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HomeMy WebLinkAbout190635_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: 10180192 PROJECT ADDRESS: 1308 W Edinger Ave PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: III B, SPK OCCUPANCY CLASSIFICATION(S): M PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 11/26/2013 Smart & Final Ti INITIAL REVIEW 11/26/2013 EXPIRATION 5/25/2014 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Dustin Le 3. TEL: (626)275-6800 FAX: VALUATION:$1,176,909.00 EMAIL: dustin_le@courtney-le-architects.com FLOOD ZONE:X-0602320257J 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.Please return to red marks on the drawings for additional plan check comments and markup set of drawings.(When needed) 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. - Police Department approval on the corrected/final set of drawings (647-5840) - Public Works Agency approval (647-5039)- County of Orange Health Department approval on the corrected/final set of drawings (667- 3600)- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance BUILDING PLANNING Reference sheets TI.0, Please refer to red marks on the drawings for additional comments. Correct occupant load total to 845 people. Correct Type of construction to III-B and show non-combustible construction for all new work to exterior walls of building including store front/ façade improvement. Fire retardant wood is acceptable.(Store front and modification) 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. Please refer to Section 1008.1.4.3 of CBC and show compliance with all 8 required items so that the proposed slider doors to be a part of means of egress. All 8 items must show compliance on the drawings. Revise door schedule. Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table A and 4-1. Provide calculations for justification. Table 4-1 of CPC requires (25350 SF /200= 127/2= 64 so, 64 Male and 64 female) additional toilet roomsand urinals are required. -Male,1 toilet room and 2 urinals and 1 lavatory.Female, 2 toilet rooms and 1 lavatory Clarify if racks are part of this permit. Indicate height of racks. Structural calculation for design and justification with separate building permit is required for right over 8”-0” in height. Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.5.Interior floor finishes shall show compliance with CBC Section 804.Show location of parapet extension on the roof plan and show compliance with Fire rating based on distance to property lines in compliance with Table 602 and Section 705.11. Revise structural details as well to insure compliance for Type III-B (Noncombustible construction). Please refer to red marks on sheet C-1.0, site plan and show compliance with truncated dome at zero curb and remove cart storage from accessible parking stalls.Reference sheet SD-2, show correct height for trash enclosure and revise to match structural drawings. Refer to City standards for additional comments. Indicate height for bottom of exterior windows to finish floor for tempered requirements and refer to addition al comments. Indicate ICC approval number for new skylights on the drawings and show compliance with Section 2610 (including sub-sections) and Table 2609.4. Provide additional information on the drawings to review proposed skylights for compliance with said Section and Table. Reference sheet A1.3, and Sheet S3.2 detail 1, provide weather protection when penetration roof to install new mechanical equipment.Provide complete details on the drawings showing compliance with CBC Section 1405 requirements for veneer construction. Reference sheet A5.1, 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) EXIT CBC Section 1008.1.4.3 Horizontal sliding doors, In-order for horizontal sliding door to be a competent of means of egress in accordance with Exception 6 to Section 1008.1.2 shall comply with all the criteria items of 1 through 8 in Section 1008.1.4.3 of CBC. Please copy all 8 items of Section 1008.43 as part of drawings door schedule for proposed horizontal sliding door.CBC Section 1015.2, Exit or exit access doorway arrangement. Required exits shall be located in a manner that makes their availability obvious. Exits shall be unobstructed at all times. Exit and exit access doorways shall be arranged in accordance with Sections 1015.2.1 and 1015.2.2.CBC Section 1016.1. Travel distance limitations. Exits shall be so located on each story such that the maximum length of exit access travel, measured from the most remote point within a story to the entrance to an exit along the natural and unobstructed path of egress travel, shall not exceed the distances given in Table 1016.1. Show compliant travel distance on the drawings.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. Table 1015.1 Spaces with One Means of Egress: OccupancyMaximum Occupant Load A, B,49Also 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. Table 1016.1 Exit Access Travel Distance: OCCUPANCY WITHOUT SPRINKLERWITH SPRINKLERSYSTEM (feet)SYSTEM (feet) A 200250b B 200300c DOORSPanic 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. Refer to CBC section 1008.1.8.3, Item 2 for Exception. - 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 OCFA, Fire Department.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)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.”EXIT SIGNS 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.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 with Section 1117B.5.1, Item 1. BUILDING ACCESSIBILITYPlease complete the attached Disabled Accessibility Documentation Form to confirm full compliance. Drawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC Section 1134B/Chapter 11B:Please complete attached accessibility form for full compliance with State Accessibility Standards. - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsReference sheet A1.1, Show that minimum of 1% of lockers is made accessible to persons with disability. An accessible path of 36” to be provided. Section 1113B.8.5 of CBC. 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. Provide additional information on the drawings to show compliance with Sections 2603.4.12 and 2603.1.3 of CBC for Cooler and Freezer custom built. Provide door threshold detail forcooler and freezers to show accessibility compliance.Provide the following information on the drawings to insure accessibility 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. Please refer to red marks on the drawings.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. SITE ACCESSIBILITYCBC 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.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.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. 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 (at zero curb) 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. 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. - Provide complete architectural plan views, sections, details, and notes for pedestrian ramps. - Refer to the attached pedestrian ramp handout.CBC Section 1133B.5.5.1, Handrails for ramps 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. (156 stalls requires 6 accessible parking stall and one must be van accessible) total of 4 accessible stalls are provide, please clarify) CBC Section 1129B.3, Item 4. Surface slopes of accessible parking spaces shall be the minimum possible and shall not exceed 1 unit vertical to 50 units horizontal (2% slope) in any direction.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.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. SANITARY FACILITIESCBC 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.Refer to the attached sanitation facility handout for additional plan check comments. Revise plans to show compliance. 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.ENERGY STANDARDSThis building is subject to the State of California Energy Conservation Regulations (New store front glazing and exterior wall modification) - The corrected/final ARCHITECTURAL drawings shall have the required energy efficiency compliance documentation with completed signature blocks filed on the plans. For Cool Roof compliance, specify a minimum aged solar reflectance of .55 and a minimum thermal emittance of .75 on the drawings. Please refer to Cool Roofing Rating Council (CRRC) for additional 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. In lieu of providing structural calculations, Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308) STRUCTURALProvide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: - Storage racks over 8’ high - New mechanical equipment on roof (note on Roof Framing Plan weight of each existing and new piece of equipment on the roof) - New equipment screening on roof - Structural support of shaft(s) and/or hood(s) - Canopy - Trash Enclosure (see attached handout.) - Removal or alteration of existing shear walls due to modification to store front - New roof skylights for both vertical and openings in the existing roof diaphragm. Reinforcement around new openings for existing roof diaphragm is required.Reference sheet 5, revise calculations to show compliance with 2010 CBC.Reference page RE1 through RF-3, If these calculations are for design and justification of new equipment/s on the roof than identify the weight of each equipment when designing a roof member. Incorporate results of calculations into drawings prior to re-submittal.Reference sheet “Page RF-4 header at storefront door package” Incorporate results into calculations.