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Home My WebLink About212534_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: 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 3corrected 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 A0.1First Plan Check Comments: 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 loadResponse: A0.1/ Provided in Project DataSecond plan check Comments: Additional Building data has been provided. However, analysis shows that automatic sprinkler is used for both Building-story increase and allowable area increase. The Building code does not permit Assembly occupancy to increase both allowable area and story number using sprinkler concurrently. Please read CBC Section 506.3 and Section 504.2.For Type V-B construction, Group A-2 occupancy, the allowable story and area is one story and 6,000 sqft per-floor respectively per Table 503. With sprinkler increase provision per 504.2, the maximum story is two. The proposed floor area on the first and second floor are both less than 6,000 sq foot per story. Please show the total building area shall be such that the aggregate sum of the ratios of the actual area of each story divided by the allowable area of such stories based on the applicable provisions of Section 508.1 shall not exceed 2.Frontage-Increase calculations indicate public way width (W) of 20 foot. Please show the 20-foot public way width dimension on site plan.Frontage-Increase calculations indicate a negative value. The frontage-increase value is zero when the building has less than 25 percent of its perimeter on a public way or open space.Revise the maximum allowable area to 6,000 sq ft. per floor.Sheet A0.4First Plan Check Comments: Various 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.Response: Refer to A0.4Second plan check Comments:Egress plans and additional egress calculations have been provided on sheet A0.4. An occupancy group, nominal square footage, number of exit, number of occupant, and occupant load are shown at each space representing different function of spaces throughout the first and second floor egress plan. Please see the following comments:Please revise the occupant load factor to “15” at the patio area. In addition, show the total number of occupant load exit through the patio door.Please revise the occupant load factor to “11” in “Arcade 1” and “Arcade 2” area. Show the total number of occupant load exit through the openings. As the egress path emerges towards the exit stairway, add the occupant loads together. Second floor egress plan shows 1075 sqft at the dining area. Occupant load factor behind the bar counter may be reduced. In addition, floor area may be reduced due to the fixed seating. The occupant load factor on the remaining area shall be calculated using the value of “15”. Near the exit stairway area, the accumulated occupant load reaches the threshold of two required exits. Please show the maximum diagonal distance on the plan and show the exit separation distance at stairways meet the minimum one-third of maximum diagonal distance. In addition, show the calculated required exit width on both stairs and show the provided stair width using 0.3 inches per occupant. Since the stairs enclosure are not designed as an exit enclosure with fire-rated construction, please show the total travel distance including the distance-travel on the first floor to the exterior doors.Please revise the occupant load factor to “15” at dining area on the first floor.Show the total occupant load the exterior exit doors, the required exit width, and the actual door width provided.Provide panic hardware for door #200, #201,# 205, #206. Additional plan check comments: Building Code Section 11B-206.2.3 exception 1.2 requires reasonable portion of all facilities and accommodations normally sought and used by the public in such a building are accessible to and usable by persons with disabilities. Please provide a letter describing design intent and considerations on equal accommodations on accessibilities. Arcade areas are shown on the second floor of the building. However, there is no arcade area on the first floor. Gaming area is shown, but there is no evidence that the same experience is provided on the first floor. Per our phone conversation, Code section 11B-206.2.5 requires an accessible route to be provided to all functional areas in restaurants. The only two exemptions are specific to mezzanine use and in sports facility. Since the current design does not meet the specific exceptions, an elevator is required to serve as an accessible route.