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HomeMy WebLinkAbout169846_2_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: /18 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.Resubmit4corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831 for an appointment.Please return marked up set of drawings with corrections.(When applicable) 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.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) - 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 issuance- 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.Provide a complete list of all deferred items that are not part of this permit on the cover sheetInterior floor finishes shall show compliance with CBC Section 804.Provide complete details on the drawings showing compliance with CBC Section 1405 requirements for veneer constructionCBC 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 specifications for doors hardware (i.e., lever type, push-pull panic, etc) to comply with disabled access requirements. CBC Section 1133B.2.5.Panic 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.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, 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.Refer to the attached entrance/door handout. Revise the drawings to show compliance.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.”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.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.Please note that City of Santa Ana does not review privately funded projects for ADA compliance. It is the project designer’s/property owner’s responsibility to show compliance on the drawings with ADA applicable laws. Remove ADA compliance notes on the drawings. City of Santa Ana reviews privately funded projects for compliance with 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(Show minimum of 48” hall way providing access to toilet rooms) - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsAt 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.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 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 1110B.1.3, Check Stands CBC Table 11B-2: NUMBER OF REGULARNUMBER TO BE CHECKSTANDSACCESSIBLE 1 to 41Show/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 2010 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 CBC Section 1133B.5.8, Outdoor ramps. Outdoor ramps and their approaches shall be designed so that water will not accumulate on walking surfaces.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.Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1.Sanitary facilities serving the area of new work shall be disabled accessible. 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 1115Band Figure 11B-1B. The width of the level area on the side to which the door swings shall extend 18” past the strike edge of the door where providing access to toilet room. CBC Section  1126A.3.2.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.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.(When provided) Drinking fountains serving the area of new work shall be accessible. CBC Section 1115B.4.6 and California Plumbing Code Section 406.5.(When provided) CBC Section 1117.B.2. Public telephones 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.All dining, banquet, and bar facilities shall be made accessible to persons with disabilities as provided in CBC Section 1104B.5. At least 5%, but not less than one of the seating spaces in each functional area is accessible as follows: - Provide a minimum 30” x 48” wheelchair clear floor space. - Provide knee space at tables at least 27” high, 30” wide and 19” deep. - Provide height of tables between 28” – 34” from the floor ground. - Provide access to accessible seating space(s) by aisles with a minimum of 36” in width.Reference sheet A1.0, Provide elevation of counters to show counter height between 28” and 34”.(Show accessible dining table in the dining area #101) - Top of counter is between 28” – 34” above the finish floor. - Knee clearance to be a minimum 27” high, 30” wide, and 19” deep. Exception: Knee clearance is not required at checkout counters or service counters. - Clear floor space a minimum of 30” by 48”.Reference sheet C-1A, show compliance with following items;Exterior wall located at 25’.6” from property line is non-rated based on Table 602 of 2010 CBC. However Table 705.8 requires the openings such as window to be limited to 70% of wall area. Show calculations on the drawings for compliance. Provide outdoor non smoking signage for compliance with California Green Building Code, CGBCPedestrian 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 Provide a curb cut detail from accessible parking stall to walkway area to insure accessible path of travel.Note ICC Research Report Number on the drawings for Walk-in cooler and or freezer.Reference sheet K1.0, show compliance with following items;Provide elevation of 2 hank sink located in the kitchen area as shown on sheet K1.0 to insure accessibility compliance.Show 1% of lockers are accessible.Indicate the height for shelving in the kitchen area. Provide positive attachment to wall. Structural calculations may be required for design and justification. Show 18” clearance for doors the width of the level area on the side to which the door swings shall extend 18” past the edge for interior doors. CBC Section  1126A.3.2.Provide details on the drawings for the seismic restraint of water heater. Refer to City of Santa Ana public handout on Water Heater Installation. (PC 508.2) Plans shall indicate method of verification of compliance with all CALGreen requirements. Third party or other methods shall demonstrate satisfactory conformance with mandatory measures. Include City's Mandatory Measures Checklist copies onto plans. Please refer to attached check list for CalGreen Check List and Certification handout. Provide a copy on the drawings and show compliance on the plans.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 red marks on the drawings for additional comments.Note on drawings: "Truss supplier shall submit calculations and shop drawings signed by a registered civil engineer to the responsible project designer who agrees to review the shop drawings for acceptance prior to fabrication. Shop drawings and calculations shall be submitted to the Building Safety Division for acceptance after the responsible project designer has noted his/her acceptance and prior to fabrication.” Truss drawings must reflect compliance with CBC Sections: - Include the weight of all equipments located on the roof as additional dead load when designing roof trusses. - Plans, structural calculations, and specifications must be prepared by a California registered civil engineer. (A106.1) - Fire-resistive protection of trusses when required by Table 6-A. (714.2.3) - Regulation of prefabricated construction including required inspections and certifications. (1703.7) - Connectors and fasteners shall be installed in accordance with CBC Section 2304.9. - Metal-plate-connected wood trusses shall conform to CBC Section 2303.4.2. Provide evidence of required fabrication, storage, handling and delivery inspections. - When bearing studs are spaced at 24-inch intervals and top plates are less than two 2-inches by 6-inches, and when trusses are spaced at more than 16” intervals, such trusses shall bear within 5” of the studs beneath or a third top plate shall be installed. (2308.9.2.2) - The ICC approved agency number must be noted on shop drawings.Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered Civil Engineer for:Stone veneer (please refer to Chapter 14 for specific requirements) - TrellisLight StandardsTrash enclosureAwning/sshelving in the kitchen areaRoof equipment (Trusses to be design to consider the weight of each equipment as additional dead load)(Special inspection for concrete with strength of 4500 PSI).CBC Section 1704.4, Concrete construction. The special inspections and verifications for concrete construction shall be as required by this section and Table 1704.4.CBC Section 1705.1, General. Where special inspection or testing is required by Section 1704, 1707 or 1708, the registered design professional in responsible charge shall prepare a statement of special inspections in accordance with Section 1705 for submittal to Building Department. (Sections 1704.1.1, 1705.2, 1705.3 through 1707.8).CBC Section 1603.1.4, Wind design data. The following information related to wind loads shall be shown, regardless of whether wind loads govern the design of the lateral-force-resisting system of the building: - Basic wind speed (3-second gust), miles per hour (km/hr). - Wind importance factor, I, and occupancy category. - Wind exposure. Where more than one wind exposure is utilized, the wind exposure and applicable wind direction shall be indicated. - The applicable internal pressure coefficient. - Components and cladding. The design wind pressures in terms of psf to be used for the design of exterior component and cladding materials not specifically designed by the registered design professional.CBC Section 1603.1.5, Earthquake design data. The following information related to seismic loads shall be shown, regardless of whether seismic loads govern the design of the lateral-force-resisting system of the building: - Seismic importance factor, I, and occupancy category. - Mapped spectral response accelerations, SS and S1. - Site class. - Spectral response coefficients, SDS and SD1. - Seismic design category. - Basic seismic-force-resisting system(s). - Design base shear. - Seismic response coefficient(s), CS. - Response modification factor(s), R. - Analysis procedure used.