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HomeMy WebLinkAbout156174_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: PROJECT ADDRESS: PLAN CHECK ENGINEER:TEL:714FAX:714 647-5897 TYPE OF CONSTRUCTION: OCCUPANCY CLASSIFICATION(S): PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION INITIAL REVIEW EXPIRATION RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Omar Maciel 3. TEL: FAX: VALUATION: EMAIL: FLOOD ZONE: APPLICABLE CODE: 2007 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. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.Resubmit corrected sets of plans.Please pick up mark up drawings at the counter.Please return marked up set of drawings with correctionsMeetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) for 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. - Fire Department approval on the corrected/final sets of drawings (647-5839 or 647-5700) - Police Department approval on the corrected/final set of drawings (647-5840) - Public Works Agency approval (647-5039) - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceSchool District Compliance Certificate; a copy of the building permit application, signed by the plan check engineer, shall be required by the School District to verify the scope of work. Refer to the attached handoutSubmit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application. The plan check engineer may accept the contract price as the valuation of improvements for unique/unusual projects in lieu of using a cost per square foot basis.The valuation of improvements for the subject building permit application has been calculated to be $70,000.A separate Building Permit Application is required for: - Each structure, Walkway, OK - Pedestrian protection - Demolition - Site improvementsProvide pedestrian protection in accordance with CBC Section 3306. Show location and type of protection on plan view. Provide typical construction details, sections, and elevations of pedestrian protection required. Pedestrian protection constructed within a public right of way shall require a building permit issued by the Building Safety Division and a separate approval from the City’s Public Works Agency (714) 647-5039.BUILDING Show compliance with Tables 601 of CBC. Type of construction of proposes walkway to match existing building type of construction. Existing parking garage is a Type II-FR, Sprinkler. Fire rating of new structure and sprinkler system is required. Show on the plans: - Occupancy as S-2 for existing parking structure and proposed walkway.Type of Construction, Type II-FR, SPK - Fire Sprinkler System Provide on the drawings a complete “fire resistance design schedule” which shall include the following. Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number: - Structural elements, columns, and floor and roof system. - The building elements which require fire-resistive construction. - The hourly rating of the building element as required by the Code. RAMPSAny accessible route of travel shall be considered a ramp if its slope is greater than 1’ rise in 20’ of horizontal run (5-percent gradient) and show compliance with CBC Sections 1010 and 1133B.5.1.Provide architectural drawing and detail to show compliance with items below for entrance to college building. - Provide complete architectural plan views, sections, details, and notes for pedestrian ramps. - CBC Sections 1010.3 and 1133B.5.3.1. The slope measured perpendicular to the direction of travel of a ramp shall not be steeper than one unit vertical in 48 units horizontal (2-percent slope). - CBC Sections 1010.4 and 1133B.5.3. The rise for any ramp run shall be 30” maximum. - Refer to the attached pedestrian ramp handout. Show compliance on the drawings.CBC Section 1133B.5.2, Width. Pedestrian ramps shall have a minimum clear width of 48”, unless required to be wider by some other provision of this code. Pedestrian ramps serving entrances to buildings where the ramp is the only exit discharge path and serves an occupant load of 300 or more shall have a minimum clear width of 60”. CBC Section 1010.5.3, Restrictions. Means of egress ramps shall not reduce in width in the direction of egress travel. Projections into the required ramp and landing width are prohibited. Doors opening onto a landing shall not reduce the clear width to less than 42”.CBC Section 1133B.5.4.2, Size of top and bottom landings. Top landings shall be not less than 60” wide and shall have a length of not less than 60” in the direction of ramp run. Landings at the bottom of ramps shall have a dimension in the direction of ramp run of not less than 72”.CBC Section 1133B.5.4.3, Encroachment of doors. Doors in any position shall not reduce the minimum dimension of the landing to less than 42” and shall not reduce the required width by more than 3” when fully open. See Figure 11B-39(b).CBC Sections 1010.6 and 1133B.5.4, Landings. Ramps shall have landings at the bottom and top of each ramp, points of turning, entrance, exits and at doors. Landings shall comply with Sections 1010.6.1 through 1010.6.5.HANDRAILS FOR RAMPSCBC Section 1133B.5.5.1, Handrails for ramps: - Are required on ramps that provide access if  the slope exceeds 1’ rise in 20’ of horizontal run (5-percent gradient), except that at exterior door landings - Are not required on ramps less than 6” rise or 72” in length - Shall be placed on each side of each ramp, shall be continuous the full length of the ramp - Shall be 34 to 38” above the ramp surface to the top of the handrails - Shall extend a minimum of 1’ beyond the top and bottom of the ramp and shall be parallel with the floor or ground surface - The inside handrail on switchback or dogleg ramps shall always be continuous - The ends of handrails shall be either rounded or returned smoothly to floor, wall or post - Handrails projecting from a wall shall have a space of 1½” between the wall and the handrail - Handrails may be located in a recess if the recess is a maximum of 3” deep and extends at least 18” above the top of the rail - The grip portion shall not be less than 1¼” nor more than 1½“ in cross-sectional nominal dimension or the shape shall provide an equivalent gripping surface - All surfaces shall be smooth with no sharp corners - Handrails shall not rotate within their fittings - Any wall or other surface adjacent to the handrail shall be free of sharp or abrasive elements - Edges shall have a minimum radius of 1/8” - Curb ramps do not require handrailsCBC Section 1010.8, Handrails. Ramps with a rise greater than 6” shall have handrails on both sides. Handrails shall comply with Section 1012.CBC Section 1133B.5.5.1.1, Ramp handrails. In existing buildings or facilities, where the extension of the handrail in the direction of the ramp run would create a hazard, the extension on the handrail may be turned 90 degrees to the run of the ramp.CBC Section 1133B.5.6, Wheel guides. Where the ramp surface is not bounded by a wall, the ramp shall comply with Section 1133B.5.6.1 or 1133B.5.6.2.A guide curb a minimum of 2” in height shall be provided at each side of the ramp; orA wheel guide rail shall be provided, centered 3” plus or minus 1” above the surface of the ramp.CBC Section 1133B.5.7, Guards. Ramps more than 30” above the adjacent ground shall be provided with guards that comply with Section 1013. Such guards shall be continuous from the top of the ramp to the bottom of the ramp.CBC Section 1133B.5.8, Outdoor ramps. Outdoor ramps and their approaches shall be designed so that water will not accumulate on walking surfaces.STAIRWAYSStairways shall show compliance with CBC Sections 1009 and 1133B.4 including applicable disabled accessibility requirements.Provide architectural drawing and detail to show compliance with items below for entrance to college building. - Provide complete architectural plan view, sections, details, and notes for stairway(s). - Dimension stairway width showing compliance with CBC Sections 1009.1, 1005, and 1007.3. - Dimension rise of steps shall be not less than 4” or greater than 7”. The run shall not be less than 11”. - Treads, nosing, and risers require compliance with CBC Section 1133B.4.5, including no open risers and slip resistant treads. - Refer to the attached stairway handout; show compliance on the drawings.CBC Section 1133B.4.4, Where stairways occur outside a building, the upper approach and all treads shall be marked by a strip of clearly contrasting color at least 2” wide and placed parallel to and not more than 1” from the nose of the step or landing to alert the visually impaired. The strip shall be of a material that is at least as slip-resistant as the other treads of the stair. A painted strip shall be acceptable. HANDRAILS FOR STAIRWAYSProvide handrail details on the drawings showing compliance with CBC Section 1009.10, 1012, and 1133B.4.1. - Stairways shall have handrails on each side. - Every stairway required to be more than 88” in width shall be provided with not less than one intermediate handrail for each 88” of required width. Intermediate handrails shall be spaced approximately equally across with the entire width of the stairway. - Handrails shall be 34 to 38” above the nosing of treads. - Handrails shall extend a minimum of 12” beyond the top nosing, and shall extend a minimum of 12” plus the tread width beyond the bottom nosing. - Ends of handrails shall be returned or shall terminate in newel posts of safety terminals. - Handrails projecting from a wall shall have a space of 1½” between the wall and the handrail. - The handgrip potion of handrails shall not be less than 1¼” nor more than 1½” cross-sectional dimension or the shape shall provide an equivalent gripping surface. The handgrip portion of handrails shall have a smooth surface with no sharp corners. Any wall or other surface adjacent to the handrail shall be free of sharp or abrasive elements. Edges shall have a minimum radius of 1/8”.CBC Section 1012.1, Where required. Handrails for stairways and ramps shall be adequate in strength and attachment in accordance with CBC Section 1607.7. Handrails required for stairways by Section 1009.10 shall comply with CBC Sections 1012.2 through 1012.8. Handrails required for ramps by CBC Section 1010.8 shall comply with CBC Sections 1012.2 through 1012.7.CBC Section 1009.10, Handrails. Stairways shall have handrails on each side and shall comply with Section 1012. CBC Section 1133B.4.2.2. Handrails shall extend a minimum of 12” beyond the top nosing and 12”, plus the tread width, beyond the bottom nosing. At the top, the extension shall be parallel with the floor or ground surface. At the bottom, the handrail shall continue to slope for a distance of one tread width from the bottom riser; the remainder of the extension shall be horizontal. See Figures 11B-35 and 11B-37.Guards shall be detailed to show compliance with Sections 1013 and 1607.7. Dimension finish floor to top of guard height. Unenclosed floor and roof openings, open and glazed sides of stairways, landings and ramps, balconies or porches, which are more than 30” above grade or floor below, and roofs used for other than service of the buildings shall be protected by a guardrail.CBC Section 1013.2. The top of the guards shall not be less than 42” in height.CBC Section 1013.3. Open guards shall have intermediate rails or an ornamental pattern such that a sphere 4” in diameter cannot pass through. - The open space between the intermediate rails or ornamental pattern of guards in commercial and industrial-type occupancy areas, which are not accessible to the public, may be such that a sphere 12” cannot pass through. - The triangular opening formed by the riser, tread, or bottom elements of a guard at the open side of a stairway may be of such size that a sphere 6” in diameter cannot pass through. BUILDING ACCESSIBILITYIt is the project designer’s/property owner’s responsibility to show compliance on the drawings with all applicable Federal(ADA) and State Accessibility Standards(T-24). City of Santa Ana does not have jurisdiction to enforce the ADA compliance and drawings are not reviewed for compliance with ADA regulations. All Accessibility comments are based on T-24, Chapter 11-B of 2007CBC. SITE ACCESSIBILITYCBC Section 1114B.1.2, 1114B.1.3. and 1129B.3, Item 3. Entrance(s) to the building or facility and primary path of travel to the specific area of new work, alteration, structural repair or addition shall be accessible. Path of travel incorporated all elements from the exterior arrival site including bus stop locations for pedestrians to remodeled area.CBC Section 1127B.1. Site development shall be designed to provide access to all entrances and exterior ground-floor exits and access to normal paths of travel; and where necessary, to provide access shall incorporate pedestrian ramps, curb ramps, etc.CBC Section 1127B.1. When more than one building or facility is located on a site, accessible routes of travel shall be provided between buildings and accessible site facilities. Please consider to open up the walkway area by removing the railing/low wall at the far end to provide access to main entrance of building as well.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 to accessible building entrances and facilities and shall comply with the requirements found in CBC Sections 1117B.5 and 1127B.3.Refer to the attached handout for Exterior Routes of Travel. Revise drawings to show compliance.CBC Sections 1133B.7.1 and 1133B.7.5. Sidewalks accommodating the disabled must be at least forty-eight inches (48”) wide and at least sixty inches (60”) where door swings over walk.Walks and sidewalks (Proposed walkway) shall have a continuous common surface, not interrupted by steps or abrupt changes in level. Surfaces shall be slip resistant. Refer to CBC Sections1124B and 1133B.7 for additional requirements including maximum slopes (cross slopes and along the path of travel) allowed, grading and level areas.Abrupt changes in level, except between a walk or sidewalk and an adjacent street or driveway, exceeding 4” in a vertical dimension, such as at planters or fountains located in or adjacent to walks, sidewalks or other pedestrian ways, shall be identified by curbs projecting at least 6” in height above the walk or sidewalk surface to warn the blind of potential drop-off.CBC Section 1133B.8.2. Any obstruction that overhangs a pedestrian’s way shall be a minimum of 80” above the walking surface as measured from the bottom of the obstruction. Show the new openings into existing exterior wall of parking garage is at least 80”.CBC Section 1133B.7.2. Walks, sidewalks, and pedestrian ways shall be free of gratings whenever possible. For gratings located in the surface of any of these areas, grid openings in gratings shall be limited to ½” in the direction of traffic flow.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 1133B.8.5. Please refer to mark up sets of drawings for location of truncated dome. Please note the location and extended area for required truncated dome. 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 1133B.8.5. PARKING ACCESSIBILITYCBC Section 1129B.3, Item 4. Surface slopes of accessible parking spaces shall be the minimum possible and shall not exceed 1 unit vertical to 50 units horizontal (2% slope) in any direction.CBC Section 1129B.3, Item 2. One in every eight accessible spaces, but not less than one, shall be served by an access aisle 8’-0” (96”) wide minimum and shall be designated van accessible as required by Section 1129B.4. The words NO PARKING shall be painted on the ground within each eight’ 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. See Figure 11B-18B.Disabled accessible parking spaces should be sized as follows: - CBC Section 1129B.3, Item 1. Where single spaces are provided, they shall be a 9’ wide parking area with an outlined 5’ wide (8’ wide for van accessible space) loading and unloading aisle ON THE PASSENGER SIDE OF THE VEHICLE. The minimum length of each parking space shall be 18’. The loading and unloading access aisles shall be marked by a border painted blue. Within the blue border, hatched lines a maximum of 36” on center, shall be painted a color contrasted with the parking surface, preferably blue or white. Parking access aisles shall be part of an accessible route of travel (complying with Section 1114B.1.2) to the building or facility entrance. Parked vehicle overhangs shall not reduce the clear width of an accessible route. 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. See Figure 11B-18A. - CBC Section 1129B.3, Item 1. When more than one space is provided, two 9’ wide parking areas may be outlined on each side of a 5’ wide (8’ wide for van accessible space(s)) loading and unloading aisle. The minimum length of each parking space shall be 18’. The loading and unloading access aisles shall be marked by a border painted blue. Within the blue border, hatched lines a maximum of 36” on center, shall be painted a color contrasted with the parking surface, preferably blue or white. See Figure 11B-18A. Parking access aisles shall be part of an accessible route of travel (complying with Section 1114B.1.2) to the building or facility entrance. Parked vehicle overhangs shall not reduce the clear width of an accessible route. 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. See Figure 11B-18A.CBC Section 1129B.3, Item 1. 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. See Figure 11B-18A.CBC Sections 1130B and 1131B.2, Item 2. Vehicular access to parking spaces for disabled shall have a minimum vertical clearance of 8’-2” (98”). Passenger loading zones and vehicular access to same shall have a minimum vertical clearance of 9’-6” (114”).CBC Section 1129B.3, Item 3. 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).Refer to the attached parking handout for additional plan check comments. Revise the drawings to show compliance. Provide cross reference from parking plan to applicable details.Provide parking space identification in accordance with CBC Section 1129B.4 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 complying with CBC Section 1129B.3, Item 2 shall have 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: - 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. See CBC Figures 11B-18A through 11B-18C. CBC Sections 1130B and 1131B.2, Item 2. Vehicular access to parking spaces for disabled shall have a minimum vertical clearance of 8’-2” (98”). Passenger loading zones and vehicular access to same shall have a minimum vertical clearance of 9’-6” (114”).Submit required hardship from for non-compliance height of parking structure where accessible parking spaces are located.Refer to red marks on the drawings for additional plan check comments and as discussed at meeting on July 13th, 2010. Revised and remove door next to existing electrical room as discussed. Provide parking data on the site plan showing the total number of parking provided, the number of disabled accessible spaces and the number of van accessible spaces, showing compliance with CBC Section 1129B and CBC Table 11B-6. (New drawings are missing this data)Provide a threshold detail from parking structure to new walkway area. CBC Section 1133B.2.4 and Figure 11B-26A, All doorways requiring accessibility require dimensioning on the plans to ensure compliance. CBC Sections 1133B.2.4 and 1133B.2.4.1, Regardless of the occupant load, there shall be a floor or landing on each side of a doorway. 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.Please refer to See attached illustration No 11B-20 Case C, for sidewalks. Provide a copy on the drawings to insure compliance. CBC Section 1127B.3, 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. Provide complainant sign from parking structure to new covered walkway. STRUCTURALProvide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: a. Handrail(s)/guard(s). CBC Sections 1012, 1013, and 1607.7. (Ramp and stairway, if modification is required) b. Removal of bearing wall(s) 1st floor, new openings as part of walkway (5 story parking structure). Please refer to Section1909.6.3of CBC for minimum rebar requirements around openings and justification. c. Removal or alteration of existing shear walls of existing parking structure. Vertical and lateral load analysis for design and justification are required.CBC Sections A106.1 and A106.3.4.1, All drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer. Structural drawings are not signed.Submit missing pages of structural calculations G7 through G12 for Column and beam design and H1through H8 for Pile Foundation Design and I1 for Column Base Connection. Additional plan check comments may apply after review of calculations.CBC Section 1603.1.4, Wind design data. The following information related to wind loads shall be shown, regardless of whether wind loads govern the design of the lateral-force-resisting system of the building: - Basic wind speed (3-second gust), miles per hour (km/hr). - Wind importance factor, I, and occupancy category. - Wind exposure. Where more than one wind exposure is utilized, the wind exposure and applicable wind direction shall be indicated. - The applicable internal pressure coefficient. - Components and cladding. The design wind pressures in terms of psf to be used for the design of exterior component and cladding materials not specifically designed by the registered design professional.CBC Section 1603.1.5, Earthquake design data. The following information related to seismic loads shall be shown, regardless of whether seismic loads govern the design of the lateral-force-resisting system of the building: - Seismic importance factor, I, and occupancy category. - Mapped spectral response accelerations, SS and S1. - Site class. - Spectral response coefficients, SDS and SD1. - Seismic design category. - Basic seismic-force-resisting system(s). - Design base shear. - Seismic response coefficient(s), CS. - Response modification factor(s), R. - Analysis procedure used.