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HomeMy WebLinkAbout210732_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: 10186811 PROJECT ADDRESS: 1943 E Edinger Ave PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: II A, SPK OCCUPANCY CLASSIFICATION(S): A-3 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 10/8/2015 Car Museum located in the basement of existing parking garage INITIAL REVIEW 10/15/2015 EXPIRATION 4/5/2016 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Carl Chrisman 3. TEL: (760)729-0533 FAX: VALUATION:$500,000.00 EMAIL: cchrisman@wagnerarchitecture.com FLOOD ZONE:X-0602320277JAppointment with owner and architect is required to resolve major code issues.The drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2013 California Building Standards Code with local amendments.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.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 714-647-5800 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) - 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 issuanceProvide cross reference from basement floor to overall parking structureto locate the location of proposed work within the area of parking structure and compliant path of travel and exiting system.Show complete occupancy separation wall between existing S-2 and A-3occupancy. Existing walls to show compliance with required fire rating. Doors are required to be 60 minute. Referenceeach construction assembly of existing/new wall to Table 7 of CBC and item number on the drawings.Provide section view detail of all new partitions and ceilings showing: - Size, spacing, span and material of framing members. - Note gauge and ICC Research Report number and installation/construction requirements for metal framing members. - Method of attaching framing to the building structure. Submit structural engineering calculations for walls in rooms with a floor to building structure above height greater than 14’.- Heights of partition, suspended ceiling and structure above height. - Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number for all rated wall assembly.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. - Show disabled accessibility compliance for door clearance, landing and hardware including height of hardware. Provide floor area justification on the drawings in compliance with Section 508.4.2 of 2013 CBC for proposed change of occupancy (Basement floor).Egress from a room or space shall not pass through adjoining or intervening rooms or areas where adjoining or intervening rooms or spaces are the same or lesser hazard occupancy. Section 1014.2 of CBC. Please see below.Provide 2 hour rated exit enclosure to connect exit door from showroom to existing parking garage stairway. The door is to be 90 minute. Sections 1023 and 713.4 of CBC. Also doors to meet accessibility requirement of Chapter 11B, CBC.The stairway extension located by toilet rooms is required to be 2 hour exit passageway and door from toilet room hallway is not permitted to open into exit passageway. Section 1023 CBC. Revise drawings to show compliance.Provide and show compliance with Table 422.1 of CPC. Show required number of fixtures on the drawings. Based on occupant load of 70 (Table A, CPC) and A-2 occupancy. For male, Minimum of WC, urinal and lavatory and for female, 2 WC, 1 lavatory is required. Both toilet rooms required to be accessible. Provide fully dimensioned floor plan to show compliance with 11B-603 and 11B-604 of 2013 CBC. Both toilet rooms are required to be fully accessible.(When applicable) Complete all soffit and furred out wall details. Provide complete detailing, including number, type, location of fasteners and how attachment is made to the building structure. Show lateral bracing for soffit and show positive attachment to deck above for all soffits. Incomplete details may require calculations for design and justification. Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803, 804 and CBC Table 803.5.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.CBC Section 1004.3.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 2013California Mechanical Code. Please note Note on drawings: Show/note LIGHTING requirements on the plans in accordance with CBC and California Electrical Code requirements for each type of use.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.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.”Show location of drinking fountains (Hi and Low) on the floor plan. Refer to Section 11B-602 of CBC for required dimensions. (If applicable) 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)Provide complete elevation for coffee bar and reception area on both sides. Employee and client area to be accessible. , Indicate the top of fixed or built-in counter, height to be 28” to 34” above the finish floor and knee clearance to be a minimum of 27” high, 60” wide, and 19” deep.Show 5% of dining tables are accessible. Section 11B-206, CBC. (Dining surfaces and work surfaces). Show path of travel to be 44” minimum.At least 5%, but not less than one of the seating spaces in A-2 occupancy area in each functional area to be accessible as follows: - Provide 60” length counter for A2 occupancy. -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 the followings to insure new or existing door compliance:All doors require a level floor landing on each side. Provide typical door threshold details and details of change in floor covering materialThe 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 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. 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. Hand-activated door opening hardware shall be centered between 34” and 44” above the floor. Latching and locking doors that are hand activated and which are in a path of travel shall be operable with a single effort by lever-type hardware, by panic bars, push-pull activating bars, or other hardware designed to provide passage without requiring the ability to grasp the opening hardware. Locked exit doors shall operate as above in egress direction.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 drawings for existing elevator to show compliance with Sections 11B-407 CBC. As built drawings attached to each sets of drawings as reference is acceptable. (Path of travel Section 11B-202.4)As built drawings must show compliance.Provide drawings to show compliance for existingstairways including landing, handrail and guards. Sections 11B-210, 402.2 and 11B504, of CBC. As built drawings attached to each sets of drawings as reference is acceptable. (Path of travel Section 11B-202.4) As built drawings must show compliance.Entrance(s) (Elevator entry) to the building or facility and primary path of travel to the specific area of new work, alteration, structural repair or addition shall be accessible. Path of travel incorporated all elements from the exterior arrival site to remodeled area.(Path of travel Section 11B-206)The accessible route of travel shall be the most practical direct route between accessible building entrances, accessible site facilities, and the accessible entrance to the site.(Path of travel Section 11B-206)At every entrance and at every major junction along or leading to an accessible route of travel, there shall be a sign displaying the international symbol of accessibility. Signs shall indicate the direction to accessible building entrances and facilities. (Path of travel Section 11B-206)Provide parking data on the site plan showing the total number of parking spaces to be provided for proposed project. Indicate the number of disabled accessible spaces and the number of van accessible spaces, showing compliance with CBC Division 5 of 2013 CBC. Specify slop cross slop and accessible path of travel from parking to main entrance to proposed project.(Path of travel Section 11B-502)One in every six accessible spaces, but not less than one, shall be served by an access aisle 8’-0” (96”) wide minimum and shall be designated van accessible. The words NO PARKING shall be painted on the ground within each eight’ loading and unloading access aisle. This notice shall be painted in white letters no less than 12” high and located so that it is visible to traffic enforcement officials. (Path of travel Section 11B-502)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.(Path of travel Section 11B-705.1) Show compliance on the drawings. Detectable Warning Product Approval. Only approved Division of the State Architect, Access Compliance (DSA/AC) approved detectable warning products.Complete the attached Disabled Accessibility Documentation Form to show full compliance with 2013 CBC.This building is subject to the 2013 State of California Energy Conservation Regulations: - 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 attached handouts for SB 407. Show compliance on the drawings.Please refer to red marks on the drawings for additional plan check comments. Marked drawings must be return with 3 revised sets of drawings.Summit 3 sets of revised drawing at permit counter to Permit Technician once, all above plan check comments are addressed and compliance is shown. Appointment is not needed to submit project for recheck at permit counter.Additional plan check comments may apply to this project.