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HomeMy WebLinkAbout201119_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: 10183579 PROJECT ADDRESS: 3701 S Harbor Blvd Unit# E PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 1/8/2015 Valuation of project to be established by signed contract. INITIAL REVIEW 1/29/2015 EXPIRATION 7/7/2015 RECHECKS: 1.3-12-15 PROJECT APPLICANT CONTACT PERSON: 2. Gary Maxwell 3. TEL: (949)632-6018 FAX: (949)625-7613 VALUATION:$50,000.00 EMAIL: gary@maxarc.com FLOOD ZONE:X-0602320258J Re-check: 3-12-2015 Please note that you are scheduled for a meeting with plan check engineer; Zac Mazarji, for review and discussion of plan check comments at Building Department Permit counter on Tuesday (3-17-15) at 2:00PM. Please confirm appointment time by calling 714-647-5831 or respond to this e-mail. 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.Provide plan check respond sheet. Please indicate the sheet number and detail to the right of each correction where correction is made for compliance.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.Drawings show occupant load of 54 people on sheet A-1, as A-2 occupancy. Please calculate occupant load based on Table 1004.1.2 for each area/room. It appears the correct occupancy is B for occupant load of 49 people or less in the dining area for proposed project. Additional plan check comments apply if A-2 occupancy is established.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.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.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 legible detail on the drawings.Provide a wall legend to identify new, existing and removed walls. Note and investigate if a wall to be removed is bearing or non-bearing wall.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. Show and identify location of accessible seating in EACH dining area including bar area. Show location and number of accessible seating in compliance with Table 11B-221.2.1.1, of 2013 CBC 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 StandardsThe valuation of proposed work is estimated at $50,000.00. Provide signed contract including architectural and structural fees to revise this valuation.Valuation of proposed project is calculated as $50,000.00. A minimum of 20% of valuation of construction is required to be spent towards providing disabled access in the priority order noted in the immediate previous item as noted in CBC Section 11B, Division 2. Revise the drawings to show compliance. Show both existing elements and how they will be upgraded to current standards. Please complete attached hardship form and return with corrected drawings. (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 alarms Reference sheet A-1, provide truncate domes to cove the accessible parking stall landing. If a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements between the pedestrian areas and vehicular areas, the boundary between the areas shall be defined by a continuous detectable warning which is 36” wide. Detectable Warning Product Approval. Only approved Division of the State Architect, Access Compliance (DSA/AC) approved detectable warning products and directional surfaces shall be installed in accordance with CBC Section 11B.247. All dining, banquet, and bar facilities shall be made accessible to persons with disabilities. 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.(fixed or built-in counter, tables) - 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. - Provide 60” minimum length of accessible counter (bar area and other applicable counters) 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. Please review door to hall way providing access to toilet rooms.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.Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances 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. Sanitation facility toilet room floors (when modified) 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’.Note on the drawings hot water and drain pipes under lavatory shall be insulated.Drinking fountains serving the area of new work (when modified) 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. (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.