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HomeMy WebLinkAbout203643_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: 10184362 PROJECT ADDRESS: 2800 N Main St Unit# 2160 Bldg# 2810 PLAN CHECK ENGINEER: Heidari, FredTEL:714 647-5862FAX:714 647-5897 TYPE OF CONSTRUCTION: II A, SPK OCCUPANCY CLASSIFICATION(S): A-2, B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 3/4/2015 INITIAL REVIEW 3/11/2015 EXPIRATION 8/31/2015 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Kevin Katayama 3. TEL: (714)777-9734 FAX: VALUATION:$1000,000 EMAIL: kevin@adc-usa.com FLOOD ZONE:X-0602320163J 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, calculations and this correction sheet. A separate sheet for response may be used.Resubmit 3corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5862 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. - Orange County Fire Authority approval on the corrected/final sets of drawings ((714) 573-6100) - 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 ((714) 433-6000) - School District Compliance Certificate; a copy of the building permit application, signed by the plan check engineer, shall be required by the School District to verify the scope of work. Refer to the attached handout. - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceSubmit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application. The plan check engineer may accept the contract price as the valuation ofimprovements for unique/unusual projects in lieu of using a cost per square foot basis.The valuation of improvements for the subject building permit application has been calculated to be $1000,000.The original estimation of 8 hours for accelerating this plan check time was not adequate. 12 additional hours of plan check fees is due upon resubmittal. Provide pedestrian protection in accordance with CBC Section 3306. Show location and type of protection on plan view. Provide typical construction details, sections, and elevations of pedestrian protection required. Label and note hourly fire rating of: - All corridors - Fire walls - Fire barriers - Shafts - Stair enclosures - Exit passagewaysReference each fire-resistive assembly to a CBC Chapter 7, Table and Item number: - Walls - Ceilings - Shafts - Structural Elements - Fire walls - Fire barriers - Stair enclosures - Exit passagewayProvide 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. - Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number. - Fire/smoke damper locations, installation requirements and required access doors. Provide complete construction details on the drawings showing compliance with CBC requirements for veneer construction.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.Separation of exits must comply with CBC Section 1015.2. The second required exit from dining area goes through existing corridor and discharges only a few feet from the main entry/ exit door for this space. This design does not meet the separation of exits and does not meet the intend of code. See Section 1015.2 CBC and See sheet TS.2 of drawing.CBC Section 1018.4, Dead ends. Where more than one exit or exit access doorway is required, the exit access shall be arranged such that there are no dead ends in corridors more than 20’ in length. The second exit from the dining area goes into the existing corridor with a dead end that does not meet this Section of the CBC.Provide typical complete section view through rated corridor, showing compliance with CBC Sections 1018 and 708: - Size, spacing, and material of framing members. Note gauge and ICC 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 drawings 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’. - Sheathing material and details of attachment. Note type, size, and spacing of fasteners. - Height of partition, suspended ceiling, structure above. - Reference each wall and ceiling fire-resistive assembly to a CBC Chapter 7 Table and item number. - Fire/smoke damper locations, installation requirements, and required access doors. Panic hardware shall comply with CBC. Please verify that existing doors inside the corridor near the stair are equipped with panic hardware.“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. Stairways shall show compliance with CBC chapters 10 and 11B, including applicable disabled accessibility requirements. - Provide complete architectural plan view, sections, details, and notes for stairway(s). - Dimension rise of steps shall be not less than 4” or greater than 7”. The run shall notbe less than 11”. - Treads, nosing, and risers require compliance with CBC chapter 11B, including no open risers and slip resistant treads.The upper approach and the lower tread of each interior stair shall be marked by a strip of clearly contrasting color at least 2” wide placed parallel to and close to (not more than 1” from) the nose of the step or landing to alert the visually impaired. The strip shall be of material that is at least as slip-resistant as the other treads of the stairs.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.Provide a directional exit sign at changes in exiting direction.Requires exit signs to be readily visible from any direction of approach. No point shall be more than 100’ from the nearest visible exit sign. Revise the drawings to show compliance.It is the project designer’s/property owner’s responsibility to show compliance on the drawings with all applicable Federal and State Accessibility Standards.Site development shall be designed to provide access to all entrances and exterior ground-floor exits and access to normal paths of travel; and where necessary, to provide access shall incorporate pedestrian ramps, curb ramps.Please clearly show on these plans an accessible path of travel for someone who wants to get to this restaurant and does not drive a car. There is no elevator to connect the accessible path of travel from ground level to entry of this restaurant.This accessible route of travel shall be the most practical direct route between accessible building entrances, and the accessible entrance to the site.All dining, banquet, and bar facilities shall be made accessible to persons with disabilities as provided in CBC Section 11B-221.2.2. At least 5%, but not less than one of the seating spaces in each functional area is accessible as follows: - seems like only 13 accessible seating are provided on the plan where 15 are required.Also some of the accessible seats are not integrated part of seating area but a chair in the walking area. Revised the drawing to show compliance with Section 11B-221.2.2 of CBC.Is the floor area being extended out on the North and East sides of the dining area? Sheets A2.0, A6.0, & A7.3 are not clear in this regard.Are the bathroom doors having ¼” clear tempered glass?! Please see the door schedule on sheet A7.0.Are the “fake beams” above the dining area being Fire-retardant- treated wood? (See sheet A6.2)Show compliance with Section 508.4 & Table 508.4 for separation of “A-2” occupancy from the rest of the occupancy in this building. This building is subject to the State of California Energy Conservation Regulations: - The permit applicant shall be responsible for obtaining an energy plan check from a consultant who is qualified to perform an energy efficiency analysis in accordance with the California Code of Regulations (CCR,) Title 24, Par 6, 2013 California Energy Code. - The corrected/final ARCHITECTURAL drawings shall have the required energy efficiency compliance documentation with completed signature blocks filed on the plans. The same information may be copied on the Electrical Plans for the Electrical Plan Checker. - The energy plan check consultant must complete the attached “Energy Conservation Plan Check Consultant Qualification Statement.” - Refer to the attached information sheet.CBC Chapter 16, Floor live load. The existing space for this project was a retail store with floor live load of 75 PSF. The proposed use is an assembly use with floor live load of 100PSF per item # 9 of Table 1607.1 CBC. Provide structural calculation to justify that existing floor framing system that can carry this higher live load. Justify the capacity of existing floor farming to carry some of the heaver kitchen equipment.