HomeMy WebLinkAbout193254_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:
10180996-98
PROJECT ADDRESS:
1544 E Warner Ave
PLAN CHECK ENGINEER:
Mazarji, ZacTEL:714
647-5831FAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
B, S-1
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
3/31/2014
INITIAL REVIEW
4/2/2014
EXPIRATION
9/27/2014
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Gary Gunville
3.
TEL:
(714)639-9860
FAX:
VALUATION:$100,000.00
EMAIL:
garyg@architectsorange.com
FLOOD ZONE:X-0602320278J
APPLICABLE CODE: 2013 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.(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)
- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance
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.ARCHITECTURAL COMMENTS Please clarify if existing buildings are equipped with Sprinklered system.Valuation of each building permit is estimate to be at $100,000.00. Submit a signed contract including all architectural andstructural fees for review.Please clarify occupancy of existing building on the drawings. Existing building is classified as B occupancy. Is there a change of occupancy from B to M occupancy? Please clarify if this permit is including an occupancy change from B to M occupancy for these buildings. Additional plan check comments may apply. Provide job description on the drawings for clarification and advise client as well if future Ti permit is planned for subject 3 buildings.Show on the plans to identify location of property lines and distance between buildings. The new exterior façade is required to comply with Table 508 for fire rating due to distance to assumed or recorded property lines. Drawings submitted to the Building Division for review shall provide the following information (Drawing & details) 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 alarmsPlease complete attached accessibility form.
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.Provide ramp detail to show compliance with followings. 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.
- 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.
- An aisle ramp slope in occupancies of Group A shall comply with Section 1025.11.
- 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. The rise for any ramp run shall be 30” maximum.
- CBC Section 1010.8, Handrails. Ramps with a rise greater than 6” shall have handrails on both sides. Handrails shall comply with Section 1012.Refer to the attached pedestrian ramp handout.Provide drawings to insure compliance for exiting entrance door: the following information for 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 materialThe 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.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.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.Refer to the attached entrance/door handout. Revise the drawings to show compliance.CBC Section 1006, Requires means of egress from all occupied parts of the building be provided with at least 1’ candle of light at floor level. Show compliance on the drawings.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.This building is subject to the State of California Energy Conservation Regulations: (Applicable when new exterior glazing is proposed)
- The corrected/final ARCHITECTURAL drawings shall have the required energy efficiency compliance
documentation with completed signature blocks filed on the plans. - The energy plan check consultant must complete the attached “Energy Conservation Plan Check Consultant
Qualification Statement.” Indicate U-Factor and SHGC for new windows in compliance with T-24 energy Standards.
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 #14 for additional women’s toilet stall. (When new toilet rooms are proposed) 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’.High and low drinking fountains serving the area of new work shall be accessible. CBC Section 1115B.4.6 and California Plumbing Code Section 406.5. (M occupancy) 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 2013 California Mechanical Code.Note on drawings: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.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 SPRINKLER SYSTEM (feet)SYSTEM (feet)
A 200250b
B 200300c
(FYI) 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
Provide 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. 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. Indicate slope on the drawings.Reference sheet A-101, If a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railing (Zero curb) ( 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. Show location of truncated domes on the site plan at zero curb areas including exit doors outside landing areas. Clearly show location of existing or new 4” curb.
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.
(When applicable) 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 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)
STRCTURAL COMMENTS
3404.4 of CBC where the alteration increases design lateral load. Any existing lateral load carry structural elements whose demand-capacity ratio with the alteration considered is no more than 10 percent grater its demand-capacity ratio with the alteration ignored shall be permitted to remain unaltered. Submit structural calculation for design and justification with said Section.
Reference page A2 and A-3, of structural calculations, attached copy of original structural drawings for 1540, 1548 and 1554 buildings to each set of drawings. Additional plan check comments may apply.
Reference sheet S-1.1, detail #2, and submit structural calculations for design and justification of footing for new lintel support. Provide justification for 2 # 5 rebar around openings.
Reference sheet S-5.1;
Show foundation size for detail #7. Show 2 # 4 bars at top and 2 # 4 at bottom.
Indicate maximum height of new exterior wall extension based on structural calculations. “Varies” is not acceptable.
Indicate gage, spacing and attachment for exterior studs and advise architect to revise architectural drawings.
Submit structural calculations for design and justification of new MTL screen show on architectural drawings sheets A3.1 and A4. Provide dimensioned structural drawings.
Submit calculations to show that existing shear resisting elements of each building is adequate to resist additional wind load from new facade.