HomeMy WebLinkAbout173135_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:
-3
PROJECT ADDRESS:
and 800
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 4corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. 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. An “A” occupancy to be signed by licensed architect.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 issuance
FIRE PROTECTIONIncidental Storage Areas sales shall be separated from other areas by a one-hour fire-resistive assembly in accordance with CBC Section 508.2.5.Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number:
- Walls
- Ceilings
- Any Structural Elements
- Hallways
- CorridorsLabel and note hourly fire rating of: (Existing and new)
- All corridors
- Stair enclosures
- Exit passageways
- Hallways Reference sheet A-20.0, remove plywood and show fire retardant plywood in compliance with Section 603.1 of CBC. Show on the drawings, compliance with Type I construction (Non-combustible). Remove wood / MDF combustible material from drawings. Show fire retardant wood / MDF in compliance with Type I construction.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.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: (Reference sheet A-2.0-1, partition Legend refers to sheet A2.0-8 and this sheet is missing)
- Size, spacing, and material of framing members
- Note gauge and ICC Research Report number and installation/construction requirements for metal framing
members.
- 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.
- Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number.
- Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC Section 716
and mechanical Code Section 606.Reference sheet A-9.1, provide positive attachment for details 3, 4 and 8. 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, 804 and CBC Table 803.5.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 occupant load sign for an A occupancy.CBC Section 1015.2.1. Where a building is equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 or 903.3.1.2, the separation distance of the exit doors or exit access doorways shall not be less than one-third of the length of the maximum overall diagonal dimension of the area served. Show separation distance for compliance.
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 (show compliant distance on the drawings)
OCCUPANCYWITHOUT SPRINKLERWITH SPRINKLERSYSTEM (feet)SYSTEM (feet)
A, S-1200250b
B200300c
CORRIDORSCorridors 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.Table 1017.1 Corridor Fire Resistance Rating: Please note on the drawings fire rated corridor
OccupancyOccupant LoadRequired Fire-Resistance Rating (Hours)Served By CorridorWithout sprinklerWith sprinklersystemsystem
A, B,Greater than 3010Please call out existing 20 minute fire rated doors on the door schedule for 1 HR rated corridor.Provide a complete architectural section of 1-HR. corridor detailing fire resistive rated construction of the walls and ceilings. Detail all fire rated duct and other penetrations CBC Sections 708.4, 1017.1, 715.1, Table 715.4 & 716.5.4. Also 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 and CBC Section 1017.4.Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1017 and 708:
- Size, spacing, and material of framing members. Note gauge and ICC number and installation/construction
requirements for metal framing members.
- 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 drawings 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’.
- Sheathing material and details of attachment. Note type, size, and spacing of fasteners.
- Height of partition, suspended ceiling, structure above.
- Reference each wall and ceiling fire-resistive assembly to a CBC Chapter 7 Table and item number.
- Fire/smoke damper locations, installation requirements, and required access doors. Refer to CBC Section
716 and Mechanical Code Section 606.CBC Section 715.5.7.2. Where corridor walls are required to be one-hour fire-resistive construction by Section 1017, windows shall be protected by fixed glazing listed and labeled for a fire-protection rating of at least three-fourths hour in accordance with Section 715.5. The total area of windows in any portion of an interior corridor shall not exceed 25 percent of the area of the corridor wall of the room which it is separating from the corridor.CBC Section 715.4. When corridor walls are required to be of one-hour fire-resistive construction by Section 1017, 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.Include the following notes with typical one-hour corridor section view:
- Interior openings for other than doors or ducts shall be protected by fixed glazing listed and labeled for a fire
protection rating of at least three-fourths hour in accordance with CBC Section 715.5.
- Penetrations in fire-resistive walls shall comply with CBC Sections 715 and 716.
- Cabinets such as recessed electrical panels, fire hose cabinets, and recess fire extinguisher cabinets
constructed of steel are permitted, provided that the openings in the fire rated corridor are sealed with
approved sealant material to prevent the passages of smoke.
- Other cabinets should be installed or recessed so that there is no reduction in the fire rating of the wall, or
opening which would allow smoke to pass. This would mean that the cabinet must be surrounded with
material which provides the equivalent of one-hour fire resistance.Note on the drawings CBC Section 715 requirements for a pair of doors installed in a one-hourcorridor wall.
- A labeled assembly having a fire-protection rating of not less than 20 minutes.
- Self-closer or automatic-closer actuated by a smoke detector.
- Automatic flush bolts, the door leaf having the automatic flush bolts shall have no doorknob or surface-
mounted hardware. The unlatching of any leaf shall not require more than one operation.
- Full mortise hinges – three minimum.
- Tight-fitting clearances and provided with a gasket so installed as to provide a seal where the door meets the
stop on both sides and across the top. Clearances for a pair of swinging doors shall be as follows: With a
minus 1/16” tolerance – 1/8” along the top, 1/8” along the hinge and latch jambs, 1/8”along the meeting edge
of the doors, and ¼” at the bottom of the doors.
- An overlapping astragal extending the full height of the doors is required along the meeting edges of the
doors. A coordinating device is also required to insure proper closing.”
DOORSProvide on the drawings a complete door schedule, showing:
- Hardware complying with exiting and disabled accessibility requirements (CBC Sections 1008.1.8 and
1133B.2.5)
- Compliance with limitation of viewport size (CBC Section 715.4.3)
- Fire-rating of door assembly complying with CBC Section 715 Opening Protection for existing doors.
- Note smoke seal (in accordance with CBC Section 715.4.3, required for doors forming part of the one-hour
exit corridor envelope)Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s): Existing stairway doors are required to be upgrade with panic hardware to comply with proposed A occupancy.
- An Occupancy with an occupant count of 50 or more.
- By the Fire Department.Show compliance with Section 1008.1.4.4 of CBC. Identify doors area are to be equipped with card reader. 33. Delayed Egress Locks shall show compliance with CBC Section 1008.1.8.6, Approved, listed, delayed egress locks shall be permitted to be installed on doors serving any occupancy except Group A, E, and H occupancies in buildings that are equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 and an approved automatic smoke detection system installed in accordance with Section 907, provided that the doors unlock in accordance with Items 1 through 9 below. A building occupant shall not be required to pass through more than one door equipped with a delayed egress lock before entering an exit. Delayed egress devices shall conform to all of the following:
- The doors unlock upon actuation of the automatic sprinkler system or automatic smoke detection system.
- The doors unlock upon loss of electrical power to any of the following:
The egress-control device itself.
The smoke detection system.
Means of egress illumination as required by CBC Section 1006.
- The door locks shall have the capability of being unlocked by a signal from a switch located in an approved
location.
- The initiation of an irreversible process which will release the latch in not more than 15 seconds when a force
of not more than 15 pounds is applied for 1 second to the release device. Initiation of the irreversible process
shall activate an audible signal in the vicinity of the door. Once the door lock has been released by the
application of force to the releasing device, relocking shall be by manual means only. [SFM] The time delay
established for each egress-control device shall not be field adjustable. For applications listed in CBC Section
109.1 regulated by the Division of the State Architect – Access Compliance, see Chapter 11B, CBC Section
1133B.2.5. Exception: In facilities housing Alzheimer’s or dementia clients, a delay of not more than 30
seconds is permitted
- A sign shall be provided on the door located above and within 12” of the release device reading: “KEEP
PUSHING. THIS DOOR WILL OPEN IN 15 [30] SECONDS. ALARM WILL SOUND.” Sign lettering shall be
at least 1” height and shall have a stroke of not less than 1/8”.
- A tactile sign shall also be provided in Braille and raised characters, which complies with CBC Section
1117B.5.1, Item 1.
- Emergency lighting shall be provided at the door.
- Actuation of the panic bar or other door-latching hardware shall activate an audible signal at the door.
- The unlatching shall not require more than one operation.
- Regardless of the means of deactivation, relocking of the egress-control device shall be by manual means
only at the door.Reference sheet A-2.0-1, corridor area 105, 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. Please note the active side of doors 110 and 111 for accessibility.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.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 Sections 1011.6 and 1011.7. Show compliance on the drawings for floor-level exit sign in all interior corridors of group "A" occupancies, and exit path marking requirements in all interior rated exit corridors. CBC Section 1011.1. Provide a directional exit sign at changes in exiting direction.Please refer to sheet A-4.0-1 and A-4.0-8 for additional exit signs.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. 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: Provide cross reference from Reflected ceiling plans where exit signs are shown to sheet A-6.0 where tactile signage is shown.
- 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.”
- Each exit door through a horizontal exit shall be identified by a sign with the words “TO EXIT.”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. City of Santa Ana does not have jurisdiction to enforce ADA compliance and it is the responsibility of designer. If applicable please remove notes referring to ADA compliance from drawings. This project is reviewed 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
- Accessible telephone (if any)
- Accessible drinking fountains, and
- Parking, signage and alarms
SITE ACCESSIBILITYIf a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements between the pedestrian areas and vehicular areas, the boundary between the areas shall be defined by a continuous detectable warning which is 36” wide, complying with the CBC Section 1133B.8.5.
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.Please complete attached accessibility form to show the site accessibility and proposed two floors are in 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 based on pluming code and show compliance due to change in occupancy of portion of floor from B to occupancy.Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 1115B and the California Plumbing Code.Drinking fountains serving the area of new work shall be accessible (High and low). CBC Section 1115B.4.6 and California Plumbing Code Section 406.5. Show location on the drawings.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.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 Section 1122B. Revise drawings to show compliance.
GLAZINGProvide 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 2406.3Note 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.Note type of safety glazing complying with CBC Section 2406 for hazardous locations listed under CBC Section 2406.3.Glass shall be firmly supported on all four edges. Show on the drawings how compliance shall be made with CBC Section 2404. For glass not firmly supported on all four edges, design shall be submitted to the building official for approval.
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 2010 California MechanicalCode.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:
- Identify R values for interior walls separate each tenant. The corrected/final ARCHITECTURAL drawings shall have the required energy efficiency compliance.
STRUCTURAL
In lieu of soils investigation report per Sections 1803.6 of the 2010 California Building Code, revise structural calculations for minimum foundation/footing design requirements for small projects as follows:
- Allowable foundation pressure not to exceed 1000 PSF.
- Footing to have minimum reinforcement of: 2 #4 at top and 2 #4 at bottom.
Reference sheet 5 and 6 of structural calculations, show location of each equipment on structural drawings. Incorporate results of calculations into drawings prior to re-submittal.Reference sheet 5 and 6 of structural calculations, show location of equipment on architectural and structural drawings. Incorporate results of calculations into drawings prior to re-submittal.Submit structural calculations for design and justification of floor design based on Table 1607.1 and Section 1607.9.1.4 for floor live load of 100 psf for proposed “A” occupancy.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.Note on structural details that fire rating /protection of structural elements to be maintained when modification/alteration is made to these elements.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