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HomeMy WebLinkAbout200059_4_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: 10183204 PROJECT ADDRESS: 826 N Broadway PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): B, E PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 11/17/2014 SPK, deferred submittal INITIAL REVIEW 12/18/2014 Change of occupancy from B to E occupancy EXPIRATION 5/16/2015 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Tom Morrissey 3. TEL: (714)836-6137 FAX: VALUATION:$1,000,000.00 EMAIL: tmorrissey@lmarchitecture.com FLOOD ZONE:X-0602320163J 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 (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 issuance.Provide pedestrian protection in accordance with CBC Section 3306. Show location and type of protection on plan view. Provide typical construction details, sections, and elevations of pedestrian protection required. Pedestrian protection constructed within a public right of way shall require a building permit issued by the Building Safety Division and a separate approval from the City’s Public Works Agency (714) 647-5039.Show all property lines of record on the site plan. Show compliance with CBC Section 704 and CBC Tables 601, 602, and 704.8. Additional plan check comments may apply depending on location of property lines. Any opening at property line is not permitted. Following plan check comments are based on assumption that there is no property line between existing buildings. Prior to the issuance of building permit(s), tract maps, parcel maps, lot line adjustments, public way abandonments, covenant, conditions and restrictions (CC&R’s), etc., related to the subject project must be legally recorded with the County of Orange. Submit a copy of the recorded map for Building Safety Division Review. Area tabulation justifying floor area of building(s) by either assumed property lines and fire rating of exterior walls and windows for floor area of single building in compliance with Tables 602 and 705.8, or mixed occupancy including floor area of other adjacent buildings in calculation to show compliance with Table 503 and Section 508 of CBC. Location of assumed property lines to be shown on the site plan for all buildings located on the site including distance from property lines to exterior walls and openings such as door and windows. Show fire rating of exterior walls in compliance with Table 602. And parapet in compliance with Section 705.11 of 2013 CBC. Please refer to Table 705.8 for fire protection of openings.Show on the plans the following information: - Complete legal description - Assessor’s Parcel Number - Occupancy Classification(s) - Type of Construction- Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503) - Fire Sprinkler System (State purpose of sprinkler system, for example, area increase under CBC Section 506.3, required by CBC Section 903 for type of occupancy, etc.) - Number, width, and purpose (cite code section) of yards required - Number and fire-resistive rating of all area separation walls - Number of stories/mezzanines and building height in feetWhen there has been a change in use or occupancy classifications, drawings shall show compliance with the CBC requirements for the new classifications. Change of occupancy to new E occupancy including accessibility compliance is required.Submit a letter addressed to the Building Safety Division describing in detail the Use of building to establish E, B and S occupancy. Indicate the age of children and hours of operation. (Please note Table 11B-604.9 for age of children requirements) Drawings to reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number: (Please note vertical and horizontal occupancy separation between E and B occupancy)- Walls - Ceilings - Stair enclosures - Hallways - CorridorsPlans 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 AnaCBC Section 717.2.2, Provide 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.Provide typical section view detail of all new partitions and ceilings showing: - Method of attaching framing to the building structure. Compliance shall be shown with CBC Section 1607.13 for lateral support of the walls. Do not support top of walls to suspended ceiling system or bottom cord member of existing trusses unless calculations and drawing prepared by a registered engineer are submitted for review. Structural calculations are required for design and justification. - Heights of partition, suspended ceiling, structure above. - Fire-blocks and draft-stops in combustible construction in accordance with CBC Section 717. Show location(s) and provide typical construction details. - Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC Section 716 and mechanical Code Section 606.Reference sheet A9.04, Revise detail # 1 to show correct floor framing for this building without floor trusses.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 compliance with CBC Section 803.CBC Section 1016.1. Travel distance limitations. Exits shall be so located on each story such that the maximum length of exit access travel, measured from the most remote point within a story to the entrance to an exit along the natural and unobstructed path of egress travel, shall not exceed the distances given in Table 1016.1.Table 1016.1 Exit Access Travel Distance: OCCUPANCYWITHOUT SPRINKLERWITH SPRINKLER SYSTEM (feet)SYSTEM (feet) A, E, S-1 200250b B200300cCBC Section 1004.3, Posting of occupant load. Every room or space that is assembly occupancy shall have the occupant load of the room or space posted in a conspicuous place, near the main exit or exit access doorway from the room or space. Posted signs shall be of an approved legible permanent design and shall be maintained by the owner or authorized agent.Note on the floor plan the use and occupancy load of each room and/or area. Relate each use to a CBC Table item. Note occupant loads number based on CBC Section 1004. Indicate total occupant load on the drawings.Corridors shall be fire-resistance rated in accordance with Table 1017.1. The corridor walls required to be fire-resistance rated shall comply with Section 708 for fire partitions. (One rated corridor is required for E occupancy when building is equipped with sprinklered system) Table 1017.1 Corridor Fire Resistance Rating: OccupancyOccupant LoadRequired Fire-Resistance Rating (Hours)Served By CorridorWithout sprinklerWith sprinklersystemsystem A, B, S, Greater than 3010 EGreater than 1011The minimum corridor width shall be as determined in Section 1005.1, but not less than 44”, with the following exceptions: - 72” - In Group E with a corridor having a required capacity of 100 or more. Please calculate corridor width based on total occupant load with .2” per occupant, Section 1005.3.2 of 2013 CBC.Corridor ceiling. Use of the space between the corridor ceiling and the floor or roof structure above as a return air plenum is not permitted. Also please note that Air movement in corridors. Corridors shall not serve as supply, return, exhaust, relief or ventilation air ducts when required to be fire-resistive rated in accordance with Table 1017.1.Corridor continuity. Fire-resistance-rated corridors shall be continuous from the point of entry to an exit, and shall not be interrupted by intervening rooms. Foyers, lobbies or reception rooms constructed as required for corridors shall not be construed as intervening rooms. In fully sprinklered office buildings, corridors may lead through lobbies if all areas of the building have access to at least one required exit without passing through the lobby. Please provide enlarged floor plan for clarificationProvide a complete architectural section of 1-HR. corridor detailing fire resistive rated construction of the walls and ceilings. Detail all duct and other one hour fire penetrations. Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1018 and 714: - Size, spacing, and material of framing members. Note gauge and ICC number and installation/construction requirements for metal framing members. - Method of attaching framing to the building structure. Compliance shall be shown with CBC Section 1607.13 for lateral support of the walls. Do not support top of walls to suspended ceiling system unless calculations and drawings prepared by a registered engineer are submitted for review. Submit structural engineering calculations for walls in rooms with a floor to building structure above height greater than 14’. - Sheathing material and details of attachment. Note type, size, and spacing of fasteners. - Height of partition, suspended ceiling, structure above. - Reference each wall and ceiling fire-resistive assembly to a CBC Chapter 7 Table and item number. - Fire blocks and draft stops in combustible construction in accordance with CBC Section 717. Show location(s) and provide typical construction details. - Fire/smoke damper locations, installation requirements, and required access doors. Refer to CBC Section 716 and Mechanical Code Section 606.Where corridor walls are required to be one-hour fire-resistive construction by Section 1017, windows shall be protected by fixed glazing listed and labeled for a fire-protection rating of at least three-fourths hour in accordance with Section 715.5. The total area of windows in any portion of an interior corridor shall not exceed 25 percent of the area of the corridor wall of the room which it is separating from the corridor.When corridor walls are required to be of one-hour fire-resistive construction by Section 1017, every interior door opening shall be protected by a tight-fitting smoke-and-draft-control assembly having a fire-protection rating of not less than 20 minutes. Viewport in 20-minute rated door limited to 1” in diameter. Said doors shall not have louvers. The door and frame shall bear an approved label or other identification showing the rating, thereof, followed by the letter “s,” the name of the manufacturer, and the identification of the service conducting the inspection of materials and workmanship at the factory during fabrication and assembly, in accordance with NFPA 80 and UL 1784. Doors shall be maintained self-closing or shall be automatic closing by actuation of a smoke detector in accordance with Section 715.4.7. Smoke-and-draft-control door assemblies shall be provided with a gasket so installed as to provide a seal where the door meets the stop on both sides and across the top.Include the following notes with typical one-hour corridor section view: - Interior openings for other than doors or ducts shall be protected by fixed glazing listed and labeled for a fire protection rating of at least three-fourths hour. - Penetrations in fire-resistive walls shall comply with CBC Sections 715 and 716. - Cabinets such as recessed electrical panels, fire hose cabinets, and recess fire extinguisher cabinets constructed of steel are permitted, provided that the openings in the fire rated corridor are sealed with approved sealant material to prevent the passages of smoke. - Other cabinets should be installed or recessed so that there is no reduction in the fire rating of the wall, or opening which would allow smoke to pass. This would mean that the cabinet must be surrounded with material which provides the equivalent of one-hour fire resistance.Exit enclosures shall have a fire-resistance rating of not less than 2 hours where connecting four stories or more and not less than 1 hour where connecting less than four stories. An exit enclosure shall not be used for any purpose other than means of egress. Also the exit discharge shall provide a direct and unobstructed access to a public way.Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s): - E Occupancy with an occupant count > 50 - Electrical rooms with equipment rated 1,200 amperes or more and over 6’ wide that contain over current devices, switching devices or control devices with exit access doors shall be equipped with panic hardware and doors shall swing in the direction of egress. - By the Fire Department 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.Show location of smoke detectors in sleeping/napping room/areas. Section 907.2.3.8 of 2013 CBC.Show compliance with Section 907.2.3 for manual and automatic fire alarm system that initiates the occupant notification signal utilization.If children’s playground is provided, show compliance with Section 442.1 of 2013 CBC. (Fences and gates)Show compliance with Table 803.9 of interior wall and ceiling finishes based on occupancy of each room/area. Show fire rating of all existing and window and new doors including stairway fire rated doors on door/window schedule.All doors require a level floor landing on each side in accordance with CBC Sections 1008.1.4, 1008.1.5, 1008.1.6, and 1133B.2.4 and CBC Figures 11B-26A and 11B-26B. Provide typical door threshold details and details of change in floor covering material.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 footrest.Sanitary facilities serving the area of new work shall be disabled accessible. Revise the drawings to show compliance. Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Table 11B-604.9 and Division 6 of 2013 CBC. 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’. Show occupant load calculation based on Table A on the drawings. Show compliance with Table 4-1 of CPC for total number of toilet rooms. 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.Provide a table on the drawings showing number of employees by gender, the number of each type of fixture required and the number of each type of fixture provided.Please 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). Drinking fountains serving the area of new work shall be accessible. CBC Section 11B-602. 11B-211 and California Plumbing Code Table, 422.1. (Please refer to Table 11B604.9 as guild line reach height for children depending on the age of children) ) 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.Note ICC Research Report Number on the drawings (ICC #1309 or other approved products) for the suspended ceiling system OR 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.Reference sheet S-2.0, Provide dimensions for existing roof plan. See sheet S-3.0 for additional red mark comments on the drawings.