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HomeMy WebLinkAbout205228_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: 10184916 PROJECT ADDRESS: 305 N Spurgeon St PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V A, SPK OCCUPANCY CLASSIFICATION(S): A-2 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 4/28/2015 Ritz Building, 2nd floor INITIAL REVIEW 5/11/2015 EXPIRATION 10/25/2015 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Jeff Beddow 3. TEL: (714)722-7400 FAX: (949)722-8855 VALUATION:$275,568.00 EMAIL: jeff.saproperties@gmail.com FLOOD ZONE:X-0602320276J APPLICABLE CODE: 2013 CALIFORNIA BUILDING CODE (CBC) WITH CITY OF SANTA ANA AMENDMENTS ADMISTRATION 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.Resubmit marked original.(When meeting is needed) Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831 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. 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. - Fire Department approval on the corrected/final sets of drawings (714-573-6108) - 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 issuanceBUILDING 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. Submit a copy of the recorded map for Building Safety Division Review.Provide complete drawings for proposed Elevator to show accessibility compliance based on Section 11B-407 CBC. Area tabulation justifying floor area of building(s) due to change of occupancy to A-2 occupancy. Show compliance with Table 503 for number of stories and allowable floor area justification. Show compliance with Section 508.4.2 when existing Yost building and Ritz building is to be combined as one building for floor area and height justification. The fire rating of existing wall and new wall opening (4 hour Area Separation Wall) between two buildings must be addressed when allowable floor area is based on each bulling is to be considered a separate building for height and allowable floor area justification. Type of construction of Ritz building to match Yost building as minimum of Type V-1 Hour when floor allowable floor area permitting. An application in compliance with Section 104.11 Alternative materials, design and methods of construction may be required for this project. Please refer to Section 104 of CBC. Indicate total occupant load of 2nd floor and indicate occupant load for each area/ room based on Table 1004.1.2.Provide completely dimensioned floor plan to verify occupant load, path of travel distance and floor area justification. Please note the importance of occupant load that would require structural up-grade to existing structure. Please provide a copy of as built drawings for Yost building for reference and as part of floor area justification and exiting system analysis. Indicate existing occupancy and Type of construction for both adjacent and floor below. Provide address of adjacent buildings and floor below to review required occupancy separation between various occupancies.Provide the following information on the drawings: - Provide a parcel map show all property lines of record on the site plan. Show compliance with CBC Section 704 and CBC Tables 601, 602, and 704.8. - Occupancy Classification(s) (All buildings) - Type of Construction (all buildings (All buildings) - Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503) - Fire Sprinkler System (State purpose of sprinkler system, for example, area increase under CBC Section 506.3, required by CBC Section 903 for type of occupancy, etc.) - Number and fire-resistive rating of all area separation walls 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 Plans shall indicate how required structural and fire resistive integrity will be maintained where a penetration will be made for electrical, mechanical, plumbing and communication conduits, pipes and similar systems. CBC Section 106.1.1 and CBC Chapter 7. Note on the plans the ICC Research Report number, U.L. number, State Fire Marshal number, or approval number of another agency accepted by the City of Santa Ana.Show both vertical and horizontal occupancy separation wall/ceiling between A-2 and B/M occupancies based on Table 508.4 of CBC. Each fire rated assembly must be referenced to Table 7 of 2013CBC. 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.Reference sheet A1-0, Show compliance with followings:Indicate location of area separation wall for adjacent stores and floor below as part of floor area justification for existing 5800 SF, A-2 occupancy. Indicate use of previous occupancy as well. When there has been a change in use or occupancy classifications, drawings shall show compliance with the CBC requirements for the new classifications. Reference CBC Section 3408. New Parcel #1, 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. Submit a copy of the recorded map for Building Safety Division Review. Provide enlarge plan of existing curb ramp and show compliance with Division 4, Chapter 11-B. Show location of all accessible entrance and exits and provide threshold detail and door landing on the drawings.Reference sheet A3.0, show compliance with followings:Please refer to red marks on the drawings for additional plan check comments.Label new work such as elevator, stairway ways and doors. Provide complete detail for new wall or infill wall. Show construction martial to match required fire rating and its distance to recorded property lines. Remove storage for under the new stairway.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. Provide dimensions.Reference sheet A5.0, show compliance with followings:Clarify if new door 200 is located on the property lines.Show location of two handrails and extension for each stairway.Provide a ramp for door 205 and service bar A07.Provide ramp detail including, handrail and doors landings for each ramp. Submit structural calculations for design and justification.Clarify “BRG” and provide detail if applicable.Provide accessibility compliance for bar and counters.Indicate occupant load of each area and rooms.Show path of travel distance for exiting.Provide calculations for stair width including occupant load from Yost mezzanine.Clarify if there is any new roof equipment or change out to be installed as part of this permit. Additional plan check comment may apply.Show fire rating of all existing and new doors and show Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s): - An Occupancy with an occupant count > 50. - By the Fire DepartmentShow dimensioned exit access travel distance on the drawings. A 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.Also 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. When rated stairway enclosure is not provided, theexit access travel distance must include the stairway, to public way. Table 1015.1 Spaces With One Means of Egress: OccupancyMaximum Occupant Load A, B, E, F, M, U49Table 1016.1 Exit Access Travel Distance: OCCUPANCYWITHOUT SPRINKLERWITH SPRINKLERSYSTEM (feet)SYSTEM (feet) A, E, F-1, I-1, M, R, S-1200250b B200300c F-2, S-2, U300400cPosting 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. 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) 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. CBC Section 1011.1. Provide a directional exit sign at changes in exiting direction.For emergency warning systems, they shall activate a means of warning the hearing impaired. Emergency warning systems, as part of the fire-protective signaling system, shall be designed and installed in accordance with NFPA 72 as amended in CBC Chapter 35. CBC Section 1007.9, check with the OCFA when, how, and where applicable.For fire alarm and detection system show compliance with Section 907.2.1 of CBC and OCFA requirement for occupant load of 300 or more.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.” - Each exit door that leads directly to a grade-level exterior exit by means of a stairway or ramp shall be identified by a tactile exit sign with the following words as appropriate:“EXIT STAIR DOWN”“EXIT RAMP DOWN”“EXIT STAIR UP”“EXIT RAMP UP” - Each exit door that leads directly to a grade-level exterior exit by means of an exit enclosure, or an exit passageway, shall be identified by a tactile exit sign with the words “EXIT ROUTE.” - Each exit access door from an interior room or area to a corridor or hallway, which is required to have a visual exit sign, shall be identified by a tactile exit sign with the words “EXIT ROUTE.” - Each exit door through a horizontal exit shall be identified by a sign with the words “TO EXIT.”For the purpose of Section 1011.3, the term “tactile exit signs” shall mean those required signs that comply with Section 1117B.5.1, Item 1.Provide typical section view detail of all new partitions incompliance with Type of construction and Identify fire rating of walls. Please refer to red marks on the drawings for additional comments. Add a description of fire assembly of wall on Table 7 on the drawings.Show/note ventilation requirements on the plans in accordance with the 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.This building is subject to the State of California Energy Conservation Regulations. (New exterior wall/infill) - 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 CheckerDrawings submitted to the Building Division for review shall provide the following information (Drawings) to insure compliance with CBC Chapter 11B Division 2. - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarms (When applicable to this project) Please refer to attached accessibility handouts and provide compliance on the drawings once the code Sections are revised based on 2013 CBC. All 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 areato 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.The length of each accessible counter to be 60”.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.. One of each type of station shall be located at a section of counter that is at least 60” long and no more than 28 to 34” high. Provide furniture layout if applicable and show location of accessible seating on the drawings. Show location and number of accessible seating in compliance with Table 11B-1 of CBC for dining/bar area, Show accessible seating for EACH function area.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.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 StandardsProvide high and low drinking fountains in compliance with Table 422.1 of CPC and Section 11B-602 of CBC. Show accessible number of required toilet rooms based on Table 422.1 of Plumbing code once the occupant load is established. Provide calculations based on Table 422.1 of Plumbing Code on the drawings for justification.Show new stairways are in compliance with attached handout. Provide dimensioned stairway, handrail and guardrail details to insure compliance. CBC Sections 1009, 1009.15 including applicable disabled accessibility requirements of Section 11B-504.Any accessible route of travel shall be considered a ramp if its slope is greater than 1’ rise in 20’ of horizontal run (5-percent gradient) and show compliance with CBC Sections 405. Please note that bar area must be accessible by a ramp. Replace proposed steps with compliant interior ramp.Please refer to attached handout for compliance with CALGreen for building alterations with valuation of $200,000.00 or above. Attached forms to be completed and provide a copy on each set of drawings. STRCUTURALProvide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: - Stairway(s). CBC Sections 1607, 1630a and 1133B.4, and CBC Table 1607.1, Item 36. - Elevator pit. Retaining wall and foundation.- Handrail(s)/guard(s). CBC Sections 1012, 1013, and 1607.7. - Guard(s). CBC Sections 1013 and 1607.7. - Change in floor use/loading. (New dance floor, 100psf) Refer to CBC Section 1607 and CBC Table 1607.1. - Removal of bearing wall(s) - New opening(s) in bearing wall(s) - New mechanical equipment on roof (note on Roof Framing Plan weight of each existing and new piece of equipment on the roof)Provide structural justification and drawings for design and justification for followings:Compliance based on Table 1604.5 for Risk Category of II, when occupant load of building is greater than 300 people and show compliance with followings:Compliance for Seismic Importance Factor (Ie) of 1.25 instead of 1.00 based on Table 1.5-2 of ASCE 7-10.Compliance for Bearing Wall Systems meeting the required Seismic Design Category D for exiting shear resisting elements of existing building when Risk Category is changed to Type III.Incorporate results of structural calculations into drawings prior to re-submittal. Where the live loads for which each floor or portion thereof of a commercial or industrial building is or has been designed to exceed 50 psf, such design live loads shall be conspicuously posted by the owner in that part of each story in which they apply, using durable signs. It shall be unlawful to remove or deface such notices.1603.3. Live loads posted. Provide dimensioned floor and roof framing plan, including complete farming plan around openings for stairways, elevator and elevator copula. Drawings to show complete load path from floor and roof diaphragm to foundation. Additional plan check comments may apply.Reference sheet S-2 and S-3, Show missing Beam H on beam scheduleIdentify shear wall #3. Provide shear wall schedule.Provide wall detail construction (Non-combustible) based on Required Type of construction. Check with revised architectural drawings.Framing height of 16’-8” must be verified prior to issue of this permit.