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Home My WebLink About223802_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: 10191083 PROJECT ADDRESS: 2791 N Main St PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): A-2 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 10/20/2016 Roofed outdoor patio (School fees) INITIAL REVIEW 11/2/2016 EXPIRATION 4/18/2017 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Terry Womack 3. TEL: (714)832-1838 FAX: VALUATION:$1,000,000.00 EMAIL: twomack@ebiconsulting.com FLOOD ZONE:X-0602320163J 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) - Fire Department approval on the corrected/final sets of drawings (714-573-6108) Outdoor roofed patio area, SPK required. Public Works Agency approval (647-5039)School District Compliance Certificate; a copy of the building permit application, signed by the plan check engineer, is be required by the School District to verify the scope of work. 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 issuanceShow location of new awnings/canopy, roof screen and roof equipment on the drawings.Provide the followings including the Floor area justification for proposed roofed out door area. Indicate floor area and SPK is required. - Provide a fully dimensioned site plan on each set of plans. - Disabled access compliance must be shown on the site plan. - Show all property lines of record on the site plan. Show compliance with CBC Section 704 and CBC Tables 601, 602, and 704.8.- Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503) - Fire Sprinkler System (State purpose of sprinkler system, for example, area increase under CBC Section 506.3, required by CBC Section 903 for type of occupancy, etc.) - Number, width, and purpose (cite code section) of yards requiredProvide site plan to show distance to recorded property lines and show fire protection of column, roof and opening in compliance with Table 602 and Table 705.8 of 2013 CBC.Provide floor area of dining room and use occupant load factor of 15 to establish the occupant load. Revise drawings and show occupant load signage on the drawings. Posting of occupant load of (78?). Show location of sign on the drawings. 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. Note ICC Research Report Number on the drawings for Walk-in cooler and or freezer.Provide on the drawings a complete window schedule showing: - Window sizes - Type and thickness of glazing (type of safety glazing for hazardous locations noted under CBC Section 2406.3Note type of safety glazing (Tempered glass) complying with CBC Section 2406 for glazing in fixed or operable panels adjacent to a door where the nearest exposed edge of the glazing is within a 24” arc of either vertical edge of the door in a closed position and where the bottom exposed edge of the glazing is less than 60” above the walking surface.Glass shall be firmly supported on all four edges. Show on the drawings how compliance shall be made with CBC Section 2404. For glass not firmly supported on all four edges, design shall be submitted to the building official for approval.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. 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.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.Existing building is to comply with accessibility Standards in Division 2, Chapter 11B of 2013 CBC. Submit drawings and specific details to show compliance with each of following items: - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Parking, signage and alarms Show accessibility compliance with following code Sections. Please note that General detail/s or notes are not acceptable in lieu of specific details. - 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.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 is accessible as follows. Please relocate location of accessible seat at Bar counter to provide required clear floor space (30”x48”) including all the finish at counter must match the none accessible counter. - 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 60” in width.Counters for employee or open to public use, including cash register stations, at least 5 percent, but not less than one, of each type of station shall be located at a section of counter that is at least 36” long and no more than 28 to 34” high.Fitting and Dressing Rooms,when required by Health department,provide dimensioned floor plan and show compliance withaccessibility compliance in Sections 11B-222 11B-803 of CBC.Every portion of every building in which are installed seats, tables, merchandise, equipment, or similar materials shall be provided with aisles leading to an exit. Every aisle shall not be less than 36” wide if serving only one side, and not less than 44” wide if serving both sides.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 compliance with following items to insure accessibility for existing or new doors: Show the rear exit door from outdoor patio is connected with and accessible route to side walk area. 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. 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. Show location/s on the site plan. Provide enlarge plan of outdoor seating area and show compliance with seating and path of travel including exiting system.Provide enlarged plan for path of travel for exit doors and parking and show compliance with accessible path of travel (Slope and cross slope and if applicable location of truncated dome) Identify 6” high curb on 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 in accordance with CBC Section 1133B.8.5. Provide parking space identification in accordance with CBC Section 11B-222 including: - 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. Towed - 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.CBC Table 11B-6 establishes the number of accessible parking spaces required. Provide parking calculations on the drawings and show compliance with Table 11-B6 of 2013 CBC. Surface slopes of accessible parking spaces shall be the minimum possible and shall not exceed 1 unit vertical to 48 units horizontal (2% slope) in any direction. Note on the site plan to insure compliance.This building is subject to the State of California Energy Conservation Regulations (If new exterior door or windows are proposed or storefront improvements) - The permit applicant shall be responsible for obtaining an energy plan check from a consultant who is qualified to perform an energy efficiency analysis in accordance with the California Code of Regulations (CCR,) Title 24, Par 6, 2013 California Energy Code. The plan check consultant must sign documentation certifying that a thorough, competent review has been performed on behalf of the Enforcement Agency. - The corrected/final ARCHITECTURAL drawings shall have the required energy efficiency compliance documentation with completed signature blocks filed on the plans. - The energy plan check consultant must complete the attached “Energy Conservation Plan Check Consultant Qualification Statement.”Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: - Storage racks over 8’ high - New mechanical equipment on roof (note on Roof Framing Plan weight of each existing and new piece of equipment on the roof. Provide roof faring plan of existing building) - New equipment screening on roof - Structural support of shaft(s) and/or hood(s) (Type I and II hoods) - Canopy/ awnings In lieu of soils investigation report per City of Santa Ana internal policy, revise structural calculations for minimum foundation/footing design as follows:- Allowable foundation pressure not to exceed 1000 PSF. Lateral, 100PCF