nd floor and how this elevator is accessible in the future when there is a tenant on the 2nd floor with an occupancy that requires an elevator to this floor. ACCESSIBILITY Drawings submitted to the Building Division for review shall provide the following information/drawings to insure compliance with CBC Section 11B-202.Please refer to additional comments. - 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 $53,240.00. A minimum of 20% of valuation of construction is required to be spent towards providing disabled access. CBC Section 11B-202. Show both existing elements and how they will be upgraded to current standards.Please provide the following dimensions for accessible seating and counter areas to insure compliance: - 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.Show wheel chair access to bar area where portion of counter sink is encroaching into 60” clear wheel chair access 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. Please remove notes referring to ADA compliance from drawings. This project is reviewed for compliance with State Accessibility Standards, T-24. (When required by Health Dept.) CBC Section 11B-222, 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 and aisles leading to such doors shall conform to Sections 11B-222. - 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 minimum clear spaceWithin the room shall be 60” width and length. No door shall encroach into the required space.Show compliance with following items to insure existing and new doors are incompliance door: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. 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.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.All doors require a level floor landing on each side. Provide typical door threshold details and details of change in floor covering material. Cross reference door detail/s to floor plan. Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances compliance and the followings:Sanitation facility toilet room floors shall have a smooth, hard, non-absorbent surface such as Portland cement, concrete, ceramic tile or other approved material which extends upward onto the walls at least 6”. Walls within 2’ of the front and sides of urinals and water closets shall be similarly finished to a height of 4’.Provide complete grab bar details on the drawings showing compliance with structural strength to support a 250 pound point load. Note on the drawings hot water and drain pipes under lavatory shall be insulated.Provide detail/elevation that sanitary facilities, bottom of the mirror is no higher than 40” from the floor.Table 422.1 of CPC requires drinking fountains serving the area of new work. Provide high and low drinking fountains. Please refer to attached ramp handout and provide the followings on the drawings:Provide complete architectural plan views, sections, details, and notes for pedestrian ramps.Handrails shall extend a minimum of 12” beyond the top nosing and 12”, plus the tread width, beyond the bottom nosing. At the top, the extension shall be parallel with the floor or ground surface. At the bottom, the handrail shall continue to slope for a distance of one tread width from the bottom riser; the remainder of the extension shall be horizontal. Size of top and bottom landings. Top landings shall be not less than 60” wide and shall have a length of not less than 60” in the direction of ramp run. Landings at the bottom of ramps shall have a dimension in the direction of ramp run of not less than 72”.Handrails. Ramps with a rise greater than 6” shall have handrails on both sides. ARCHITECTURAL Provide typical section view detail of all new partitions and ceilings showing: - Size, spacing, and material of framing members - Note gauge and ICC Research Report number and installation/construction requirements for metal framing members. - 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. Provide a copy on the drawings. - 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.Show occupancy separation wall between tenants both vertical and horizontal) when required by Table 508.4. Each area shall be separated by a one-hour fire-resistive assembly in accordance with CBC Table 508.2. Indicate use of 2nd floor and adjacent areas on the drawings.(If applicable) 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.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. Provide dimensions to insure compliance on the drawings.Provide dimensions in the new kitchen area.Note on the floor plan the use and occupancy load of each room and/or area. Relate each use to a CBC Table item. Note occupant loads number based on CBC Table1004.1.2 of CBC and show compliance with plan check comment below.Show 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 1014.3 and 1021.2 of CBC. Table 1015.1 Spaces with One Means of Egress: OccupancyMaximum Occupant Load A, B,49Egress from a room or space shall not pass through adjoining or intervening rooms or areas, except where such adjoining rooms or areas are accessory to the area served, are not high hazard occupancy and provide a discernible path of egress travel to an exit.Kitchen area is permitted to exit directly to onside however, the other areas such as dinning and bar is not permitted to exit thorough kitchen area for justification of path of travel of 75”.0” with one exit door. See mark-up set of drawings.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.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.” Provide natural ventilation per Section 1203and natural or artificial lighting per section 1205 of CBC. In lieu of natural ventilation provide mechanical ventilation per California Mechanical code. Please note on the drawings that proposed area to comply with Mechanical code for ventilation.