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HomeMy WebLinkAbout175500_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.Additions, alterations or repairs made to any building constructed prior to January 1, 1946, other than an R-Occupancy building, exceeds $50,000 in cost in any one-year period, then either (A) the entire building must be completely sprinklered in accordance with fire department standards, or (B) the building must comply with requirements as outlined under Santa Ana Municipal Code (SAMC) Section 8-150. A copy of SAMC Section 8-150 may be obtained by visiting the City of Santa Ana’s website at www.santa-ana.org.Clearly indicate the scope of work under this building permit application: - Revise project job description on the building permit application worksheet to reflect the work to be done under the subject building permit application. - Construction drawings must clearly show all work to be done under the subject building permit application. - Delete all notes and details from drawings that are not a part of the work to be done under the subject building permit application. This includes mechanical, plumbing and electrical work that is not specifically required by the Building Code.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.All persons preparing plans, specifications, and instruments of service for others shall sign those plans, specifications and other instruments of service for others shall sign those plans, specifications and other instruments of service and all contracts therefore. This requirement applies to both exempt and non-exempt projects. Business and Professions Code Chapter 3, Division 3, Section 5536.1(a).Include address and telephone number of the responsible designer, and date of signing of drawings.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. - Public Works Agency approval (647-5039) - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceDrawings must be to scale and be on 18” x 24” minimum sheets. - Provide a Vicinity Map showing project location - Provide a fully dimensioned Floor Plan Provide the following: - Provide a fully dimensioned site plan on each set of plans. - Disabled access compliance must be shown on the site plan. - Provide a fully dimensioned site plan on a separate 8½” x 11” sheet of paper. - 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 - Project Address/Suite/Room Numbers; Building Numbers - Occupancy Classification(s) - Type of Construction - Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503) - 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 feetProvide 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.Submit a letter addressed to the Building Safety Division describing in detail the manufacturing process from material delivery, storage, handling, packaging, and shipping of finish product. Include an equipment list describing use in the process.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.Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.5.Interior floor finishes shall show compliance with CBC Section 804.Provide complying exiting plan for the “reminder” area. Note the use of adjacent units.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.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.Occupant load is calculated as follows: - Office Area ___Persons - Conference Room ____Persons - Conference Room ____Persons - Lunch Room ___Persons - Storage __Persons - Training/Classroom __PersonsProvide 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 1021.2 (Exit Passageways) - CBC Section 1024.5.1 (Egress Courts) - CBC Sections 1025.9.1 and 1133.B.6.2 (Aisles) - CBC Section 1133.B.5.2 (Ramps) - CBC Sections 1007.3 and 1009.1 (Stairs) - CBC Section 1025 (Assembly Occupancy)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.Provide number of exits required by CBC Sections 1015 and 1016.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. - Where required by Sections 1015.3, 1015.4 and 1015.5. - In holding cells, such as are found in courthouse buildings, a minimum of two means of egress shall be provided when the occupant load is more than 20.Table 1015.1 Spaces With One Means of Egress: OccupancyMaximum Occupant Load A, B, E, F, M, U49 H-1, H-2, H-33 H-4, H-5, I-1, I-3, I-4, R10 S29 Day care maximum occupant load is 10CBC Section 1018.1, EXIT. That portion of a means of egress system which is separated from other interior spaces of a building or structure by fire-resistance-rated construction and opening protectives as required, to provide a protected path of egress travel between the exit access and the exit discharge. Exits include exterior exit doors at ground level, exit enclosures, exit passageways, exterior exit stairs, exterior exit ramps and horizontal exits.CBC Section 1018.2.2, Exterior exit doors shall lead directly to the exit discharge or the public way.CBC Section 1019.1 Minimum number of exits. All rooms and spaces within each story shall be provided with and have access to the minimum number of approved independent exits required by Table 1019.1 based on the occupant load of the story, except as modified in Section 1015.1 or 1019.2. For the purposes of this chapter, occupied roofs shall be provided with exits as required for stories. The required number of exits from any story, basement or individual space shall be maintained until arrival at grade or the public way.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 H-2, H-3, L1 Story3 occupants and 25’ travel distance H-4, H-5, I, R1 Story10 occupants and 75’ travel distance I-2, I-2.11 Story7 occupants and 50’ travel distance S1 Story29 occupants and 100’ travel distance B, F, M, S2 Stories30 occupants and 75’ travel distance R-22 Stories4 dwelling units and 50’ travel distanceCBC Section 1008.1.8, Note on drawing: “Exit doors shall be openable from the inside without the use of a key or any special knowledge or effort.”CBC Section 1008.1.2, Exit doors shall swing in the direction of exit travel when serving any hazardous area or when serving an occupant load of 50 or more.Panic 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. - E Occupancy with an occupant count > 50 - H Occupancy - I-2 or I-2.1 Occupancy with an occupant count > 50 - 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 All doors require a level floor landing on each side in accordance with CBC Sections 1008.1.4, 1008.1.5, 1008.1.6, and 1133B.2.4 and CBC Figures 11B-26A and 11B-26B. Provide typical door threshold details and details of change in floor covering material.The City of Santa Ana requires concrete exterior door landings. Revise the drawings to show compliance.Revise the drawings to reflect under CBC Section 1008.1.8.3 Exception 2.2, which reads “THIS DOOR MUST REMAIN UNLOCKED WHENEVER THE BUILDING IS OCCUPIED.”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.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 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.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.” - 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.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.Valuation of proposed project is calculated as $____________. A minimum of 20% of valuation of construction is required to be spent towards providing disabled access in the priority order noted in the immediate previous item as noted in CBC Section 1134B. Revise the drawings to show compliance. Show both existing elements and how they will be upgraded to current standards.CBC Section 1007.1, Accessible spaces shall be provided with not less than one accessible means of egress. Where more than one means of egress is required by Section 1015.1 or 1019.1 from any accessible space, each accessible portion of the space shall be served by accessible means of egress in at least the same number as required by Section 1015.1 or 1019.1, Chapter 11A or 11B, as applicable.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 Table 11B-6 establishes the number of accessible parking spaces required. Revise the drawings to show at least___disabled accessible parking spaces including___van accessible spaces.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.CBC Section 1129B.3, Item 3. Parking spaces must be located so that the disabled are not compelled to walk or wheel behind parked cars other than their own.CBC Section 1129B.3, Item 4. Surface slopes of accessible parking spaces shall be the minimum possible and shall not exceed 1 unit vertical to 50 units horizontal (2% slope) in any direction.CBC Section 1129B.3, Item 2. One in every eight accessible spaces, but not less than one, shall be served by an access aisle 8’-0” (96”) wide minimum and shall be designated van accessible as required by Section 1129B.4. The words NO PARKING shall be painted on the ground within each eight’ loading and unloading access aisle. This notice shall be painted in white letters no less than 12” high and located so that it is visible to traffic enforcement officials. See Figure 11B-18B.Disabled accessible parking spaces should be sized as follows: - CBC Section 1129B.3, Item 1. Where single spaces are provided, they shall be a 9’ wide parking area with an outlined 5’ wide (8’ wide for van accessible space) loading and unloading aisle ON THE PASSENGER SIDE OF THE VEHICLE. The minimum length of each parking space shall be 18’. The loading and unloading access aisles shall be marked by a border painted blue. Within the blue border, hatched lines a maximum of 36” on center, shall be painted a color contrasted with the parking surface, preferably blue or white. Parking access aisles shall be part of an accessible route of travel (complying with Section 1114B.1.2) to the building or facility entrance. Parked vehicle overhangs shall not reduce the clear width of an accessible route. The words NO PARKING shall be painted on the ground within each loading and unloading access aisle. This notice shall be painted in white letters no less than 12” high and located so that it is visible to traffic enforcement officials. See Figure 11B-18A. - CBC Section 1129B.3, Item 1. When more than one space is provided, two 9’ wide parking areas may be outlined on each side of a 5’ wide (8’ wide for van accessible space(s)) loading and unloading aisle. The minimum length of each parking space shall be 18’. The loading and unloading access aisles shall be marked by a border painted blue. Within the blue border, hatched lines a maximum of 36” on center, shall be painted a color contrasted with the parking surface, preferably blue or white. See Figure 11B-18A. Parking access aisles shall be part of an accessible route of travel (complying with Section 1114B.1.2) to the building or facility entrance. Parked vehicle overhangs shall not reduce the clear width of an accessible route. The words NO PARKING shall be painted on the ground within each loading and unloading access aisle. This notice shall be painted in white letters no less than 12” high and located so that it is visible to traffic enforcement officials. See Figure 11B-18A.CBC Section 1129B.3. Revise the drawings to show disabled accessible parking space loading/unloading aisle on the PASSENGER SIDE.CBC Section 1129B.3, Item 1. Revise the drawings to show the words NO PARKING shall be painted on the ground within each loading and unloading access aisle. This notice shall be painted in white letters no less than 12” high and located so that it is visible to traffic enforcement officials. See Figure 11B-18A.Passenger drop-off and loading zones, if provided, shall comply with CBC Section 1131B.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.The surface of each accessible parking space or stall shall have a surface identification duplicating either of the following schemes: - By outlining or painting the stall or space in blue and outlining on the ground in the stall or space in white or suitable contrasting color a profile view depicting a wheelchair with occupant; or - By outlining a profile view of a wheelchair with occupant in white on blue background. The profile view shall be located so that it is visible to a traffic enforcement officer when a vehicle is properly parked in the space and shall be 36” high by 36” wide. See CBC Figures 11B-18A through 11B-18C.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 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. Revise plans to show compliance.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 “Energy Conservation Plan Check Consultant Qualification Statement.” - Refer to the attached information sheet.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.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)Provide details on the drawings for the seismic restraint of water heater. Please see additional corrections on plan and calculation. Additional corrections may follow when revised plan resubmitted.