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HomeMy WebLinkAbout163781_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. 3. TEL: FAX: VALUATION: EMAIL: FLOOD ZONE: APPLICABLE CODE: 2010 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.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. Re submittal Architectural and structural drawings are to be signed by both designers.Submit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application including architectural and structural fees. 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.Provide 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.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.Please refer to red mark drawings for removal of other sheets.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) - County of Orange Health Department approval on the corrected/final set of drawings (667- 3600) - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceProvide a complete list of all deferred items that are not part of this permit on the cover sheetClarify discrepancy between drawings and T-24 energy calculation for new floor area of 640. Revise t-24 calculation to show 640 S.F. for new floor area. T-24 sheet to have complete signature block completed.Interior floor finishes shall show compliance with CBC Section 804.Provide complete details on the drawings showing compliance with CBC Section 1004.3,1405 requirements for veneer construction.Foundation plan may be required.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 accessible seating area to show compliance with Table 11b -1 of CBCPanic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s):-Hardware complying with exiting and disabled accessibility requirements (CBC Sections 1008.1.8 and 1133B.2.5) - An Occupancy with an occupant count > 50. Refer to CBC section 1008.1.8.3, Item 2 for Exception.- By the Fire Department 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.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.Please refer to red marks on the drawings.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 conditionRefer to the attached entrance/door handout. Revise the drawings to show compliance. Please clarify on the drawings if exterior ramp is existing or new. Show compliance with ramp, landing and handrail/guard rail requirements. Any 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. - Pedestrian ramps used as exits shall show compliance with CBC Sections 1010 and 1133B.5. - Provide complete architectural plan views, sections, details, and notes for pedestrian ramps. - An aisle ramp slope in occupancies of Group A shall comply with Section 1025.11. - 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.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”. Ramps serving Group R occupancies may be 36” clear width wCBC 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.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.” 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 parking handout for additional plan check comments. Revise the drawings to show compliance.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.Refer to the attached parking handout for additional plan check comments. Provide a copy of the note from Planning Department to clarify that there are no parking provided for existing buildingCBC 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.CBC Sections 1102B, 1124B.1 and 1127B.1. Provide a continuous walking surface from each exit door to public way.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.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.Please refer to the attached handout for Exterior Routes of Travel. Revise drawings to show compliance.Provide on the drawings a complete window schedule showing: - Window sizes - Type and thickness of glazing (type of safety glazing for hazardous locations noted under CBC Section 2406.3Glass and glazing shall be in accordance with CBC Chapter 24. Note on the drawings all windows and doors having glazing. Indicate the type and thickness of each light of glazing on the drawings.Note type of safety glazing complying with CBC Section 2406 for hazardous locations listed under CBC Section 2406.3.Note type of safety glazing complying with CBC Section 2406 for glazing in fixed or operable panels adjacent to a door where the nearest exposed edge of the glazing is within a 24” arc of either vertical edge of the door in a closed position and where the bottom exposed edge of the glazing is less than 60” above the walking surface.Provide 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.Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308) in lieu of compliance with above comment.Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 1115B and the California Plumbing Code. Proposed toilet rooms do not show compliance. Please refer to mark up set of drawings and attached handouts. Revise drawings to show compliance. CBC Section1115BCBC 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.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.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 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.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.”It is the project designer’s/property owner’s responsibility to show compliance on the drawings with all applicable Federal and State Accessibility Standards.Please revise ADA compliance notes to T-24 compliance.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 (Show minimum of 48” hall way providing access to toilet rooms) - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsShow/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.Fireblocking. In combustible construction, fireblocking shall be installed to cut off concealed draft openings (both vertical and horizontal) and shall form an effective barrier between floors, between a top story and a roof or attic space. Fireblocking shall be installed in the locations specified in CBC Sections 717.2.2 through 717.2.7.Note ICC Research Report Number on the drawings for Walk-in cooler/storage or freezer.Provide 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 indicate ICC Research Report number 1308 for the suspended ceiling)CBC Section 1503.4. Submit roof drainage calculations based on a 4” per hour rainfall in accordance with CBC Section 1611 and the 2007 California Plumbing Code (CPC) Chapter 11. Show location of roof drain and overflow on the drawings. CPC Section 1101.11.2.2. Secondary roof drains having the same size as the roof drains shall be installed with the inlet flow line located 2 inches above the low point of the roof. Manufactured devices must be appropriately listed. CPC Section 1101.11.2.1. Roof drain overflow scuppers shall have at least three times the size of the roof drain it serves and may be installed in adjacent parapet walls with the inlet flow line located 2 inches above the low point of the adjacent roof (small localized sump is not considered to be the low point of the roof for this requirement unless it is a recognized listed device.)Indicate Cool Roofing for new storage addition of 640 S.F. Provide specifications and approval number.Revise structural calculations for minimum foundation/footing design requirements for small projects. Revise calculation and drawings; - Allowable foundation pressure not to exceed 1000 PSF. - Footing to have minimum reinforcement of: 2 #4 at top and 2 #4 at bottom. -. Minimum of 3000 PSI concertProvide structural calculations and drawings, stamped and signed by a California licensed architect or registered Civil Engineer forstone veneer.Provide complete details on the drawings showing compliance with CBC Section 1004.3,1405 requirements for veneer construction. Foundation plan may be required.