HomeMy WebLinkAbout189935_2_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:
10179976
PROJECT ADDRESS:
3631 S Harbor Blvd Unit# 200
PLAN CHECK ENGINEER:
Mazarji, ZacTEL:714
647-5831FAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
B
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
10/28/2013
SPK to be verified for this floor.
INITIAL REVIEW
10/29/2013
EXPIRATION
4/26/2014
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Margaret Sharpe
3.
TEL:
(949)724-1495
FAX:
(949)724-1490
VALUATION:$330,710.00
EMAIL:
margaret@spaces-oc.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. Resubmit marked original.A separate sheet for response may be used.Resubmit 3corrected sets of plans.Please return marked up set of drawings with corrections.(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.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)
- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceTotal of 3 hours of accelerated plan check fee to be refunded to this project.Please clarify if building is equipped with Fire Sprinkler System and note on the drawings.Label and note hourly fire rating of all existing corridors and stair enclosures.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.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.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 200’.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 SPRINKLER SYSTEM (feet)SYSTEM (feet)
A 200250b
B 200300cCBC Section 1015.2.1, two exits or exit access doorways. Where two exits or exit access doorways are required from any portion of the exit access, the exit doors or exit access doorways shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the building or area to be served measured in a straight line between exit doors or exit access doorways of non-sprinklered building. CBC Section 1020.1. Exit enclosures shall have a fire-resistance rating of not less than 2 hours where connecting four stories or more and not less than 1 hour (1Hr fire rated door) where connecting less than four stories. Please correct fire rating of stairway doors on door schedule to be 1hour fire rated. Table 1017.1 Corridor Fire Resistance Rating: (Please clarify fire rating of corridor area)
OccupancyOccupant LoadRequired Fire-Resistance Rating (Hours)Served By CorridorWithout sprinklerWith sprinklersystemsystem
BGreater than 3010Fire/smoke damper locations, installation requirements, and required access doors. Refer to CBC Section 716 and Mechanical Code Section 606.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:
- Hardware complying with exiting and disabled accessibility requirements (CBC Sections 1008.1.8 and
1133B.2.5)
- Compliance with limitation of viewport size (when fire rated doors are required))
- Fire-rating of door assembly complying with CBC Section 715 Opening ProtectionThere shall be no enclosed usable space under exterior exit stairways unless the space is completely enclosed in 1-hour fire-resistance-rated construction. The open space under exterior stairways shall not be used for any purpose. Please note on the drawings.CBC Section 1133B.4.4, The upper approach and the lower tread of each interior stair shall be marked by a strip of clearly contrasting color at least 2” wide placed parallel to and close to (not more than 1” from) the nose of the step or landing to alert the visually impaired. The strip shall be of material that is at least as slip-resistant as the other treads of the stairs.Provide handrail details on the drawings showing compliance with CBC Section 1009.10, 1012, and 1133B.4.1.
- Handrails shall be 34 to 38” above the nosing of treads.CBC Section 1133B.4.2.2. Handrails shall extend a minimum of 12” beyond the top nosing and 12”, plus the tread width, beyond the bottom nosing. At the top, the extension shall be parallel with the floor or ground surface. At the bottom, the handrail shall continue to slope for a distance of one tread width from the bottom riser; the remainder of the extension shall be horizontal. See Figures 11B-35 and 11B-37.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 alarmsValuation of proposed project is calculated as $330,710.00. Full site and building accessibility is required. Please complete the attached Disabled Accessibility Documentation Form for full compliance.Please note one stairway and one elevator is part of accessible route of travel to 2nd floor and accessibility compliance is required. 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 of sign/s and accessible path of travel from public bus stop to main entrance of building.Refer to the attached handout for Exterior Routes of Travel. Show compliance on the drawings. Refer to the attached sanitation facility handout for additional plan check comments. Revise plans to show compliance. Please refer to red marks on the drawings for additional plan check comments for compliance with Figure 11B-30 (a) of CBC. CBC Section 1122B.1, each type of counter station shall be located at a section of counter that is at least 36” long and no more than 28 to 34” high and to comply with followings. Please refer to red marks on the drawings. - 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 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 (at zero curbs) 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. Identify all zero curb and landscaping areas on the drawings.
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. 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 Department for approval.Provide attachment detail for roof equipment and platform on the drawings including ICC approved silent for roof when penetration for positive attachment platform is needed.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 2010California Mechanical Code.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.