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HomeMy WebLinkAbout205999_2_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: 10185190 PROJECT ADDRESS: 1109 N Broadway 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:Change of Occupancy from R-3 to B occupancy APPLICATION 5/21/2015 INITIAL REVIEW 6/11/2015 EXPIRATION 11/17/2015 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Larry Irvine 3. TEL: (714)543-9484 FAX: VALUATION:To be established EMAIL: Larry@caribouind.com FLOOD ZONE:X-0602320163J You are scheduled for a meeting at Permit counter on Monday (11-23-15) at 2:00pm to review incomplete drawings with Plan Check Engineer, Zac Mazarji. Please respond to this e-mail or call 714-647-5831 to confirm or re-schedule. 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. 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 (647-5839 or 647-5700) - Police Department approval on the corrected/final set of drawings (647-5840) - Public Works Agency approval (647-5039) - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance BUILDING Please refer to Section 3409 and 3411 that applies to Historical buildings. Revise drawings to show compliance with Section 3411.4 of CBC. The Project valuation to be established once complete drawings are submitted for review and the extended of construction cost for Change of Occupancy is established. Additional plan check comments may apply. Provide completely dimensioned floor plan for both floors to verify occupant load, compliant exiting system, travel distance, number of exits, and exit width and floor area justification for proposed Change of Occupancy. Note on the floor plan the use and occupancy load of each room and/or area. Relate each use to a CBC Table item based on CBC Section 1004 and Table 1004.1.1. Occupant load factor of 15 per person is required for dining area. Provide the following on the drawings: - Show all recorded property lines on the site plan. Show compliance with CBC Section 704 and CBC Tables 601, 602, and 704.8. Show opening protection for window and doors based on Table 601, 602, 705.8 and 705.2. For parapet Please refer to Section 705.11. - Occupancy Classification(s) - Type of Construction - (when applicable) Fire Sprinkler System (State purpose of sprinkler system.For Change of Occupancy, provide complete drawings including 2nd floor plan and site plan to show compliance with Sections 3408, 3409 and 3411 for Historical Building. Refer to Sections 3411.9 for entrance, site Arrival points, toilet and bating facilities.Please refer to Section3412.2.1 and 3412.2.2 for partial orfull change of occupancy and revised drawings to show compliance for both booth floors. Additional plan check comments may apply. In addition to the 2013 California Building Code, this project is subject to the provisions of the 2013 California Historical Building Code. (FYI) If 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. Show distance from exterior walls to recorded property lines and show compliance with Table 602, for exterior wall protection including required parapet wall. For protection of exterior opening (Windows) refer to Table 705.8. Provide drawings to show compliance. For each exterior wall and parapet wall fire rating please provide a copy of applicable description of fire resistive assembly based on Table 7 of CBC on the drawings.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. 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.Show/note ventilation requirements on the plans in accordance with the CBC and California Mechanical Code (CMC) requirements Note on drawings: - Provide mechanical ventilation for each area/room in accordance with the 2013 California Mechanical Code. Note on drawings: - CBC Section 1205.3, Artificial light. Artificial light shall be provided that is adequate to provide an average illumination of 10’candles (107 lux) over the area of the room at a height of 30”above the floor level.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 1006, Requires means of egress from all occupied parts of the building be provided with at least 1’ candle of light at floor level. Provide a note on the drawings to insure compliance. ACCESSIBILITYDrawings submitted to the Building Division for review shall provide the following information/drawings to insure compliance with CBC Section 2, Division 2, Chapter 11B of 2013 CBC - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsShow slope and cross slope including landing at top and bottom of ramp and location of handrail and extension. Provide detail/s and elevation of new ramp. Provide complete framing plan including engineering calculations for design and justification. 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 drawings to show compliance with followings:Provide specifications for doors hardware (i.e., lever type, push-pull panic, etc) to comply with disabled access requirements. 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.All entrances and exterior ground-floor exit doors to buildings and facilities shall be made accessible to persons with disabilities. Doorways shall have a minimum clear opening of 32” with the door open 90 degrees, measure between the face of the door and the opposite stop. Doorways require dimensioning on the plans to insure compliance with the required landing area/maneuvering clearances at doors. Recessed doormats shall be adequately anchored to prevent interference with wheelchair traffic.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.Note on drawing: “Exit doors shall be openable from the inside without the use of a key or any special knowledge or effort.”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”Separate, disabled accessible, sanitary facilities shall be provided for each gender. Show accessible number of required toilet rooms based on Table 4-1 of Plumbing code on the drawings. Revise drawings to show two accessible toilet rooms for each sex. Show calculations based on Table 4-1 of Plumbing Code.Provide ¼” scaled drawing of proposed toilet room layout and show full wheel chair accessibility compliance. Dimensioned floor plan is required. The floor plan must reflect the actual toilet room layout and typical floor plan layout of toilet room is not acceptable. STRUCTURALAll drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer. CBC Sections A106.1 and A106.3.4.1.Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for change in floor use/loading of 50 PSF of live load. Refer to CBC Section 1607 and CBC Table 1607.1. Provide floor framing plan. Incorporate results of structural calculations into drawings prior to re-submittal. Submit calculations for design and justification in compliance with Section 3403.3 and 3403.4 for existing structural carrying Gravity and Lateral loads for design and justification for Change of Occupancy. Additional plan check comments may apply to this project.