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HomeMy WebLinkAbout194229_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: 10181311 PROJECT ADDRESS: 2917 S Daimler St PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: III B OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 5/8/2014 Biotech building INITIAL REVIEW 5/15/2014 EXPIRATION 11/4/2014 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Aly Haidar 3. TEL: (626)358-1111 FAX: VALUATION:$150,000.00 EMAIL: alyhaidar@att.net 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 3 corrected sets of plans.Please return to red marks on the drawings for additional plan check comments and 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. - Fire Department approval on the corrected/final sets of drawings (714-5736108) OCFA- Public Works Agency approval (647-5039) - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance BUILDING PLANNING Submit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application including architectural and structural fees. The valuation of this project is estimated to be at $150,000.00.Please note on the drawings that existing Type construction to III-B and Areas Separation wall based on Table 706.4 of 2013 CBC (2,3 or 4houre rating based on Occupancy Type) with required yard frontage to be maintained. Biotech facilities/occupancies storing, handling, using, and/or selling hazardous materials, liquids, and chemicals shall submit a list of all said materials, listing their quantities and how they relate to Sections 414 and 415 of 2013 California Building Code. Project is review as B occupancy at this time and additional plan check comments may apply when other than B occupancy is established for proposed use.Occupancies using hazardous materials are subject to special requirements. It is the applicant’s/owner’s responsibility, PRIOR TO SUBMITTAL, to make this known to the Building, Planning, or (OCFA) Fire Departments. Additional plan check comments may apply.When there has been a change in use or occupancy classifications, drawings shall show compliance with the CBC requirements for the new classifications. Additional plan check comments may apply.Submit a letter addressed to the Building Safety Division describing in detail the manufacturing process from material delivery, storage, handling, packaging, and shipping of finish product. Include an equipment list describing use in the process. Additional plan check comments may apply once the occupancy classification is established for each room/area of building.Provide as built drawings to clarify the 3 hour fire rated wall Shown on sheet A1. Also reference each fire rated assembly to Table 7 and provide a copy of discretion on the drawings for inspection and compliance. Also correct 1 hour rated wall on sheet a7 to be full height.Provide typical section view detail of all new partitions and ceilings showing: - 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 drawing 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. - Heights of partition, suspended ceiling, structure above. - Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number. - 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.(When applicable, see sheet A7) CBC Section 1015.3, Boiler, Incinerator and furnace rooms. Two exit access doorways are required in boiler, incinerator and furnace rooms where the area is over 500 square feet and any fuel-fired equipment exceeds 400,000 British thermal units (Btu) input capacity. Where two exit access doorways are required, one is permitted to be a fixed ladder or an alternating tread device. Exit access doorways shall be separated by a horizontal distance equal to one-half the length of the maximum overall diagonal dimension of the room. Refer to Sections 1015.4 through 1015.6 for additional comments.Vertical and horizontal occupancy separation may be required once occupancy classification is established. Label use of each room/area based on Table 1004. 1.2. 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. 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 1014.3 of CBC. Table 1014.3 Exit Access Travel Distance: OCCUPANCY WITHOUT SPRINKLERWITH SPRINKLER SYSTEM (feet)SYSTEM (feet) A 200250b B 200300cReference sheet A7 correct building egress calculations based on 2013 CBC.CBC Section 1018.2.2, ALL Exterior exit doors shall lead directly to the exit discharge or the public way. Show accessible path on the drawings. Show location of all exit doors and path of travel on sheet T1.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) - 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.”Panic hardware shall be provided as required by 2013 CBC Section 1008.1.10: - An Occupancy with an occupant count > 50. - 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.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. Please refer to drawings. See red marks on the drawings. 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.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.Stairways shall show compliance with CBC Sections1009 and 11B-504including applicable disabled accessibility requirements as part of path of travel: - Provide complete architectural plan view, sections, details, and notes for stairway(s). - Dimension stairway width showing compliance with CBC Sections 1009.1, 1005, and 1007.3. - Dimension rise of steps shall be not less than 4” or greater than 7”. The run shall not be less than 11”. - Treads, nosing, and risers require compliance with CBC Section 1133B.4.5, including no open risers and slip resistant treads. - Refer to the attached stairway handout; show compliance on the drawings.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 followings: (Section 11B-505, 2013 CBC) - Stairways shall have handrails on each side. - Handrails shall be 34 to 38” above the nosing of treads. - Handrails shall extend a minimum of 12” beyond the top nosing, and shall extend a minimum of 12” plus the tread width beyond the bottom nosing. - Handrails projecting from a wall shall have a space of 1½” between the wall and the handrail. - 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”.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.” - 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” Remove change room from 2nd floor to 1st floor since building is not equipped with elevator and refer to section 11B-222 for interior dimensions and other requirements for change room. Reference sheet A5.1, 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) 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: Show/note LIGHTING requirements on the plans in accordance with CBC and California Electrical Code requirements for each type of use.Building valuation is $150,000.00 full compliance is required. Please complete the attached Disabled Accessibility Documentation Form to confirm full compliance. Drawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC Chapter 11-B, Division 2:- An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarms (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 Show occupant load calculation based on Table A of CPC on the drawings. Show compliance with Table 4-1 of CPC for total number of toilet rooms. Please note foot note #3 for additional toilet rooms. Correct Plumbing fixture calculations on Sheet A7 to reflect correct use of room/areas of building. 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’.Note on the drawings hot water and drain pipes under lavatory shall be insulated.Show location of high and low drinking fountains. Drinking fountains serving the area of new work shall be accessible. 2013 California Plumbing Code Table 422.1. Correct grab bar height to 33”/36” for detail #3 on sheet A8 of drawings. 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. Show accessible sink and table at lunch room. - 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 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 by curbs, railings or other elements (at zero curb) 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 curb around the subject building. 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. Additional plan check comments may apply to this project.