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HomeMy WebLinkAbout221124_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: 10190188 PROJECT ADDRESS: 320 S Main St Unit# B PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): A-2 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 7/28/2016 INITIAL REVIEW 8/19/2016 EXPIRATION 1/24/2017 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Ken Fang 3. TEL: (909)569-2069 FAX: VALUATION:$153,149.00 EMAIL: ken@cnddesigninc.com FLOOD ZONE:X-0602320276J APPLICABLE CODE: 2013 CALIFORNIA BUILDING CODE (CBC) WITH July 1st 2015 SUPPLIMENTS 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 issuanceProposed “A” occupancy drawings to be signed and stamped by California Licensed architect or engineer.CBC Sections A106.1 and A106.3.4.1, All drawings and supporting documents for shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.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 including full accessibility compliance based on CBC 2013 with July 1st, 2015 Supplements.Please note that the existing entire building is limited to occupant load of 99. Revise drawings to show compliance. Indicate the occupant load of each room and area on the 1st floor and 2nd floor to show that proposed occupant load for entire building not exceeding 99. Refer to Table 1004.1.2 of 2013 CBC.Show occupancy as A-2 occupancy and Type of construction V-B as non-SPK building. 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 occupant load sign for A-2 occupancy with correct occupant load. Clarify if floor area shown with stairway is part of this permit. Note use of this area per Table 1004.1.2 of 2013 CBC. Additional plan check comments may apply. Show location of wall if this area is not part of this permit.Clarify if service area is connected to takeout area. Shoe location of door way on the drawings. Additional plan check comments may apply.Show 5”-0” door landing for side walk for each exit door and show location of 5’-0” walkway on the site plan and floor plan. Provide enlarged dimensioned floor plan of each existing toilet room and show compliance with Sections 603 and 604 of 2013 CBC. 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 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.”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-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.Show and identify location of accessible seating in EACH seating arrangement including high counter bar area. Show location and number of accessible seating (5 %, each Type) in compliance with Section 11B-226, 2013 CBC. 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.Provide enlarged plan of accessible parking layout including truncated dome and accessible ramp. Please not groves are no longer required for accessible ramp. Provide enlarged area of path of travel of cross walk and show compliance with accessible path of travel (Slope and cross slope and truncated dome) Show location of drinking fountains based on Table 422.1 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). Revise drawings to show compliance. See red marks on the drawings for additional plan check comments. 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. 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. Identify location of existing” high curb, landscaping/planter, railing separating walkway from vehicle traffic area. Provide truncate domes to cove the accessible parking stall landing. If a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements (at zero curb) between the pedestrian areas and vehicular areas, the boundary between the areas shall be defined by a continuous detectable warning which is 36” wide. Detectable Warning Product Approval. Only approved Division of the State Architect, Access Compliance (DSA/AC) approved detectable warning products and directional surfaces shall be installed. 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 and shall comply with the requirements found in CBC. Disabled accessible parking spaces should be sized as follows: (Provide complete detail/s) Where single spaces are provided, they shall be a 9’ wide parking area with an outlined 5’ wide (8’ wide for van accessible space) loading and unloading aisle ON THE PASSENGER SIDE E VEHICLE. The minimum length of each parking space shall be 18’. The loading and unloading access aisles shall be marked by a border painted blue. Within the blue border, hatched lines a maximum of 36” on center, shall be painted a color contrasted with the parking surface, preferably blue or white. Parking access aisles shall be part of an accessible route of travel to the building or facility entrance. Parked vehicle overhangs shall not reduce the clear width of an accessible route. The words NO PARKING shall be painted on the ground within each 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. - When more than one space is provided, two 9’ wide parking areas may be outlined on each side of a 5’ wide (8’ wide for van accessible space(s)) loading and unloading aisle. The minimum length of each parking space shall be 18’. The loading and unloading access aisles shall be marked by a border painted blue. Within the blue border, hatched lines a maximum of 36” on center, shall be painted a color contrasted with the parking surface, preferably blue or white. Parking access aisles shall be part of an accessible route of travel to the building or facility entrance. Parked vehicle overhangs shall not reduce the clear width of an accessible route. The words NO PARKING shall be painted on the ground within each 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.Provide parking space identification in accordance with CBC Section 11B-222 including: - Each parking space reserved for persons with physical disabilities shall be identified by a reflecting sign permanently posted immediately adjacent to and visible from each stall or space, consisting of a profile view of a wheelchair with occupant in white on dark blue background. The sign shall not be smaller than 70 square inches in area and, when in path of travel, shall be posted at a minimum height of 80” from the bottom of the sign to the parking space finished grade and shall be un-obscured by a parked vehicle. Signs may also be centered on the wall at the interior end of the parking space. An additional sign or additional language below the symbol of accessibility shall state “Minimum Fine $250.” An additional sign stating “Van Accessible” mounted below the symbol of accessibility. - An additional sign shall also be posted in a conspicuous place at each entrance to off-street parking facilities, or immediately adjacent to and visible from each stall or space. The sign shall not be less than 17” by 22” in size with lettering not less than 1” in height, with clearly and conspicuously states the following: Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards license plates issued for persons with disabilities may be towed away at owner’s expense. - Provide assurance on the drawings that existing signage language reflects the paragraph above. Vehicles may be reclaimed by telephoning the Santa Ana Police Department at (714) 245-8665. CVC 22658a. Additional plan check comments may apply to this project.