HomeMy WebLinkAbout196213_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:
10181907
PROJECT ADDRESS:
1570 Brookhollow 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
7/11/2014
building to be verified if equipped with SPK
INITIAL REVIEW
7/17/2014
EXPIRATION
1/7/2015
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Yenny Ng
3.
TEL:
(714)426-2950
FAX:
VALUATION:$1,450,000.00
EMAIL:
yenny@yennyngdesigns.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. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.Please refer to mark up set of drawings for additional plan check comments. Resubmit 3corrected sets of plans. Please 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. Please call (714) 647-5831 for an appointment.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 (OCFA) approval on the corrected/final sets of drawings (714-573-6108)
- 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 issuanceA separate Building Permit Application is required for: (when applicable)
- Each sign
- Demolition
- Site improvements
- Screen Wall for Proposed Equipment
BUILDING PLANNING Indicate distance from patio cover and other new architectural structure that is proposed under this permit to property lines. Show compliance with CBC Section 704 and CBC Tables 601, 602, and 704.8. 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.
- Indicate the height of interior walls and method of attaching framing to the building structure. Submit calculations for walls in
rooms with a floor to building structure above height greater than 14’.
- Heights of partition, suspended ceiling, structure above.Refer to Sections 11B-206.6 for existing elevator (Part of path of travel) and provide drawings to insure compliance. Please correct occupant load factor for Training room based on Table 1004.2 and revise to occupant load factor of 20. Indicate occupant load for new Gym (Exercise room) based on factor of 50.Provide clear path of travel as non-rated corridor area on the 1st and 2nd floor connoting the 3 stairways.Please clarify on the drawings if 1st and 2nd floor is equipped with Fire sprinkler system. 1 hour fire rated corridor is required if existing building is not equipped with fir e sprinklered system. Provide drawings to 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,49Provide drawings to 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
DOORS & DOORS (ACCESSIBILITY)Provide on the drawings a complete door schedule, showing:
- Door sizes (CBC Sections 1008.1.1 and 1133B.2)
- Hardware complying with exiting and disabled accessibility requirements (CBC Sections 1008.1.8 and
1133B.2.5)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 comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section Occupancy with an occupant count > 50. Provide drawing/details to show compliance with following items;All doors require a level floor landing on each side. 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. Provide specifications for doors hardware (i.e., lever type, push-pull panic, etc) to comply with disabled access requirements. 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. 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. 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.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.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.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. Please revise code Sections to show compliance with 2013CBC when coping into drawings.
STAIRWAYSPlease provide the followings to insure that existing stairway, hand rail and guards are in compliance with accessibility standards. Stairways shall show compliance with CBC Sections 1009 and 1133B.4 including applicable disabled accessibility requirements.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.Where stairways occur outside a building, the upper approach and all treads shall be marked by a strip of clearly contrasting color at least 2” wide and placed parallel to and not more than 1” from the nose of the step or landing to alert the visually impaired. The strip shall be of a material that is at least as slip-resistant as the other treads of the stair. A painted strip shall be acceptable.Areas with a vertical clearance of less than 80” must have a barrier to warn blind or visually impaired persons.Tactile floor designation signs to comply and shall be located at each floor level landing in all enclosed stairways in buildings two or more stories in height to identify the floor level. At exit discharge level, the sign shall include a raised five-pointed star located to the left of the identifying floor level. The outside diameter of the star shall be the same as the height of the raised characters.Refer to the attached stairway handout; show compliance on the drawings. Please revise code Sections to show compliance with 2013CBC when coping into drawings.
HANDRAILS FOR STAIRWAYSProvide handrail details on the drawings showing compliance with CBC Section 1009.10, 1012, and 1133B.4.1. (Part of path of travel)
- 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”.Guards shall be detailed to show compliance with Sections 1013 and 1607.7. Dimension finish floor to top of guard height. Unenclosed floor and roof openings, open and glazed sides of stairways, landings and ramps, balconies or porches, which are more than 30” above grade or floor below, and roofs used for other than service of the buildings shall be protected by a guardrail.CBC Section 1013.2. The top of the guards shall not be less than 42” in height. 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.
b. 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” in diameter cannot pass through.
EXIT SIGNSExit illumination and exit sign requirements in accordance with CBC Section 1011 shall be shown on the drawings. Be specific as to the type of exit signs to be installed.CBC Section 1011.1. Provide a directional exit sign at changes in exiting direction.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.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.”
- 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 door that leads directly to a grade-level exterior exit by means of an exit enclosure, or an exit
passageway, shall be identified by a tactile exit sign with the words “EXIT ROUTE.”
- 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.”
- Each exit door through a horizontal exit shall be identified by a sign with the words “TO 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.
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.Drawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC Chapter 11B, 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
SITE ACCESSIBILITY
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. Clarify and identify location of all landscaping, 4”or 6” curb around the building and show truncated dome at zero curbs.
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. 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.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.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.Refer to the attached handout for Exterior Routes of Travel. Please revise code Sections to show compliance with 2013CBC when coping into drawings.
PARKING ACCESSIBILITY
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 11B, Division 5.Accessible parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible entrance. In parking facilities that do not serve a particular building, accessible parking shall be located on the shortest accessible route of travel to an accessible pedestrian entrance of the parking facility.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. When covered parking spaces are being provided, a proportionate number of spaces must be disabled accessible. Revise the drawings, as required, to show compliance.Parking spaces must be located so that the disabled are not compelled to walk or wheel behind parked cars other than their own.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.One in every eight accessible spaces, but not less than one, shall be served by an access aisle 8’-0” (96”) wide minimum and shall be designated van accessible. The words NO PARKING shall be painted on the ground within each eight’ loading and unloading access aisle. This notice shall be painted in white letters no less than 12” high and located so that it is visible to traffic enforcement officials. Disabled accessible parking spaces should be sized as follows:
- Where single spaces are provided, they shall be a 9’ wide parking area with
an outlined 5’ wide (8’ wide for van accessible space) loading and unloading aisle ON THE PASSENGER SIDE
OF THE VEHICLE. The minimum length of each parking space shall be 18’. The loading and unloading access
aisles shall be marked by a border painted blue. Within the blue border, hatched lines a maximum of 36” on
center, shall be painted a color contrasted with the parking surface, preferably blue or white. Parking access
aisles shall be part of an accessible route of travel to the building or facility
entrance. Parked vehicle overhangs shall not reduce the clear width of an accessible route. The words NO
PARKING shall be painted on the ground within each loading and unloading access aisle. This notice shall be
painted in white letters no less than 12” high and located so that it is visible to traffic enforcement officials.
- When more than one space is provided, two 9’ wide parking areas may be
outlined on each side of a 5’ wide (8’ wide for van accessible space(s)) loading and unloading aisle. The
minimum length of each parking space shall be 18’. The loading and unloading access aisles shall be marked
by a border painted blue. Within the blue border, hatched lines a maximum of 36” on center, shall be painted
a color contrasted with the parking surface, preferably blue or white. Parking access
aisles shall be part of an accessible route of travel to the building or facility
entrance. Parked vehicle overhangs shall not reduce the clear width of an accessible route. The words NO
PARKING shall be painted on the ground within each loading and unloading access aisle. This notice shall be
painted in white letters no less than 12” high and located so that it is visible to traffic enforcement officials.
.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.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.The surface of each accessible parking space or stall shall have a surface identification duplicating either of the following schemes:
- By outlining or painting the stall or space in blue and outlining on the ground in the stall or space in white or
suitable contrasting color a profile view depicting a wheelchair with occupant; or
- By outlining a profile view of a wheelchair with occupant in white on blue background. The profile view shall
be located so that it is visible to a traffic enforcement officer when a vehicle is properly parked in the space
and shall be 36” high by 36” wide.Provide dimensioned floor plan of single and multiple toilet rooms including elevations and sections to insuring wheelchair clearances accessibility compliance. Refer to Chapter II-B, Division 6 of 2013 CBC. Revise unisex toilet rooms to be specific for each sex. Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1. And followings:- 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’.-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.-Note on the drawings hot water and drain pipes under lavatory shall be insulated.-Ensure sanitary facilities 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. -Refer to the attached sanitation facility handout for additional plan check comments. Revise plans to show compliance.Kitchen counter and all other counters the followings;
- Top of counter is between 28” – 34” above the finish floor.
- Knee clearance to be a minimum 27” high, 30” wide, and 19” deep.
Exception: Knee clearance is not required at checkout counters or service counters.
- Clear floor space a minimum of 30” by 48”.
43. Complete the attached Disabled Accessibility Documentation Form and return with corrected drawings.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.Glass shall be firmly supported on all four edges. Show on the drawings how compliance shall be made with CBC Section 2404. For glass not firmly supported on all four edges, design shall be submitted to the building official for approval.Glass used as a handrail assembly or a guard section shall be constructed of either single fully tempered glass, laminated fully tempered glass or laminated heat-strengthened glass. Glazing in railing in-fill panels shall be of an approved safety glazing material that conforms to the provisions of Section 2406.1.1. For all glazing types, the minimum nominal thickness shall be ¼”. Fully tempered glass and laminated glass shall comply with Category II of CPSC 16 CFR 1201, listed in Chapter 35. See Sections 1607.7, and 2408.1 for additional comments.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:
- 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.Show/note LIGHTING requirements on the plans in accordance with CBC and California Electrical Code requirements for each type of use.This building is subject to the State of California Energy Conservation Regulations: (2013 California Energy code)
- 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, 2013 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 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.Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308 or other approved products). Please revise UBC and ICBO since their no longer in code business for past 20 years.
Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: (incorporate the results of structural calculations in to drawings prior to re-submittal).
- Guard(s). CBC Sections 1013 and 1607.7.
- New mechanical equipment on roof (note on Roof Framing Plan weight of each existing and new piece of
equipment on the roof)
- New equipment screening on roof when required by planning department.
- Canopy
- New storefrontRemoval or alteration of existing shear walls
- Any other structural alteration