HomeMy WebLinkAbout157104_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:
PROJECT ADDRESS:
PLAN CHECK ENGINEER:
Zac Mazarji, CEPETEL:714FAX:714
647-5897
TYPE OF CONSTRUCTION:
OCCUPANCY CLASSIFICATION(S):
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
Historical Building, New Ti , Church of Scientology
INITIAL REVIEW
EXPIRATION
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
MS.
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.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) for an appointment.Please return marked up set of drawings with corrections.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 issuanceShow on the plans:
- Type of Construction (Type II-B)
- Fire Sprinkler System on each floor/areas.Label and note hourly fire rating of:
- All corridors (Label as non-rated when applicable, see Table 1017.1 of CBC )
- Shafts
- Stair enclosures (2 HR fire rated)
- Exit passageways
- Horizontal exits
- HallwaysWhen there has been a change in use or occupancy classifications, drawings shall show compliance with the CBC requirements for the new classifications. CBC Section 1007.2.1, Elevators required. In buildings where a required accessible floor is four or more stories above or below a level of exit discharge, at least one required accessible means of egress shall be an elevator complying with Section 1007.4.Refer to the attached elevator handout. Show compliance on the drawings. CBC Section 1004.3, 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.Provide on the drawings a complete door schedule, showing: Please refer to attached door handout.- Door sizes (CBC Sections 1008.1.1 and 1133B.2) Accessible door size of 36 inches.
- Hardware complying with exiting and disabled accessibility requirements (CBC Sections 1008.1.8 and
1133B.2.5)
- Compliance with limitation of viewport size (CBC Section 715.4.3 Exception 1)
- Fire-rating of door assembly complying with CBC Section 715 Opening Protection- CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s):
- An Occupancy with an occupant count > 50,or by the Fire Department. - Panic hardware shall comply with CBC Section 1008.1.2; revolving, sliding, and overhead doors serving an occupant load of more than 10 shall not be used as required exits15.The following doors are required to be 90 minute fire rated with limited glass/viewpoint per section 715.3.2 of CBC. a. Basement; BS2, B15, B16, B17, B19, B22, B25, B46 & B48. b. Ground Level; Elevator door*, 111, 117A, 117B &133. c. 2nd Level; Elevator door*, 201,215, 217,252 & window in room 226. (Table 715.5, a 90 minute fire rated widow is required. d. 3rd Level; Elevator door*, 152,305, 306, 307 & 352. e. 4th level; 411, 451& 452.f.Elevator doors shall not open into exit enclosure, Section 1020.1.1 CBC.All doors require a level floor landing on each side in accordance with CBC Sections 1008.1.4, 1008.1.5, 1008.1.6, and 1133B.2.4 and CBC Figures 11B-26A and 11B-26B. Provide typical door threshold details and details of change in floor covering material. Applies to new ramp and landing areas.
DOORS (ACCESSIBILITY)Refer to the attached entrance/door handout. Revise the drawings to show compliance.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. CBC Section 1126A.3.2. Please refer to red marks on each floor plan for locations. Please review entrance door at ground level.Provide specifications for doors hardware (i.e., lever type, push-pull panic, etc) to comply with disabled access requirements. CBC Section 1133B.2.5.2.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. CBC Section 1126A.3.1.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 in accordance with CBC Section 1133B.2.4.2 and CBC Figures 11B-26A and 11B-26B.CBC Section 1133B.2.2, every required exit doorway shall be of a size as to permit the installation of a door not less than 3’ in width and not less than 6’ 8” in height. When installed, exit doors shall be capable of opening so that the clear width of the exit is not less than 32”.CBC Section 1133B.2.5.1, Hand-activated door opening hardware shall be centered between 30” 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.CBC Section 1133B.2.5, 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.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.CBC Section 1133B.2.6, 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.
STAIRWAYSRefer to the attached stairway handout; show compliance on the drawings. (Including the steps in the chapel room)and shoe compliance with followings;Reference sheet A00.40, detail 6, Show handrail height of 34 to 38 inches.Show rise and run for stage steps chapel room. CBC Section 1133B.4.4, The upper approach and the lower tread of each interior stair shall be marked by a strip of clearly contrasting color at least 2” wide placed parallel to and close to (not more than 1” from) the nose of the step or landing to alert the visually impaired. The strip shall be of material that is at least as slip-resistant as the other treads of the stairs.CBC Section 1133B.8.2, Areas with a vertical clearance of less than 80” must have a barrier to warn blind or visually impaired persons.Provide handrail details on the drawings showing compliance with CBC Section 1009.10, 1012, and 1133B.4.1.
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.CBC Section 1013.3. Open guards shall have intermediate rails or an ornamental pattern such that a sphere 4” in diameter cannot pass through.
RAMPSRefer to the attached ramp handout; show compliance with following items; a. Pedestrian ramps used as exits shall show compliance with CBC Sections 1010 and 1133B.5.
Please review chapel room.
b. Provide complete architectural plan views, sections, details, and notes for pedestrian ramps.
c. An aisle ramp slope in occupancies of Group A shall comply with Section 1025.11.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 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 1010.6.4, Change in Direction. Where changes in direction of travel occur at landings provided between ramps runs, the landing shall be 60” by 60” minimum.CBC Section 1133B.5.5.1, Handrails for ramps:
- 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
- Handrails projecting from a wall shall have a space of 1½” between the wall and the handrailCBC 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, 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.
EXIT SIGNS
Provide compliance with following items;Exit illumination and exit sign requirements in accordance with CBC Section 1011 shall be shown on the drawings. Be specific as to the type of exit signs to be installed.CBC Sections 1011.6 and 1011.7. Show compliance on the drawings for floor-level exit sign in all interior corridors of Group A occupancies. Refer to respective code sections for exceptions.CBC Section 1011.1. Provide a directional exit sign at changes in exiting direction.CBC Section 1011, 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. Revise the drawings to show compliance.CBC Section 1006, 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.If emergency warning systems are required, they shall activate a means of warning the hearing impaired. Emergency warning systems, as part of the fire-protective signaling system, shall be designed and installed in accordance with NFPA 72 as amended in CBC Chapter 35. CBC Section 1007.9, check with the Fire Department when, how, and where applicable.Tactile exit signs shall be required at the following locations:
- Each grade-level exterior exit door shall be identified by a tactile exit with the word “EXIT.”
- Each exit door that leads directly to a grade-level exterior exit by means of a stairway or ramp shall be
identified by a tactile exit sign with the following words as appropriate:“EXIT STAIR DOWN”“EXIT RAMP DOWN”“EXIT STAIR UP”“EXIT RAMP UP”
- Each exit door that leads directly to a grade-level exterior exit by means of an exit enclosure, or an exit
passageway, shall be identified by a tactile exit sign with the words “EXIT ROUTE.”
- 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.”
- Each exit door through a horizontal exit shall be identified by a sign with the words “TO EXIT.”For the purpose of Section 1011.3, the term “tactile exit signs” shall mean those required signs that comply with Section 1117B.5.1, Item 1.
BUILDING ACCESSIBILITYIt is the project designer’s/property owner’s responsibility to show compliance on the drawings with all applicable Federal and State Accessibility Standards.Drawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC Section 1134B/Chapter 11B:
- An accessible entrance
- An accessible route to the altered area
- Accessible restrooms
- Accessible telephone (if any)
- Accessible drinking fountains, and
- Parking, signage and alarms
SITE ACCESSIBILITYRefer to the attached handout for Exterior Routes of Travel. Revise drawings to show compliance.CBC 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 to remodeled area and access shall incorporate pedestrian ramps, curb ramps, etc.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. (Applies to existing building and existing parking structure).The accessible route of travel shall be the most practical direct route between accessible building entrances, accessible site facilities, and the accessible entrance to the site. CBC Section 1127B.1and 1127B.1. 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.The following comments applies to walk and walk ways from arrival point and parking structure to remodel building;Walks and sidewalks 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.Walks and sidewalks shall not have cross slopes exceeding ¼” per foot (2% slope). Slopes along the path of travel shall not exceed 5% unless designed as a pedestrian ramp in accordance with CBC Section1133B.5. For curb ramps refer to CBC Section 1127B.5.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.
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.CBC Section 1127B.5. Item 4. Curb ramps shall comply with CBC Section 1127B.5. A level landing 4’ deep shall be provided at the upper end of each curb ramp over its full width to permit safe egress from the ramp surface, or the slope of the fanned or flared sides of the curb ramp shall not exceed 1 unit vertical to 12 units horizontal (8.33% slope).PARKING ACCESSIBILITY (Applies if parking structure is providing accessible stalls for remodel building).Refer to the attached parking handout for additional plan check comments. 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 1129B.CBC Section 1129B.1. 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 Section 1129B.1. In buildings with multiple accessible entrances with adjacent parking, accessible parking spaces shall be dispersed and located closest to the accessible entrances.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 Section 1129B and CBC Table 11B-6.When covered parking spaces are being provided, a proportionate number of spaces must be disabled accessible. Revise the drawings, as required, to show compliance.CBC Section 1129B.3, Item 3. Parking spaces must be located so that the disabled are not compelled to walk or wheel behind parked cars other than their own.CBC 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.i. 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 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”).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.
SANITARY FACILITIESExisting and toilet facilities to comply with following items:Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1.Table A of CPC to calculate the occupant load for each room/area and total occupant load for each floor. Table 4-1 CPC show justification for total number required male and female toilet rooms for each floor. Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 1115B and the California Plumbing Code. Please refer to red marks on the drawings for additional plan check comments.CBC Sections 1115B and 1210. 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’.CBC Section 1115B.4.3 Item 4. Note on the drawings hot water and drain pipes under lavatory shall be insulated.Ensure sanitary facilities comply with CBC Section 1115B.8.1 and that the bottom of the mirror is no higher than 40” from the floor.Drinking fountains serving the area of new work shall be accessible. CBC Section 1115B.4.6 and California Plumbing Code Section 406.5. Provide detail on the drawings for high and low drinking fountains.CBC Section 1117.B.2. Public telephones (if any) serving the area of new work shall be accessible.Refer to the attached sanitation facility handout for additional plan check comments. Revise plans to show compliance.Refer to the attached shower room handout. Show compliance on the drawings.
Show compliance with following items for A, M and B occupanciesCBC Section 1025.1, Assembly. All occupancies in Group A, including those which contain seats, tables, displays, equipment or other material, shall comply Sections 1025.1,1025.9.1and 1014.4.3 of CBC.CBC Section 1133B.6. 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.CBC Section 1122B.1. Where a single counter contains more than one transaction station, such as (but not limited to) a bank counter with multiple teller windows or a retail sales counter with multiple cash register stations, at least 5 percent, but never less than one, of each type of station shall be located at a section of counter that is at least 36” long and no more than 28 to 34” high.CBC Section 1123B. Refer to the attached handout on Access to Employee Areas. Provide compliance on the drawings.CBC Section 1122B. Refer to the attached handout on fixed or built-in, seating, tables and counters. Provide compliance on the drawings.Complete the attached Disabled Accessibility Documentation Form.CBC Section 1117B.8, Fitting and Dressing Rooms:
- Where fitting or dressing rooms are provided for male or female customers, patients, employees, orthe
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 shall comply with Section 1115B.8. The minimum clear space within the room
shall be 60” width and length. No door shall encroach into the required space.
- Exceptions:- Minor specialized display areas that do not exceed 200 square feet in floor area and to which the general public is excluded need not be made accessible.- Offices in sales facilities that do not exceed 5,000 square feet in total area, that are located on non-accessible levels, need not be made accessible.
GLAZINGNote 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.Glass shall be firmly supported on all four edges. Show on the drawings how compliance shall be made with CBC Section 2404. For glass not firmly supported on all four edges, design shall be submitted to the building official for approval.This building is subject to the State of California Energy Conservation Regulations:(Newwindows and equipment)
- The permit applicant shall be responsible for obtaining an energy plan check from a consultant who is
qualified to perform an energy efficiency analysis in accordance with the California Code of Regulations
(CCR,) Title 24, Par 6, 2008 California Energy Code. The plan check consultant must sign documentation
certifying that a thorough, competent review has been performed on behalf of the Enforcement Agency.
- The corrected/final ARCHITECTURAL drawings shall have the required energy efficiency compliance
documentation with completed signature blocks filed on the plans. The same information may be copied on
the Electrical Plans for the Electrical Plan Checker.
- The energy plan check consultant must complete the attached “Energy Conservation Plan Check Consultant
Qualification Statement.”
LIGHT AND VENTILATIONShow/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 2007 California Mechanical Code.Show/note LIGHTING requirements on the plans in accordance with CBC and California Electrical Code requirements for each type of use.
Note on drawings:
- CBC Section 1205.3, Artificial light. Artificial light shall be provided that is adequate to provide an average
illumination of 10’candles (107 lux) over the area of the room at a height of 30”above the floor level.
CEILING SYSTEMProvide complete structural calculations and drawings for suspended ceiling systems showing compliance with CBC Sections 711.3.1, 803.9, 1613, and 1705 (special inspections) and ASTM C635 and ASTM C636.The reflected ceiling plan and details must show compliance with CBC Sections 711.3.1, 803, 1613, and 1705 (special inspection) for suspended ceiling systems.In lieu of providing structural calculations per above comment, note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308)
STRUCTURALProvide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for:
- Stairway(s). CBC Sections 1607, 1630a and 1133B.4, and CBC Table 1607.1, Item 36.
- Handrail(s)/guard(s). CBC Sections 1012, 1013, and 1607.7.
- Shelving or storage racks over 8’ high & movable racks.
- New mechanical equipment on roof (note on Roof Framing Plan weight of each existing and new piece of
equipment on the roof)
- New equipment screening on roof, when required by planning Department.CBC Section 1603.3, Live loads posted. Where the live loads for which each floor or portion thereof of a commercial or industrial building is or has been designed to exceed 50 psf, such design live loads shall be conspicuously posted by the owner in that part of each story in which they apply, using durable signs. It shall be unlawful to remove or deface such notices.Note on the drawings design live and dead loads. Also, note on the drawings other special design loads.Submit two copies of engineering calculations for design and justification and a workability of fire escape stairway. Please refer to preliminary plan check comments dated 8-2-2010 for additional plan check comments. Refer to Sections 8-502.6 items 4, 5, 6 and 7, for live and dead load design requirements for fire escape stairway.Additional Plan Check CommentsReference sheet A00.01;Please remove “Not for construction” from drawingsIdentify where partial sprinklered is applicable to each floor/areas. Refer to item # d below.In addition to the 2007 California Building Code, this project is subject to the provisions of the 2007 California Historical Building CodeAdditions, 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 clarify if the entire building is equipped with sprinklered system. Remove index for MEP, as they are not part of this permit.Correct Type of construction to Type III-B.Reference sheet A00.30A through A0000.30E;A Minimum of 36 inches door width is required for accessibility compliance. Please correct non-compliance doors. Hardware category refers to 01 through 09 categories. Provide hardware schedule to show compliance with panic hardware for proposed A occupancy until exit discharge to outside of building is provided.Sliding glass doors are not accessible doors. Please clarify.Reference sheet A00.50; Clarify if existing alley is a private or public alley.Accessible parking stalls are required based on Table 11B-6 when existing adjacent parking structure is part of providing parking spaces for subject building under permit.Clarify if 8’-2” minimum height is provided for existing parking garage for accessibility compliance.Please note on the drawings if no parking is provided or required by City Planning Department.Reference sheet A02.00 & A00.60; (Basement level & 1st level)Demo drawings shows that there are additional toilet stalls are to be demoed than to be proposed as part of this permit except level 3. Justification based on Table A and 4-1 is required for each floor.provide a plumbing fixture Table on the drawings showing justification based on;
Table A of CPC to calculate the occupant loads for each room/area and total occupant loads for eachfloor. Based on Table 4-1 CPC show justification for total number required male and female toilet rooms for each floor. Please refer to red marks on the drawings for additional plan check comments.
Reference sheet A02.01; (1stLevel)Please refer to red marks on the drawings for additional plan check comments.Please note 18” clearance for accessible door to Public Courses Admin room.Refer to additional “door” plan check comments.Stairway enclosure is required to be separated from all other areas by 2 HR fire rated walls. Reference fire rating of fire rated wall to Table 8 and item number on the drawings
Reference sheet A02.02; (2ndLevel)Please refer to red marks on the drawings for additional plan check comments.Provide accessible ramp to speaker area in room 202.Provide 90 minute fire rated window for room 226.Stairway enclosure is required to be separated from all other areas by 2 HR fire rated walls. Reference fire rating of fire rated wall to Table 8 and item number on the drawingsApplies to each floor where applicable. Egress from a room or space shall not pass through adjoining or intervening rooms or areas, except where such adjoining rooms or areas are accessory to the area served, are not high hazard occupancy and provide a discernible pathminimum 44” wide aisle of egress travel to an exit.Egress shall not pass through kitchens, storage rooms, closets or spaces used for similar purposes.An exit access shall not pass through a room that can be locked to prevent egress.CBC Section 1015.2, Exit or exit access doorway arrangement. Required exits shall be located in a manner that makes their availability obvious. Exits shall be unobstructed at all times. Exit and exit access doorways shall be arranged in accordance with Sections 1015.2.1 and 1015.2.2.CBC Section 1017.3, Dead ends. Where more than one exit or exit access doorway is required, the exit access shall be arranged such that there are no dead ends in corridors more than 50’ in length in sprinklered buildings. CBC Section 1024.5.1. Doors, when fully opened, shall not reduce the required corridor width by more than 7”. Doors in any position shall not reduce the required width by more than one-half. Other nonstructural projections such as trim and similar decorative features are permitted to project into the required width 1.5” from each side.
Reference sheet A00.61 &A02.03; (3rdlevel #3)Provide the missing door between corridor and café room to meet dead end and compliant exiting with access trough café room. Correct exit sign location if applicable.Please refer to red marks on the drawings for additional plan check comments.Provide architectural drawings to show compliance with stairway and handrails, including accessibility.Submit structural calculations for design and justification of proposed ramp,stairway, and handrails for both ramp and stairway.Provide occupant load justification for 48 inches hallway located in the back of stage area providing access to stairway escape ladder for occupancy. Stairway enclosure is required to be separated from bookstore with 2 HR fire rated walls. Reference fire rating of fire rated wall to Table 8 and item number on the drawings.
Reference sheet A00.62 & A02.04; ( 4thLevel)Label non occupied roof area.Label corridor area where connecting two stairways. Please refer to additional exiting comments. Provide library room on accessible a floor as well.Show door from storage room opens at 180 degree to exit enclosure or change door swings.Please refer to red marks on the drawings for additional plan check comments.Revise room 412 to corridor are. Refer to comment 64.
Reference sheet A04.00 through A04.40 (All floors);CBC Section 1020.1. Exit enclosures shall have a fire-resistance rating of not less than 2 hours where connecting four stories or more. CBC Section 1020.1. An exit enclosure shall not be used for any purpose other than means of egress.Revise or relocate library and other rooms when part of exit enclosure. Please review each floor or compliance.
Show location of 2 HR rated new or existing walls of stairway exit enclosure on each floor separated from other room/areas and protect opening with 90 minute door/windows. Reference fire rating of fire rated wall to Table 8 and item number on the drawings
Show location of exit sign for each floor.
Please refer to additional exit sign plan check comments.
Please note areas of refuge are not exempt for fully sprinklered buildings. Please refer to Section 1007.3 and 1007.6 of CBC, showcompliance on the drawings.Elevator doors shall not open into exit enclosure. Section 1020.1.1 CBC.
Provide dimensioned floor plan to show wheel chair accessible door, sauna room, and shower and toilet rooms. Also refer to red marks on the drawings for additional plan check comments.Reference sheet A12.00 through A12.08 ; Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number or complete description copied from Table to each applicable detail.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.Incidental use area shall be separated or protected, or both, in accordance with CBC Table 508.2. Occupancy separation is required between A, B and S occupancies. Revise drawings to show compliance. Reference sheet A12.10; Provide positive attachment for all soffits to deck above. 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. Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803, 804 and CBC Table 803.5.
Indicate height for all shelving and show positive attachment to floor and wall. Provide structural calculations for vertical and lateral loads justification. When movable shelving is proposed provideaccessibility detail/s to insure accessibility compliance for bottom tract when attached to the floor.
Reference Sheet A12.51; Clarify if fixed or movable seating is provided for chapel room. Additional plan check may apply. Provide drawings to show compliance with Section 1025 of CBC for assembly use. Revise existing layout through stage area to access the exterior escape stairway. Egress shall not pass through kitchens, storage rooms, closets or spaces used for similar purposes.Required exit or exit access doorway shall be located in a manner that makes their availability obvious. Exits shall be unobstructed at all times. Exit and exit access doorways shall be arranged in accordance with Sections CBC Section 1015.2.1, 1015.2 and 1015.2.2.Seating at platform, clarify location on the floor plan and provide pressure treated wood and positive attachment to floor.Stairway enclosure is required to be separated from all other areas by 2 HR fire rated walls. Reference fire rating of fire rated wall to Table 8 and item number on the drawings.
Please note areas of refuge are not exempt for fully sprinklered buildings. Please refer to Section 1007.3 and 1007.6 of CBC for compliance.The lobby shall completely separate the elevators from the corridor by construction conforming to Section 1017.1 and all openings into the lobby wall contiguous with the corridor shall be protected as required by CBC Section 715.4.3, when elevators connecting more than two stories and opening into a corridor shall be provided with an elevator lobby at each floor containing such a corridor.Exceptions to elevator lobby requirements:
- In office buildings, separations need not be provided from a street floor elevator lobby provided the entire
street floor is protected with an automatic sprinkler system.Elevator doors shall not open into exit enclosure. Section 1020.1.1 CBC.Reference CBC Section 3406. For historical buildings accessibility compliance refer to Section 1135B of CBC. End of plan check comments