HomeMy WebLinkAbout199266_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:
10182940
PROJECT ADDRESS:
1600 E First St
PLAN CHECK ENGINEER:
Heidari, FredTEL:714
647-5862FAX:714
647-5897
TYPE OF CONSTRUCTION:
I B, SPK
OCCUPANCY CLASSIFICATION(S):
Existing is B, R1 change to: B, A2 &R-2.1
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
10/21/2014
INITIAL REVIEW
11/4/2014
EXPIRATION
4/19/2015
RECHECKS:
1.03/19/2015
PROJECT APPLICANT CONTACT PERSON:
2.06/11/2015
Abe Gottlieb
3.
TEL:
(310)466-1066
FAX:
VALUATION:$1,200,000.00
EMAIL:
Abaavi@aol.com
FLOOD ZONE:X-0602320276J
The recheck was completed today, 06-11-2015; see the list below for the items not completed/done at this time.I found no justification or supporting Document for Type IA on this plan.
Also the accessible parking space shown on sheet S-1 does not comply with CBC 2013.
Provide and show on the plan the continuation of exit from the corridor # 130 to a public way or reduce the dead end in the corridors # 130 and 126.
The following doors need to be equipped with a “PANIC HARDWARE”: door # 117, 121, 124D, 101, & 140.
Door # 121 shall swing out. And doors # 212 and 215 are not on the door schedule.
Windows “A” and “B” in the rated corridor shall comply with Table 716.5 CBC and shall be minimum 45 minutes rated assembly.
Show compliance with Section 713.14.1 for the elevator lobby 200 through 1000. An enclosed elevator lobby shall be provided at each floor.
The recheck was completed today, 03-19-2015, the following items from the first plan check list are not done or completed: see the list below for items# 2, 5, 6, 8, 9, 10, 11, 13, 14, 15, 18, 19, 20, 21, 22, 23, 26, 28, 29, 36, 37, 38, 39, 40, 41, 42, 43, 44, 45, 46, 47, 48, 49, and 50
This is the first time that plans are calling the NEW USE for this change of occupancy. The proposed occupancy is: R2.1, B, and A-2. As the result of the proposed new occupancy, per Section 425.3 please show compliance with Table 503 of the California Building Code, CBC, 2013 for the story limitation for “R2.1”. Seems like the maximum number of story allowed for type “IB” construction to be used as “R2.1” is limited to 6-story.
Per Section 425.5.1 of CBC, each floor area to be provided with a smoke barrier constructed per Section 710. Such smoke barrier shall divide each floor as equally as possible. Show location and construction details of this smoke barrier with doors and windows complying with sections 710.5 and 710.6 CBC.
Per Section 425.5.3 of CBC, show at least two means of egress from each smoke compartment created by smoke barrier.
Per Section 907.2.9.4 of CBC, provide approved manual and automatic fire alarm system for this change of occupancy.
Per Section 907.2.11.2 of CBC, provide multiple-station smoke alarm system for this change of occupancy.
Per Section 907.5.2.3 of CBC, provide visible alarm notification appliance per section 907.5.2.3.1 through 907.5.2.3.5.
The project data on sheet T shall be updated to cover all the occupancies. The “A-2” occupancy is missing from the list.
The scope of work on sheet T shall be updated to include “CHANGE OF OCCUPANCY.”
Sheet GN-1, all code references to be updated to 2013 California Codes.
Sheets GN-2 & GN-3 all referenced to be updated to 2013 CBC.
Sheet S-1 missing truncated domes locations and other missing information.
See red marks of the following sheets of drawings: T, GN-1, GN-2, GN-3, S-1, A1.1, A1.2, A1.3, A1.4, A1.5, and A1.7.
PLAN CHECK STOPPED DUE TO ITEMS ABOVE.
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.The official records of City of Santa Ana show the existing occupancy for this building as: B, R-1.Theoccupancy group of the proposed remodeling is not clear. Please provide clear information on the plans and the application for the building permit of the intended use of this building. Is the building going to be used as “Residential Care Facility for the Elderly”? Submit a letter addressed to the Building Safety Division describing in detail the proposed use for this building.A preliminary plan review was completed in 2009 for the change of occupancy for this building from B, R-1 to B, R-4 under 2007 CBC. However, no building permit was obtained to upgrade the building to meet the R-4 requirements under 2007 CBC. By time limitation, this preliminary plan review is out of date and canceled. 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.All persons preparing plans, specifications, and instruments of service for others shall sign those plans, specifications and other instruments of service for others shall sign those plans, specifications and other instruments of service and all contracts therefore. This requirement applies to both exempt and non-exempt projects. Business and Professions Code Chapter 3, Division 3, Section 5536.1(a).Include address and telephone number of the responsible designer, and date of signing of drawings.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)
- Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by
the Public Works Agency (647-5039)
- County of Orange Health Department approval on the corrected/final set of drawings ((714)433-6000)
- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceShow on the plans:
- Occupancy Classification(s)R-2.1 or R-3.1 or??
- Type of ConstructionLabel and note hourly fire rating of:
- Exterior walls
- All corridors
- Fire walls
- Fire barriers
- Shafts
- Stair enclosures
- Exit passageways
- Horizontal exits
- HallwaysWhen there has been a change in use or occupancy classifications of a building, drawings shall show compliance with the CBC requirements for the new classifications. Reference CBC Section 3408.Provide on the drawings a complete “fire resistance design schedule” which shall include the following:
- The building elements which require fire-resistive construction. This applies to the new steel beams and columns. See Table 601 of CBC, columns and beams to have 2 hours fire resistance rating.
- The hourly rating of the building element as required by the Code.This applies to the new steel beams and columns. See Table 601 of CBC, columns and beams to have 2 hours fire resistance rating.
- Evidence of appropriate fire resistance for each building element in accordance with specific UL listing or ICC
Evaluation Report for each material selected. Evidence shall include appropriate material thickness for each
building element.Per section 402.2 walls separating sleeping units in the same building shall be constructed as Fire Partition in accordance with section 708 CBC 2013.Per section 425.3.2 where nonambulatory clients are housed above the first story, the floor area above the first story shall not be less than one-hour fire resistance-rated construction throughout.Provide typical details to show that existing mechanical shaft openings per floor complies with CBC section 713 requirements.Show compliance with section 713.14.1 for elevator lobby at each floor. An enclosed elevator lobby shall be provided at each floor where an elevator shaft enclosure connects more than two stories in high-rise buildings. 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.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
- Horizontal exits
- Exit passageway
- Hallways
- CorridorsPlans shall indicate how required fire resistive integrity will be maintained where a penetration will be made for electrical, mechanical, plumbing and communication conduits, pipes and similar systems. 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.Per sections 425.6.1 and 3414.22 Provide on the drawings interior wall and ceiling finish schedule showing compliance with Table 803.9 (as it is specified for group I-2 occupancy).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. The Fire Department will decide if a modification or exception to Section 3002.4 can be granted.Provide full compliance for one-hour rated corridor per section 1018 and Table 1018.1. Show construction details on the plan for this compliance.CBC Section 1018.5, 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.See red marks on the plan sheet A-2.0.Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1018 and 708:
- Size, spacing, and material of framing members. Note gauge and ICC number and installation/construction
requirements for metal framing members.
- 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/smoke damper locations, installation requirements, and required access doors. Refer to CBC Mechanical Code.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. The door and frame shall bear an approved label or other identification showing the rating. 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.The lobby shall completely separate the elevators from the corridor by construction conforming to Section 1018. and all openings into the lobby wall contiguous with the corridor shall be protected as required by CBC Section 716, when elevators connecting more than two stories and opening into a corridor shall be provided with an elevator lobby at each floor containing such a corridor.Include the following notes with typical one-hour corridor section view:
- 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.Provide on the drawings a complete door schedule, showing:
- Door sizes
- Hardware
- Fire-rating of door assembly
- 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.”Panic hardware shall comply with CBC:
- An Occupancy with an occupant count > 50.
- By the Fire Department 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.Provide handrail details on the drawings showing compliance with CBC Section 1009.15,
- Stairways shall have handrails on each side.
- Handrails shall be 34 to 38”above the nosing of treads.
- 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”.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. Provide a directional exit sign at changes in exiting direction.Plans shall show that Carbon monoxide alarms is provided for every floor of this building as required under sections 420.6.2 and are interconnected per section 420.6.2.5 of CBC.Show compliance with section 422 of CBC for: “Ambulatory Care Facility” for smoke compartments, refuge area and fire alarm system.Provide smoke alarms to comply with sections 907.2.11.2, 907.2.11.2.2 and 3404.6 of CBC.Provide smoke detection system to comply with sections 907.2.13 and 907.2.13.1.1 of CBC.Show compliance with smoke control system as it is required under section 3414.24 of CBC.Provide fire alarm system. Such system shall be of a type capable of alerting all occupants simultaneously as it is required under section 3414.14 of CBC.Provide emergency voice/alarm communication system to comply with sections 907.5.2.2, 907.5.2.3, and 907050203.5 of CBC. Provide stair identification sign per requirement of section 1022.9 CBC.Clearly identify on the plan that which stair will meet the “Smookeproof enclosure requirements” of 1967 code section 3309. The condition of the Smookeproof enclosure shall be maintained. Replacement of any glass or window shall comply with the requirements of chapters 24 and 34 (section3407.1) as required for new installations. Provide schedule on the plan to show compliance.Per table 508.4 of CBC there are occupancy separation of minimum one-hour is required between “A & R” and “A & B” occupancies on the first floor. Provide construction details on the plan to show compliance.The enlarged dining area on the first floor plus the change of use for this building requires that the public area of the first floor plus the parking area of this building to comply with the accessibility requirements of chapter 11B of CBC. Show compliance of the plans for the fallowing items on the plan: - 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.- Walks and sidewalks shall have a continuous common surface, not interrupted by steps or abrupt changes in level. Surfaces shall be slip resistant. Refer to chapter 11B of CBC for additional requirements including maximum slopes (cross slopes and along the path of travel) allowed, grading and level areas.- Walks and sidewalks shall not have cross slopes exceeding ¼” per foot (2% slope). Slopes along the path of travel shall not exceed 5% unless designed as a pedestrian ramp in accordance with CBC.- 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.- 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.
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.- Each lot or parking structure where parking is provided for the public as clients, guest or employees, shall provide accessible parking as required by CBC.- Accessible parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible entrance. In parking facilities that do not serve a particular building, accessible parking shall be located on the shortest accessible route of travel to an accessible pedestrian entrance of the parking facility.- 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.- Parking spaces must be located so that the disabled are not compelled to walk or wheel behind parked cars other than their own.- Surface slopes of accessible parking spaces shall be the minimum possible and shall not exceed 1 unit vertical to 50 units horizontal (2% slope) in any direction.- One in every eight 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 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. - Disabled accessible parking spaces should be sized as follows:
- Where single spaces are provided, they shall be a 9’ wide parking area with an outlined 5’ wide (8’ wide for van accessible space) loading and unloading aisle ON THE PASSENGER SIDE OF THE VEHICLE. The minimum length of each parking space shall be 18’. The loading and unloading access aisles shall be marked by a border painted blue. Within the blue border, hatched lines a maximum of 36” on center, shall be painted a color contrasted with the parking surface, preferably blue or white. Parking access aisles shall be part of an accessible route of travel to the building or facility entrance. Parked vehicle overhangs shall not reduce the clear width of an accessible route. The words NOPARKING shall be painted on the ground within each 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.
- When more than one space is provided, two 9’ wide parking areas may be outlined on each side of a 5’ wide (8’ wide for van accessible space(s)) loading and unloading aisle. The minimum length of each parking space shall be 18’. The loading and unloading access aisles shall be marked by a border painted blue. Within the blue border, hatched lines a maximum of 36” on center, shall be painted a color contrasted with the parking surface, preferably blue or white. Parking access aisles shall be part of an accessible route of travel to the building or facility entrance. Parked vehicle overhangs shall not reduce the clear width of an accessible route. Provide parking space identification in accordance with CBC 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.
- Provide assurance on the drawings that existing signage language reflects the paragraph above.Provide and show full compliance on the plan with chapter 5 of California Green Building Standards code.Provide on the drawings a complete window schedule showing:
- Window sizes
- Type and thickness of glazing (type of safety glazing for hazardous locations noted under CBC chapter 2406Due to incomplete plans that were submitted, this is a partial list of comments. More comments may be applicable when more complete plans are submitted for review.