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HomeMy WebLinkAbout172910_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: PROJECT ADDRESS: , 2nd floor 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, where the correction is made. 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 return marked up set of drawings with corrections.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) - 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 issuanceAll drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.CBC Sections A106.1 and A106.3.4.1.In addition to the 2010 California Building Code, this project is subject to the provisions of the 2007 California Historical Building Code.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.Please clarify if 1st floor is part of this permit. Additional plan check comments apply if part of this permit.Note on the revised drawings to show clarification. Provide specific start and finish date for permit phasing . Submit a signed letter addressed to the Building Safety Division describing in detail the permit phasing.When 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. Show compliance for change of occupancy from B to A-2 occupancy. Submit complete architectural drawings to show compliance including wheelchair accessibility. And indicate fire restive of exterior walls including the parapet fire rating based on Table 702 of CBC for new A-2 occupancy.Please note proposed change from B to A-2 occupancy requires compliance with sections 3411, 3411.4.2, 3412. 2.1and 3412.2.5 of CBC for existing buildings. Show location of new elevator on the drawings for compliance with Section 3411.4.2 item # 2, and provide complete architectural and structural drawings for design and justification.Refer to figures 11B -40A through 11B 40Dof CBC for elevator accessibility compliance.Provide complete layout of Banquet on 2nd floor and show location of dining room bar, seats, tables, displays, equipment or other material. Indicate occupant load of each room/area based on Section 1004 and Table 1004.1.1 of CBC. Show existing and new floor plan.Please note on the drawings that occupant load of building (1st and 2nd floor) is limited to 299 people max.It 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/drawings 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 alarmsNote on the drawings that there no parking stalls are provided for subject building. CBC Section 1129B.1. Please note, when elevator is not provided, each floor is required to be provide compliant number of toilet stalls including accessible toilet rooms for each floor independently. Proposed toilet room layouts are not wheel chair accessible. Provide dimensioned floor plans, actual elevation and sections of sanitary facilities insuring wheelchair clearances complying with CBC Section 1115B of CBC and the California Plumbing CodeDOORSPanic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s) for A-2 occupancy. -Hardwarecomplying 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. - 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.2.5.1, 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.RAMPSShow location of all interior or exterior ramps. Any accessible route of travel shall be considered a ramp if its slope is greater than 1’ rise in 20’ of horizontal run (5-percent gradient) and show compliance with CBC Sections 1010 and 1133B.5.1. Provide complete architectural plan views, sections, details, and notes for pedestrian ramps.Provide door landing on 1st floor. The top landing to be level for top ramp landing and door landing. Refer to Figures 11B-39 a, and b and show compliance on the drawings. Ramps shall have handrails on both sides. Handrails shall comply with Sections 1012, and Figure 11B-27 of CBC. CBC Section 1133B.5.4.2, Size of top and bottom landings. Top landings shall be not less than 60” wide and shall have a length of not less than 60” in the direction of ramp run. Landings at the bottom of ramps shall have a dimension in the direction of ramp run of not less than 72”.CBC Section 1133B.5.5.1.1, Ramp handrails. In existing buildings or facilities, where the extension of the handrail in the direction of the ramp run would create a hazard, the extension on the handrail may be turned 90 degrees to the run of the ramp.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 guide curb a minimum of 2” in height shall be provided at each side of the ramp; or A wheel guide rail shall be provided, centered 3” plus or minus 1” above the surface of the ramp.CBC Section 1010.5.2 Headroom. The minimum headroom in all parts of the means of egress ramp or stairway shall not be less than 80”.CBC Sections 1010.6 and 1133B.5.4, Landings. Ramps shall have landings at the bottom and top of each ramp, points of turning, entrance, exits and at doors. Landings shall comply with Sections 1010.6.1 through 1010.6.5. STAIWAYSStairways of 1st and 2nd floor do not match. Revise drawings to show correct location and provide complete architectural drawings to insure code compliance. Stairways shall show compliance with CBC Sections 1009 and 1133B.4 including applicable disabled accessibility requirements. - Provide complete architectural plan view, sections, details, and notes for stairway(s). - Dimension stairway width showing compliance with CBC Sections 1009.1, 1005, and 1007.3. - Dimension rise of steps shall be not less than 4” or greater than 7”. The run shall not be less than 11”. - Treads, nosing, and risers require compliance with CBC Section 1133B.4.5, including no open risers and slipresistant treads.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.Provide handrail details on the drawings showing compliance with CBC Section 1009.10, 1012, and 1133B.4.1. - Stairways shall have handrails on each side. - Every stairway required to be more than 88” in width shall be provided with not less than one intermediate handrail for each 88” of required width. Intermediate handrails shall be spaced approximately equally across with the entire width of the stairway. - Handrails shall be 34 to 38” above the nosing of treads. - Handrails shall extend a minimum of 12” beyond the top nosing, and shall extend a minimum of 12” plus the tread width beyond the bottom nosing. - Ends of handrails shall be returned or shall terminate in newel posts of safety terminals. - Handrails projecting from a wall shall have a space of 1½” between the wall and the handrail. - The handgrip potion of handrails shall not be less than 1¼” nor more than 1½” cross-sectional dimension or the shape shall provide an equivalent gripping surface. The handgrip portion of handrails shall have a smooth surface with no sharp corners. Any wall or other surface adjacent to the handrail shall be free of sharp or abrasive elements. Edges shall have a minimum radius of 1/8”.Provide cross reference for proposed guard. Ramps more than 30” above the adjacent ground shall be provided with guards that comply with Section 1013. Such guards shall be continuous from the top of the ramp to the bottom of the ramp. CBC Section 1133B.5.7. Structural calculations for design and justification arerequired.EXIT SIGNSTactile exit signs shall be required at the following locations:(Provide legible drawings) - 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.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.Interior floor finishes shall show compliance with CBC Section 804.TOILET FACILITIESPlumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1 for A-2 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.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’.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.Clarify if new suspended ceiling is proposed for A-2 occupancy. Provide complete structural calculations and drawings for suspended ceiling systems showing compliance with CBC Sections 711.3.1, 803.9, 1613, and 1705 (special inspections) and ASTM C635 and ASTM C636.The reflected ceiling plan and details must show compliance with CBC Sections 711.3.1, 803, 1613, and 1705 (special inspection) for suspended ceiling systems.Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308) A, M and B ACCESSIBILITIESCBC Section 1025.1, Assembly. All occupancies in Group A, including those which contain seats, tables, displays, equipment or other material, shall comply Section 1025.1. 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. 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.All dining, banquet, bar facilities and counters where food or drink is served 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.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 Sections 1122B of CBC.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. 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.Provide typical section view detail of all new partitions and ceilings showing: (When applicable) - 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 blocking. In combustible construction, fire blocking 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. Fire blocking shall be installed in the locations specified in CBC Sections 717.2.2 through 717.2.7.CBC Section 717.2.2, Provide fire blocking in concealed spaces of stud walls and partitions, including furred spaces at the ceiling and floor level and at 10 ft. intervals both vertical and horizontal.Provide a wall legend indicating whether the wall is: - Existing, new, or to be removed - A fire-resistive assembly - Bearing walls versus non-bearing partitionsTable 1016.1 Exit Access Travel Distance: OCCUPANCYWITHOUT SPRINKLERWITH SPRINKLER SYSTEM (feet)SYSTEM(feet) A, M, 200250b B 200300cCBC Section 1016.1. Where the path of exit access includes unenclosed stairways or ramps within the exit access or includes unenclosed exit ramps or stairways as permitted in Section 1020.1, the distance of travel on such means of egress components shall also be included in the travel distance measurement. The measurement along stairways shall be made on a plane parallel and tangent to the stair tread nosing in the center of the stairway.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.STRUCTURALNote on the drawings the floor live of 100 psf for A-2 occupancy, Table 1607.1 of CBC. Submit structural calculations for design and justification.The uniformly distributed, concentrated and impact floor live load used in the design shall be indicated for floor areas. Use of live load reduction in accordance with Section 1607.9 shall be indicated for each type of live load used in the design. Section 1603.1.1 of CBC. Where the live loads for which each floor or portion thereof of a commercial or industrial building is or has been designed to exceed 50 psf, such design live loads shall be conspicuously posted by the owner in that part of each story in which they apply, using durable signs. It shall be unlawful to remove or deface such notices.Section 1603.3 of CBC.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: - Removal of bearing wall(s) - New opening(s) in bearing wall(s) - New equipment screening on roof - New mechanical equipment on roof (note on Roof Framing Plan weight of each existing and new piece of equipment on the roof) - New elevator including the retaining wallPlease note additional plan check comments may apply.Occupancy separations between A and B occupancy based on Table 508.1 of CBC is required. A Minimum of 2HR vertical and horizontal is required for non-sprinklered buildings. Identify each occupancyon the drawings, including the 1st floor occupancy and show compliance on the drawings. Please reference all fire rated assemblies to Table 7 of CBC.66.An automatic sprinkler system shall be provided for A-2 occupancies. Please refer to Section 903.2.12 of CBC under SFM State Fire Authority, items 1 through 4. Separate permit is required for sprinkler system permit s.