HomeMy WebLinkAbout238018_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:
10195409
PROJECT ADDRESS:
2620 S Hotel Terrace Dr
PLAN CHECK ENGINEER:
Mazarji, ZacTEL:714
647-5831FAX:714
647-5897
TYPE OF CONSTRUCTION:
V A, SPK
OCCUPANCY CLASSIFICATION(S):
B
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
1/29/2018
INITIAL REVIEW
3/7/2018
EXPIRATION
7/28/2018
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Shiv Devidas Taliwar, Arch AIA
3.
TEL:
(909)591-3939
FAX:
(909)591-2098
VALUATION:$35,310.00
EMAIL:
dsignconcepts@yahoo.com
FLOOD ZONE:X-0602320278J
APPLICABLE CODE: 2016 CALIFORNIA BUILDING CODE (CBC) WITH
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 (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 (714647-5039)County of Orange Health Department approval on the corrected/final set of drawings (714667- 3600)
- Fire Department approval on the corrected/final sets of drawings (714-573-6126)Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceProposed dining area is classified as B occupancy with occupant load of 45 people max. Revise drawings and show compliance and show location of columns and walls as shown on structural drawings on architectural plans. Posting of occupant load of 45 maximum. 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. Show location of occupancy separation wall between existing R-2 and B occupancy and showwall andceilingfire rated assembly in compliance with Table 7 of 2016 CBC including existing or new ceiling and wall. One hour fire rating of wall and ceiling for occupancy separation is required. Drawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC Section 11B-202:
- An accessible entrance
- An accessible route to the altered area
- Accessible restrooms
- Accessible telephone (if any)
- Accessible drinking fountains, and
- Parking, signage and alarmsValuation of proposed project is calculated as $32,310.00. A of 20% of valuation of construction is required to be spent towards providing disabled access. Revise the drawings to show compliance. Show both existing elements and how they will be upgraded to current standards in the priority order as noted in plan check comments number 9 above. Please complete attached accessibility Form and submit with drawings including accessibility upgrade. Show location of seats, tables, displays, equipment or other material and shall comply with accessibility.Every occupied portion of any occupancy that contains seats, tables, displays, and similar fixtures or equipment shall be provided with aisles leading to exits or exit access doorways in accordance with CBC Section 1025.9.1. Aisle access ways for tables and seating shall comply with CBC Section 1014.4.3.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.Counters where food or drink is served shall and all dining, banquet, and bar facilities shall be made accessible to persons with disabilities as provided in CBC Section 11B-226. At least 5%, but not less than one of the seating and standing 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 and 60” long.
- 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.For dining room (B) occupancy, each lot or parking structure where parking is provided for the public as clients, guest or employees, shall provide accessible parking as required by CBC Section 1B-501.Accessible parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible entrance. In parking facilities that do not serve a particular building, accessible parking shall be located on the shortest accessible route of travel to an accessible pedestrian entrance of the parking facility.CBC Table 11B-208.2 establishes the number of accessible parking spaces required. Provide drawings to show disabled accessible parking spaces including van accessible spaces.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.Separate, disabled accessible, sanitary facilities for new dining room/kitchen shall be provided for each gender in accordance with the California Plumbing Code (CPC). Show location of accessible toilet rooms including accessible path of travel from dining room to toilet rooms. Provide dimensioned floor plan of toilet rooms in compliance with Section 603 and 604 of 2016 CBC. Compliance with Table A of California Plumbing Code is required. Show calculation to establish number of required toilet rooms on the drawings. Provide drawings and typical details to show compliance with following items to insure accessibility for existing or new doors: 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. 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.Provide layout of path of travel and cross walk to show compliance with accessibility. Slope and cross slope and location of applicable truncated dome) 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,
Detectable Warning Product Approval. Only approved Division of the State Architect, Access Compliance (DSA/AC) approved detectable warning products in compliance with Section 11B- 705 shall be installed.Provide parking space identification in accordance with CBC Section 11B-502 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.
Submit complete structural calculations for removal of interior bearing wall as shown on reference drawings. Please note that the existing building is a 3 story existing building and show itemized Dead Load calculations for all 3 floors and roofwhere bearing wall is remove and replaced with 4x4 post and strong wall. Show the shear value of removed interior wall including construction assembly. Complete vertical and lateral load analysis including columns and foundation analysis is required and subject to review. Provide missing reference 3rd and roof framing plan.
Revise structural drawings for minimum foundation/footing as follows:
- Allowable foundation pressure not to exceed 1000 PSF.
- Footing to have minimum reinforcement of: 2 #4 at top and 2 #4 at bottom.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)
- Removal or alteration of existing shear walls