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HomeMy WebLinkAbout199822_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: 10183130 PROJECT ADDRESS: 501 N Main St PLAN CHECK ENGINEER: Heidari, FredTEL:714 647-5862FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): B ? PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 11/10/2014 INITIAL REVIEW 11/17/2014 EXPIRATION 5/9/2015 RECHECKS: 1.12/15/2014 PROJECT APPLICANT CONTACT PERSON: 2. Nathan Menard 3. TEL: (714)552-2722 FAX: VALUATION:$589,478.00 EMAIL: nathan@menarch.com FLOOD ZONE:X-0602320276J The following items from the original plan check list remain incomplete/ not done at this time. See the original list below for items # 3, 13, 16, 17, 20, 22, 26, 27, 28, 31, 62, 64, 65, & 69. Also, show compliance with the following items: All doors in one-hour rated corridors need to meet 20 minutes rated door per Section 716.503 CBC. Please update the door schedule on the plan to show compliance. Elevator lobby is too small and there is no 18” clearance at the door and the space between two doors at open position is not 48”, see Section 11B-404.2.6.1 of CBC Elevator shaft and elevator door need to be rated per Section 713 CBC.Please update plan and the door schedule on the plan to show compliance. The two-hour rated wall cannot be terminated at the ceiling joists. See detail 3 on sheets 00, 01, 02, and 03. Rated corridor walls cannot be terminated at the ceiling joists. See detail 3 on sheets 00, 01, 02, and 03. Per section A-A on sheet 04, seems like that elevator shaft is not lining up. An interior exit stairway shall not continue below its level of exit discharge. Show compliance with Section 1022.8 of CBC Plans shall clearly show location of all EXIT signs for each floor. The size of stringers for detail 3/07 shall be coordinated with structural plans. (1”x stringer @ 24” OC)? All new footing shall have their depths and rebars called out on the plans. Sheets S2.0 and S3.1 don’t call these information. For elevator shaft roof, Details 5 & 6/ S4.1, provide connecting methods for steel roof to CUM wall. Any bolt, mechanical attachment, between Steel Hoist Beam and the CUM wall? See details 5 & 6/ S4.1. For details 5 & 6 /S4.1, what is the height of the CUM wall above the roof line? Dimensions of the elevator PIT need to be called out on the plan, sheet S 2.0 Is ¼” X 2” steel strap placed over or below the ¼” X 10” steel plate for details 11, 12, 13, & 14/S4.0? Please clarify on the plan. For details 4 & 5 /S4.0 please call out the spacing of straps over the steel beam. Please clarify of how (E) or (N) SHTG will be attached to steel beam without wood nailer? See details 4 & 5 /S 4.0 The size of new floor joists shall be called out on the plans. (117/8”TJI 360 @ 16” OC). Provide the missing details as red marks on sheets S2.2, S2.3, & S2.4 and see other red marks on sheets S3.1, and S4.1 Please resubmit the marked up set with revised and new plans. 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.Resubmit 3corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5862 for an appointment.The drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2013 California Building Standards Code with local amendments.Plans call for a “proposed mezzanine” floor plan on sheet 02. Per Section 505.2.1 of CBC this floor area is a NEW FLOORand not a mezzanine. Therefore the building with this new floor will be a 3 story building with a basement.Due to new floor, please justify the building area and type of construction per section 503 of CBC.Show compliance with CGBC sections 301.3, 5.303.2.1, 5.303.3, 5.303.3.1, 5.303.3.2, 5.408.1, & 5.408.4. Also, the CGBC references on sheet “GN” shall be updated to chapter 5 of this code.References to CBC on sheet “SP” shall be updated to CBC 2013 code.The stair shafts and the elevator shaft shall comply with CBC section 713.4. These shafts need to be 2-hours rated shafts. Show compliance on the plan.What is the proposed use of existing “VAULT”? An artist suite? Show compliance for existing door # 8 to this vault.Provide clear notes and details on the plan for elevator to comply with chapters 11B and 30 of CBC.Provide emergency signs per floor per section 3002.3 of CBC.Clearly indicate the scope of work under this building permit application: - Revise project job description on the building permit application worksheet to reflect the work to be done under the subject building permit application. - Construction drawings must clearly show all work to be done under the subject building permit application.All drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.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. - Orange County Fire Authority approval on the corrected/final sets of drawings ((714)573-6100) - 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. Refer to the attached handout. - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceSubmit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application. The plan check engineer may accept the contract price as the valuation of improvements for unique/unusual projects in lieu of using a cost per square foot basis.The valuation of improvements for the subject building permit application has been calculated to be $1,162,300.Label and note hourly fire rating of: - All corridors - Fire walls - Fire barriers - Shafts - Stair enclosures - HallwaysOccupancies 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 specific California Building Code Table items. Note on the Floor Plan, type and quantity of hazardous material in each control area and fire-resistive rating for fire barriers.Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number: - Walls - Ceilings - Columns - Shafts - Structural Elements - Fire walls - Fire barriers - Stair enclosures - Hallways - CorridorsProvide fire blocking in concealed spaces of stud walls and partitions, including furred spaces at the ceiling and floor level and at 10 ft. intervals both vertical and horizontal.Fire blocking. In combustible construction, fire blocking shall be installed to cut off concealed draft openings (both vertical and horizontal) and shall form an effective barrier between floors, between a top story and a roof or attic space. Fire blocking shall be installed in the locations specified in CBC Provide typical section view detail of all new partitions and ceilings showing: - 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. - Method of attaching framing to the building structure. Compliance shall be shown with CBC for lateral support of the walls. - 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. Show location(s) and provide typical construction details.Provide on the drawings interior wall,Interior floor and ceiling finish schedule showing compliance with CBC chapter 8.Elevator, and other hoistway enclosures shall be constructed in accordance with chapters 7 and 30 of CBC.Per Section 713.14.1, Elevator Lobby. An enclosed elevator lobby shall be provided at each floor where an elevator shaft enclosure connects more than three stories inbuildings;The lobby shall separate the elevator shaft enclosure doors from each floor by fire partitions equal to the fire-resistance rating of the corridor and the required opening protection. Elevator lobbies shall have at least one means of egress complying with Chapter 10 and other provisions within this code. Except, enclosed elevator lobbies are not required at the street floor, provided the entire street floor is equipped with an automatic sprinkler system in accordance with Section with Section 903.3.1.1.In order to be considered part of an accessible means of egress, an elevator shall comply with the emergency operation and signaling device requirements of Section 2.27 of ASME A17.1. Standby power shall be provided in accordance with 3003.Elevators shall comply with the most stringent requirements of the State of California Code of Regulations (CCR), Title 8, subchapter 6, State Elevator Safety Regulations and the 2013 California Building Code Chapter 30. Compliance shall also be made with the California Accessibility Standards. State amended CBC Section 3002.4.1a states when an elevator for medical emergencies shall be provided. The Fire Department will decide if a modification or exception to Section 3002.4.1a can be granted.Provide on the drawings a complete door schedule, showing: - Hardware complying with exiting and disabled accessibility requirements - Compliance with limitation of viewport size - Fire-rating of door assembly complying with CBC - Note smoke seal (in accordance with CBC, required for doors forming part of the one-hour exit corridor envelope) - 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)Note on drawing: “Exit doors shall be openable from the inside without the use of a key or any special knowledge or effort.”All doors require a level floor landing on each side in accordance with CBC. Provide typical door threshold details and details of change in floor covering material.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 in accordance with CBC.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.Chapter 11B of CBC 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.Stairways shall show compliance with CBC including applicable disabled accessibility requirements. - Provide complete architectural plan view, sections, details, and notes for stairway(s). - Dimension stairway width showing compliance with CBC. - 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, including no open risers and slip resistant treads. - Dimension stairway headroom clearance. 6’ 8” minimum clearance.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.Tactile floor designation signs 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.Provide handrail details on the drawings showing compliance with 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. - Ends of handrails shall be returned or shall terminate in newel posts of safety terminals. - 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”. Where required. Handrails for stairways and ramps shall be adequate in strength and attachment in accordance with CBCOpen 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.Exit illumination and exit sign requirements in accordance with CBC shall be shown on the drawings. Be specific as to the type of exit signs to be installed.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 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.”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.Any obstruction that overhangs a pedestrian’s way shall be a minimum of 80” above the walking surface as measured from the bottom of the obstruction.Sanitary facilities serving the area of new work shall be disabled accessible. Revise the drawings to show compliance with CBC Section 11B-604.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, including structural strength to support a 250 pound point load.Glass and glazing shall be in accordance with CBC Chapter 24. Note on the drawings all windows and doors having glazing. Indicate the type and thickness of each light of glazing 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.For calculating floor joists and beams a partition load of 15 PSF shall be added to floor live load per section 1607.5 CBCThe earthquake design data on sheet S1.0 does not match the information on the calc.Weight of sprinkler system shall be added to the deal load of each floor. See calc. sheet 3.Submitted plans are incomplete. Submit complete plans and provide calculations for existing columns, existing walls and existing footings to carry all the existing loads plus, proposedloads from NEW FLOOR.Plans are missing detail at every floor. See red marks on the plan for these missing details. Show how new floor will be connected to existing walls, existing columns, existing stairs and new elevator shaft.Details are required of how (N) and (E) diaphragms will be connected to existing ledger, beams and columns.Provide drawings, calculations and details for elevator “PIT”, elevator support on the roof and…Depth of new footings and footing rebars are not called out on the plans.Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: - Stairway(s). - Handrail(s)/guard(s). - Guard(s). - 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 - Structural support of shaft(s) - Any other structural alterationConstruction documents shall show the size, section and relative locations of structural members with floor levels, column centers and offsets dimensioned. The design loads and other information pertinent to the structural design required shall be indicated on the construction documents.Calculations must be presented in a clear, legible, and organized manner conducive for structural plan review. A table of contents must be provided and pages must be numbered for referencing purposes. Resubmit revised calculations showing compliance.A key plan must be provided for the structural members designed on all pages of calculations so that the calculations and plans may be correlated.Details must be provided on the plans for items designed in the calculations.Plan check has stopped due to condition of plans. More comments may be applicable upon resubmittal of revised plans.