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HomeMy WebLinkAbout217316_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: 10189051 PROJECT ADDRESS: 220 E Fourth St Unit# 101 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 4/25/2016 Complete TI for restaurant on 1st floor only with Type V-A construction under a separate permit INITIAL REVIEW 5/12/2016 EXPIRATION 10/22/2016 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Robert Walsh 3. TEL: (949)273-836025 FAX: (949)273-8342 VALUATION:$182,000.00 EMAIL: robertW@cafeconceptsonline.com FLOOD ZONE:X-0602320276J 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.Provide plan check respond sheet. 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. Please refer to red marks on the drawings for additional plan check comments.(When needed) Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831for 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. 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. - 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 issuanceThe drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents and drawings to show compliance with the 2013 California Building Standards Code with local amendments. All drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer .Section 107, 2013 CBC.Indicate the permit number to be cancelled and indicate job description of 3 phases of project on the cover Sheet. Indicate the scope of each phase and scope of this permit as full TI permit for restaurant, an A-2 occupancy, Type V-A (1hour) construction). Clarify if roof mounted equipment is part of this permit. No drawings or calculations are submitted at this time for review. Show correct occupancy as A-2 occupancy and Type of construction as V-A (1hour fire rated building) on the drawings.Identify each room/ area based on Table 1004.1.2 of CBC on the floor plan and exiting plan and indicate occupant load of each area/room. Provide calculation for occupant load on the drawings including the bar area. Provide required occupant load sign on the drawings. 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. Show location of sign with occupant load for dining area on the drawings.Floor plan of proposed dining area does not match Sheet K1.1 and openings may be required to be protected. Additional plan check comments may apply including exiting and occupancy separation.Show and identify location of accessible seating in EACH seating arrangement including bar area. Show location and number of accessible seating in compliance with Section 11B-226, 2013 CBC. Revise drawings to show compliance with following items: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 10154.3. of CBC.Show maximum of 200’.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 1016.2 of CBC.Table 1016.2Exit Access Travel Distance: OCCUPANCY WITHOUT SPRINKLERWITH SPRINKLER SYSTEM (feet)SYSTEM (feet) A 200 250b B 200 300cMinimum of two exits are required for proposed A-2 occupancy per Section 1015.1 of CBC. The 2nd exit though delivery room is not permitted and a fire rated exit passageway in compliance with Section 1023 is required. Provide complete drawings for walls and ceiling including the fire rating of doors/openings on the drawings. Revise door schedule for compliance. Revise labeling of this area to 1 hour Fire rated exit passageway. Additional plan check comments may apply.Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s). Revise door schedule to show compliance including Fire rating and self-closer of doors. Tactile exit signs shall be required at the following locations, and show location of each applicable sign on the drawings exiting or accessibility drawings: - 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 - 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.”Reference Sheet A2, please reference EACH Fire rated assembly of wall, ceiling, columns, low wall and height wall to Table 7 and item number,and description of fire rated assembly from Table 7 of CBC, UL or City of L.A. MUST BE on the drawings including construction detail/s for contactor to build and City inspector to verify. 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. Provide detail on the drawings to insure compliance. Reference Sheet A7, details 12 and 13, Provide typical section view detail of all new partitions and ceilings showing: - Clarify span of wall and see red marks on the drawings and revise drawings to show compliance. - Submit structural engineering calculations for walls with a floor to building structure abovein height greater than 14’. - Providedetail/s for the lateral support of partitions, rails and similar space dividers less than 5’ 9” in height. - Sheathing material and details of attachment. Note type, size, and spacing of fasteners. - Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number. Please see comment # 19 and 20 above. - Fire-blocks and draft-stops in combustible construction in accordance with CBC Section 717. Show location(s) and provide typical construction details. - Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC Section 716 and mechanical Code Section 606.Show accessibility compliance with following code Sections. Please note that General detail/s or notes are not acceptable in lieu of specific details. Please refer to additional red marks on the drawings for required clearances/ dimensions. - Section 11B-221, Assembly areas - Section 11B-226, dining surfaces and work surfaces - Section 11B-213, Toilet and bathing facilities - Section 11B-703, Signage, Communication elements and features. - Section 11B-904, Check-out aisles and counters.Label use of each room areas matching the Health department approve set and when change room for employees is provided, show compliance with followings and provide drawingin compliance in with Section 11B-222 of CBC.Show/note ventilation requirements on the plans in accordance with the 2013 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.All dining, banquet, and bar facilities shall be made accessible to persons with disabilities At least 5%, but not less than one of the seating spaces in each functional area to be accessible as follows: drawing/details are required. Provide specific drawing/details to show compliance. Show location of accessible seating of the floor plan/ furniture plans. - 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.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 34” high. Show compliance with following items to insure accessibility for existing or new doors: 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. Please provide dimensioned at door areas to insure required accessibility compliance. 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.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 uninterruptedsurface to allow the door to be opened by a wheelchair footrest without creating a trap or hazardous condition.Show occupant load calculation based on Table A on the drawings. Show compliance with Table 4-1 of CPC for total number of toilet rooms. Also show location of drinking fountains based on Table 4-1 of CPC and minimum of two drinking fountains based on Section 11B-211 and 11B-602 of CBC. Show location of DF on the floor plan and provide specific details to insure compliance. Please refer to new (2013 CBC), Sections; 11B-604 604 (toilet room compartment) Section 11B- 605 for urinal, Section 11B- 606 for sink and lavatories and Section 11B-304 for required clearance for turning space. Revise drawings to show compliance. Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances and compliance. Sanitation facility toilet room floors shall have a smooth, hard, non-absorbent surface such as Portland cement, concrete, ceramic tile or other approved material which extends upward onto the walls at least 6”. Walls within 2’ of the front and sides of urinals and water closets shall be similarly finished to a height of 4’.Note on the drawings hot water and drain pipes under lavatory shall be insulated.Please refer to red marks on the drawings for additional plan check comments. Please return marked- up set of drawings with 3 new corrected sets of drawings. Please clarify if roof mounted equipment as indicated on the “Building permit application” is part of this permit. Structural drawings and calculations are not provided at this time. Plan check to starts once drawings including roof framing, details and calculations by a licensed California Civil engineer or licensed architect is submitted for review. Show compliance with Senate Bill 407 (Copy attached) As of January 1, 2014, SB 407 requires non-compliant plumbing fixtures to be replaced by water-conserving plumbing fixtures when a property is undergoing alterations or improvements as defined by the California Building Code and California Green Building Code. These codes define alteration and improvements as any construction to an existing structure which enhances or improves the structure. Construction related to repairs. Additional plan check comments may apply to this project.