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HomeMy WebLinkAbout201778_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: 10183795 PROJECT ADDRESS: 1536 E Warner Ave PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: III B OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 2/3/2015 INITIAL REVIEW 2/6/2015 EXPIRATION 8/2/2015 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. William O'keefe 3. TEL: (714)222-5168 FAX: (949)833-9053 VALUATION:$201,865.00 EMAIL: FLOOD ZONE:X-0602320278J 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. - 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 indicate the Type of building construction as Type III-B. Revise drawings to show compliance. Also please clarify if existing building is Non-Sprinklered.Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803, 804 and CBC Table 803.5.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. 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 which are the greater number based on CBC Section 1004 and Table 1004.1.1 or the actual number of occupants.Provide drawings to show path of travel distance. 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. Please refer to additional plan check comments below and additional exiting comments may apply to this project.Table 1016.1 Exit Access Travel Distance: OCCUPANCYWITHOUT SPRINKLERWITH SPRINKLERSYSTEM (feet)SYSTEM (feet) B200300c F-2, S-2,300400cTable 1019.2 For Buildings With One Exit:Maximum HeightMaximum OccupantsOf Building Occupancy Above Grade PlanePer Floor And Travel Distance B, 1 Story49 occupants and 75’ travel distance S1 Story29 occupants and 100’ travel distanceCBC Section 1011, 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: (valuation of $ 201,865.00) - 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. If applicable please remove notes referring to ADA compliance from drawings. This project is reviewed for compliance with State Accessibility Standards.Provide the following information/detail on the drawings to insure accessibility for doors. Section 11B-404 of 2013 CBC.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 30” and 44” above the floor. Latching and locking doors that are hand activated and which are in a path of travel shall beoperable 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.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 6 of Chapter 11B and Table 11B-208.2 of 2013 CBC. Also indicate 2% max slope for accessible parking, accessible landing and path of travel. Please relocate the new curb ramp to front of accessible parking stall instead of the side ramp next to accessible parking. Proposed landing creates a hazardous walking/non-compliance condition along path of travel. A railing may be installed to separate curb ramp and accessible landing area.Provide parking space identification in accordance with CBC Section 11B-502 including: - 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 complying with CBC Section 1129B.3, Item 2 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.Reference sheet A-2, 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 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 CBC Section 11B-247 of 2013 CBC. 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 in accordance with CBC 11B-247.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. When more than one building or facility is located on a site, accessible routes of travel shall be provided between buildings and accessible site facilities.The accessible route of travel shall be the most practical direct route between accessible building entrances, accessible site facilities, and the accessible entrance to the site.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 facilitiesProvide completely dimensioned floor plans based on Division 6of Chapter 11B of 2013 CBC, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 1115B and the California Plumbing Code. 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.Where a single counter contains more than one transaction station, such as (but not limited to) a bank counter with multiple teller windows or a retail sales counter with multiple cash register stations, 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.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 Mechanical Code.Show/note LIGHTING requirements on the plans in accordance with CBC and California Electrical Code requirements for each type of use. 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 roof plan and detail/s for new equipment located on the roof per building permit application for this project. Additional plan check comments may apply. Structural calculations by a licensed architect or engineer is required when total weight of equipment is 400lbs or more. Curb detail for each equipment showing positive attachment to roof, equipment and platform is required.