HomeMy WebLinkAbout183364_4_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:
10177956
PROJECT ADDRESS:
1500 S Auto Mall Dr
PLAN CHECK ENGINEER:
Mazarji, ZacTEL:714
647-5831FAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
B, S-1
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
1/14/2013
(New floor area of 2250SF. submitted as part of recheck on 3-12-2013)
INITIAL REVIEW
1/14/2013
EXPIRATION
7/13/2013
RECHECKS:
1.3-12-2013
PROJECT APPLICANT CONTACT PERSON:
2.
Ken King
3.
TEL:
(501)315-7686
FAX:
VALUATION:$6,405,764.00
EMAIL:
ken@bcoandh.com
FLOOD ZONE:X-0602320277J
APPLICABLE CODE: 2010 CALIFORNIA BUILDING CODE (CBC) WITH
CITY OF SANTA ANA AMENDMENTSAll 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 3corrected 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 set 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.
- School District Compliance Certificate; and a copy of the building permit application, signed by
the plan check engineer, shall be required by the School District to verify the scope of the work.
(New floor area of 2250SF)Please contact other departments (above) to inform them in scope of work change. New car wash, new night drop off building and additional floor area to existing building. Note on the drawings all new building floor areas are be equipped with fire sprinkler system. Part of floor area justification for existing + new building area)
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. Please refer to mark up sets of drawings. Refer sheet A1.1 and provide a key or legend to identify all existing, new, removed, bearing walls versus non-bearing partitionsincluding fire rated walls (Clarify key/wall legend). Provide wall construction detail for each type of new wall. Provide 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 Exception 1)
- Fire-rating of door assembly complying with CBC Section 715 Opening Protection)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.Reference sheet A1.1 show clearance of doors located in the corridor room # 147. See red mark drawings. 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 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.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.Show 30” high parapet for carwash exterior wall where located on the property line. The upper 18” to be non-combustible. Revise both architectural and structural details on sheet S-3.0 detail # 29. Sheet A7.0 for architectural set ails.Reference sheet A1.2 and A3.0, Clarify door and windows fire rating by providing legible numbers. Show 90 minute fire rating door and windows on sheet A3.0. Provide a note on sheet A1.2 to refer to sheet A3.0 for additional information for fire rating.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.(if part of phase one permit, note permit number on the drawing) 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.(if part of phase one permit, note permit number on the drawing) 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.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.Submit a letter to City of Santa Ana to explain the reason/s why truncated domes is not applicable to areas discussed in our previous meeting. Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1. Show calculations on the drawings based on occupant load based on plumbing code for design and justification.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’.Please note on the drawings all new counters under this permit to comply with 3 items below and to be accessible to employees as well as clients when applicable) Provide elevation of each counter to show compliance with CBC Section 1122B.1. Where a single counter contains more than one transaction station, such as (but not limited to) a bank counter with multiple teller windows or a retail sales counter with multiple cash register stations, at least 5 percent, but never less than one, of each type of station shall be located at a section of counter that is at least 36” long and no more than 28 to 34” high.- 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.Fixed or built-in, seating tables and counters to be accessible. See above plan check comment for employee break room area. CBC Section 1123B. Show accessible seating and counter area.CBC Section 1117B.8,Change Rooms: (Show following notes on the drawings)
- Where fitting or dressing rooms are provided for male or female customers, patients, employees, or the
general public, 5 percent, but never less than one, of change rooms for each type of use in each cluster of
change rooms shall be accessible.
- The bottom of mirrors provided for use by persons with disabilities shall not be greater than 20” from the floor.
Mirrors to be used by persons with disabilities shall be full-length, measuring at least 18” wide by 54” high, and
shall be mounted in a position affording a view to a person on the bench as well as to a person in a standing
position.
- Clothing hooks shall be located not greater than 8” from the floor.
- Every accessible dressing room shall have a 24” by 48” bench fixed to the wall along the longer dimension.
The bench shall be mounted 17 to 19” above the finish floor. Clear floor space shall be provided alongside the
bench to allow a person using a wheelchair to make a parallel transfer onto the bench. The structural strength
of the bench and attachments shall comply with Section 1115B.8. The minimum clear space within the room
shall be 60” width and length. No door shall encroach into the required space.Reference Sheet A1.3, 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 ReportNumber 1308)Reference sheet A1.4, revise details to show T-24 compliance (not ADA) and provide additional dimensions. CBC Section 1124B.3.If carpet or carpet tile is used on a ground or floor surface, then it shall be securely attached; have a firm cushion, pad or backing or no cushion or pad; and have a level loop, textured loop; level-cut pile, or level-cut/uncut pile texture. The maximum pile height shall be ½”. Exposed edges of carpet shall be fastened to floor surfaces and have trim along the entire length of the exposed edge. Carpet edge trim shall comply with the requirements for changes in level.Reference sheet A3.0, provide positive connection for Furr-Down at detail parts door. Structural calculations for design and justifications may be required.Reference sheet A5.0, provide cross reference from floor plan and site plan. Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: - New opening(s) in bearing wall(s) See sheet A3.0, details 1 and 2 and show positive attachment for 90 minute firerated shutter. - Revise calculations to show correct design height for wall as minimum of 30” above roof and revise detail to show non-combustible facing.One sheet structural detail for infill wall CMU, detail SX-7 to be added to detail and crossed referenced to floor plan for location.Submit two (2) copies of a geotechnical report for the subject project in accordance with CBC Section 1802. The geotechnical engineer shall include in said report applicable items noted under CBC Section 1803.6.
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.Note on drawings: "Truss supplier shall submit calculations and shop drawings signed by a registered civil engineer to the responsible project designer who agrees to review the shop drawings for acceptance prior to fabrication. Shop drawings and calculations shall be submitted to the Building Safety Division for acceptance after the responsible project designer has noted his/her acceptance and prior to fabrication.”
-Plans, structural calculations, and specifications must be prepared by a California registered civil
engineer. (A106.1)
-Regulation of prefabricated construction including required inspections and certifications. (1703.6)
-Connectors and fasteners shall be installed in accordance with CBC Section 2304.9.
-The ICC approved agency number must be noted on shop drawings.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) (Please clarify if veneer is part of this permit. Veneer work is no longer shows as part of re-submittal drawings) Provide complete details on the drawings showing compliance with CBC Section 1405 requirements for veneer construction.
The residence shall conform to the 2008 State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans.(Also required for compliance with CalGreen)
-Signed Energy Efficiency Documents must be printed on the plans.
- Also, submit 2 copies of signed Energy Efficiency calculations.
- The corrected/final drawings shall have the required energy efficiency compliance documentation
with completed signature blocks filed on the plans.
-The energy plan check consultant must sign documentation forms on behalf of the Building
Safety Division.
GREEN BUILDING CODEPlans shall indicate method of verification of compliance with all CALGreen requirements. Third party or other methods shall demonstrate satisfactory conformance with mandatory measures. Include Mandatory Measures Checklist copies onto plans.Provide documentation to indicate the project meets the requirements of State mandatory energy efficiency standards. CGBC 4201.1. Also see plan check comments # 39 and attached handout.(Review and enforced by Public works) Storm Water Drainage and Retention. Submit storm water drainage plans for projects < 1 ac. Plans shall indicate how to manage storm water drainage during construction utilizing one or more of the following measures: 1. Use of retention basins of sufficient size to retain storm water on-site; 2. By filtering storm water with a barrier system, wattle, or other approved method when storm water is conveyed to a public drainage system, collection point, gutter, or similar disposal method; 3. By complying with a lawfully enacted storm water management Ordinance. CGBC 4.106.2 (Review and enforced by Public works) Surface drainage. Submit surface drainage plans to indicate how surface water shall not enter buildings. Examples of methods to manage surface water include: 1. Swales; 2. Water collection; 3. French Drains; 4. Water retention gardens; 5. Other water measures which keep surface water away from buildings and aid in groundwater recharge. CGBC 4106.3. AlsoIrrigation controllers shall meet the requirements of CGBC 4.304.1.Seal openings in the building envelope in compliance with the California Energy Code (CEC). Annular spaces around pipes, electric cables, conduits or other openings in plates at exterior walls shall be protected by closing such openings with cement mortar, concrete masonry, or a similar method acceptable to the enforcing agency. CGBC 4.406.1. See plan check comments # 39.Reduce construction waste by recycling or salvaging for re-use a minimum of 50 percent of the nonhazardous construction and demolition debris, or meet the local construction and demolition waste management ordinance, whichever is more stringent. CGBC 4.408.1kfj Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers, and caulks shall comply with local or regional air pollution control or air quality management district rules where applicable, or meet the requirement of SCAQMD Rule 1168 VOC limits and prohibition on the use of certain toxic chemicals, except per subsection 2. COBC 4.504.2.1, subsection 1Note on the plans that aerosol adhesives, smaller unit sizes of adhesives, and sealant or caulking compounds (in units of product, less packing, which do not weigh more than 1 pound and do not consist of more than 16 fluid ounces shall comply with statewide VOC standards and other requirements, including prohibitions on the use of certain toxic compounds, of CCR, Title 17, commencing with Section 94507. 4 CGBC.504.2.1, subsection 2VOC Content Limits for Architectural Coatings (Architectural Paints) shall comply with CGBC Table 4.504.3.Aerosol paints and coatings shall meet the requirements of Sections 94522(a)(3), 94522(c)(2), and (d)(2) of California Code of Regulations, Title 17 commencing with Section 94520. CGBC 4.504.2.3Carpets shall meet one of the following: 1. Carpet and Rug Institute's Green label plus program, 2. California Department of Public Health Standard Practice for the testing of VOCs (Specification 01350), 3. NSF/ANSI 140 at the Gold Level. 4. Scientific Certifications Systems Indoor AdvantageTM Gold. CGBC 4.504.3