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HomeMy WebLinkAbout199878_5_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: 10183149 PROJECT ADDRESS: 204 W Fourth St PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: III B (No SPK) OCCUPANCY CLASSIFICATION(S): A-2 (Change of occupancy from M to A-2) PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 11/13/2014 Sprinkler system or 1hour fire rated building is required incompliance with City Ordinance. INITIAL REVIEW 11/24/2014 EXPIRATION 5/12/2015 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Harrison Kho 3. TEL: (949)394-2338 FAX: VALUATION:$129,000.00 EMAIL: H.kho71@gmail.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.Provide plan check respond sheet. 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. 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 issuance.All drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil for change of occupancy from M to A-2 occupancy. ARCHITECTURAL COMMENTS 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 on each side to insure compliant existing path. Show how alley is connected to public way.Provide the following on the drawings: - Disabled access compliance must be shown on the site plan including entrance door, landing, and hardware and parking when applicable. - Show all property lines of record on the site plan. Show compliance with CBC Section 704 and CBC Tables 601, 602, and 704.8. for change of occupancy.Show on the plans the followings for change of occupancy from M to A- 2 occupancy : - Complete legal description - Assessor’s Parcel Number - Occupancy Classification(s) - Type of Construction (Type III-B) - Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503) - Number, width, and purpose (cite code section) of yards required - Number and fire-resistive rating of all area separation wallsReference site plan with no sheet number. Provide the followings: Show location of fire rated wall between A2 and existing M occupancy. Show compliance with Table 508.4 of 2013 CBC for fire rating of existing wall. Minimum of 2 hour fire rated wall is required for non-sprinklered building. Show location of accessible rear door. Change door swing and provide door landing including accessible ramp. Provide complete ramp architectural and structural drawingsClarify use of basement and if part of this permit. Show how this area is closed off with Fire Department approval. Additional plan check comment applies if basement is part of this permit.Reference sheet ID-1, Identify each room/ area based on Table 1004.1.2 and Section 1004 of 2013 CBC and indicate occupant load of each area/room. 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 applicable room and areas.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.” Show location of area separation wall between proposed non-Sprinklered 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 reseating arrangement including bar area. Show location and number of accessible seating in compliance with Table 11B-221.2.1.1, of 2013 CBC for dining area.51 to 150 require 4 seats.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 1015.1 of CBC.Show maximum of 200’.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. Show all exit doors that are equipped with panic hardware on the door schedule. 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 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 or other approved products) 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.This building is subject to the State of California Energy Conservation Regulations: - Show compliance with 2013 Energy Standards for new exterior windows. The corrected/final ARCHITECTURAL drawings shall have the required energy efficiency compliance documentation with completed signature blocks filed on the plans. (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 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 ventilation requirements on the plans in accordance with the 2013 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 2013 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.Please provide a note on the drawings to clarify if parking is required by Planning Department for this new restaurant. Note if any parking is provided as part of new restaurant.All accessibility details are to be crossed referenced to floor plan and or elevation to insure compliance. General accessibility detail of toilet rooms, ramp stairway is not accessible and specific details must be provided. 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 Standards(FYI) Drawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC Section 11B, Division 2: 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. Show compliance with following items to insure accessibility for existing or new doors: 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. 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. 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.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.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.Show occupant load calculation based on Table A on the drawings. Show compliance with Table 4-1 of CPC for total number of toilet rooms. Please refer to new (2013 CBC) Chapter 11-B, Division 604 (toilet room compartment) Division 605 for urinal, Division 606 for sink and lavatories and Division 304 for required clearance for turning space. Revise drawings to show compliance. Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances. 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 CBC Section 1115B.8 including structural strength to support a 250 pound point load.Note on the drawings hot water and drain pipes under lavatory shall be insulated.Drinking fountains serving the area of new work shall be accessible. Division 602 and California Plumbing Code, Table 422.1. Provide high and low drinking fountain. Or show compliance with water station in compliance with Section 415.2 for proposed restaurant. 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.Please note that existing building is a seismic high risk building and occupant load of 299 (Max) for entire building (occupant load to be calculated based on location of existing property lines for subject building) is permitted. Provide occupant load calculations for justification on the drawings. Complete structural analysis of existing masonry building due to change of occupancy from M to A-2 is required when occupant load of 300 or more is proposed (Please note limitations in Table 12.2.1 for Ordinary Plain MasonryShear Walls of ASCE 7-10) . Additional plan check comments may apply.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. A copy of SAMC Section 8-150 may be obtained by visiting the City of Santa Ana’s website at www.santa-ana.org.Please note that City of Santa Ana Ordinance number NS 2810 to be satisfied to install sprinkler system when occupant load is 100 or greater.