HomeMy WebLinkAbout227406_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:
10192113
PROJECT ADDRESS:
3647 W McFadden Ave
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
2/14/2017
INITIAL REVIEW
4/6/2017
EXPIRATION
8/13/2017
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Richard Le
3.
TEL:
(714)260-5880
FAX:
VALUATION:$114,880.00
EMAIL:
letrung678@yahoo.com
FLOOD ZONE:X-0602320256J
APPLICABLE CODE: 2016 CALIFORNIA BUILDING CODE (CBC)
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. Red marks drawings must be returned to building depart with revised 3 sets of drawings. (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)
- OCFA approval on the corrected/final sets of drawings for proposed A-2 occupancy (714-573-6108) Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceProvide the following:
- Show all property lines of record on the site plan. Show compliance with CBC Section 704 and CBC Tables
601, 602, and 704.8.- 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 required
- Number and fire-resistive rating of all area separation walls
Prior to the issuance of building permit(s), tract maps, parcel maps, lot line adjustments, public way abandonments, covenant, conditions and restrictions (CC&R’s), etc., related to the subject project must be legally recorded with the County of Orange. Submit a copy of the recorded map for Building Safety Division Review.Provide floor area justification for new A-2 occupancy on the drawings. Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503)Identify the use/occupancy of adjacent building and show occupancy separation of one hour per Table 508.4 between B and A-2 occupancy. Please refer fire rating assembly to Table 7 and provide a copy on the drawings to insure one hour wall 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 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 (131) 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. All dining, banquet, and bar facilities shall be made accessible to persons with disabilities as provided in CBC Division 2. At least 5%, but not less than one of the seating spaces in each functional area is accessible as follows:
- 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 where food or drink is served shall show compliance with the following:
- Top of counter is between 28” – 34” above the finish floor.
- Knee clearance to be a minimum 27” high, 30” wide, and 19” deep.
- Clear floor space a minimum of 30” by 48”.
- Clear floor space adjoins an accessible route.CBC Section 11B-803, Fitting and Dressing Rooms: (When required by Health department)
- 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 including entry door and turning space.
- 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” -48”.
- 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 to be shown. The minimum clear space within the room
shall be 60” width and length. No door shall encroach into the required space..Note ICC Research Report Number on the drawings for Walk-in cooler and or freezer.Show compliance with Panic hardware in compliance 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: Show location of sign on the floor plan including height and floor clearance.
- 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-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.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.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.Show and identify location of accessible seating in EACH seating arrangement including bar area. Show location and number of accessible seating (5 %, each Type) in compliance with Section 11B-226, 2013 CBC. 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 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.Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for:
- Removal of bearing wall(s)
- New opening(s) in bearing wall(s)
- 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) roof framing plan is required.
- New equipment screening on roof
- Structural support of shaft(s) and/or hood(s)