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HomeMy WebLinkAbout172697_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.The drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2010 California Building Standards Code with local amendments.Title 24 Energy forms and documentation are missingClearly indicate the scope of work under this building permit application: - Include new roofing per roof plan. - Clarify work being done by owner for structural floor upgrade with corresponding permit number on title sheet.CBC Sections A107, All drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.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 ((714)573-6100) - 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: - Each sign - Block wall(s) - Light standard(s) - Pedestrian protection - Site improvements - Screen Wall for Proposed EquipmentProvide updated sheet index. Provide missing sheets as marked in red.Provide plans in order as shown on index.Provide the following: - Provide a fully dimensioned site plan on each set of plans. - Disabled access compliance must be shown on the site plan. - Show all property lines of record on the site plan. Show compliance with CBC Section 704 and CBC Tables 601, 602, and 704.8.Show on the plans: - Complete legal description - Assessor’s Parcel Number Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503) for ENTIRE BUILDING - Fire Sprinkler System (State purpose of sprinkler system, for example, area increase under CBC Section 506.3, required by CBC Section 903 for type of occupancy, etc.) - Number, width, and purpose (cite code section) of yards required - Number and fire-resistive rating of all area separation walls - Number of stories/mezzanines and building height in feetLabel and note hourly fire rating of: - Exterior walls - All corridors - Fire walls - Fire barriers - Shafts - Stair enclosuresProvide a wall legend indicating whether the wall is: - Existing, new, or to be removed - A fire-resistive assembly - Bearing walls versus non-bearing partitionsWhen there has been a change in use or occupancy classifications, drawings shall show compliance with the CBC requirements for the new classifications. Reference CBC Section 3406.Provide justification for assembly A occupancy floor live load requirement for all new A occupancy areas. If the floor system was fully or partially upgraded before, provide permit history and numbers to document work done and proposed.Please verify the proposed occupant load of the assembly area. Please note that if the occupancy change to assemby results in more than 300 occupant load then the building may be reclassified from Occupancy Classification II to III per Table 1-1 of ASCE 7-05. Per Section 3408 of the CBC, when a structure is reclassified to a higher occupancy category, the structure shall conform to the seismic requirements for a new structure of the higher occupancy category.Provide occupancy separation from proposed tenant space to existing adjacent spaces per Section 508.Provide on the drawings a complete “fire resistance design schedule” which shall include the following: - The building elements which require fire-resistive construction. - The hourly rating of the building element as required by the Code. - Evidence of appropriate fire resistance for each building element in accordance with specific UL listing or ICC Evaluation Report for each material selected. Evidence shall include appropriate material thickness for each building element.Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number: - Walls - Ceilings - Columns - Shafts - Structural Elements - Fire walls - Fire barriers - Stair enclosures - Horizontal exits - Exit passageway - Hallways - CorridorsPlans 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.CBC Section 708.9, Penetrations in a fire partition by ducts and air transfer openings shall comply with Section 716.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. - Heights of partition, suspended ceiling, structure above. - Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number. - Fire-blocks and draft-stops in combustible construction in accordance with CBC Section 717. Show location(s) and provide typical construction details. - Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC Section 716 and mechanical Code Section 606.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.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 2010 California Building Code Chapter 30. 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 width of exit complying with: - CBC Section 1005 (Egress Width) - CBC Sections 1017.2 and 1133.B.3 (Corridors, Hallways, and Exterior Exit Balconies) - CBC Section 1025 (Assembly Occupancy)Provide revised exiting analysis. Exit plan shows that several stairways do not meet the required width.CBC Section 1007.2, Continuity and components. Each required accessible means of egress shall be continuous to a public way and shall consist of one or more of the following components: Accessible Routes, Stairways, Elevators, Horizontal Exits, Ramps, or Areas of Refuge.CBC Section 1014.2, Egress through intervening spaces. Egress through intervening spaces shall comply with this section. Assembly and education use cannot exit through a S-2 occupancy parking garage.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 a high hazard occupancy and provide a discernible path of egress travel to an exit.CBC Section 1015.2.2, Three or more exits or exit access doorways. Where access to three or more exits is required, at least two exit doors or exit access doorways shall be arranged in accordance with the provisions of Section 1015.2.1.CBC Section 1024.6, Access to a public way. The exit discharge shall provide a direct and unobstructed access to a public way.Corridors shall be fire-resistance rated in accordance with Table 1017.1. The corridor walls required to be fire-resistance rated shall comply with Section 708 for fire partitions.CBC Section 1017.4.1, Corridor ceiling. Use of the space between the corridor ceiling and the floor or roof structure above as a return air plenum is not permitted. See CBC Section 1017.4 for exceptions.CBC Section 1017.5, Corridor continuity. Fire-resistance-rated corridors shall be continuous from the point of entry to an exit, and shall not be interrupted by intervening rooms.Foyers, lobbies or reception rooms constructed as required for corridors shall not be construed as intervening rooms. In fully sprinklered office buildings, corridors may lead through enclosed elevator lobbies if all areas of the building have access to at least one required exit without passing through the elevator lobby. [SFM]CBC Section 1017.4, Air movement in corridors. Corridors shall not serve as supply, return, exhaust, relief or ventilation air ducts when required to be fire-resistive rated in accordance with Table 1017.1.Provide a complete architectural section of 1-HR. corridor detailing fire resistive rated construction of the walls and ceilings. Detail all duct and other penetrations CBC Sections 708.4, 1017.1, 715.1, Table 715.4 & 716.5.4.Exit for assembly occupancy shall comply with Section 1028.2. The main exit shall be of sufficient width to accommodate not less than one-half of the occupant load.The main exit shall front on at least one street or unoccupied space of not less than 20 feet in width that adjoins a street or public way.CBC Section 715.4. When corridor walls are required to be of one-hour fire-resistive construction by Section 1018, every interior door opening shall be protected by a tight-fitting smoke-and-draft-control assembly having a fire-protection rating of not less than 20 minutes. Viewport in 20-minute rated door limited to 1” in diameter. Said doors shall not have louvers. The door and frame shall bear an approved label or other identification showing the rating, thereof, followed by the letter “s,” the name of the manufacturer, and the identification of the service conducting the inspection of materials and workmanship at the factory during fabrication and assembly, in accordance with NFPA 80 and UL 1784. Doors shall be maintained self-closing or shall be automatic closing by actuation of a smoke detector in accordance with Section 715.4.7. Smoke-and-draft-control door assemblies shall be provided with a gasket so installed as to provide a seal where the door meets the stop on both sides and across the top.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. - Elevators not required to meet the shaft enclosure requirements of Section 707.2. - Where additional doors are provided in accordance with Section 3002.6.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.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.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.4.4, Where stairways occur outside a building, the upper approach and all treads shall be marked by a strip of clearly contrasting color at least 2” wide and placed parallel to and not more than 1” from the nose of the step or landing to alert the visually impaired. The strip shall be of a material that is at least as slip-resistant as the other treads of the stair. A painted strip shall be acceptable.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.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 wheel guide rail shall be provided, centered 3” plus or minus 1” above the surface of the ramp.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.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.”It 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 alarmsPriority shall be given to those elements that will provide the greatest access in the above order.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.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 Sections 1102B, 1124B.1 and 1127B.1. Provide a continuous walking surface from each exit door to public way.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 hi-low water fountains.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.Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1.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, 2010 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. - Provide cool roofing as required by 2008 Energy Standards. - The energy plan check consultant must complete the attached “Title 24 Review Form”Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308)Provide 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. - Change in floor use/loading. Refer to CBC Section 1607 and CBC Table 1607.1. This includes: - 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 - Structural support of shaft(s) and/or hood(s) - Canopy - Trash Enclosure (see attached handout.) - Any other structural alteration - Removal or alteration of existing shear wallsCBC Section 1603.1.7, Special loads. Special loads that are applicable to the design of the building, structure or portions thereof shall be indicated along with the specified section of this code that addresses the special loading condition.