HomeMy WebLinkAbout211389_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:
10187069 & 10187071
PROJECT ADDRESS:
1760 E Edinger Ave
PLAN CHECK ENGINEER:
Mazarji, ZacTEL:714
647-5831FAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
A-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
11/3/2015
INITIAL REVIEW
11/12/2015
EXPIRATION
5/1/2016
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Liz Jun
3.
TEL:
(213)537-0158
FAX:
VALUATION:$ 839952.00
EMAIL:
liz@thecodesolution.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.Provide a respond sheet. 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 respond sheet for response may be used.Resubmit 3 corrected sets of plans. Please refer to mark up set of drawings for additional plan check comments. Return marked up set of drawings with corrections. Additional plan check comments may apply to this roject.Please refer to red marks on the drawings for additional plan check commends. 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 issuanceProvide required distance from construction building to property lines and show fencing, or pedestrian protection in accordance with CBC Section 3306. Show location on the drawings. Provide typical construction details, sections, and elevations of pedestrian protection when pedestrian protection is 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.
ARCHITECTURAL All drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer. CBC Sections A106.1 and A106.3.4.1.Show location of new canopy size and clear opening from ground. Clarify if new roof is proposed for areas as shown on sheet A-2.2 with no roof legend to identify existing or new roof. Additional architectural and structural comments may be applicable. Show location of fire rated wall including the rated parapet on the property line when proposed building floor area compliance is based on standalone/single building. When mixed ratio is (Section 508.4.2 of CBC) to be used for floor area compliance, indicate floor area, number of stories, occupancy, Type of construction and address of each building on the site plan. Distance from property lines to exterior walls of each building to be shown on the site plan.Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC
Table 503) (See above comment)
- 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 feet (Mixed ratio justification)Address of each building if mixed ration justification is used. 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. Provide a copy of report and span Table of studs on the drawings.
- It is the project designer’s responsibility to coordinate work with the various trades to ensure that the size of
the wall cavity will be large enough to accommodate piping, fittings, ducts, etc. There has been a continuing
field problem of 2½” wide metal studs not being able to accommodate plumbing pipes.
- 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. Submit structural engineering
calculations for walls in rooms with a floor to building structure above height greater than 14’.
- Provide on the drawings details for the lateral support of partitions, rails and similar space dividers less than
5’ 9” in height.
- Sheathing material and details of attachment. Note type, size, and spacing of fasteners.
- Heights of partition, suspended ceiling, structure above.Enlarge the parcel map as shown on Sheet T-1.0 and provide cross reference to site plan or floor plan for clarification of fire rating of exterior walls and openings protection. Show compliant maximum 75’.0” Path of travel distance from each area remote area toward exit doors until the exit path can be achieved by going in two different routes of travel toward exit door. See Table 1015.1 of CBC.
Table 1015.1 Spaces with One Means of Egress:
Occupancy Maximum Occupant Load
A, B, 49 Also 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 75’.0” travel distance was left off). See Table 1016.1 of CBC.
Table 1016.1 Exit Access Travel Distance:
OCCUPANCY WITHOUT SPRINKLER WITH SPRINKLER SYSTEM (feet) SYSTEM (feet)
A 200 250b
B 200 300cPosting of occupant load for A-3 occupancy. 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. Indicate total occupant load for A-3 occupancy (assembly) on the drawings, excluding other areas.Note on the floor plan the use and occupancy load of each room and/or area. Relate each use to a CBC Table 1004.1.1 and item number. Show required number of exit doors when required by Table 1015.1 of CBC for occupant load of 50 or more, Minimum Number of Exits for Occupant Load, Table 1019.1, and Minimum of 4 exits are required. Proposed sliding door is required to comply with exiting requirements of Section 1008.1.9.8, Access-Controlled egress doors. Provide additional information for proposed door to show full compliance with said Section.
Occupant Load Minimum Number Of Exits
(persons per story) (per story)
1-500 2
501-1,000 3
More than 1,000 4Provide exit door width calculations based on Section1005 of 2013 CBC on the drawings. Show provided door width to insure compliance. Provide on the drawings a complete door schedule, showing all exterior and interior doors including:
- doors equipped with panic hardware for all existing and new door. Identify doors that are require to have panic Hardware but complying with exiting and disabled accessibility requirements (CBC Sections 1008.1.8 and 1133B.2.5) Panic hardware shall comply with CBC Section 1008.1.9. Panic hardware shall be provided as required by CBC Section(s):- An Occupancy with an occupant count > 50. Refer to CBC section 1008.1.8.3.Identify exterior sliding door on door schedule and provide additional information to show compliance with Section 1008.1.9.8 of 2013 CBC. Provide a copy of said Section on the drawings to insure compliance. Section 1008.1.2, revolving, sliding, and overhead doors serving an occupant load of more than 10 shall not be used as required exits when such door does not comply with Section1008.1.9.8 of 2013 CBC .Provide landing and door threshold detail and cross reference to new Accessed-Controlled egress Door and other applicable exit doors. All doors require a level floor landing on each side Provide typical door threshold details and details of change in floor covering material.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. Provide structural calculations for design and justification.Show existing and new doors in compliance with followings: 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.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.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.If carpet or carpet tile is used on a ground or floor surface, then it shall be securely attached; have a firm cushion, pad or backing or no cushion or pad; and have a level loop, textured loop; level-cut pile, or level-cut/uncut pile texture. The maximum pile height shall be ½”. Exposed edges of carpet shall be fastened to floor surfaces and have trim along the entire length of the exposed edge. Carpet edge trim shall comply with the requirements for changes in level.Exit 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 on the drawings for floor-level exit sign in all interior corridors of Group A occupancies. CBC Sections 1011.6 and 1011.7. Provide a directional exit sign at changes in exiting direction. CBC Section 1011.1. 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 1011,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. CBC Section 1006,Provide drawings to show compliance with Section 11028.9 for Assembly rooms aisles width. Show required aisles width leading to exit doorways. Show accessible path to minimum of 1 for each type of equipment. Provide assistive listing devise system including hearing –aid compatible for each assembly room/sper Section 11B-216.10 of 2013 CBC, Exercise machines and equipment are required to comply with Section 11B-216.2.13, 11B-236 and 11B-1004 of 2013 CBC. Show clear floor space complying with Section 11B-305 positioned for transfer or for use by an individual seated in a wheelchair. Show Fire alarm System in compliance with Section 11B-703 for interior signage.Show compliance with visible alarm notification in compliance with Section 907.5.2.3.1, for Public and common use areas. (OCFA)If emergency warning systems are required, they shall activate a means of warning the hearing impaired. Emergency warning systems, as part of the fire-protective signaling system, shall be designed and installed in accordance with NFPA 72 as amended in CBC Chapter 35. And Section 1007.12 of 2013 CBC. Check with the (OCFA) Fire Department when, how, and where applicable.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 door that leads directly to a grade-level exterior exit by means of an exit enclosure, or an exit
passageway, shall be identified by a tactile exit sign with the words “EXIT ROUTE.”
- 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.”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, CBC.Drawings submitted to the Building Division for review shall provide the following information to insure accessibility compliance:
- An accessible entrance
- An accessible route to the altered area
- Accessible restrooms
- Accessible telephone (if any)
- Accessible drinking fountains, and
- Parking, signage and alarms
Identify location of zero curb and 6” high curb on site plan where exit doors are provide. Provide truncate domes at zero curb where 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-705 of 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
11B-705 of 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 Section 11B-207 of CBC. Clarify total number parking provided/ shown on site plan and refer to red marks on the drawings.Provide parking space identification in accordance with CBC Section 11B-501 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.
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
Provide drawing and details for deception counter. Show 34” (Max) height on both side and show minimum of 60” clear circle inside of reception counter area and the followings:
- 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 access to accessible seating space(s) by aisles with a minimum of 36” in width.
Separate, disabled accessible, sanitary facilities shall be provided for each gender when required by Table 422.1 of CPC for A-3 occupancy. Provide occupant load calculations on the drawings based on Table A of CPC and provide required number of toilet rooms, Urinals. Lavatories, Shower and Drinking fountain. (Minimum of two) for each gender. 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.Show location of drinking fountains on the floor plan, drinking fountains serving the area of new work shall be accessible (High and low). Provide completely dimensioned floor plans, elevations and sections of sanitary facility actual floor plan insuring wheelchair clearances complying with CBC Section 11-B 603 and 604 of 2013 CBC and the California Plumbing Code. For Shower room and required elements refer to section 11B-608 of 2013 CBC. Provide missing dimensioned floor plan and show accessible, toilet rooms, shower rooms, change room and lockers (5%). Provide complete dimensioned floor plan and detail/s to insure compliance. Please refer to Sections, 11B-603, 11B-604,11B-606, 11B-608 and 11B-609 of 2013 CBC.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 2013 CBC and California Electrical 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 Section 2406.3Glass 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.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 surfaceFor new glazing, this building is subject to the State of California Energy Conservation Regulations. Submit drawings to show compliance.Provide a copy of reflected ceiling plan on the drawings. Please refer to attached copy of SB 407 and CalGreen forms and complete forms per instruction provided on the handouts and copy on each set of drawings. Also indicate required number of bike rack on the drawings.
STURCTURAL Provide missing structural drawings, stamped and signed by registered civil engineer. Incorporate results of structural calculations into drawings prior to re-submittal. Structural drawings to be signed and stamped by engineer
- New canopy
- Partition walls (H=23’-0” max)
- Wall stud (H=12”-0”)
- Existing masonry slender wall design, new wall opening of 19’-0”. Provide structural calculations for required re-bars around openings of ACI 318-11 Section 14.3.7. Submit structural calculations for lateral analysis of existing building for new 19”-0” opening.
- Revise calculations to show soils bearing of 1000 PSF when geotechnical report is not provide.