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HomeMy WebLinkAbout185771_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: 10178698 PROJECT ADDRESS: 1115 E Second St PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): B, H-4, S-1 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 5/8/2013 New Building, Offices and cable HUB room. INITIAL REVIEW 6/11/2013 EXPIRATION 11/4/2013 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Aaron Johannsen 3. TEL: (714)730-0606 FAX: VALUATION:$902,100.00 EMAIL: aaron.johannsen@derradesign.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, a separate sheet for response may be used.Resubmit marked originaldrawing, calculations and this correction sheet and 4corrected sets of plans.(When needed) Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831 for an appointment.Please refer to markup set of drawings for additional plan check comments. Revise drawings to show compliance. Return marked up set of drawings. (Remove EMP drawings and notes) 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. Please remove EMP drawings, if applicable)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 (714-573-6108)) - Police Department approval on the corrected/final set of drawings (647-5840) - Public Works Agency approval (647-5039) - Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039) - School District Compliance Certificate; 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 work. - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance BUILDING PLANNING Provide pedestrian protection in accordance with CBC Section 3306. Show location and type of protection on plan view. Provide typical construction details, sections, and elevations of pedestrian protection required. Pedestrian protection constructed within a public right of way shall require a building permit issued by the Building Safety Division and a separate approval from the City’s Public Works Agency (714) 647-5039. Clarify if there are interior property lines between lots 4 through 10 on sheet LS-1. Prior to the issuance of building permit(s), tract maps, parcel maps, lot line adjustments, public way abandonments, covenant, conditions and restrictions (CC&R’s), etc., related to the subject project must be legally recorded with the County of Orange. Submit a copy of the recorded map for Building Safety Division Review. Building address numbers shall be at least 4” high for single-family dwellings, 6” high for multi-family dwellings, and at least 10” high for commercial/non-residential buildings, in accordance with CBC Section 501.2 and the SAMC. Clarify if fencing located around property is existing or new. Show location of fencing and location of man door/exit gate. Gate is required to comply as an exit door including concrete landing and accessibility compliance is required. Refer to additional plan check comments.Show on the plans: (drawings are not consistent when specifying occupancy, Type of construction and Spk requirements) - Occupancy Classification(s) - Type of Construction- Area tabulation justifying floor area(s) of building(s) for mixed ratio, including all building on the same site within the property lines (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 requiredOccupancies storing, handling, using, and/or selling hazardous materials, liquids, and chemicals shall submit a list of all said materials, listing their quantities and how they relate to specific California Building Code Table items. Note on the Floor Plan, type and quantity of hazardous material to establish occupancy classification for each area of buildingand fire-resistive rating. Occupancies using hazardous materials are subject to special requirements. It is the applicant’s/owner’s responsibility, PRIOR TO SUBMITTAL, to make this known to the Building, Planning, or Fire Departments. FIRE PROTECTIONIdentify location of each occupancy on the floor plan and show required occupancy separation based on Table 508.4 of CBC. Also Incidental Storage Areas sales shall be separated from other areas by a one-hour fire-resistive assembly in accordance with CBC Section 508.2.Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number: 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 typical section view detail of all new partitions and ceilings showing: - Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC Section 716 and mechanical Code Section 606.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 and 804. EXITSNote 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.Egress shall not pass through kitchens (Break room), storage rooms, closets or spaces used for similar purposes.An exit access shall not pass through a room that can be locked to prevent egress.Show distance travel distance path on the drawings. The length of a common path of egress travel in Group B, F and S occupancies shall not be more than 100’, provided that the building is equipped throughout with an automatic sprinkler system installed in accordance with Section 903.3.1.1. CBC Section 1014.3. Table 1016.1 Exit Access Travel Distance: OCCUPANCYWITHOUT SPRINKLERWITH SPRINKLERSYSTEM (feet)SYSTEM (feet) S-1200250 B200300 H-4Not Permitted175CBC Section 1024.6, Access to a public way. The exit discharge shall provide a direct and unobstructed access to a public way.Gates are to comply with exit door requirements. When a building requires two exits, than minimum of two gates are required. Revise drawings to show compliance. DOORSPlease revise door/ window schedule to show compliance with following items: - Door sizes (CBC Sections 1008.1.1 and 1133B.2) - 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 - Show compliance with the City of Santa Ana’s Security Ordinance (Contact the Santa Ana Police Department Crime Prevention Section by telephoning 714-647-5840)CBC 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.”Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s): - H Occupancy - 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 Doors in fully open position shall not reduce the width of hallway or corridors by more than 7”. Show 180 degree closure for doors # 14 and 16.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.Provide cross reference to floor plan.The City of Santa Ana requires concrete exterior door landings. Revise the drawings to show compliance.Show compliance with following items to insure accessible doors: 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.CBC Sections 1133B.2.4 and 1133B.2.4.1, Regardless of the occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall be not more than ½” lower than the threshold of the doorway. Change in level between ¼” and ½” shall be beveled with a slope no greater than 1:2. Change in level greater than ½” shall be accomplished by means of a ramp. Provide detailed sections and plan views showing compliance at all doorways requiring accessibility.All entrances and exterior ground-floor exit doors to buildings and facilities shall be made accessible to persons with disabilities. Doorways shall have a minimum clear opening of 32” with the door open 90 degrees, measure between the face of the door and the opposite stop. Doorways require dimensioning on the plans to insure compliance with the required landing area/maneuvering clearances at doors in accordance with CBC Section 1133B.2.4.2 and CBC Figures 11B-26A and 11B-26B.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.Refer to the attached entrance/door handout. Revise the drawings to show compliance.Please refer to Figure # 11B-33 for clear door depth requirement when wall thickness is exceeding 6 inches for door clearance. Provide detail on the drawings to insure compliance. RAMPSReference sheet A1.1, provide compliance for new exterior ramp on the south side: (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.) - Pedestrian ramps used as exits shall show compliance with CBC Sections 1010 and 1133B.5. - Provide complete architectural plan views, sections, details, and notes for pedestrian ramps. - CBC Sections 1010.3 and 1133B.5.3.1. The slope measured perpendicular to the direction of travel of a ramp shall not be steeper than one unit vertical in 48 units horizontal (2-percent slope). - CBC Sections 1010.4 and 1133B.5.3. The rise for any ramp run shall be 30” maximum. - Refer to the attached pedestrian ramp handout.CBC Section 1133B.5.2, Width. Pedestrian ramps shall have a minimum clear width of 48”, unless required to be wider by some other provision of this code. Pedestrian ramps serving entrances to buildings where the ramp is the only exit discharge path and serves an occupant load of 300 or more shall have a minimum clear width of 60”. 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” and shall be located inside of property lines.CBC Section 1133B.5.4.3, Encroachment of doors. Doors in any position shall not reduce the minimum dimension of the landing to less than 42” and shall not reduce the required width by more than 3” when fully open. See Figure 11B-39(b).CBC Section 1010.6.1, Slope. Landings shall have a slope not steeper than one unit vertical in 48 units horizontal (2-percent slope) in any direction. Changes in level are not permitted.Please refer to attached ramp handout for additional comments.CBC Section 1133B.5.5.1, Handrails for ramps: - Shall be placed on each side of each ramp, shall be continuous the full length of the ramp - Shall be 34 to 38” above the ramp surface to the top of the handrails - Shall extend a minimum of 1’ beyond the top and bottom of the ramp and shall be parallel with the floor or ground surface - The inside handrail on switchback or dogleg ramps shall always be continuous - The ends of handrails shall be either rounded or returned smoothly to floor, wall or post - The grip portion shall not be less than 1¼” nor more than 1½“ in cross-sectional nominal dimension or the shape shall provide an equivalent gripping surface - All surfaces shall be smooth with no sharp corners - Handrails shall not rotate within their fittingsCBC Section 1133B.5.7, Guards. 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.5.8, Outdoor ramps. Outdoor ramps and their approaches shall be designed so that water will not accumulate on walking surfaces. 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 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 Section 1117B.5.1, Item 1. SITE ACCESSIBILITY Revise drawings to show how proposed site accessibility compliance: 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. Path of travel incorporated all elements from the exterior arrival site to remodeled area.CBC Section 1127B.1. When more than one building or facility is located on a site, accessible routes of travel shall be provided between buildings and accessible site facilities.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.Refer to the attached handout for Exterior Routes of Travel. Revise drawings to show compliance.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.Walks and sidewalks shall have a continuous common surface, not interrupted by steps or abrupt changes in level. Surfaces shall be slip resistant. Refer to CBC Sections1124B and 1133B.7 for additional requirements including maximum slopes (cross slopes and along the path of travel) allowed, grading and level areas.Walks and sidewalks shall not have cross slopes exceeding ¼” per foot (2% slope). Slopes along the path of travel shall not exceed 5% unless designed as a pedestrian ramp in accordance with CBC Section1133B.5. For curb ramps refer to CBC Section 1127B.5.CBC Section 1133B.7.2. Walks, sidewalks, and pedestrian ways shall be free of gratings whenever possible. For gratings located in the surface of any of these areas, grid openings in gratings shall be limited to ½” in the direction of traffic flow.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. PARKING ACCESSIBILITYProvide 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.Provide parking space identification in accordance with CBC Section 1129B.4 including: - 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 FACILITIESshow compliance with following items: a. Indicate total occupant load for B occupancy on the drawings. Please refer to Section 412.3 of CPC and show total occupant load of 10 or less based on Table A and show calculation for occupant load and floor area of less than 1500 SF (for B and occupancies only) for justification of one toilet room. Show two toilet rooms if project does not fall under Exception of Section 412.3 of CPC 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.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.Drinking fountains serving the area of new work shall be accessible. CBC Section 1115B.4.6 and California Plumbing Code Section 406.5.Refer to the attached sanitation facility handout for additional plan check comments. Revise plans to show compliance. (applicable to break room counter and sink area) CBC Section 1122B.1. Where counter are provide, one of each type is required to be accessible. 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. - Provide access to accessible seating space(s) by aisles with a minimum of 36” in width. GLAZINGProvide on the drawings a complete window schedule showing, Type and thickness of glazing (type of safety glazing for hazardous locations noted under CBC Section 2406.3.Note 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. 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.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: - The corrected/final ARCHITECTURAL drawings shall have the required energy efficiency compliance documentation with completed signature blocks filed on the plans. Complete missing signature on PERF-1C form - Provide cool roofing whenrequired by 2008 Energy Standards. - The energy plan check consultant must complete the attached “Energy Conservation Plan Check Consultant Qualification Statement.” CEILING SYSTEMProvide 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.Indicate ICC approval number (when applicable) on the drawings for the suspended ceiling system. (ICC Report Number 1308) STRCTURAL(Submittal on 5/8/2013, is missing structural calculations) Provide structural calculations, for vertical and lateral loads for new building. Additional plan check comments may apply.Also refer to finding in geotechnical report dated March 13,2013 for structural design.Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: - Handrail(s)/guard(s). CBC Sections 1012, 1013, and 1607.7. - Guard(s). CBC Sections 1013 and 1607.7. - support of cables in the HUB room form ceiling/roof above - New mechanical equipment on roof (note on Roof Framing Plan weight of each new piece of equipment on the roof) - New equipment screening on roof, when required by Planning Dept.) -Light Standards, Fencing/Gate, TrashEnclosure and equipment pad for new generator.CBC Section 1603.1.2, Roof live load. The roof live load used in the design shall be indicated for roof areas (Section 1607.11).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. The geotechnical report requires foundation excavations to be reviewed by a geotechnical engineer. Note on the foundation plan "Prior to requesting a Building Safety Division foundation inspection, the geotechnical engineer shall inspect and approve the foundation excavations." (1802) Have the consulting geotechnical engineer review and approve the foundation plans. (1802)Note on the Foundation Plan(s): “Prior to calling for Foundation Inspection, the building corners shall be surveyed and staked by a California licensed Land Surveyor or qualified Civil Engineer. The survey and staking must be documented and bear the stamp and signature of the person responsible for the survey and staking. The certification document must be submitted to the Building Inspector at the time of Foundation Inspection.” 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 City's Mandatory Measures Checklist copies onto plans.In mixed occupancy buildings, each portion of a building shall comply with the specific green building measures applicable to eachoccupancy. Please work closely with Planning and Public Works Departments to insure compliance with CALGreen code. Refer to attached Green Building Code handouts and show compliance on the drawings.