HomeMy WebLinkAbout212534_1_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:
10187488
PROJECT ADDRESS:
515 N Main St
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830FAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
A-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
12/10/2015
INITIAL REVIEW
1/5/2016
EXPIRATION
6/7/2016
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Jimmy Nhieu
3.
TEL:
(949)466-3878
FAX:
VALUATION:$600,000.00
EMAIL:
Jimmy@kingkongds.com
FLOOD ZONE:X-0602320276J
APPLICABLE CODE: 2013 CALIFORNIA 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. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.Resubmit 2corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5830 for an appointment.Please return marked up set of drawings with corrections.Sheet A0.1Sheet A1.1 is missing. Revise Sheet Index or provide sheet A1.1.Please provide Architectural stamp and signature on all Architectural sheets.Please enlarge the Vicinity Map by zooming in the area.Please revise the Scope of Work under Project Data. The existing occupancy group on the first floor is an Assembly occupancy, and the second floor was classified as Business occupancy. The Building permit from previous construction-document submitted in September 2013 was not finalized and therefore, the Change of Use from a Business occupancy to an Assembly occupancy was not recorded. The Scope of Work shall clearly states tenant improvement on the first floor and Change of Use from a Business occupancy to Assembly occupancy on the second floor. In addition, provide description on structural modification on existing framing and foundation system.Please revise the Type of Construction to “V-B” under Project Data.Provide allowable area calculations per 2013 CBC Section 506.Include 2013 California Green Code and 2013 California Energy Code under Building Codes.Health Department’s approval is required prior to permit issuance.
Provide note: Submittal documents for deferred submittal items shall be submitted to the Architect or Engineer of Record who shall review them and forward to the Building Official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building. The deferred submittal items shall not be installed until their design and submittal documents have been approved by the Building Official.City of Santa Ana – Planning and Building Agency (PBA) does not enforce Americans with Disabilities Act (ADA). ADA is a federal law regulated by Department of Justice. PBA enforces disability requirements with California Building Standard Code – Title 24. Please delete the following note under Project Data: “TITLE 24 (ADA) CALIF. ADMINISTRATIVE CODE”. Provide additional Building data under Project Data: Existing Occupancy Group 1st floor: A-2Proposed Occupancy Group 1st floor:A-2 (No change)Existing Occupancy Group 2nd floor: BProposed Occupancy Group 2nd floor: A-2 (Change of Use)Floor area 1st floor:Floor area 2nd floor:Maximum allowable building area per story: (calculated by 2013 CBC Section 506)Proposed number of stories: 2Allowable number of stories: (per 2013 CBC Section 504)Specify the maximum number of occupant loadSheet A0.2Update all Code referenced section-numbers on this sheet. For example, under Fire Authority Note #13, CBC section 1003.2.9 corresponds to previous Building Code edition on exit path requirements. Section 1003.2.9 is not found in 2013 CBC.Sheet A0.3
Detail 6: Revise the braille position per Section 11B-703.3.2.
11B-703.3.2 Position. Braille shall be positioned below the corresponding text in a horizontal format, flush left or centered. If text is multi-lined, Braille shall be placed below the entire text. Braille shall be separated 3/8 inch minimum and 0.5 inch maximum from any other tactile characters and 3/8 inch minimum from raised borders and decorative elements.Detail 8: Revise the paper dispenser location per Section 11B-604.7.
11B-604.7 Dispensers. Toilet paper dispensers shall comply with Section 11B-309.4 and shall be 7 inches minimum and 9 inches maximum in front of the water closet measured to the centerline of the dispenser. The outlet of the dispenser shall be below the grab bar, 19 inches minimum above the finished floor and shall not be located behind grab bars. Dispensers shall not be of a type that controls delivery or that does not allow continuous paper flow.Detail 8: The minimum and maximum dimension between grab-bars and floor level shall be measured from top of grab-bar. Revise detail as necessary.11B-609.4 Position of grab bars. Grab bars shall be installed on a horizontal position, 33 inches minimum and 36 inches maximum above the finish floor measured to the top of the gripping surface, except that at water closets for children’s use complying with Section 11B-604.9, grab bars shall be installed in a horizontal position 18 inches minimum and 27 inches maximum above the finish floor measured to the top of the gripping surface. The height of the lower grab bar on the back wall of a bathtub shall comply with Section 11B-607.4.1.1 or 11B-607.4.2.1.Sheet A0.3Revise Code section reference-number on note #2 under Single Accommodation Sanitary Facilities.Sheet A0.4Various hatched area has been identified on the first floor and second floor. However, some areas are not defined nor match the floor plan. For instance, second floor shows assembly spaces for un-concentrated area and gaming area near the stairway. Floor plan on sheet A2.1 shows an open space. In addition, un-hatched areas were not considered in egress calculations. Unless the areas are function as accessory spaces or defined as inhabitable spaces, all areas shall be considered in egress analysis and calculations.Please provide additional information on egress plans. Show the number of occupant load per area under consideration. Show a dashed or dotted line to show egress direction and exit access distance. Occupant loads shall be added when egress path emerges towards the exit stairways.First floor plan shows 28 fixed seats between the kitchens. Show the fixed seating location on the architectural floor plan.Sheet A1.0Demolition permit has been issued on this project. Please remove sheet A1.0 or indicate sheet “FOR REFERENCE ONLY”.Sheet A2.0Show clear floor-space (30”x48”) and companion seating at accessible counters. In addition, cross-reference knee & toe clearance detail at accessible counters.
11B-221.1 General.Assembly areas shall provide wheelchair spaces, companion seats, and designated aisle seats and semi-ambulant seats complying with Section 11B-802. In addition, lawn seating shall comply with Section 11B-221.5.
11B-221.3 Companion seats. At least one companion seat complying with Section 11B-802.3 shall be provided immediately adjacent to each wheelchair space required by Section 11B-221.2.1.Per keynote #14 at dining counters, specify the counter top width.Please indicate fixed seating location on plan.Per keynote #13, specify the maximum counter height at 34 inches.
11B-902.3 Height.The tops of dining surfaces and work surfaces shall be 28 inches minimum and 34 inches maximum above the finish floor or ground.Keynote #20: When will the Historical committee approves the new opening location? If the expected approval occurs after permit issuance, provide note to state new windows per separate permit. All new windows shall comply with Energy efficiency requirements.Provide exterior elevation drawing on the front-side of the building and the rear-side of the building.Keynote #23 indicates stairway design per structural drawing. Please provide architectural (Life & Safety) details for stairway details. Provide handrails detail per CBC Section 1012Provide guards detail per CBC Section 1013Provide stairway detail per CBC Section 1009Sheet A6.0Detail 1: Provide cross references and dimensioning on all accessibility features (Water closets clearance, width, length…etc)
Water Closets
11B-604.2 Location.The water closet shall be positioned with a wall or partition to the rear and to one side. The centerline of the water closet shall be 17 inches minimum to 18 inches maximum from the side wall or partition, except that the water closet shall be 17 inches minimum and 19 inches maximum from the side wall or partition in the ambulatory accessible toilet compartment specified in Section 11B-604.8.2. Water closets shall be arranged for a left hand or right-hand approach.
11B-604.3.1 Size.Clearance around a water closet shall be 60 inches minimum measured perpendicular from the side wall and 56 inches minimum measured perpendicular from the rear wall. A minimum 60 inches wide and 48 inches deep maneuvering space shall be provided in front of the water closet.
11B-604.4 Seats. The seat height of a water closet above the finish floor shall be 17 inches minimum and 19 inches maximum measured to the top of the seat. Seats shall not be sprung to return to a lifted position. Seats shall be 2 inches high maximum.
11B-604.5.1 Side wall. The side wall grab bar shall be 42 inches long minimum, located 12 inches maximum from the rear wall and extending 54 inches minimum from the rear wall with the front end positioned 24 inches minimum in front of the water closet.
11B-604.7 Dispensers.Toilet paper dispensers shall comply with Section 11B-309.4 and shall be 7 inches minimum and 9 inches maximum in front of the water closet measured to the centerline of the dispenser. The outlet of the dispenser shall be below the grab bar, 19 inches minimum above the finished floor and shall not be located behind grab bars. Dispensers shall not be of a type that controls delivery or that does not allow continuous paper flow.
11B-606.2Clear Floor Space. A clear floor space complying with Section 11B-305, positioned for a forward approach, and knee and toe clearance complying with Section 11B-306 shall be provided.
11B-606.5 Exposed pipes and surfaces.Water supply and drain pipes under lavatories and sinks shall be insulated or otherwise configured to protect against contact. There shall be no sharp or abrasive surfaces under lavatories and sinks.
Lavatories and Sinks
11B-606.6Adjacent side wall or partition.Lavatories, when located adjacent to a side wall or partition, shall be a minimum of 18 inches to the center line of the fixture.Structural calculations and structural drawings have been reviewed and approved.