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HomeMy WebLinkAbout190679_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: 10180209 PROJECT ADDRESS: 1450 S Auto Mall Dr PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 12/2/2013 4201 SF additional floor area INITIAL REVIEW 12/11/2013 EXPIRATION 5/31/2014 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Carl Chrisman 3. TEL: (760)729-0533 FAX: VALUATION:$1,700,000.00 EMAIL: cchrisman@wagnerarchitecture.com FLOOD ZONE:X-0602320277J 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. (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.Please return marked up set of drawings with corrections. Resubmit 4corrected sets of plans.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) - Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039) (See soils report) - 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. Refer to the attached handout. - 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.A separate Building Permit Application is required for: - Each sign - Pedestrian protection - Demolition - roof equipment and Screen Wall for Proposed EquipmentSprinklered SystemShow on the plans: - Complete legal description - Assessor’s Parcel Number - Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503)Show all property lines of record on the site plan. Show compliance with CBC Section 704 and CBC Tables 508.4.2 (mixed occupancy building), 601, 602, and 704.8 for floor area justification of existing and new floor area. Please provide the following information on the drawings;(Total building area is shown as 35,886 SF, show floor area of each building on the drawings)- 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 required- Number and fire-resistive rating of all area separation walls when applicable.- Number of stories/mezzanines and building height in feetShow distance from exterior walls to property lines. Indicate distance for new east wall.Show location of assumed property line between main building where addition is proposed and existing service bay and canopy for floor area justification base on Section 508.4.2 of CBC and required fire rating of walls.Identify buildings 1, 2 3 and service drive canopy on site plan for floor area justification and required fire rating.Revise building project information to show correct new floor area and clarify discrepancies.Please correct location of True North on all drawing sheets. Only, True North arrow is required. FIRE PROTECTION Occupancies using hazardous materials are subject to special requirements. It is the applicant’s/owner’s responsibility, PRIOR TO RE-SUBMITTAL, to make this known to the Building, Planning, or Fire Departments.Reference sheet A3.2, 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. Detail notes indicate to refer to structural drawings, however structural drawings are not provided for soffit attachment to deck above. Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.5. DOORSProvide on the drawings a complete door schedule, showing: - 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.”CBC Section 1008.1.2, Exit doors shall swing in the direction of exit travel when serving any hazardous area or when serving an occupant load of 50 or more.Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s): - 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 Please refer to Section 1008.1.4.3 of CBC and add the total of (8) notes that is applicable to sliding doors DOORS (ACCESSIBILITY)Refer to the attached entrance/door handout. Revise the drawings to show compliance with followings items;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 add dimensions to drawings to insure compliance.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 1133B.2.4 and Figure 11B-26A CBC Section 1126A.3.1. Show dimensions on the drawings.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 to reference to each exterior door. 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.Hardware complying with exiting and disabled accessibility requirements (CBC Sections 1008.1.8 and 1133B.2.5)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.1.1.3, Recessed doormats shall be adequately anchored to prevent interference with wheelchair traffic.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.There 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.CBC Section 1133B.4.4, The upper approach and the lower tread of each interior stairs 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. RAMPSRefer to the attached pedestrian ramp handout and show compliance with following items; - 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. Indicate the slope of ramp on the drawings. 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.CBC Section 1010.5.3, Restrictions. Means of egress ramps shall not reduce in width in the direction of egress travel. Projections into the required ramp and landing width are prohibited. Doors opening onto a landing shall not reduce the clear width to less than 42”.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”.CBC Section 1133B.5.5.1, Handrails for ramps, provide drawings; - 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 ends of handrails shall be either rounded or returned smoothly to floor, wall or post - Handrails projecting from a wall shall have a space of 1½” between the wall and the handrail - 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 - Any wall or other surface adjacent to the handrail shall be free of sharp or abrasive elements - Edges shall have a minimum radius of 1/8”CBC Section 1010.8, Handrails. Ramps with a rise greater than 6” shall have handrails on both sides. Handrails shall comply with Section 1012.A guide curb a minimum of 2” in height shall be provided at each side of the ramp or a wheel guide rail shall be provided, centered 3” plus or minus 1” above the surface of the ramp. Correct detail on the drawings. EXIT SIGNSReference sheet A2.5, 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.Reference sheet A2.5, Tactile exit signs shall be required at the following locations: (Show location on the drawings) - Each grade-level exterior exit door shall be identified by a tactile exit with the word “EXIT.” - Each exit door that leads directly to a grade-level exterior exit by means of a stairway or ramp shall be identified by a tactile exit sign with the following words as appropriate:“EXIT STAIR DOWN”“EXIT RAMP DOWN”“EXIT STAIR UP”“EXIT RAMP UP” - 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 with Section 1117B.5.1, Item 1. BUILDING ACCESSIBILITY 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. Disclaimer note to be added to each sheet where referring to ADA compliance.Please add to ADA disclaimer note on cover sheet to indicate that ADA review and compliance is responsibility of licensed architect for this project. Or remove ADA notes throughout drawings and reference to T-24 Standards only.Drawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC Section 1134B/Chapter 11B: Please note that all existing and new work is required to fully comply with T-24 accessibility Standards (Valuation $1,700,000.00) Please complete disabled accessibility form for full site and building accessibility compliance. 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. Provide enlarge plan of site access from arrival point of Auto Mall Dr. show slope and cross slope of path of travel and show location of truncated dome where 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 accessibility path and signage form Auto Mall Dr. to the site.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, (zero curb) 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 location of high and zero curb and location of truncated dome at doors with zero curb on the drawings.Show location of truncated dome on the site plan 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 for employee and visitor provided, (except vehicle inventory spaces and dealer storage stalls of cars) the number of disabled accessible spaces and the number of van accessible spaces, showing compliance with CBC Section 1129B and CBC Table 11B-6.(When applicable) When covered parking spaces are being provided, a proportionate number of spaces must be disabled accessible. Revise the drawings, as required, to show compliance.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 FACILITIES Separate, disabled accessible, sanitary facilities shall be provided for each gender when required by Table 4-1 for each occupancy type. Show occupant load calculations based on Table A of CPC and provide required number of toilet rooms for each gender based on Table 4-1 of CPC. Please note foot note #16 for additional women’s toilet stall.Reference sheet A7.1, show clear 60” circle inside of toilet room for accessibility 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. Also refer to the attached sanitation facility handout for additional plan check comments. Revise plans to show compliance.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. Show compliance with Figure 11B-3A of CBC. Complete alcove wall for drinking fountains. CBC Section 1122B.1. Where counter are provide, one of each type (each foundation and area) 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. Show accessible seating for Break room and show room. Refer to above required clearances. Show location of accessible seating for both areas. Refer to Table 11B-1 for required number of accessible seating tables.Show accessible lockers area and room. Provide dimensions wheel chair accessible room. GLAZINGReference sheet A5.1, 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 2406.3Note 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. ENERGY STANDARDSThis building is subject to the State of California Energy Conservation Regulations: - Incorporate results of Energy calculations into drawings prior to re-submittal. Call out wall and roof R values and SHGC and U-Factor for new windows and glass doors per T-24 calculations.- The permit applicant shall be responsible for obtaining an energy plan check from a consultant who is qualified to perform an energy efficiency analysis in accordance with the California Code of Regulations (CCR,) Title 24, Par 6, 2008 California Energy Code. The plan check consultant must sign documentation certifying that a thorough, competent review has been performed on behalf of the Enforcement Agency.- The energy plan check consultant must complete the attached “Energy Conservation Plan Check Consultant Qualification Statement”. - The corrected/final ARCHITECTURAL drawings shall have the required energy efficiency compliance documentation with completed signature blocks filed on the plans. The same information may be copied on the Electrical Plans for the Electrical Plan Checker. - Provide cool roofing as required by 2008 Energy Standards. Please check with your energy consultant.- Please correct floor area in T-24 energy calculations to 4201 SF. 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.Show/note LIGHTING requirements on the plans in accordance with CBC and California Electrical Code requirements for each type of use. Note on drawings: - CBC Section 1205.2, Natural light. The minimum net glazed area shall not be less than 8 percent of the floor area of the room served. Or,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. ROOF/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. OR, Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308) CBC Section 1503.4. roof drainage shall be based on a 4” per hour rainfall in accordance with CBC Section 1611 and the 2010 California Plumbing Code (CPC) Chapter 11. CPC Section 1101.11.2.2. Secondary roof drains having the same size as the roof drains shall be installed with the inlet flow line located 2 inches above the low point of the roof. Manufactured devices must be appropriately listed. CPC Section 1101.11.2.2. Secondary roof drains shall be connected to drain lines independent from the roof drain lines. CPC Section 1101.11.2.1. Roof drain overflow scuppers shall have at least three times the size of the roof drain it serves and may be installed in adjacent parapet walls with the inlet flow line located 2 inches above the low point of the adjacent roof STRUCTURALReference sheet S 1.0, incorporate the results of soil’s report on to structural drawings. Incorporate the results of soil’s report on page 20 for Type II cement and review of foundation and framing plan on page 21. Review approval from geotechnical engineer is required.Structural drawings to be signed and stamped by Structural engineer.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.