HomeMy WebLinkAbout188829_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:
10179647
PROJECT ADDRESS:
1010 N Tustin Ave Unit# D
PLAN CHECK ENGINEER:
Mazarji, ZacTEL:714
647-5831FAX:714
647-5897
TYPE OF CONSTRUCTION:
V-A, SPK
OCCUPANCY CLASSIFICATION(S):
B
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
9/10/2013
INITIAL REVIEW
9/11/2013
EXPIRATION
3/9/2014
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Andrew Milosch
3.
TEL:
(909)983-7777
FAX:
VALUATION:$200,000.00
EMAIL:
Andy.Milosch@MatlockAssociates.com
FLOOD ZONE:X-0602320164J
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 refer to drawings for additional plan check comments. Return marked up set of drawings with corrections.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. 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)
- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceProvide enlarged site plan to show complete accessible path of travel from each exit door to public way. Show any ramp or stairway along path of travel. Provide enlarged site plan to show exit path from stairway to public way. There are total of 3 exit doors that are discharging to outside of building that has 1 stairway to connect to public way. Landscape area may be required to be converted to concrete walkway for exiting justification. Show bottom landing for stairway and show path of travel to public way from stairway and covered walkway area.Submit a letter addressed to the Building Safety Division describing in detail the use of E occupancy in compliance with Section 305 of CBC.
10. Area tabulation justifying floor areaof building(s) by eitherassumed property lines and firerating of exterior walls and windows for floor area of single buildingin compliance with Tables 602 and 705.8, or mixed occupancy including floor area of other adjacent buildings in calculation to show compliance with Table 503 and Section 508 of CBC. Location of assumed property lines to be shown on the site plan for both portions including distance to exterior walls and openings such as door and windows. Provide site plan showing location of accessible parking stalls and provide truncate domes to cove the accessible parking stall landing. 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.Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803, 804 and CBC Table 803.5.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.Provide detail to insure compliance for all exit doors for proposed TI. 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 existing gate) 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 gate to remain open at all time.Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s. Please refer to door schedule for additional door requiring panic hardware. , 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.- E 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 (Type A, 1HR construction) 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 AnaCBC Section 1133B.4.4, Where stairways occur outside a building, the upper approach and all treads shall be marked by a strip of clearly contrasting color at least 2” wide and placed parallel to and not more than 1” from the nose of the step or landing to alert the visually impaired. The strip shall be of a material that is at least as slip-resistant as the other treads of the stair. A painted strip shall be acceptable.Guards shall be detailed to show compliance with Sections 1013 and 1607.7. Dimension finish floor to top of guard height. Unenclosed floor and roof openings, open and glazed sides of stairways, landings and ramps, balconies or porches, which are more than 30” above grade or floor below, and roofs used for other than service of the buildings shall be protected by a guardrail.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. In-lieu of providing structural calculations. Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308)Show location of sign for entry accessible door. 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.Show compliance for 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.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.
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.Valuation of proposed project is calculated as $200,000.00. Full accessibility compliance is required. Show both existing and new elements and how they will be upgraded to current 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 alarmsCBC Sections 1102B, 1124B.1 and 1127B.1. Show contiguous accessible path of travel from each exit door to accessible parking lotand to public way.CBC 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. Show accessible path of travel. Sidewalks accommodating the disabled must be at least forty-eight inches (48”) wide and at least sixty inches (60”) where door swings over walk.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. Show location.Refer to the attached handout for Exterior Routes of Travel. Revise drawings to show compliance.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).Reference sheet A0.0, please clarify required number of plumbing fixtures on the drawing. Revise floor plan to show accessible path of travel from proposed E occupancy to new toilet rooms without exiting to outside of building. 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.Note on drawings:Show/note LIGHTING requirements on the plans in accordance with CBC and California Electrical Code requirements for each type of use.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.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.Additional plan check comments may apply.