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HomeMy WebLinkAbout161348_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: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. 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.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 issuanceA separate Building Permit Application is required for: - Demolition - Site improvements - Storage RacksLabel and note hourly fire rating of: - Hallways(non-rated)Provide a wall legend indicating whether the wall is: - Existing, new, or to be removed - A fire-resistive assembly - Bearing walls versus non-bearing partitionsIncidental Storage Areas sales shall be separated from other areas by a one-hour fire-resistive assembly in accordance with CBC Section 508.2.Provide typical section view detail of all new partitions and ceilings showing: - Size, spacing, and material of framing members - Note gauge and ICC Research Report number and installation/construction requirements for metal framing members. - It is the project designer’s responsibility to coordinate work with the various trades to ensure that the size of the wall cavity will be large enough to accommodate piping, fittings, ducts, etc. There has been a continuing field problem of 2½” wide metal studs not being able to accommodate plumbing pipes. - Method of attaching framing to the building structure. Compliance shall be shown with CBC Section 1607.13 for lateral support of the walls. Do not support top of walls to suspended ceiling system unless calculations and drawing prepared by a registered engineer are submitted for review. Submit structural engineering calculations for walls in rooms with a floor to building structure above height greater than 14’. - Provide on the drawings details for the lateral support of partitions, rails and similar space dividers less than 5’ 9” in height. - Sheathing material and details of attachment. Note type, size, and spacing of fasteners. - Heights of partition, suspended ceiling, structure 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 and CBC Table 803.5.Note on the floor plan the use and occupancy load of each room and/or area. Relate each use to a CBC Table item. Note occupant loads which are the greater number based on CBC Section 1004 and Table 1004.1.1 or the actual number of occupants.Provide width of exit complying with: - CBC Section 1005 (Egress Width)CBC Section 1015.1, Exit or exit access doorways required. Two exits or exit access doorways from any space shall be provided where one of the following conditions exists: - The occupant load of the space exceeds the values in Table 1015.1. - The common path of egress travel exceeds the limitations of Section 1014.3. Table 1015.1 Spaces With One Means of Egress: OccupancyMaximum Occupant Load A, B, E, F, M, U49 TRAVEL DISTANCECBC Section 1016.1. Travel distance limitations. Exits shall be so located on each story such that the maximum length of exit access travel, measured from the most remote point within a story to the entrance to an exit along the natural and unobstructed path of egress travel, shall not exceed the distances given in Table 1016.1.Table 1016.1 Exit Access Travel Distance: OCCUPANCYWITHOUT SPRINKLERWITH SPRINKLERSYSTEM (feet)SYSTEM (feet) A, E, F-1, I-1, M, R, S-1200250b B200300cCBC Section 1016.1. Where the path of exit access includes unenclosed stairways or ramps within the exit access or includes unenclosed exit ramps or stairways as permitted in Section 1020.1, the distance of travel on such means of egress components shall also be included in the travel distance measurement. The measurement along stairways shall be made on a plane parallel and tangent to the stair tread nosing in the center of the stairway.Table 1019.2 For Buildings With One Exit:Maximum HeightMaximum OccupantsOf Building(Or Dwelling Units) OccupancyAbove Grade PlanePer Floor And Travel Distance A, B, E, F, M, U1 Story49 occupants and 75’ travel distance S1 Story29 occupants and 100’ travel distance B, F, M, S2 Stories30 occupants and 75’ travel distancePanic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s): - An Occupancy with an occupant count > 50. Refer to CBC section 1008.1.8.3, Item 2 for Exception. - Electrical rooms with equipment rated 1,200 amperes or more and over 6’ wide that contain over current devices, switching devices or control devices with exit access doors shall be equipped with panic hardware and doors shall swing in the direction of egress. - By the Fire Department CBC Section 1008.1.2, Revolving, sliding, and overhead doors serving an occupant load of more than 10 shall not be used as required exits. DOORS (ACCESSIBILITY)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.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.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 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 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.1.1.3, Recessed doormats shall be adequately anchored to prevent interference with wheelchair traffic.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. 36. Electronic Egress Control Devices shall show compliance with CBC Section 1008.1.8.6. 1008.1.2. Revolving, sliding, and overhead doors serving an occupant load of more than 10 shall not be used as required exits.Refer to the attached entrance/door handout. Revise the drawings to show compliance. STAIRWAYSStairways shall show compliance with CBC Sections 1009 and 1133B.4 including applicable disabled accessibility requirements. - 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 notbe less than 11”. - Treads, nosing, and risers require compliance with CBC Section 1133B.4.5, including no open risers and slip resistant treads. - CBC Section 1009.2, Dimension stairway headroom clearance. 6’ 8” minimum clearance. - Refer to the attached stairway handout; show compliance on the drawings.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. Please refer to stairway red marks on the drawings.CBC Section 1133B.4.3, Tactile floor designation signs that comply with Section 1117B.5, Item 1, shall be located at each floor level landing in all enclosed stairways in buildings two or more stories in height to identify the floor level. At exit discharge level, the sign shall include a raised five-pointed star located to the left of the identifying floor level. The outside diameter of the star shall be the same as the height of the raised characters. HANDRAILS FOR STAIRWAYSProvide handrail details on the drawings showing compliance with CBC Section 1009.10, 1012, and 1133B.4.1. - 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 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. - 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” indiameter cannot pass through. EXIT SIGNSExit 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 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 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.”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:Provide enlarged floor layout of items below to insure compliance. - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsBreak room located on the 2nd floor is not accessible. Provide accessible break room on the 1st floor. 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 to remodeled area.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. PARKING ACCESSIBILITYProvide 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.Refer to the attached parking handout for additional plan check comments. Revise the drawings to show compliance.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. SANITARY FACILITIESPlumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1. Provide occupant load calculations to show compliance.Sanitary facilities serving the area of new work shall be disabled accessible. Provide enlarged floor layout to show compliance. When required,revise the drawings to show compliance with CBC Section1115B.Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 1115B and the California Plumbing Code.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 1607.7. Provide complete grab bar details on the drawings showing compliance with CBC Section 1115B.8 including structural strength to support a 250 pound point load.CBC Section 1115B.4.3 Item 4. Note on the drawings hot water and drain pipes under lavatory shall be insulated.Provide a table on the drawings showing number of employees by gender, the number of each type of fixture required and the number of each type of fixture provided.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.Refer to the attached sanitation facility handout for additional plan check comments. Indicate the top of fixed or built-in counter, tables is between height of to be at 28” to 34” above the finish floor and knee clearance to be a minimum of 27” high, 30” wide, and 19” deep. CBC Sections 1122B of CBC. 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. ENERGY STANDARDSThis 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.” 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.Provide a complete suspended ceiling system plan and section detail showing the following: - Vertical supports - Seismic wires - Seismic strut/Compression strut - Perimeter wires - Separate fixture wires for lights and mechanical devices - ICC Research Report number for the suspended ceilingThe reflected ceiling plan and details must show compliance with CBC Sections 711.3.1, 803, 1613, and 1705 (special inspection) for suspended ceiling systems.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. - Guard(s). CBC Sections 1013 and 1607.7. - Storage racks over 8’ high - New equipment screening on roof (When required by Planning Department)- Provide attachment detail of equipment attachment to roof and equipment and incorporate results of structural calculations into drawings.Reference sheet A-4.0, Provide structural calculation for design and justification of modified floor/diaphragm.