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HomeMy WebLinkAbout204553_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: 10184673,5 & 6 PROJECT ADDRESS: 420 W Central Ave PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: III B(SPK under a separate permit) OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 4/6/2015 INITIAL REVIEW 4/8/2015 EXPIRATION 10/3/2015 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Edward Bruno Sapigao 3. TEL: (949)280-4782 FAX: (949)458-7420 VALUATION:$200,000.00 EMAIL: Ed@sccg-inc.com FLOOD ZONE:X-0602320277J 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 refer to red marks on both architecture and structural drawings for additional plan check comments. (When needed) Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. 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 amendment.All final drawings to be sign and stamped by a California licensed architect (Architectural portion) or engineer (Structural portion). 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. If applicable please remove MEP drawings.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 issuance.Show location of trash enclosure on the drawings. Indicate distance to property lines. Submit a letter addressed to the Building Safety Division describing in detail the use of proposed building including Type of medical office to establish B or other occupancy based on Chapter 3 of 2013 CBC. The letter to be signed and stamped by physician in charge of this facility. Plan check comments are based on B occupancy. Additional plan check comments may apply to this project.Please note on the drawings if sprinkerd system is to be installed under separate permit with OCFA (Orange County Fire Authority) approval.Note use of all other areas on the drawings and clarify use of use of existing stairway and new door to access the warehouse area. Indicate material name to be stored in the warehouse room and reason/s for providing access from warehouse to break room. Provide occupancy separation between occupancies when required based on table 5 of 2013 CBC. Additional plan check comets apply if mezzanine/2nd floor or warehouse area is part of this permit.Provide typical section view detail of all new partitions and ceilings showing: - Size, spacing, and material of framing members - Note gauge and ICC Research Report number and installation/construction requirements for metal framing members. - Submit structural engineering calculations for walls in rooms with a floor to building structure above height greater than 14’. Incorporate results of structural calculations into drawings prior to re-submittal.- 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 drawing prepared by a registered engineer are submitted for review. - Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number. Provide a copy of description of fire rated assembly of selected item from Table & on the drawings.(When applicable) 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. Note on the floor plan the use and occupant load of each room and/or area. Relate each use of rooms to a CBC Table 1004.1.2. Show required number of exits for each area. Indicate use of Prep room, merchandising rooms based on Table 1004.1.2 of 2013 CBC. Clarify use of these rooms in the letter as part of plan check comment # 9.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 unless calculations and drawing prepared by a registered engineer are submitted for review. - Sheathing material and details of attachment. Note type, size, and spacing of fasteners. - 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.Show compliant maximum 100’-0” Path of travel distance from remote area toward exit doors until the exit path can be achieved by going in two different routes of travel toward exit door with 250’-0” maximum traveling distance for buildings equipped with sprinklered system. Please note that Exiting from office/ medical area is not permitted through warehouse area. Egress shall not pass through kitchens, storage rooms, closets or spaces used for similar purposes. Table 1019.2 For Buildings With One Exit:Maximum HeightMaximum OccupantsOf Building(Or Dwelling Units) Occupancy Above Grade PlanePer Floor And Travel Distance A, B, F, M, 1 Story 49 occupants and 75’ travel distanceAlso show maximum of 250’.0” of exit travel starting at where there is path of travel option in either direction toward two exit doors (Starting where 100-’.0” travel distance was left off). See Table 1014.3 of CBC.Table 1014.3 Exit Access Travel Distance: OCCUPANCY WITH SPRINKLER B 250Table 1017.1 Corridor Fire Resistance Rating: OccupancyOccupant LoadRequired Fire-Resistance Rating (Hours)Served By CorridorWithout sprinklerWith sprinklersystemsystem A, B, F, M, S, U Greater than 301 0Exit illumination and exit sign requirements in accordance with CBC Section 1011 shall be shown on the drawings. Be specific as to the type of exit signs to be installed. Show compliance with followings:CBC Section 1011.1. Provide a directional exit sign at changes in exiting direction.CBC 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. Revise the drawings to show compliance.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.” - Each exit access door from an interior room or area to a corridor or hallway, which is required to have a visual exit sign, shall be identified by a tactile exit sign with the words “EXIT ROUTE.” For the purpose of Section 1011.3, the term “tactile exit signs” shall mean those required signs that comply with Section 1117B.5.1, Item 1. Existing Type III construction building is required to have non-combustible exterior walls. Indicate flame spread rating of wood siding on the drawings. Justificationand compliance with Type III construction is required. Removal of wood siding may be required. 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.Please complete the attached Disabled Accessibility Documentation Form to confirm full accessibility compliance. Drawings submitted to the Building Division for review shall provide complete and specific drawing/details or show compliance with Chapter11-B, 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 alarms General notesfor accessibility compliance is not acceptable when providing in lieu of specific accessibility details for construction and inspection. (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). Provide the following information to insure existing and new doors are accessible;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. 34” to 44” max. Height. Provide detail.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. Provide 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. Provide detail.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. Provide detail. 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. Provide detail. 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. Provide detail.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. Providedetail.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.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 facilities. Sidewalks accommodating the disabled must be at least forty-eight inches (48”) wide and at least sixty inches (60”) where door swings over walk. Please see red marks on the site plan. If a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements (at zero curb) between the pedestrian areas and vehicular areas, the boundary between the areas shall be defined by a continuous detectable warning which is 36” wide, Show location of 6” high curb with double line and location of zero curb with truncated dome. Provide enlarge drawings to show compliance. Please refer to mark-up drawings. 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. Reference sheet A1-0, Clarify if “off Street Parking “is applicable to this project for inside of property. Remove detail if not applicable or part of this permit.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. Show compliance with followings:Medical care outpatient units and facilities that are involve with mobility impaired , 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 to be disabled accessible.Parking spaces must be located so that the disabled are not compelled to walk or wheel behind parked cars other than their own. Accessible parking stalls to be as close as possible to main entrance of building. See markup drawings.Surface slopes of accessible parking spaces shall be the minimum possible and shall not exceed 1 unit vertical to 48 units horizontal (2% slope) in any direction.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. Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances with Chapter 11-B, Division 3 and 6 and followings: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 structural strength to support a 250 pound point load.Note on the drawings hot water and drain pipes under lavatory shall be insulated.Ensure a mirror located inside of sanitary facilities is no higher than 40” from the floor.Drinking fountains serving the area of new work shall be accessible. Chapter 11-B, Division 6. 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. Counters to be accessible from sides, (clients and employee side) Provide elevation of each counter to insure compliance. - 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.Provide on the drawings a complete window schedule showing: Window sizes and Type and thickness of glazing (type of safety glazing for hazardous locations noted under CBC Section 2406. Show compliance with followings: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. Add tempered glass notes for doors with glazing.Note type of safety glazing complying with CBC Section 2406 for hazardous locations listed under CBC Section 2406.3.Note type of safety glazing complying with CBC Section 2406 for glazing in fixed or operable panels adjacent to a door where the nearest exposed edge of the glazing is within a 24” arc of either vertical edge of the door in a closed position and where the bottom exposed edge of the glazing is less than 60” above the walking surface.Glass shall be firmly supported on all four edges. Show on the drawings how compliance shall be made with CBC Section 2404. For glass not firmly supported on all four edges, design shall be submitted to the building official for approval This building is subject to the State of California Energy Conservation Regulations when existing warehouse is converted to medial office and new cooling equipment is added: - 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.”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. (See comment # 44 below for option)Provide a complete suspended ceiling system plan and section detail showing the following: - Vertical supports - Seismic wires - Seismic strut/Compression strut - Perimeter wires - Separate fixture wires for lights and mechanical devices - ICC Research Report number for the suspended ceilingNote ICC Research Report Number on the drawings for the suspended ceiling system in lieu of providing structural calculations per comment # 42 above. (ICC Report Number 1308 or other approved products)Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: - New canopy supported from exterior wall. Check existing wall and connection as part of justification and provide complete Detail/s on the drawings.- “Ti, wall option” as shown on sheet A3.2 - Interior concrete wall opening with incomplete detail. - Please refer to sheet S1-.0 and correct red marks on the drawings. - Submit structural engineering calculations for walls in rooms with a floor to building structure above height greater than14’. Incorporate results of structural calculations into drawings prior to re-submittal.69. Please refer to red mark drawings for both architectural and structural comments.