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Home My WebLink About200801_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: 10183477 PROJECT ADDRESS: 3701 S Plaza Dr PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: III A, SPK OCCUPANCY CLASSIFICATION(S): A-3, B(Existing A-3 Occupancy) PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 12/18/2014 INITIAL REVIEW 1/2/2015 EXPIRATION 6/16/2015 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Neal Feaser 3. TEL: (602)955-9300 FAX: VALUATION:$169,304.00 EMAIL: nfeaser@rkaa.com FLOOD ZONE:X-0602320259J 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 3corrected sets of plans.Please refer to drawings for additional plan check comments.Return marked up set of drawings with corrections.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 (714-573-6108) - 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 issuanceCity records indicates the Type of building construction as Type III-A. One HR construction is required. Please revisit all construction details for walls, ceilings assemblies and insure compliance with 1HR construction. Refer all fire rated assemblies to Table 7 and item number and provide a copy of description of assembly on the drawings. For Type III-A (one Hour) Plans shall indicate how required structural and fire resistive integrity will be maintained where a penetration will be made for electrical, mechanical, plumbing and communication conduits, pipes and similar systems. CBC Section 106.1.1 and CBC Chapter 7. Note on the plans the ICC Research Report number, U.L. number, State Fire Marshal number, or approval number of another agency accepted by the City of Santa Ana.Reference sheet TI.0, revise Occupancy load Table to identify existing and new use. Revise sheet A2.0 to show all existing and new use of said Table. Identify use of existing rooms.Occupant load of Pilates Studio and Yoga room to be calculated as 5 per person as assembly room per Table 1004.1.2. Revise drawings to show additional exit door where applicable for occupant load of 50 or more per Table 1015.1 of 2013 CBC.Reference sheet A4.0, Provide l section view detail of all new partitions and ceilings showing: - Size, spacing, span and material of framing members - Note gauge and ICC Research Report number and installation/construction requirements for metal framing members. - Method of attaching framing to the building structure. Submit structural engineering calculations for walls in rooms with a floor to building structure above height greater than 14’. - Heights of partition, suspended ceiling and structure above height. - Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number for all rated wall assembly.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.Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s): - An Occupancy with an occupant count > 50. - By the Fire Department - E occupancy - Show disabled accessibility compliance for door clearance, landing and hardware including height of hardware. 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.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.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.All doors require a level floor landing on each side. Provide typical door threshold details and details of change in floor covering material.CBC Section 1124B.3. If carpet or carpet tile is used on a ground or floor surface, then it shall be securely attached; have a firm cushion, pad or backing or no cushion or pad; and have a level loop, textured loop; level-cut pile, or level-cut/uncut pile texture. The maximum pile height shall be ½”. Exposed edges of carpet shall be fastened to floor surfaces and have trim along the entire length of the exposed edge. Carpet edge trim shall comply with the requirements for changes in level.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.”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 2013 Section11B-Division II. - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsProvide complete site plan showing location of 6” curb separating walkway from vehicular way. Identify landscaping/planter area and zero curb area where truncated dome is required. If a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements between the pedestrian areas and vehicular areas, the boundary between the areas shall be defined by a continuous detectable warning which is 36” wide. Detectable Warning Product Approval. Only approved Division of the State Architect, Access Compliance (DSA/AC) approved detectable warning products and directional surfaces.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. Parking spaces must be located so that the disabled are not compelled to walk or wheel behind parked cars other than their own.Note on the drawings for each accessible parking stall and path of travel that 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. In each parking area, a bumper or curb shall be provided and located to prevent encroachment of cars over the required width of walkways (account for front of car overhang). Please see markup set of drawings.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.Revise drawings to show 34” maximum height on both sides of counters for clients as well as employees accessibility. Show location of accessible counter facing the client traffic area.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.When occupant load is increased due to new use, Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1. Provide occupant loads calculations on the drawings based on Table 4-1 and show required number of toilet facilities and shower rooms in compliance with said Table.Provide dimensioned floor plan of existing toilet rooms to show compliance with Section 11B-603 and 11B-604 of 2013 CBC. Sanitary facilities serving the area of new work shall be disabled accessible. Revise the drawings to show compliance with CBC Division 6. Revised drawings, when applicable to show 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.Drinking fountains serving the area of new work shall be accessible (High and low). CBC Section and California Plumbing Code Section 406.5. Show floor and elevations on the drawings to insure compliance. Show location on the drawings.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.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 complete attachment detail for RTU to platform and platform to roof showing required attachment based on structural calculations. This building is subject to the 2013 State of California Energy Conservation Regulations: - 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.” - Indicate U-factor and SHGC for new entry on the drawings based on Energy calculations (Envelope)