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HomeMy WebLinkAbout227352_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: 10192103 PROJECT ADDRESS: 220 E Fourth St Unit# 201 PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V A, SPK OCCUPANCY CLASSIFICATION(S): A-2, B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 2/13/2017 2nd floor TI INITIAL REVIEW 4/3/2017 EXPIRATION 8/12/2017 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Jeff Beddow 3. TEL: (949)722-7400 FAX: (949)722-8855 VALUATION:$92,800.00 EMAIL: jeff.saproperties@gmail.com FLOOD ZONE:X-0602320276J APPLICABLE CODE: 2016 CALIFORNIA BUILDING CODE (CBC) WITHProvide 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.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.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: - Fire Department (OCFA) approval on the corrected/final sets of drawings (714-573-6108)- 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 issuanceBUILDING CBC Sections A106.1 and A106.3.4.1, All final drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.(For Type V-A construction) 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 construction detail where applicable 0Complete all soffit and furred out wall details. Provide complete detailing, including number, type, location of fasteners and how attachment is made to the building structure. Show compliance with CBC Section 803.Fire blocking. In combustible construction, fire blocking shall be installed to cut off concealed draft openings (both vertical and horizontal) (If applicable) Where wood sleepers are used for laying wood flooring on masonry or concrete fire-resistive floors, the space between the floor slab and the underside of the wood flooring shall be filled with non-combustible material or fire blocked in such a manner that there will be no open spaces under the flooring that will exceed 100 square feet in area and such space shall be filled solidly under all permanent partitions so that there is not communication under the flooring between adjoining rooms.Penetrations in a fire partition by ducts and air transfer openings shall comply with Section 716 of CBC.Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.5.Interior floor finishes shall show compliance with CBC Section 804.Note on the floor plan the use and occupancy load of each room and/or area. Relate each use to a CBC Table item. Note occupant loads which are the greater number based on CBC Section 1004 and Table 1004.1.1 or the actual number of occupants.Table 1019.2 For Buildings With One Exit:Maximum HeightMaximum OccupantsOf Building(Or Dwelling Units) OccupancyAbove Grade PlanePer Floor And Travel Distance B, F, M, S2 Stories30 occupants and 75’ travel distanceBuildings equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 with an occupancy in Group B, shall have a maximum travel distance of 100’.Table 1016.1 Exit Access Travel Distance: OCCUPANCYWITHOUT SPRINKLERWITH SPRINKLERSYSTEM (feet)SYSTEM (feet) A, E, F-1, I-1, M, R, S-1200250b B200300c F-2, S-2, U300400cWhere the path of exit access includes unenclosed stairways or ramps within the exit access or includes unenclosed exit ramps or stairways as permitted in Section 1020.1, the distance of travel on such means of egress components shall also be included in the travel distance measurement. The measurement along stairways shall be made on a plane parallel and tangent to the stair tread nosing in the center of the stairway.Exterior egress balcony increase. Travel distances specified in Section 1016.1 shall be increased up to an additional 100’ provided the last portion of the exit access leading to the exit occurs on an exterior egress balcony constructed in accordance with Section 1014.5. The length of such balcony shall not be less than the amount of the increase taken.Please refer to red marks on the drawings for location and direction of doors. Provide compliant lading on each side of door for each existing or new door. 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.Exit illumination and exit sign requirements in accordance with CBC Section 1011 shall be shown on the drawings. Be specific as to the type of exit signs to be installed and show compliance with followings:Provide a directional exit sign at changes in exiting direction.Requires exit signs to be readily visible from any direction of approach. No point shall be more than 100’ from the nearest visible exit sign. Revise the drawings to show compliance.Required means of egress from all occupied parts of the building be provided with at least 1’ candle of light at floor level. Show compliance on the drawings.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.”- Each exit door that leads directly to a grade-level exterior exit by means of a stairway or ramp shall be identified by a tactile exit sign with the following words as appropriate:“EXIT STAIR DOWN”“EXIT STAIR UP”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 2406.3Glass and glazing shall be in accordance with CBC Chapter 24. Note on the drawings all windows and doors having glazing. Indicate the type and thickness of each light of glazing on the drawings.Note type of safety glazing complying with CBC Section 2406 for hazardous locations listed under CBC Section 2406.3.Note type of safety glazing 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.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. 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. Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308) or other ICC approval number. Show/note ventilation requirements on the plans in accordance with the 2016 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 2016 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.Note ICC Research Report Number on the drawings for Walk-in cooler and or freezer. ENERGY STANDARDSThis building is subject to the State of California Energy Conservation Regulations: - 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, 2016 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 same information may be copied on the Electrical Plans for the Electrical Plan Checker. - The energy plan check consultant must complete the attached “Energy Conservation Plan Check Consultant Qualification Statement.”ACCESSIBILITYValuation of proposed project is calculated as $92,765.60. A minimum of 20% of valuation of construction is required to be spent towards providing disabled access in the priority order as indicated in plan check comment below. Revise the drawings to show compliance. Show both existing elements and how they will be upgraded to current standards.Drawings submitted to the Building Division for review shall provide the following information (drawing and details) to insure accessibility compliance: - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains It is the project designer’s/property owner’s responsibility to show compliance on the drawings with all applicable Federal and State Accessibility Standards. City of Santa Ana does not have jurisdiction to enforce ADA compliance and it is the responsibility of designer. If applicable please remove note/s referring to ADA compliance. This project is reviewed for compliance with CBC. All occupancies in Group A, including those which contain seats, tables, displays, equipment or other material, shall be accessible to person/s with disability.Every occupied portion of any occupancy in Group A that contains seats, tables, displays, and similar fixtures or equipment shall be provided with aisles leading to exits or exit access doorways. Aisle access ways for tables and seating shall be 44” wide. Provide furniture layout of indoor and outdoor areas, including, tables, chairs, counters, and show compliance with accessibility requirements for A occupancy. Show accessibility compliance with following Code Sections. Please note that typical detail/s or notes are not acceptable in lieu of specific detail/s. - 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 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. Fitting and Dressing Rooms: (Show location on the drawings to match drawings approved by Health department). Section 11B-222 and 803 of CBC.- Where fitting or dressing rooms are provided for male or female customers, patients, employees, or the general public, 5 percent, but never less than one, of dressing rooms for each type of use in each cluster of dressing rooms shall be accessible. - Entry doors and clearances shall conform to the requirements of Section 11B-222 and 803. - The bottom of mirrors provided for use by persons with disabilities shall not be greater than 20” from the floor. Mirrors to be used by persons with disabilities shall be full-length, measuring at least 18” wide by 54” high, and shall be mounted in a position affording a view to a person on the bench as well as to a person in a standing position. - Clothing hooks shall be located not greater than 40” from the floor. - Every accessible dressing room shall have a 24” by 48” bench fixed to the wall along the longer dimension. The bench shall be mounted 17 to 19” above the finish floor. Clear floor space shall be provided alongside the bench to allow a person using a wheelchair to make a parallel transfer onto the bench. The structural strength of the bench and attachments shall comply with Section 803. The minimum clear space within the room shall be 60” width and length. No door shall encroach into the required space.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 high and low drinking fountain on the drawings. Drinking fountains serving the area of new work shall be accessible. CBC Section 11B-602 of CBC. Show elevation for high and low drinking fountains.