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HomeMy WebLinkAbout236677_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: 10195004 PROJECT ADDRESS: 102 N Sycamore 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 12/22/2017 SPK is a deferred submittal. INITIAL REVIEW 12/22/2017 EXPIRATION 6/20/2018 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Theresa Brennan 3. TEL: (310)902-5036 FAX: VALUATION:$450,000.00 EMAIL: tb@westcoastchickenry.com FLOOD ZONE:X-0602320276J APPLICABLE CODE: 2016 CALIFORNIA 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.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.Please refer to red marks on the drawings for additional plan check comments. Revise drawings to show compliance with red marks including plan check report.Resubmit 3 corrected sets of plans.All architectural drawings must be signed by designer, including address and phone number. Structural drawings must be signed by California licensed civil engineer or California licensed architect.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831 for an appointment if needed.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 714-647-5800 for information. Please remove electrical, mechanical and plumbing sheets.The applicant shall obtain clearances/approvals for the following prior to building permit issuance: - Planning Division approval on the corrected/final set of drawings (714-647-5804.) Previously approved plans should be submitted to expedite the process. - Police Department approval on the corrected/final set of drawings (714-647-5840) - Public Works Agency approval (647-5039)- Fire Department approval on the corrected/final sets of drawings (714-573-6108) - County of Orange Health Department approval on the corrected/final set of drawings (714-667- 3600) - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance.Please note the construction date for this address is 1944. Additions, alterations or repairs made to any building constructed prior to January 1, 1946, other than an R-Occupancy building, exceeds $50,000 in cost in any one-year period, then either (A) the entire building must be completely sprinklered in accordance with fire department standards, or (B) the building must comply with requirements as outlined under Santa Ana Municipal Code (SAMC) Section 8-150. A copy of SAMC Section 8-150 may be obtained by visiting the City of Santa Ana’s website at www.santa-ana.org.Please revise note on the drawings to correct the Type of Construction as V-B and equipped with SPK system.SPK system is a separate deferred submittal and separate permit is required. Please note on the drawings all deferred submittals as well. The project is a Seismic building and occupant load is limited to 99 for entire building. One address is to be assigned for both areas and may be separated by Suite A and B. Revise drawing to show total occupant load of building is limited to 99 people. Future tenant space is to be part of this permit. Please contact Planning department to revise building address prior to approval of other City agencies.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 1004and Table 1004.1.2. Bar counter/ seating areas occupant load is to be added to total occupant load. Provide floor area justification for proposed A-2 occupancy including code analysis for existing exterior 1 hour fire rated walls. Provide detail of existing rated wall including 30” height parapet on the drawings. Exiting through receiving area is not permitted from A or B occupancy.Provide typical section view detail of all new partitions and ceilings showing: - Total height of partition wall, Heights of partition above, suspended ceiling, structure above. Complete top and bottom attachment. Reference Sheet A1.10, correct scale of drawings from 3/8” as shown on the drawings to ¼” pert 1’-0”.Provide door threshold and landing detail to insure compliance for doors 100 A, 110.0 B, 119B and 120 on the drawings.Complete 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.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. Requires 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.Indicated ICC approval number on the drawings for suspended ceiling plan, walk-in color and freezerShow/note ventilation requirements on the plans in accordance with the 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 2016California Mechanical Code.Note on drawings: Show/note LIGHTING requirements on the plans in accordance with 2016 California Electrical Code requirements for each type of use.Drawings submitted to the Building Division for review shall provide the following information to insure compliance with Chapter 11B, Division 2 for existing building: - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarms 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. Remove notes referring to ADA compliance from drawings. This project is reviewed for compliance with State Accessibility Standards.Valuation of proposed project is calculated as $450,000.00. A minimum of 20% of valuation of construction is required to be spent towards providing disabled access in the priority order noted in the immediate previous item as noted in CBC Chapter 11-B, Division 2. Revise the drawings to show compliance. Show both existing elements and how they will be upgraded to current standards.Complete the attached Disabled Accessibility Documentation Form.Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s): Lunch room with occupant load of 50 or more. - An Occupancy with an occupant count 50 or more. - By the Fire Department Provide drawings to show compliance with following items;Hand-activated door opening hardware shall be centered between 34” and 44” above the floor. Latching and locking doors that are hand activated and which are in a path of travel shall be operable with a single effort by lever-type hardware, by panic bars, push-pull activating bars, or other hardware designed to provide passage without requiring the ability to grasp the opening hardware. Locked exit doors shall operate as above in egress direction.Dimension the hallway where entrance door to toilet rooms is provided. A minimum dimension of 48” is required. All doors require a level floor landing on each side Provide typical door threshold details and details of change in floor covering materialProvide detail for each existing and new door. 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.All entrances and exterior ground-floor exit doors to buildings and facilities shall be made accessible to persons with disabilities. Doorways shall have a minimum clear opening of 32” with the door open 90 degrees, measure between the face of the door and the opposite stop. Doorways require dimensioning on the plans to insure compliance with the required landing area/maneuvering clearances at doors Provide specifications for doors hardware (i.e., lever type, push-pull panic, etc) to comply with disabled access requirements. 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. 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 uninterrupted surface to allow the door to be opened by a wheelchair footrest without creating a trap or hazardous condition.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’.Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Sections11B-603 and 11B-604. Please refer o red marks on the drawings for additional plan check comments. .Provide complete grab bar details on the drawings showing compliance with CBC Section 11B-603, 604 and 609 including structural strength to support a 250 pound point load.Note on the drawings hot water and drain pipes under lavatory shall be insulated. Each counter area to be accessible. Provide detail and elevation to show compliance. - Minimum of 60” counter length is required. - 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 parking data on the site plan showing the total number of parking spaces provided the number of disabled accessible spaces and the number of van accessible spaces, showing compliance with CBC Division 5. Including the followings: Show slope of accessible parking and landing aisle with 2% slop in any direction. Drawings to show 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. In each parking area, a bumper or curb shall be provided and located to prevent encroachment of cars over the required width of walkways (account for front of car overhang).Provide parking space identification in accordance with CBC Division 5, 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.” Spaces. 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 or license plates issued for persons with disabilities may be towed away at owner’s expense. Towed vehicles may be reclaimed by telephoning the Santa Ana Police Department at (714) 245-8665. CVC 22658a. - Provide assurance on the drawings that existing signage language reflects the paragraph above.The surface of each accessible parking space or stall shall have a surface identification duplicating either of the following schemes: (Indicate 2% slop in any direction for parking and landing aisle on the drawings). - By outlining or painting the stall or space in blue and outlining on the ground in the stall or space in white or suitable contrasting color a profile view depicting a wheelchair with occupant; or - By outlining a profile view of a wheelchair with occupant in white on blue background. The profile view shall be located so that it is visible to a traffic enforcement officer when a vehicle is properly parked in the space and shall be 36” high by 36” wide. For existing parking and curb ramp, Provide truncated dome detail in compliance with 2016 CBC. 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 between the pedestrian areas and vehicular areas, the boundary between the areas shall be defined by a continuous detectable warning which is 36” wide, complying with the CBC Section 704 of 2016 CBC. Detectable Warning Product Approval. Only approved Division of the State Architect, Access Compliance (DSA/AC) approved.Tactile exit signs shall be required at the following locations: Show location of applicable tactile sign for exit doors and hallways on reflected ceiling plan.Section 11B-703.3, 2016 CBC. - 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.”Tactile exit signs shall be required at the following locations: Provide sign elevation in compliance with 703.3.Show location of visible alarm dining room and toilet rooms. Section 11B-702 and 907.5.2.3.1, 2016 CBC. CBC Section 11B-222 and 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. - Entry doors shall conform to the requirements of Section 1133B.2 and aisles leading to such doors shall conform to Sections 1133B.6.1 and 1133B.6.2. - 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 8” 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 is required. The minimum clear space within the room shall be 60” width and length. No door shall encroach into the required space.Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: (incorporate results of structural calculations into drawings prior to re-submittal) - New equipment screening on roof per Planning department requirement. Incorporate results of structural calculations into drawings prior to re-submittal.