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HomeMy WebLinkAbout189927_4_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: 10179973 & 10180012 PROJECT ADDRESS: 200 E Fourth St Units # 200 & # 201 PLAN CHECK ENGINEER: Heidari, FredTEL:714 647-5862FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): A-2, R-2 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 10/28/2013 INITIAL REVIEW 1/9/2014 EXPIRATION 4/26/2014 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Robert Walsh 3. TEL: (949)273-8360 FAX: (949)273-8342 VALUATION:$70,000.00 & $45,000.00 EMAIL: robertW@cafeconceptsonline.com FLOOD ZONE:X-0602320276J 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.See red marks on the plan. Please resubmit the marked up set with the revised sets of plan for recheck.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.The drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2010 California Building Standards Code with local amendments.Delete all notes and details from drawings that are not a part of the work to be done under the subject building permit application. This includes mechanical, plumbing and electrical work that is not specifically required by the Building Code.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) - 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 issuanceProvide pedestrian protectionin accordance with CBC Section 3306, for the proposed new windows on the second floor. 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 fully dimensioned first and second floor plans Provide a fully dimensioned site plan on each set of plans. 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/Suite; Building Numbers - Occupancy Classification(s) - Type of Construction - Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503) - 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 wallsLabel and note hourly fire rating of: - Exterior walls - All corridors - Fire walls - Fire barriers - Shafts - Stair enclosures - Exit passageways - Horizontal exits - HallwaysWhen there has been a change in use or occupancy classifications, drawings shall show compliance with the CBC requirements for the new classifications. Reference CBC Section 3406.Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number: - Walls - Floor/ Ceilings - Columns - Shafts - Structural Elements - Fire walls - Fire barriers - Stair enclosures - Horizontal exits - Exit passageway - Hallways - CorridorsCBC Section 708.9, Penetrations in a fire partition by ducts and air transfer openings shall comply with Section 716.Provide typical section view detail of all new partitions and ceilings showing: - Size, spacing, and material of framing members - Note gauge and ICC Research Report number and installation/construction requirements for metal framing members. - It is the project designer’s responsibility to coordinate work with the various trades to ensure that the size of the wall cavity will be large enough to accommodate piping, fittings, ducts, etc. There has been a continuing field problem of 2½” wide metal studs not being able to accommodate plumbing pipes. - Method of attaching framing to the building structure - Sheathing material and details of attachment. Note type, size, and spacing of fasteners. - Fire-blocks and draft-stops in combustible construction in accordance with CBC Section 717. Show location(s) and provide typical construction details. - Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC Section 716 and mechanical Code Section 606.Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.5. In addition to other fees, a "Park Acquisition and Development Fee" in the amount shown below shall be required pursuant to a resolution of the City Council for the Recreation and Community Services Agency; net addition of $2644.15 for each apartment . Amount of $5,233.96; net addition of 4 bedrooms Amount of $4,726.87; net addition of 3 bedrooms Amount of $3,523.12; net addition of 2 bedrooms Amount of $2,644.15; net addition of 1 bedroomShow location of minimum 20x30-inch attic access with 30-inch minimum headroom in accordance with CBC1209. Also, MC305.0 requires that appliances shall be accessible for inspection, service, repair, and replacement without removing permanent construction. MC904.11 requires that an attic, in which an appliance is installed, shall be accessible through an opening at least as large as the largest component of the appliance and not less than 22 inches x 30 inches Show that ceiling height for laundry rooms, hallways, corridors, and bathrooms is 7 feet minimum. (1208.2) In lieu of openable windows (skylights) for habitable rooms a mechanical ventilating system, complying with the Mechanical Code, shall be provided. Show size of unit and location of registers. (1203.1) Bathrooms, laundry rooms, water closet compartments and similar rooms shall be mechanically ventilated in accordance with the Mechanical Code. (1203.4.2.1) No water closet shall be set closer than 15 inches from its center to any side wall or obstruction, nor closer than 30 inches center to center to any similar fixture. The clear space in front of any water closet shall not be less than 24 inches. (PC 407.6) Plumbing facilities, including laundry facilities, shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1. Wall covering shall be cement plaster, tile or approved equal to 72 inches above drain at showers or tub with showers. Materials other than structural elements shall be moisture resistant. Glass enclosure doors and panels must be labeled Category II. Swing door outward. Net area of shower receptor shall be not less than 1,024 sq. in. of floor area, and encompass 30-inch diameter circle. (PC411.7) In every sleeping room below the fourth story and in the basements of dwelling units, at least one openable emergency escape and rescue window or door shall open directly into a public street, pubic alley, yard or exit court, meeting all of the following (1026): - An openable area of not less than 5.7 square feet (5.0 square feet for ground-floor openings); - A minimum 24 inch clear openable height; - A minimum clear openable width of 20 inches; - A sill height not over 44 inches above the floor.Show the location(s) of hard-wired smoke detector(s) with a battery backup in each sleeping room and at a point centrally located in the corridor or area giving access to each sleeping area. A detector shall be located at each story and basement, on the upper level of split level stories, and both levels if sleeping area is on lower level; a detector shall be located in close proximity to the stairway when sleeping rooms are on the upper level. (Battery-operated smoke detectors are permitted in existing construction only.) Refer to CBC Section 907.2.10 and the CA Fire Code. Submit an acoustical analysis report in accordance with the California Building Code Section 1207- Sound Transmission Control. The drawings shall incorporate all acoustical analysis report recommendations. (This requirement does not apply to detached single-family dwellings.) Show how dwelling is provided with comfort heating facilities capable of maintaining a room temperature of 68oF at a point of 3 feet above the floor in all habitable rooms. (1204) The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans. - Signed Energy Efficiency Documents must be printed on the plans. - Also, submit 2 copies of signed Energy Efficiency 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, Part 1 (Administration) and Part 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 corrected/final drawings shall have the required energy efficiency compliance documentation with completed signature blocks filed on the plans. -The energy plan check consultant must sign documentation forms on behalf of the Building Safety Division. - Refer to the attached public handouts titled “Energy Efficiency Compliance” and “Energy Efficiency Compliance Documentation”.Since the “R” occupancy needs to be separated from “A” occupancies per Table 508.4 of CBC, the egress from “R” occupancy shall not be mixed with egress from the “A” occupancy.Therefore, theelevator lobby area needs to show this separation of egress for each occupancy.Since these two apartments whichare located on the second floor and don’t have access to the second exit on that floor, show compliance with Section 1014.3 for maximum length of common path of the egress travel.Also, show compliance with Section 1021.2 for occupancies with a single exit in buildings. See limitation of the Table 1021.2 CBC.Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1017 and 708: - Size, spacing, and material of framing members. Note gauge and ICC number and installation/construction requirements for metal framing members. - Method of attaching framing to the building structure. Compliance shall be shown with CBC Section 1607.13 for lateral support of the walls. Do not support top of walls to suspended ceiling system unless calculations and drawings prepared by a registered engineer are submitted for review. Submit structural engineering calculations for walls in rooms with a floor to building structure above height greater than 14’. - Sheathing material and details of attachment. Note type, size, and spacing of fasteners. - 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.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 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.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.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.” - Refer to the attached information sheet.