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HomeMy WebLinkAbout200346_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: 10183317 PROJECT ADDRESS: 3215 W Warner Ave PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: III B, SPK (SPK under a separate permit) OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 12/1/2014 Ti 1st floor, New 2nd floor INITIAL REVIEW 1/7/2015 EXPIRATION 5/30/2015 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Thanh Dang 3. TEL: (714)369-9055 FAX: VALUATION:$411,300.00 EMAIL: thanh.dang@tdaconsultinginc.com FLOOD ZONE:X-0602320258J 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.Please refer to mark up set of drawings for architectural and structural 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. Please remove any MEP sheets if applicable.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 (714 573-6126) - 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. (New 2nd floor) - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceA separate Building Permit Application is required for followings. Revise differed submittal/s once it is coordinated with structural drawings: - Fence(s)/ Block wall(s) - Pedestrian protection - Demolition - Storage Racks - Replacement or Proposed Equipment/sShow floor area justification on the drawings for existing plus new 2nd floor based on Table 503 of 2013 CBC. Clarify on the drawings if existing (1st floor) building is equipped with Fire Sprinklered system and 2nd floor is to be equipped as well and permit is differed submittal. Please note that plan review is based on building (Both floors) are equipped with sprinklered system including the required fire rating of corridor/hallway areas.City records indicates the Type of building construction as Type III-B. Revise drawings to show compliance. All exterior wall of 2nd floor to be non-combustible. Please revise both architectural and structural drawings. Complete all soffit and furred out wall details. Provide complete detailing, including number, type, location of fasteners and how attachment is made to the building structure. Show lateral bracing for soffit and show positive attachment to deck above for all soffits. Incomplete details may require calculations for design and justification. Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803, 804 and CBC Table 803.5.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. - 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.Provide drawing/details to show compliance with following items; (please see drawings for additional comments) 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.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.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.The top of the guards shall not be less than 42” in height, CBC Section 1013.2: 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” in diameter cannot pass through.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 STAIR UP” - 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.” 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 (Drawing and details) to insure compliance with CBC Chapter 11B, Vision 2 of 2013 CBC. - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsProvide enlarged plan of walkway including the new gate to insure accessible gate and path of travel on as shown on sheet A1.0.Refer to sheet A1.1 for additional plan check comments for proposed accessible parking stalls, curb ramp and path of travel.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”/6” curb around the building and show truncated dome at zero curbs. Please refer to site plan for additional plan check comments including location of truncated dome.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. Show compliance with followings for parking accessibility: 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 as required by Section 1129B.4. 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. - 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 shall have 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. 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 for 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. CBC Section 11B-602. 11B-211 and California Plumbing Code Table, 422.1.Indicate the top of fixed or built-in counter, tables is between height of to be at 28” to 34” above the finish floor and knee clearance to be a minimum of 27” high, 30” wide, and 19” deep.One of each type of station/counters shall be accessible.Complete the attached Disabled Accessibility Documentation Form to certify that the building and site arefully accessible. 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.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.This building is subject to the 2013 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, 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. - The energy plan check consultant must complete the attached “Energy Conservation Plan Check Consultant Qualification Statement.”Incorporate results of structural calculations for light pole and racks into drawings. Engineer to sign and stamp structural drawings.Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: - New mechanical equipment for complete anchorage design including new platform. - New ICC approved sealant for any roof penetration.Incorporate results of structural calculations into drawings prior to re-submittal. Provide roof framing plan show size of roof members examined due to additional load of new equipment. Subject to field inspection. Provide structural calculation and drawings for replaced or new roof equipment. Indicate weight of each equipmenton roof framing plan and provide complete attachment detail. Note that all roof penetration to be sealed with ICC approved products. Specify special inspection for Nailing of 4” OC or less on sheet SD-0 of shear wall schedule and Sheet SD2.Reference sheet SD-1 detail # 17, interior pad footing, clarify rebar size spacing and location. Plans shall indicate method of verification of compliance with all CAL Green requirements. Drawings to show satisfactory conformance with mandatory measures. Include City's Mandatory Measures Checklist copies onto plans.Refer to additional City of Santa Ana handouts for compliance.