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HomeMy WebLinkAbout242109_4_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: 10196591 PROJECT ADDRESS: 701 S Harbor Blvd Unit# C 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 5/30/2018 INITIAL REVIEW 6/8/2018 EXPIRATION 11/26/2018 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Kimberly Dillin 3. TEL: (310)452-5533201 FAX: VALUATION:$325,000.00 EMAIL: kimberly@adnarch.com FLOOD ZONE:X-0602320256J 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.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.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831for 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 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 (647-5039)County of Orange Health Department approval on the corrected/final set of drawings (714-667- 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 issuanceFinal drawings (all Sheets) and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.Please delete details/ notes that are not applicable to this project. See Sheet CS1.1 and also provide actual layout of proposed toilet rooms to match dimensioned floor plan and accessibility dimensions and clearances. Reference Sheet CS1.0, Refer to red marks on the drawings and correct occupant load calculations including occupant load sign and show location on the floor plan.Show 1 hour fire separation between A-2 0ccupncy and existing adjacent electrical room and store room as B occupancy. See Table 504.4, 2016 CBC.Provide floor area justification for new A-2 occupancy and fire rating of exterior walls. Section 506, 2016 CBC. Please refer to attached Calgreen Forms and provide a completed copy on the drawings.Please coordinate with Electrical drawings for required emergency exit lighting to meet 2016 California Electrical Code. Reference Sheet SP1.0, show total number of parking spaces for new A-2 occupancy per planning department and or provided on the drawing and show standard accessible parking space and van accessible parking space. Remove pictogram as shown on detail 1 on Sheet CS1.1, from door signage and provide detail to show correct height of door signage. (58”-60”)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.Note ICC Research Report Number on the drawings for the walk-in cooler, walk-in freezer and on Sheet A2, for suspended ceiling system. ICC Report Number 1308 or other ICC/UL approved products for suspended ceiling.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: mechanical ventilation for each area/room in accordance with the 2016California Mechanical Code to be provided prior to final inspection.Note on drawings: Lighting for each area/room in accordance with the 2016California electrical Code to be provided prior to final inspectionPanic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC for exit doors. Revise door schedule to show compliance.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 with 190 maximum occupant load. (Occupant load sign of 82 to be posted in dining room and show location on the drawings). Provide counter details for employee work area and as well as clients to insure accessibility compliance including required clearance for knee clearance.Provide detail/s of accessible table and high counter to show knee cleanse, 19” deep and 28” to 34” height. 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 or standing bar counter) spaces in each functional area to be accessible as follows: - Provide a minimum 30” x 48” wheelchair clear floor space. - Provide knee space at tables at least 27” high, 30” wide, 19” deep and 60 lengths. - Provide height of tables between 28” – 34” from the floor ground. A minimum of 60” length. - Provide access to accessible seating space(s) by aisles with a minimum of 44” when serving when serving two sides. (when required by health department) Provide drawings to show compliance with CBC Section 11B-803 fitting and dressing rooms: - 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. - 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 48” 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.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. Please remove notes referring to ADA compliance. This project is reviewed for compliance with 2016 CBC.Drawings submitted to the Building Division for review shall provide the following information/ to insure compliance with CBC Section 202 of Chapter 11B. The Valuation of proposed project is estimated as $325,000.00. A minimum of 20% of valuation of construction is required to be spent towards providing disabled access per Section 11B-202 of 2016 CBC for non-compliant elements. Drawings/details are required to compliance.- An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsPlease complete attached accessibility Form and submit with corrected drawings.Reference Sheet A5.0, detail #8, and show 34” maximum height for beverage station. Also remove note #1 and show accessibility compliance so the vender to build the counter with corrects dimensions inculcating height. Reference Sheet A2.1 detail # 4 (1 Hour rated shaft) and shaft detail on Sheet 6.1 do not match. Provide correct shaft detail specific to this project. Reference fire rating of Shaft wall/assembly to Table 7, 2016 CBC & and provide a copy of applicable fire rated assembly on the drawings. Show compliance with followings on the drawings :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.Provide specifications for doors hardware (push-pull panic) to comply with disabled access requirements. 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. 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.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 dimensioned floor plan to insure compliance with Section 603,604, 605 and 606 of Chapter 11B, 2016 CBC. Please refer to red marks on the drawings for additional plan check comments. When existing toilet rooms are modified. 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’.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’.Note on the drawings hot water and drain pipes under lavatory shall be insulated.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 Communication Elements and Features. Show fire alarm, audible and visible alarm in compliance with NFPA 72 and Chapter 9, Section 907.5.2.1 and 907.5.23. (Toilet rooms and dining room). Please coordinate with electrical drawings. 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 11B-705. 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 705.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 and Table 11B-208.2. Including the followings: Revise the 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.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 with ISA sign to accessible building entrances and facilities.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) - Storage racks over 8’ high (if applicable)- New mechanical equipment on roof and roof screening. Indicate the weight of each equipment, including all existing and new equipment located on the roof. - Structural support of shaft(s) and/or hood(s)Reference Sheet A6.0, details 1A, 1, 2, 3 and 6, Provide soffit and furred out wall details. Provide complete positive attachment detail/s, including number, type, location of fasteners and how attachment is made to the building structure. Submit structural calculations for design and justification.