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HomeMy WebLinkAbout198337_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: 10182599 PROJECT ADDRESS: 1900 E Carnegie Ave Unit# A PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): B, F-1, S-1 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 9/19/2014 INITIAL REVIEW 9/25/2014 EXPIRATION 3/18/2015 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Jill Nagel 3. TEL: (949)244-2574 FAX: VALUATION:$561,188.00 EMAIL: jnagel@nagelinteriorarchitecture.com FLOOD ZONE:X-0602320279J 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 (714-647-5804.) Previously approved plans should be submitted to expedite the process.Fire Department approval on the corrected/final sets of drawings (714-5736108)Police Department approval on the corrected/final set of drawings (714-647-5840)Public Works Agency approval (714-647-5039.)Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance.BUILDING Revise room names to establish and verify occupant load. Room names must match Table 1004.1.2 of CBC. Identify use of each area / room based on Table 1004.1.2 of CBC on sheet A1.0.Note on the floor plan the use and occupancy load of each room and/or area. Relate each use to a CBC Table item. 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 1019.2 For Buildings With One Exit:Maximum HeightMaximum OccupantsOf Building(Or Dwelling Units) Occupancy Above Grade PlanePer Floor And Travel Distance A, B, E, F, M, U1 Story 49 occupants and 75’ travel distanceAlso 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:OCCUPANCYWITHOUT SPRINKLERWITH SPRINKLERSYSTEM (feet)SYSTEM (feet) A, E, F-1, I-1, M, R, S-1200250b B200300cEgress shall not pass through kitchens, storage rooms, closets or spaces used for similar purposes. Please refer to red marks on the drawings for location of 36” or 42” wall to separate corridor/exit way from employee lunch room.Exit 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. Please review drawings for inconsistency for location of exit door signage.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.” 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.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. Or show compliance with comments below.Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308 or other approved products)Reference sheet A8.0, identify new equipment on equipment schedule and indicate height and weight of each piece of equipment. Structural calculations may be required for design and justification. Also clarify if equipment area is coved or open to sky roof.Reference sheet A8.0, Indicate the height of chain link gate and submit calculations for 8’-0” height chink link fence and wall and show compliant exiting for this room.Reference sheet EQ-10, Indicate ICC approval for walk-in-cooler and show method of attachment to floor.ACCESSIBILITYPlease complete the attached Disabled Accessibility Documentation Form to confirm full accessibility 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 T-24). When revising accessible parking stall please insure that truncated dome is provided at zero curbs) 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, Show location of 6” curb with double line and location of zero curb with truncated dome. Provide enlarge drawings to show compliance. 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. DOORS (ACCESSIBILITY)Provide the following information to insure existing and new doors are accessible;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. 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. (Correct detail 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 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 footrestSITE ACCESSIBILITYEntrance(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.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. Sidewalks accommodating the disabled must be at least forty-eight inches (48”) wide and at least sixty inches (60”) where door swings over walk. Please see red marks on the site plan.PARKING 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.(Note on the drawings) 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. SANITARYPlease refer to red marks on the drawings. Provide completely dimensioned floor plans, elevations and sections of sanitary facility and shower rooms insuring wheelchair clearances.Drinking fountains serving the area of new work shall be accessible. 11B-602 & 11B-211 of CBC and Table 422.1 of California Plumbing Code. (When applicable) 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. ( Where applicable counters to be accessible for both side, clients and employee side) Please refer to red marks on the drawings for providing elevation) - 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.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 stairsAreas with a vertical clearance of less than 80” must have a barrier to warn blind or visually impaired persons. Please refer to red marks on the drawings.(Please refer to red marks on the drawings) Handrails shall extend a minimum of 12” beyond the top nosing and 12”, plus the tread width, beyond the bottom nosing. At the top, the extension shall be parallel with the floor or ground surface. At the bottom, the handrail shall continue to slope for a distance of one tread width from the bottom riser; the remainder of the extension shall be horizontal. 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 1013.3. 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” in diameter cannot pass through.