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HomeMy WebLinkAbout182272_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: 10177625 PROJECT ADDRESS: 1436 S Grand Ave PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): B, S-1 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 11/8/2012 INITIAL REVIEW 11/29/2012 EXPIRATION 5/7/2013 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Bill Tuman 3. TEL: (714)813-8665 FAX: (714)891-4419 VALUATION:$800,000.00 EMAIL: Btumanmjt@yahoo.com FLOOD ZONE:X-0602320276J 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. A separate sheet for response may be used.Resubmit 3corrected sets of plans. Please return markup set of drawings.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831 for an appointment.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. - 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 Provide a note on the drawings to identify the extended of fire damage to existing building covering exterior wall and roof and interior walls as well. Show on the drawings: - Occupancy of B and S-1 (if applicable).- Disabled access compliance must be shown on the site plan. - Type of Construction and if Spk requirement. - Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503). Floor area justification is required for each building separated by 2 HR area separation wall.Show fire rayed walls between various occupancies based on Table 508.2 of CBC when other than B and S-1 occupancy is proposed.Provide dimensions on architectural floor plan and structural drawings foundation and roof plan. Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number and Label and note hourly fire rating of:- Area separation wall, including 30” parapet.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 of each individual suit on the drawings. Indicate the use of each area/suite on the drawings. Plan check comments are based on B and S-1 occupancy only. An additional plan check comment applies if other occupancies are proposed. Provide detail for entry door and exits doors as well as interior doors to show, 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.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.Provide specifications for doors hardware (i.e., lever type, push-pull panic, etc.) to comply with disabled access requirements. CBC Section 1133B.2.5.2.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.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 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.Refer to the attached entrance/door handout. Revise the drawings to show compliance.Exit illumination and exit sign requirements in accordance with CBC Section 1011 shall be shown on the drawings. 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 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.” 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.Drawings submitted to the Building Division for review shall provide the following information including drawing/details 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 alarmsCBC Section 1127B.1. The accessible route of travel shall be the most practical direct route between accessible building entrances, accessible site facilities, and the accessible entrance to the site.At every entrance and at every major junction along or leading to an accessible route of travel, there shall be a sign displaying the international symbol of accessibility. Signs shall indicate the direction to accessible building entrances and facilities and shall comply with the requirements found in CBC Sections 1117B.5 and 1127B.3.CBC Sections 1133B.7.1 and 1133B.7.5. Sidewalks accommodating the disabled must be at least forty-eight inches (48”) wide and at least sixty inches (60”) where door swings over walk.CBC Section 1127B.5, Item 3. Maximum slopes of adjoining gutters, road surface immediately adjacent to the curb ramp, or accessible route shall not exceed 1 unit vertical to 20 units horizontal (5% slope) within 4’ of the top and bottom of the curb ramp. The slope of the fanned or flared sides of curb ramps shall not exceed 1 unit vertical to 10 units horizontal (10% slope).If 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.Refer to Figure 11B-20 Case Eof CBC for curb cut detail to complete detail on sheet A-1 at corner of Grand Ave and Wilshire Ave. Refer to the attached handout for Exterior Routes of Travel. Revise drawings to show compliance.Reference sheet CBC Section 1127B.5. Item 4. Curb ramps shall comply with CBC Section 1127B.5. A level landing 4’ deep shall be provided at the upper end of each curb ramp over its full width to permit safe egress from the ramp surface, or the slope of the fanned or flared sides of the curb ramp shall not exceed 1 unit vertical to 12 units horizontal (8.33% slope).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. Please correct location of landing for accessible parking stall. Provide dimensions for accessible parking and refer to attached handout. Correct drawings.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.Refer to the attached parking handout for additional plan check comments. Revise the drawings to show compliance.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.Show/note ventilation requirements on the plans in accordance with the CBC and California Mechanical Code (CMC) requirements for each type of use. Note on drawings: - Provide mechanical ventilation for each area/room in accordance with the 2010 California Mechanical Code.Show/note LIGHTING requirements on the plans in accordance with CBC and California Electrical Code requirements for each type of use. Note on drawings: - CBC Section 1205.3, Artificial light. Artificial light shall be provided that is adequate to provide an average illumination of 10’candles (107 lux) over the area of the room at a height of 30”above the floor level.This building is subject to the State of California Energy Conservation Regulations:(New roof) - The permit applicant shall be responsible for obtaining an energy plan check from a consultant who is qualified to perform an energy efficiency analysis in accordance with the California Code of Regulations (CCR,) Title 24, Par 6, 2008 California Energy Code. The plan check consultant must sign documentation certifying that a thorough, competent review has been performed on behalf of the Enforcement Agency. - The corrected/final ARCHITECTURAL drawings shall have the required energy efficiency compliance documentation with completed signature blocks filed on the plans. The same information may be copied on the Electrical Plans for the Electrical Plan Checker. - Provide cool roofing as required by 2008 Energy Standards.Specify ICC approval number roof covering material show class B roofing. See attached handout and exceptions for cool roofing requirements. 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.In lieu of providing structural calculations for suspended ceiling, note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308)47. Provide missing roof plan to show the followings: - Minimum 2 of % slope at flat roof. - CBC Section 1503.4. Submit roof drainage calculations based on a 4” per hour rainfall in accordance with CBC Section 1611 and the 2007 California Plumbing Code (CPC) Chapter 11. - CPC Section 1101.11.2.2. Secondary roof drains having the same size as the roof drains shall be installed with the inlet flow line located 2 inches above the low point of the roof. Manufactured devices must be appropriately listed. CPC Section 1101.11.2.2. Secondary roof drains shall be connected to drain lines independent from the roof drain lines. - CPC Section 1101.11.2.1. Roof drain overflow scuppers shall have at least three times the size of the roof drain it serves and may be installed in adjacent parapet walls with the inlet flow line located 2 inches above the low point of the adjacent roof (small localized sump is not considered to be the low point of the roof for this requirement unless it is a recognized listed device.) - CPC Section 1101.11.2.1. The roof drain overflow scupper shall have a minimum opening height of 4 inches.Provide details of roof drain and overflow. Overflow drains shall have separate independent piping and have an inlet flow line locate 2” above the low point of the roof. Overflow scuppers shall have an area 3 times the roof drain, a minimum opening height of 4”, and have an inlet flow line located 2” above the low point of the roof. (CRC R903.4.1) 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 per City of Santa Ana internal policy: Revise calculations as well as structural drawings to how compliance. - Allowable foundation pressure not to exceed 1000 PSF and lateral 100 PCF. - Footing to have minimum reinforcement of: 2 #4 at top and 2 #4 at bottom. Sill plates supporting shear walls with lateral loads greater than 350 pounds/foot require a 3-inch nominal or greater member. (T2306.3, Footnote i) Indicate special inspection for nailing of shear walls or roof diaphragm when nailing is placed at 4” or less and 3xmember for proposed shear wall. Provide dimensions on foundation and roof framing plan to complete review of structural calculations. Provide roof repair detail/s when skylights are to be removed. Provide roof insulation in compliance with 2008 Energy standards.Reference Sheet S-2; identify location of each roof member designed in calculations on the framing plan. Identify location of Beam #4 and #8. Reference sheet S2, area separation wall at line 8, Provide complete construction detail show how roof on each side of this wall is supported. Show 30” height for non-combustible and 2 HR fire rated parapet wall above roof for area separation wall.