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HomeMy WebLinkAbout190950_3_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: 10180306 PROJECT ADDRESS: 906 N Main St PLAN CHECK ENGINEER: Heidari, FredTEL:714 647-5862FAX:714 647-5897 TYPE OF CONSTRUCTION: II B, SPK OCCUPANCY CLASSIFICATION(S): E PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 12/23/2013 INITIAL REVIEW 1/24/2014 EXPIRATION 6/21/2014 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Xin Yu 3. TEL: (818)344-3045 FAX: VALUATION:$12,000,000.00 EMAIL: xyu@jsfarchs.com FLOOD ZONE:X-0602320163J 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, calculations and this correction sheet. A separate sheet for response may be used.Resubmit 3corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5862 for an appointment.Please return marked up set of drawings with corrections.All drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.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. - Orange County Fire Authority approval on the corrected/final sets of drawings ((714)573-6100) - 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) - 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 issuanceA separate Building Permit Application is required for: - Each sign - Trash enclosure(s) - Fence(s) at the west side; see sheet A102. - Pedestrian protectionfor the east side of the proposed building see sheet A101. - Demolition of existing buildings on the site. See drawing sheet A002. - Site improvementsProvide pedestrian protection in accordance with CBC Section 3306for demoing the 2 existing buildings on the site and for the East side of the proposed building. 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.Provide the following: - Provide a fully dimensioned site plan on each set of plans. - Disabled access compliance must be shown on the site plan. - Provide a fully dimensioned site plan on a separate 8½” x 11” sheet of paper. - Show all property lines of record on the site plan. Show compliance with CBC Section 704 and CBC Tables 601, 602, and 704.8.Show on the plans: - Complete legal description - Assessor’s Parcel Number - Project Address/ for the proposed building and the building immediately on the north of the proposed building. - Occupancy Classification(s) for proposed building and the building immediately on the north side of the proposed building. - Type of Construction/ for the proposed building and the building immediately on the north of the proposed building. - Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503)/ for the proposed building and the building immediately on the north of the proposed building. - 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.)/ for the proposed building and the building immediately on the north of the proposed building. - Number, width, and purpose (cite code section) of yards required/ for the proposed building and the building immediately on the north of the proposed building. - Number and fire-resistive rating of all area separation walls/ for the proposed building and the building immediately on the north of the proposed building. - Number of stories/mezzanines and building height in feet/ for the proposed building and the building immediately on the north of the proposed building.Provide a fully dimensioned site plan and show all recorded property lines of records on this site plan with distances from the exterior walls to these recorded property lines. Show compliance with section 503.1.2 CBC for existing building on this parcel.On sheet A001 please show all the recorded easements. Seems like, there is at least 3 easements on the westerly portion of the parcel on the north of 10th street as marked on this A001 sheet.Proposed building shall not be built over any existing easement. See sheet A001 for the location of an easement that will be under the proposed building.Show compliance with Table 602 CBC for Fire-resistance rating of the exterior walls. See sheet A101.Show compliance with section 705.11 CBC for parapets on the North and South walls. See sheet A203.Show compliance with section 1133.B.2.4.4 CBC for doors number 138 & 147 near stair # 3. See sheet A204.Show compliance with section 1505 and Table 1505.1 of CBC for roof covering. See sheet A208.Provide clear construction details to show Roof drain & Secondary drainage meets section 1503.4 & 1503.4.1of CBC.Provide full architectural dimensioned plans for restrooms to show compliance with Title 24 requirements. See sheet A 508.Provide and show full compliance with section 1116B for proposed elevator to includes size of cab, control locations, handrail etc. see sheet A603.Please double check the rating of all doors in the rated corridors and see the red marks on sheet A702Please corrected the site address in the soils report (from 1010 N. main Street to 906 N. Main Street) to be consistence with the actual site address.Provide a clear note on the foundation plan to have the soils compaction report stamped and signed by the soils engineer and be submitted to Santa Ana Building Safety Division for review and approval.Soils engineer to review and sign the final foundation plan prior to permit issuance for general conformance with the requirements of the soils report. Some of the calc. sheets are not clear. See red marks on the calculation. Please resubmit the marked up calc. with the revised one.CBC Section 1007.4, Elevators. In order to be considered part of an accessible means of egress, an elevator shall comply with the emergency operation and signaling device requirements of Section 2.27 of ASME A17.1. Standby power shall be provided in accordance with Sections 2702 and 3003. The elevator shall be accessed from either an area of refuge complying with Section 1007.6 or a horizontal exit.Elevators shall comply with the most stringent requirements of the State of California Code of Regulations (CCR), Title 8, subchapter 6, State Elevator Safety Regulations and the 2007 California Building Code Chapter 30. Compliance shall also be made with the California Accessibility Standards. State amended CBC Section 3002.4a states when an elevator for medical emergencies shall be provided. The Fire Department will decide if a modification or exception to Section 3002.4a can be granted.CBC Section 1004.3, Posting 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. This is critical since we are using an occupant load factor for the “DANCE STUDIOs” that is different than the Table 1004.1.1 of CBC.Provide a complete architectural section of 1-HR. corridor detailing fire resistive rated construction of the walls and ceilings. Detail all duct and other penetrations CBC Sections 708.4, 1017.1, 715.1, Table 715.4 & 716.5.4. and showing the following items:- Reference each wall and ceiling fire-resistive assembly to a CBC Chapter 7 Table and item number. - Fire/smoke damper locations, installation requirements, and required access doors. Refer to CBC Section 716 and Mechanical Code Section 606.Note on the drawings CBC Section 715 requirements for a pair of doors installed in a one-hourcorridor 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.”For all the doors opening into the corridors show compliance with CBC Section 1005.2. Doors, when fully opened, shall not reduce the required width by more than 7”. Doors in any position shall not reduce the required width by more than one-half. 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) - 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)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. Refer to CBC section 1008.1.8.3, Item 2 for Exception. - E Occupancy with an occupant count > 50CBC 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.2.5.1, 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.See red marks on the plan for the gates in the fence at the Westside.The walls and soffits within enclosed usable spaces under enclosed and unenclosed stairways shall be protected by 1-hour fire-resistance-rated construction or the fire-resistance rating of the stairway enclosure, whichever is greater. Provide handrail details on the drawings showing compliance with CBC Section 1009.10, 1012, and 1133B.4.1. - Every stairway required to be more than 60” in width shall be provided with not less than one intermediate handrail. Intermediate handrails shall be spaced approximately equally across with the entire width of the stairway. - Handrails shall be 34 to 38” above the nosing of treads. - Ends of handrails shall be returned or shall terminate in newel posts of safety terminals. - The handgrip potion of handrails shall not be less than 1¼” nor more than 1½” cross-sectional dimension or the shape shall provide an equivalent gripping surface. The handgrip portion of handrails shall have a smooth surface with no sharp corners. 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 1013.3. Open guards shall have intermediate rails or an ornamental pattern such that a sphere 4” in diameter cannot pass through. - The open space between the intermediate rails or ornamental pattern of guards in commercial and industrial-type occupancy areas, which are not accessible to the public, may be such that a sphere 12” cannot pass through. - The triangular opening formed by the riser, tread, or bottom elements of a guard at the open side of a stairway may be of such size that a sphere 6” indiameter cannot pass through.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.Sanitary facilities serving the area of new work shall be disabled accessible. Revise the drawings to show compliance with CBC Section1115B.Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 1115B and the California Plumbing Code.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’.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.This building is subject to the State of California Energy Conservation Regulations: - 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, 2010 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 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. - The energy plan check consultant must complete the attached “Energy Conservation Plan Check Consultant Qualification Statement.”Provide a complete suspended ceiling system plan and section detail showing the following: - Vertical supports - Seismic wires - Seismic strut/Compression strut - Perimeter wires - Separate fixture wires for lights and mechanical devices - ICC Research Report number for the suspended ceilingProvide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: - Stairway(s). CBC Sections 1607, 1630a and 1133B.4, and CBC Table 1607.1, Item 36. - Handrail(s)/guard(s). CBC Sections 1012, 1013, and 1607.7. - Guard(s). CBC Sections 1013 and 1607.7. - Mechanical equipment on roof (note on Roof Framing Plan weight of each existing and new piece of equipment on the roof) - Equipment screening on roof - Trash Enclosure (see attached handout.)CBC Section A106.1. Calculations must be presented in a clear and legible for structural plan review.Please see the red marks on the calculation pages.See red marks on the following sheets of the plan: G104, G201, G202, A001, A101, A203, A204,A205, A206, A207, A208, A213, A214, A215, A216, A311, A402, A508, A602, A603, A702, A802, A804, and A807.The marked up sets of the plans shall be returned to the City of Santa Ana with the revised plans for recheck.