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HomeMy WebLinkAbout190330_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: 10180104 PROJECT ADDRESS: 2900 S Harbor Blvd Unit# 100 PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: III B (Spk to be verified) OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 11/12/2013 INITIAL REVIEW 11/14/2013 EXPIRATION 5/11/2014 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Lane Curtis 3. TEL: (714)381-8393 FAX: VALUATION:$389,227.00 EMAIL: lane.curtis@gmail.com FLOOD ZONE:X-0602320258J 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 3 corrected sets of plans.Resubmit marked original.(When meeting is needed) 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. Please remove electrical, mechanical and plumbing sheets.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 issuanceBUILDINGThe 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 refer to comments below. Additional plan check comments may apply to this project.Label and note hourly fire rating of: Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number: - All corridors - HallwaysProvide a wall legend indicating whether the wall is: Clarify areas on the drawings where dimension lines are shown as new/existing walls. - Existing, new, or to be removed - A fire-resistive assembly - Bearing walls versus non-bearing partitionsPlease clarify if existing building is equipped with sprinkler system through-out. Specify Type III-B for existing building. Provide completely dimensioned floor plan to verify occupant load, path of travel distance and accessibility compliance. Indicate floor area of each space, 110, 101, 102, 103 and 104 on the drawings. Note on the floor plan the use and occupancy load of each existing or new room and/or area. Relate each use to a CBC Table item based on CBC Section 1004 and Table 1004.1.1. Occupant load factor of 15 per person is required for Lunch room and conference room. 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 a key plan to show location of exit door, corridors/hallway, and dead ends for each space with occupant load. Show path of travel for each exit door to outside of building.Provide typical section view detail of all new partitions and ceilings showing: - 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. - Method of attaching framing to the building structure. Compliance shall be shown with CBC Section 1607.13 for lateral support of the walls. Do not support top of walls to suspended ceiling system unless calculations and drawing prepared by a registered engineer are submitted for review. Submit structural engineering calculations for walls in rooms with a floor to building structure above height greater than 14’. - Provide on the drawings details for the lateral support of partitions, rails and similar space dividers less than 5’ 9” in height. - Sheathing material and details of attachment. Note type, size, and spacing of fasteners. - Heights of partition, suspended ceiling, structure above. - Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number. - Fire-blocks and draft-stops in combustible construction in accordance with CBC Section 717. Show location(s) and provide typical construction details. - Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC Section 716 and mechanical Code Section 606.Provide the following: - Occupancy Classification(s) - Type of Construction - Fire Sprinkler System Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s): - An Occupancy with an occupant count > 50. Show compliant maximum 75’.0” Path of travel distance from each area remote area toward exit doors until the exit path can be achieved by going in two different routes of travel toward exit door. See Table 1015.1 of CBC.Also show maximum of 250’.0” of exit travel starting at where there is path of travel option in either direction toward two exit doors (Starting where 75’.0” travel distance was left off). See Table 1016.1 of CBC. Show compliance on the drawings.Table 1019.2 For Buildings With One Exit:Maximum HeightMaximum OccupantsOf Building(Or Dwelling Units) OccupancyAbove Grade PlanePer Floor And Travel Distance A, B,1 Story49 occupants and 75’ travel distancePosting 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.Corridors shall be fire-resistance rated in accordance with Table 1017.1. The corridor walls required to be fire-resistance rated shall comply with Section 708 for fire partitions.Table 1017.1 Corridor Fire Resistance Rating: OccupancyOccupant LoadRequired Fire-Resistance Rating (Hours)Served By CorridorWithout sprinklerWith sprinklersystemsystem A, B,Greater than 30101CBC Section 1017.3, Dead ends. Where more than one exit or exit access doorway is required, the exit access shall be arranged such that there are no dead ends in corridors more than 20’ in length. Except: - In occupancies in Groups B and F where the building is equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1, the length of dead-end corridors shall not exceed 50’. - A dead-end corridor shall not be limited in length where the length of the dead-end corridor is less than 2.5 times the least width of the dead-end corridor.Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1017 and 708: - Size, spacing, and material of framing members. Note gauge and ICC number and installation/construction requirements for metal framing members. - Sheathing material and details of attachment. Note type, size, and spacing of fasteners. - Height of partition, suspended ceiling, structure above. - Reference each wall and ceiling fire-resistive assembly to a CBC Chapter 7 Table and item number. - Fire blocks and draft stops in combustible construction in accordance with CBC Section 717. Show location(s) and provide typical construction details. - Fire/smoke damper locations, installation requirements, and required access doors. Refer to CBC Section 716 and Mechanical Code Section 606.CBC Section 715.5.7.2. Where corridor walls are required to be one-hour fire-resistive construction by Section 1017, windows shall be protected by fixed glazing listed and labeled for a fire-protection rating of at least three-fourths hour in accordance with Section 715.5. The total area of windows in any portion of an interior corridor shall not exceed 25 percent of the area of the corridor wall of the room which it is separating from the corridor.CBC Section 715.4. When corridor walls are required to be of one-hour fire-resistive construction by Section 1017, every interior door opening shall be protected by a tight-fitting smoke-and-draft-control assembly having a fire-protection rating of not less than 20 minutes. Viewport in 20-minute rated door limited to 1” in diameter. Said doors shall not have louvers. Note on the drawings CBC Section 715 requirements for a pair of doors installed in a one-hour corridor wall. - A labeled assembly having a fire-protection rating of not less than 20 minutes. - Self-closer or automatic-closer actuated by a smoke detector. - Automatic flush bolts, the door leaf having the automatic flush bolts shall have no doorknob or surface- mounted hardware. The unlatching of any leaf shall not require more than one operation. - Full mortise hinges – three minimum. - Tight-fitting clearances and provided with a gasket so installed as to provide a seal where the door meets the stop on both sides and across the top. Clearances for a pair of swinging doors shall be as follows: With a minus 1/16” tolerance – 1/8” along the top, 1/8” along the hinge and latch jambs, 1/8”along the meeting edge of the doors, and ¼” at the bottom of the doors. - An overlapping astragal extending the full height of the doors is required along the meeting edges of the doors. A coordinating device is also required to insure proper closing.”Provide on the drawings a complete door schedule, showing: - 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 - Note smoke seal (in accordance with CBC Section 715.4.3, required for doors forming part of the one-hour exit corridor envelope) - 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) 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 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.When new ceiling is proposed, 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) 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.” - For the purpose of Section 1011.3, the term “tactile exit signs” shall mean those required signs that comply withACCESSIBILITYDrawings 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 alarmsIndicate 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. 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. 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 StandardsSeparate, disabled accessible, sanitary facilities shall be provided for each gender. Show accessible number of required toilet rooms based on Table 4-1 of Plumbing code on the drawings for each sex. Provide ¼” scaled drawing of proposed toilet room layout and show full wheel chair accessibility compliance. Dimensioned floor plan is required. Please see handout and marked drawings, revise 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’.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.Provide high and low drinking fountains.Refer to the Figures 11B-2A through 11B-2D of CBC revise drawingsshow compliance.Provide a letter from tenant for justification of non-compliance accessible toilet room and shower room. We strongly recommend accessible toilet room and shower room to be provided at this time to insure compliance for future tenant. DOOR ACCESSIBILITYRefer to the attached entrance/door handout. Revise the drawings to show compliance.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.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. SITE ACCESSIBILITYCBC 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.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.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 accessible parking space for existing cover parking areaCBC Sections 1130B and 1131B.2, Item 2. Vehicular access to parking spaces for disabled shall have a minimum vertical clearance of 8’-2” (98”). Refer to the attached parking handout for additional plan check comments. Revise the drawings to show compliance.Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 1115B and the California Plumbing Code.Provide on the drawings a complete window schedule showing: - Window sizes - Type and thickness of glazing (type of safety glazing for hazardous locations noted under CBC Section 2406.3Glass and glazing shall be in accordance with CBC Chapter 24. Note on the drawings all windows and doors having glazing. Indicate the type and thickness of each light of glazing on the drawings.Note type of safety glazing complying with CBC Section 2406 for hazardous locations listed 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.Glass shall be firmly supported on all four edges. Show on the drawings how compliance shall be made with CBC Section 2404. For glass not firmly supported on all four edges, design shall be submitted to the building official for approval.Complete all soffit and furred out wall details. Provide complete positive connection detailing, including number, type, location of fasteners and how attachment is made to the building structure. Show compliance with CBC Section 803.