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HomeMy WebLinkAbout201108_2_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: 10183578 PROJECT ADDRESS: 111 W Seventeenth St PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 1/7/2015 Two medical offices, interior TI. INITIAL REVIEW 2/3/2015 Changed to regular plan check. EXPIRATION 7/6/2015 RECHECKS: 1.3-15-2015 PROJECT APPLICANT CONTACT PERSON: 2. Harry Rash 3. TEL: (310)266-6650 FAX: VALUATION:$120,000.00 EMAIL: sabaconstruction.inc@gmail.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 plans where the correction is made. Submit a separate sheet for response to each plan check comet. Resubmit 3corrected sets of plans. Please refer to drawings for additional plan check comments. Return marked up set of drawings with corrections.(When meeting is needed) Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please submit drawings at permit counter for review once all plan check comments have been addressed. The plan check engineer will contact the applicant once review is complete. 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. - Public Works Agency approval (647-5039) - 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 including architectural and structural fees to be done under the subject building permit application. The valuation of improvements for the subject building permit application has been estimated to be at $120,000.00.Submit a signed letter by tenant addressed to the Building Safety Division describing in detail the use of medical building to establish the occupancy of building use based on Chapter 3 of 2013 CBC. Provide asigned letterto describe the use of building in detail, when there is more than one medical suite each tenant to submit separate letters. Plan check review is based on B occupancy and one medical suite at this time. Project is not reviewed as I occupancy.Drawings are incomplete and do not provide sufficient information to provide a complete review of new work. Provide a job description AND drawings to be revised to show each and all existing and new construction elements including use of rooms/areas such as existing skylights, new lobby, existing or new one hour rated corridor, etc. The wall legend is incomplete and does not cover all wall types shown on the floor plan. Drawings are not clear as to extend of new work so we can establish the limit of code compliance to this project. Please note that removal ofany bearing wall requires structural calculations by a licensed architect or civil/structural engineer for vertical and lateral load analysis. Wall is not identified on the drawings in the waiting area.Revise wall legend to identify each type of wall as shown on the drawings. Each wall legend to properlylabel as existing or new. Provide detail of all new partitions showing: - Size, spacing, span and material of framing members. - Method of attaching framing to the building structure. Do not support top of walls to suspended ceiling system unless calculations and drawing 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. - Heights of partition, suspended ceiling, structure above.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 and Table 1004.1.1. Lobby area occupant load to be calculated based on occupant load factor of 15 SF per person.Provide additional drawings to show path of travel distance compliance. 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 1015.1 For Buildings with One Exit: (provide drawings to show compliance with path of travel and occupant load of room/areas to be served by each corridor).Maximum HeightOf Building Maximum Occupants Occupancy Above Grade Plane Per Floor And Travel Distance B, M 1 Story 49 occupants and 75’ travel distance Table 1016.2and 1014.3, Exit Access Travel Distance: (provide drawings to show compliance with path of travel and occupant load of room/areas to be served by each corridor). OCCUPANCYWITHOUT SPRINKLER WITH SPRINKLER SYSTEM (feet) SYSTEM (feet) A, E, F-1, I-1, M, R, S-1200250b B200 ---Table 1018.1 Corridor Fire Resistance Rating: There are 3 corridors shown on the drawings. Show occupant load for each area served by the corridor to establish the fire rating or non-rated corridor.Opening/s with no protection is not permitted in one hour rated corridor. OccupancyOccupant LoadRequired Fire-Resistance Rating (Hours)Served By CorridorWithout sprinklerWith sprinklersystemsystem A, B, F, M, S, UGreater than 3010Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1018: (Non-Sprinklered buildings) - 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 1018, windows shall be protected by fixed glazing listed and labeled for a fire-protection rating of at least three-fourths hour in accordance with Chapter 7. 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 1018, 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. Chapter 7 of 2013 CBC.Please provide a door and window schedule to show fire rating of all existing and new windows and doors when located in the one hour rated corridor. 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.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 complete details on the drawings showing compliance with CBC Section 1405 requirements for new veneer construction as shown on the drawings. Please refer to red marks on the drawings.Requires exit signs to be readily visible from any direction of approach. No point shall be more than 100’ from the nearest visible exit sign. 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.”Drawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC /Chapter 11B, Division 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 alarmsIt 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. Please remove notes referring to ADA compliance from drawings. This project is reviewed for compliance with State Accessibility Standards. Licensed engineer signing drawings is responsible for compliance with ADA law. Provide the followings to insure new or existing door compliance: ( The note on the drawings indicating accessibility to be verified is not acceptable)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 34” 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 without creating a trap or hazardous condition.Please note that Chapter 11B of 2013 is revised. Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with Chapter 6, 11B-6 of 2013 CBC.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, showing compliance with CBC Division 5 of 2013 CBC.Provide parking space identification in accordance with CBC Division 7 of 2013 CBC including: Please refer to red marks on the drawings.CBC Section 1129B.3, Item 3. Parking spaces must be located so that the disabled are not compelled to walk or wheel behind parked cars other than their own.One in every six 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. Medical care outpatient units and facilities require at least 10 percent of the total number of parking spaces provided be disabled accessible. Units and facilities that specialize in the treatment or services for persons with mobility impairments require at least 20 percent of the total number or parking spaces provided be disabled accessible. (11B-208 of 2013 CBC)Revise the drawings to show disabled accessible parking space loading/unloading aisle on the PASSENGER SIDE.(11B-208 of 2013 CBC)Where stairways occur outside a building, the upper approach and all treads shall be marked by a strip of clearly contrasting color at least 2” wide and placed parallel to and not more than 1” from the nose of the step or landing to alert the visually impaired. The strip shall be of a material that is at least as slip-resistant as the other treads of the stair. A painted strip shall be acceptable. Show handrail for both stairways located outside. (11B-504 of 2013 CBC)provide truncate domes where marked on the drawings. 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, complying with the 11B-705 of 2013CBC. 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.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 facilitiesAll counters, foremployee and clients use shall be made accessible to persons with disabilities as provided in Division 2 of 2013 CBC. At least 5%, but not less than one of in each functional area is accessible as follows: (60” clear circle inside of counter room is required).Provide cross reference from EACH counter to detail to show compliance. - Provide a minimum 60” circle 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. - Provide minimum of 32” clearance for entry. (When applicable) 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. In lieu of providing structural calculations, Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308 or other proved products)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 MechanicalCode. Note on drawings: Show/note LIGHTING requirements on the plans in accordance with CBC and California Electrical Code requirements for each type of use. 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.Copy of first plan check comments with initial review dated of 2/3/2015Drawings are incomplete and do not provide sufficient information to start plan check review based on 2013 CBC. Please refer to remarks on the drawings and revise drawings to show compliance. The red marks on the drawings are not the complete list of items for code compliance. Re-submit 3 complete sets of architectural drawings. 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 and to clearly indicate the scope of work under this building permit application. There may be additional requirements when complete construction drawings and supporting data is submitted for Building Safety Division review.All drawings and supporting documents shall be prepared, stamped, and signed by a California licensed architect or registered engineer. (When meeting is needed) Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831 for an appointment.