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HomeMy WebLinkAbout159809_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: (Arch. Only) PROJECT ADDRESS: PLAN CHECK ENGINEER: Jason KwakTEL:714 647-5866FAX: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. Gary Hipolite 3. TEL: FAX: VALUATION: EMAIL: FLOOD ZONE: APPLICABLE CODE: 2007 CALIFORNIA BUILDING CODE (CBC) WITH CITY OF SANTA ANA AMENDMENTS THESE PLAN CHECK COMMENTS ONLY APPLY TO ARCHITECTURAL AND BUILDING LIFE AND SAFETY PART OF THE SUBMITTED PLANS ONLY. PLEASE REFER TO SEPARATE PLAN CHECK COMMENTS FOR STRUCTURAL AND OTHER MECHANICAL, ELECTRICAL, PLUMBING OR FIRE SPRINKLER PARTS OF THE PLANS. 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 FIVE corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5866 for an appointment.Please see corrections on submitted plans.Red marked set must be returned with revised plans. Plans resubmitted without the red markup set may result in delayed review time and additional plancheck fees.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) - Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039) - School 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 handout. - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceCBC Section 3306 Pedestrian protection shall be required for this project under separate permit. Show location and type of protection on plan view as well as disabled accessible path of travel. 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.State Division of Occupational Safety Permit (Cal/OSHA) (939-0145). A Cal/OSHA permit is required for: - Construction of trenches or excavations which are 5‘or deeper and into which a person is required to descend. - The construction or demolition of any building, structure, false-work, or scaffolding more than three stories high or the equivalent height.The final sets of plans must be signed by an engineer or architect licensed by the State of California. Plans for elements of the structure designed by others must be reviewed and approved by engineer or architect of record for general conformance to the structural design. (California Business and Professional Code 5536.1, 6735)Plans are illegible and/or prints are too light/dark to archive. Provide clear legible plans for review. See sheets A8.09 through A8.29 and sheet A9.03.Provide a statement on the title sheet of the plans that: This project shall comply with Title 24 and 2007 California Building Code (CBC), California Mechanical Code (CMC), California Plumbing Code (CPC), California Electrical Code (CEC), and 2008 California Energy Standard and the Santa Ana Municipal CodePlease update all notes and code references from 2001 California Building Code (CBC) to applicable sections of the 2007 CBC. Applicable sections include (and not limited to):Section 403 for high-rise buildingsSection 1007 for accessible means of egressProvide complete occupant load analysis and calculation on the Title Sheet of the plans. The updated occupant load tabulation received March 2, 2011does not match the floor area tabulations or the occupant loads listed on the plans. Please see sheet T0.1 and Egress Plans sheets AX2.1 to 2.4. Some of the discrepancies include:Floor area per floor and corresponding occupant loads do not matchThe 36th floor (Mezzanine) floor area and use (office and restaurant vs. only restaurant) and occupant loads do not matchThe 35th floor has two “open to sky” deck areas with total occupant load of 49 each (98 total) that has not been included in the tabulation.The 35th floor has “Unoccupied roof” areas without occupant load separated from occupied area by “steel pipe guard rail x 3’-0” high with vertical posts at 5’-0” o.c.” Provide a minimum separation of occupied and unoccupied areas, equivalent to a guardrail per Sections 1013.2 and 1013.3.The current total occupant load for the building is greater than 5,000, therefore the occupancy category is III per Section 1604.5 and Table 1604.5 of the 2007 CBC. Please note that the importance factors for wind and seismic design has changed for occupancy category IIIfrom the 2001 CBC to the 2007 CBC. Please consult the engineer of record regarding structural code changes.On Site Plan dimension distances from building(s) to all property lines, street center lines, and adjacent existing or proposed structures on the site.On Site Plan show all interior assumed lot lines, open space easements or development restricted areas.When two or more buildings are on the same property and they are not analyzed to comply as one building, the building shall have an assumed property line between them for determining wall and opening protection, and roof cover requirements or treated as a single building. (CBC 704.3)Exterior walls: The maximum area of unprotected or protected openings permitted in an exterior wall in any story shall not exceed the values in Table 704.8. Where both unprotected and protected openings are located in the exterior wall in any story, verify compliance with equation 7-2 of CBC 704.8. The allowable area of unprotected opening may be assumed as protected if the building is sprinklered. Provide ¾ hour opening assembly rating for exterior walls required to be 1-hour fire rated and 1 ½ hour openings assembly rating for exterior walls greater than a 1-hour fire rating. (704.12) Specify that exterior walls shall have no openings when closer than three feet fire separation distance. Openings include windows, doors, scuppers, vents, etc. (Table 704.8)Projections beyond the exterior wall shall not extend more than 12 inches into the area where openings are prohibited nor beyond a point one-third the distance to the lot line from an assumed vertical plane located where protected openings are required. (704.2)Print State Energy Forms ENV-1, ENV-2, MECH-1, and LTG-1 on the plans. Forms must be wet signed by the person responsible for its preparation. Energy forms on sheets A0.4 to A0.6 are missing.Provide notes and details for the following items: Identify all fire walls (705), fire barriers (706), fire partitions (708) – For example the floorplans callout the 2- hour walls as “partitions” however they are required to be “fire barriers” Horizontal Assemblies (711) Penetrations (712) Fire-resistive Joints (713) Fire-resistive rating of structural members (714)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.Detail how fire resistance of wall construction is maintained at built-in wall fixtures and behind mailboxes, fire extinguisher cabinets, electric panels exceeding 16 square inches in area, etc. (712.3.2)Fire dampers, smoke dampers, combination fire/smoke dampers and ceiling radiation dampers shall be provided at the locations prescribed in Sections 716.5.1 through 716.5.5. Where an assembly is required to have fire dampers and smoke dampers, combination fire/smoke dampers or a fire damper and a smoke damper shall be shown with the applicable rating on the mechanical plans.Provide approved protection details for through penetrations of fire-resistive assemblies [712.3.1.1, 712.3.1.2]. Also, provide a note on the plans stating: “Penetrations of fire-resistive walls, floor-ceilings and roof ceilings shall be protected as required in CBC Sections 712.3 & 712.4.”Means of egress illumination: The means of egress, including the exit discharge, shall be illuminated at all times the building space is occupied. Provide means of egress lighting with emergency power back-up supply where two or more exits are required. (1006.3) Provide low level exit signs and exit path marking in corridors serving assembly occupancy and in hotels. Sign to be 6 to 8 inches above the floor and 4 inches from the door frame. (1011.6 & 1011.7)Stairs in buildings over 55 feet in height shall be in a “Pressurized Enclosure” per CBC 909.20, 1020.1.7.CBC Section 1020.1.6, Stairway floor number signs. Provide updated sign information and requirements per section.CBC Section 1007.2.1, Accessible means of egress elevator. In buildings where a required accessible floor is four or more stories above a level of exit discharge, at least one required accessible means of egress shall be an elevator complying with Section 1007.4CBC Section 1007.4, Elevators. In order to be considered part of an accessible means of egress, an elevator shall comply with the emergency operation and signaling device requirements of Section 2.27 of ASME A17.1. Standby power shall be provided in accordance with Sections 2702 and 3003. The elevator shall be accessed from either an area of refuge complying with Section 1007.6 or a horizontal exit. Verify compliance with code section.Elevators shall comply with the most stringent requirements of the State of California Code of Regulations (CCR), Title 8, subchapter 6, State Elevator Safety Regulations and the 2007 California Building Code Chapter 30. Compliance shall also be made with the California Accessibility Standards. State amended CBC Section 3002.4a states when an elevator for medical emergencies shall be provided. CBC Section 1007.6, Areas of refuge. Every required area of refuge shall be accessible from the space it serves by an accessible means of egress.Where an elevator lobby is used as an area of refuge, the shaft and lobby shall comply with Section 1020.1.7 for smoke proof enclosures.Each area of refuge shall be sized to accommodate two wheelchairs where the occupant load is greater than 200. Verify the occupant load on the 36th floor – two wheelchair spaces may be required if the occupant load is greater than 200. See sheet A7.13.Provide required maneuvering clearances for wheelchairs per Figure 11B-5a (b) for stairway vestibules with wheelchair spaces in alcoves. An additional 12” maybe be required to the 96” length provided.On the 35th floor, provided signage and accessible path of travel from Space 3500 (restaurant) to the area of refuge which is located in another vestibule serving Stairway #1. See sheet A7.12A.Revise plans to show complete 2-hour fire rated exit enclosures. See red markups on sheetsA7.13 and A7.14Revise sheet A7.32 to show required 2-hour enclosures at service elevator sections.Required 90 minute fire rated doors in elevator machine room is missing in door schedule. See sheet A7.15 and A9.02.Provide 90 minute fire rated doors at exit stairway enclosures to vestibules at all floors. Typical doors xx05 and xx10 are listed as 20 minute rated doors however are required to be 90 minute rated. See door schedule sheets A9.01 and A9.02.Show on site plan the accessible path of travel from accessible parking and the public way to all building entrances. Show all grade changes, ramps, etc., if applicable. 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 1008.1.7, Door arrangement. Space between two doors in a series shall be 48 inches minimum plus the width of a door swinging into the space. Provide required clear dimensions at vestibules for exit stairway enclosures.The space between two consecutive door openings in a vestibule shall provide a minimum of 48” plus the door width when the door is positioned at an angle of 90 degrees from its closed position. Doors in a series shall swing either in the same direction or away from the space between the doors. See Figures 11B-30 & 31 for strike edge clearance. (1133B.2.4.4)Maximum effort to operate exterior or interior doors with closers shall not exceed five pounds. This may be increased to 15 pounds for fire-rated doors.CBC Section 1015.3, Boiler, Incinerator and furnace rooms. Two exit access doorways are required in boiler, incinerator and furnace rooms where the area is over 500 square feet and any fuel-fired equipment exceeds 400,000 British thermal units (Btu) input capacity. Where two exit access doorways are required, one is permitted to be a fixed ladder or an alternating tread device. Exit access doorways shall be separated by a horizontal distance equal to one-half the length of the maximum overall diagonal dimension of the room. Refer to Sections 1015.4 through 1015.6 for additional comments.CBC Section 1019.2,Helistops. The means of egress from helistops shall comply with the provisions of Chapter 10, provided that landing areas located on buildings or structures shall have two or more exits. For landing platforms or roof areas less than 60’ long, or less than 2,000 square feet in area, the second means of egress is permitted to be a fire escape or ladder leading to the floor below.This building is subject to the State of California Energy Conservation Regulations: - 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.” - Refer to the attached information sheet.