HomeMy WebLinkAbout214535_1_Corrections.docxNON-RESIDENTIAL PLAN CHECK
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:
10188113
PROJECT ADDRESS:
500 W Santa Ana Blvd
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830FAX:714
647-5897
TYPE OF CONSTRUCTION:
II A, SPK
OCCUPANCY CLASSIFICATION(S):
A-3, B, E, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/1/2016
INITIAL REVIEW
2/12/2016
EXPIRATION
7/30/2016
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Scott Nusinow
3.
TEL:
(310)838-2100
FAX:
VALUATION:$2,000,000.00
EMAIL:
scottn@berliner-architects.com
FLOOD ZONE:X-0602320276J
Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2013 California Building Code (CBC); MC = 2013 California Mechanical Code; PC = 2013 California Plumbing Code; EC = 2013 California Electrical Code; T = Table; ICC = International Code Council.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 2corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5830 for an appointment.Please return marked up set of drawings with corrections.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.CBC Sections A106.1 and A106.3.4.1, 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).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 (647-5839 or 647-5700)
- 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 (667- 3600)
- School District Compliance Certificate; a copy of the building permit application, signed by the plan check
engineer, shall be required by the School District to verify the scope of work. Refer to the attached handout.
- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance
- Information Technology equipment rooms require a completed electrical plan check prior to issuance of the
building permit to ensure compliance with the 2013 California Electrical Code (CEC) Article 645, Electronic
Computer/Data Processing Equipment. CEC Article 645 may require fire-rated walls, floors, and ceilings for
the computer room(s). For additional information, contact Mr. Scott Davis, Electrical Plan Check at (714) 647-
5822.State Division of Occupational Safety Permit (Cal/OSHA) (939-0145). A Cal/OSHA permit is required for:
- Construction of trenches or excavations which are 5‘or deeper and into which a person is required to descend.
- The construction or demolition of any building, structure, false-work, or scaffolding more than three stories
high or the equivalent height.Submit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application. The plan check engineer may accept the contract price as the valuation of improvements for unique/unusual projects in lieu of using a cost per square foot basis.Provide pedestrian protection in accordance with CBC Section 3306. Show location and type of protection on plan view. Provide typical construction details, sections, and elevations of pedestrian protection 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.Occupancies storing, handling, using, and/or selling hazardous materials, liquids, and chemicals shall submit a list of all said materials, listing their quantities and how they relate to specific California Building Code Table items. Note on the Floor Plan, type and quantity of hazardous material in each control area and fire-resistive rating for fire barriers.Occupancies using hazardous materials are subject to special requirements. It is the applicant’s/owner’s responsibility, PRIOR TO SUBMITTAL, to make this known to the Building, Planning, or Fire Departments.When there has been a change in use or occupancy classifications, drawings shall show compliance with the CBC requirements for the new classifications. Reference CBC Section 3408.HIGHLIGHTED PLAN CHECK COMMENTS ARE SHOWN AS CRITICAL BUILDING CODE ITEMS IN RED COLOR. MEETING WITH BUILDING DIVISION WITH ARCHITECT ON RECORD AND OWNER/TENANT OF THE BUILDING IS HIGHLY RECOMMENDED.Sheet A0.01Fire-resistance rating requirements for exteriors walls and opening protections based on Fire Separation distance Analysis.Site plan shows garage structure and Educational building on the same lot. Two buildings on the same lot shall be regulated as separate buildings or shall be considered as portions of one building if the building height of each building and the aggregate building area of the buildings are within the limitation of Table 503 as modified by Section 504 and 506. Per conversation with Architect On Recordduring the site-walk on 02/18/16, each building will be analyzed separately. Please provide the following information on plan.Show an assumed property line between garage and Educational building.Show the Fire-separation distances from face-of-wall to an assumed property line for both buildings.Identify the required fire-resistance rating requirements for exterior walls for both buildings.Show existing exterior walls and proposed exterior walls’ fire-resistance rating are equal or better than the required fire-resistance rating requirements.Based on Fire Separation Distances established in step b, determine the percentage of allowable area for openings per CBC Table 705.8. Identify fire-rating of openings on “Code analysis plans” from sheet A0.01 through A0.14. In addition, identify fire-ratings on window schedule and door schedule.Section 442 – School Facilities and Kindergarten through 12th Grade and Group E Day Care Fences and gates are not shown on the floor plan. However, for security reasons, fences and gates are expected to be installed after occupancy. Please provide fences and gates design compliance with the following Section 442.1.3. If fences and gates design have not been established at this time, at a minimum, provide notes per Section 442.1.3 on the title sheet.442.1.3 Fences and gates. School grounds may be fenced and gates therein may be equipped with locks, provided that safe dispersal areas based on 3 square feet per occupant are located between the school and the fence. Such required safe dispersal areas shall not be located less than 50 feet from school buildings.Every public and private school shall conform with Section 32020 of the Education Code which states: The governing board of every public school district, and the governing authority of every private school, which maintains any building used for the instruction or housing of school pupils on land entirely enclosed (except for building walls) by fences of walls, shall, through cooperation with the local law enforcement and fire-protection agencies having jurisdiction of the area, make provision for the erection of gates in such fences or walls. The gates shall be of sufficient size to permit the entrance of the ambulances, police equipment and fire-fighting apparatus used by the law enforcement and fire-protection agencies. There shall be no less than one such access gate and there shall be as many such gates as needed to assure access to all major buildings and ground areas. If such gates are to be equipped with locks, the locking devices shall be designed to permit ready entrance by the use of the chain or bolt-cutting devices with which the local law enforcement and fire-protection agencies may be equipped.Sheet A0.11Consider the Utility (U) Occupancy group in Allowable Area Calculations. The actual floor-area is almost at the allowable area limit without consideration of Utility occupancy area above the fourth floor. Please revise calculations and design as necessary.Revise the occupant load factor to “7” at Multi-Purpose Room “113”. Revise exit calculations as necessary.Sheet A0.12Revise the occupant load factor to “7” at deck area. Revise exit calculations as necessary.442.1.2 Separate means of egress systems required. Every room with an occupant load of 300 or more shall have one of its exits or exit-access doorways lead directly into a separate means of egress system that consists of not less than two paths of exit travel which are separated by a smoke barrier in accordance with Section 710 in such a manner to provide an atmospheric separation that precludes contamination of both paths of exit travel by the same fire. Not more than two required exits or exit-access doorways shall enter into the same means of egress system.Show the maximum diagonal distance and the exit separation distance at the patio deck area. The maximum diagonal distance at the patio deck is measured at approximately 120 feet. The exit separation distance is measured at approximately 30 feet. The minimum one-third exit separation distance is not met.
1015.2.1 Exception 2: Where a building is equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 or 903.3.1.2, the separation distance of the exit doors or exit access doorways shall not be less than one-third of the length of the maximum overall diagonal dimension of the area served.Plan shows 216 occupants exit from the patio-deck to the proposed stairway. 145 occupants at the opposite end exit to“Stair B”. The required exit paths merges at the entry plaza area below. When two required exits have been established in a given space, the required exit separation distance per Section 1015.2.1 shall be maintained. Redesign of an exit path or an Exit Passageway design per Section 1023 is required. The Entry Plaza is designed as an “Egress Court”. However, an egress court must be unobstructed from the ground to the sky. The majority of floor area at the Entry Plaza is covered by a deck above. Therefore, the Entry Plaza is not considered as an Egress Court.Sheet A0.00Provide the following statement on title sheet: “The scope of work includes “Change of Occupancy” from occupancy group “B” to occupancy group “E”. The Change of Occupancy results in a structure being reclassified to a higher risk category, the structure shall conform to the seismic requirements for a new structure of the higher risk category. The “Seismic-Retrofit Structural System” design shall be submitted per separate Building Permit. Certificate of Occupancy shall not be issued until the “Seismic-Retrofit Structural System” is approved by City of Santa Ana – Building Division.On the title sheet, label and note hourly fire rating of:
- Exterior walls
- All corridors
- Fire walls
- Fire barriers
- Shafts
- Stair enclosures
- Exit passageways
- Horizontal exits
- HallwaysSheet A0.01Fire-resistance rating requirements for exteriors walls and opening protections based on Fire Separation distance Analysis.Site plan shows the garage structure and Educational building on the same lot. Two buildings on the same lot shall be regulated as separate buildings or shall be considered as portions of one building if the building height of each building and the aggregate building area of the buildings are within the limitation of Table 503 as modified by Section 504 and 506. Per conversation with Architect during the site-walk on 02/18/16, each building will be analyzed separately. Please provide the following information on plan.Show an assumed property line location between the garage and the Educational building.Show the Fire-separation distances from face-of-wall to an assumed property line for both buildings.Identify the required fire-resistance rating requirements for exterior walls for both buildings.Show existing exterior walls and proposed exterior walls’ fire-resistance rating are equal or better than the required fire-resistance rating requirements.Based on Fire Separation Distances established in step b, determine the percentage of allowable area for openings per CBC Table 705.8. Identify the fire-rating of openings on Code analysis plans from sheet A0.01 through A0.14. In addition, identify fire-ratings on window schedule and door schedule.Existing exterior ramp is missing a handrail. Please provide handrail design along the ramp in compliance with Section 11B-405.Existing accessible plan shows an 8-foot access aisle on the driver-side of the accessible Van parking space. Revise plan to show access aisle on the passenger-side of the accessible Van parking space.
11B-502.3.4 Location. Access aisles shall not overlap the vehicular way. Access aisles shall be permitted to be placed on either side of the parking space except for van parking spaces which shall have access aisles located on the passenger side of the parking spaces.Site plan indicates Path of Travel through the swing-door on the South side of the Entry plaza. However, it appears the 24 inches strike-edge distance at exterior door is not met.Per conversation with Architect On Record on site-walk visit (02/18/16), please revise the Path of Travel direction from the garage to primary entrance of the building.Sheet A0.11Consider the Utility (U) Occupancy group in Allowable Area Calculations. The actual floor-area is almost at the allowable area limit without consideration of the Utility occupancy area. Please revise the calculations and design as necessary.Revise note #2 under Code Analysis:” Per 1007.1 Exception 1, No accessible means of egress is required”. Although accessible means of egress are not required in alterations to existing buildings, The proposed design show compliance on accessible means of egress with elevators connection on all floors and accessible ramp near the primary entrance.Please provide referenced-detail number on note #3 and #4 under Code Analysis.Under Area Calculations, floor area on the fourth floor indicates 9,188 sq. ft. under Occupancies and Areas tabulations. However, floor area on the fourth floor shows 9,181 sq. ft under Mixed Occupancy Area Determination tabulations. Verify discrepancy.Revise note #1 under Keynotes: “Length of dead end corridor is less than 50’ as allowed per 1018.4 exception2.”Revise note #3 under Keynotes: “Allowable exit access door separation is reduced to 1/3 of the diagonal per 1015.2.1 exception 2.”Revise code reference number to “Table 422.1” and “Table A” under Plumbing Fixture Table.Revise code reference number to “Table 1004.1.2” under the Ground Floor Egress Occupancy Table.Egress Table shows the “Total Third Floor Occupant Load”. Revise notes to read “Total GroundFloor Occupant Load”.Verify the floor-area in occupancy group “A3” under plumbing fixture-count calculations. The floor-area of 4,136 sq. ft. under Plumbing calculations section does not match the floor-area under the Egress calculation section. (3,085 + 684+198+198 = 4,165 sq ft.)Verify the floor-area in occupancy group “B” under plumbing fixture-count calculations. The floor-area of 2,139 sq. ft. under Plumbing calculations section does not match the floor-area under the Egress calculation section. (533+95+86+429+322+190+108+108+108+108+233+338 = 2,658 sq ft.)Revise the occupant load factor to “7” in Room 113 (Multi-Purpose room). Room 113 may be used as an assembly room – “concentrated with chairs only not fixed” per 2013 CBC Table 1004.1.2. Please revise occupant load factor and occupant load calculations as necessary.Revise the occupant load in Room 113 on the floor plan.Revise the occupant load factor to “15” in Room 119 and Room 120 (Locker rooms). Locker rooms may be considered as an assembly space – “Unconcentrated” per 2013 CBC Table 1004.1.2. Please revise occupant load factor and occupant load calculations as necessary.Revise the occupant load in Room 119 and Room 120 on the floor plan.Revise the total occupant load under Egress calculations Table.Please identify room on the North side of Room “105”. Please identify rooms near “Stair A”. (Elevator equipment room, Trash room, Electrical room)Please identify “Men’s restroom” and “Women’s restroom” near the Locker rooms.Show egress width at exterior landing of “Stair A”.Revise the occupant load to “2” in Room 106 and Room 109.It appears the occupant load exiting through “Room 101” is under estimated. There are 29 occupants exiting from “Room 104” and 8 occupants exit from Reception area. The total occupant load through “Room 101” is 37. However, the occupant load at Reception door is 26. If half of the occupant load exit through “Room 105” from “Room 104”, please show arrows and occupant load number to indicate the number of occupants and direction of exit travel. In addition, show the aggregate number of occupant load as occupants joins in the same egress path through the exterior exit door.Plan shows total of 216 occupants exit from the patio-deck stairway. 145 occupants exit from Stair B. The required exit paths merges at the entry plaza area. When two required exits have been established in a given space, the required exit separation distance per Section 1015.2.1 shall be maintained. Redesign of an exit path or an Exit Passageway design per Section 1023 is required. The Entry Plaza is designed as an “Egress Court”. However, an egress court must be unobstructed from the ground to the sky. The majority of floor area at the Entry Plaza is covered by a deck above. Therefore, the Entry Plaza is not considered as an Egress Court.Sheet A0.12Section 442 – School Facilities and Kindergarten through 12th Grade and Group E Day Care On site plan sheet A0.01, please show the public street (Ross Street) is directly in front of the building.442.1.1 Location of property. All buildings housing Group E occupancies shall font directly on a public street or an exit discharge not less than 20 feet in width. The exit discharge to the public street shall be a minimum 20-foot-wide right-of-way, unobstructed and maintained only as access to the public street. At least one required exit shall be located on public street or on the exit discharge.Fences and gates are not shown on the floor plan. However, for security reasons, fences and gates are likely to be installed after occupancy. Please provide fences and gates design compliance with the following Section 442.1.3. If fences and gates design have not been established at this time, at a minimum, provide notes per Section 442.1.3 on the title sheet.442.1.3 Fences and gates. School grounds may be fenced and gates therein may be equipped with locks, provided that safe dispersal areas based on 3 square feet per occupant are located between the school and the fence. Such required safe dispersal areas shall not be located less than 50 feet from school buildings.Every public and private school shall conform with Section 32020 of the Education Code which states: The governing board of every public school district, and the governing authority of every private school, which maintains any building used for the instruction or housing of school pupils on land entirely enclosed (except for building walls) by fences of walls, shall, through cooperation with the local law enforcement and fire-protection agencies having jurisdiction of the area, make provision for the erection of gates in such fences or walls. The gates shall be of sufficient size to permit the entrance of the ambulances, police equipment and fire-fighting apparatus used by the law enforcement and fire-protection agencies. There shall be no less than one such access gate and there shall be as many such gates as needed to assure access to all major buildings and ground areas. If such gates are to be equipped with locks, the locking devices shall be designed to permit ready entrance by the use of the chain or bolt-cutting devices with which the local law enforcement and fire-protection agencies may be equipped.442.1.2 Separate means of egress systems required. Every room with an occupant load of 300 or more shall have one of its exits or exit-access doorways lead directly into a separate means of egress system that consists of not less than two paths of exit travel which are separated by a smoke barrier in accordance with Section 710 in such a manner to provide an atmospheric separation that precludes contamination of both paths of exit travel by the same fire. Not more than two required exits or exit-access doorways shall enter into the same means of egress system.Please provide the following statement on title sheet: “442.1.4 Special Provisions: Rooms used by kindergarten, first-, or second-grade pupils, and Group E day care, shall not be located above or below the first story.”Please provide the following statement on the title sheet: :”442.1.6 Class I, II or III-A flammable liquids shall not be placed, stored or used in Group E occupancies, except in approved quantities as necessary in laboratories and classrooms and for operation and maintenance as set forth in the California Fire Code.”Please see plan check comments number 34 through 41. Since sheet “A0.11” through sheet “A0.14” has the same notes, revise the same notes from sheet “A0.11” through sheet “A0.14”.Revise the occupant load factor to “15” in Room “218” (Conference room). Recalculate occupant load for room “218” and total occupant load on the second floor.Please show the maximum diagonal distance and the exit separation distance at the patio deck area. The maximum diagonal distance at the patio deck is measured at approximately 120 feet. The exit separation distance is measured at approximately 30 feet. The minimum one-third exit separation distance is not met.
1015.2.1 Exception 2: Where a building is equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 or 903.3.1.2, the separation distance of the exit doors or exit access doorways shall not be less than one-third of the length of the maximum overall diagonal dimension of the area served.Two exits are required at the patio area. The calculated occupant load at the patio area is 275. Exit path shows 216 occupants exit through the curved-stairway and the remaining occupants exit through Stair B. Occupant load shall be equally distributed when two exits are required. Please show 138 occupants exit through the curved stairway and 138 occupants exit through the corridor to “Stair B”.It appears the occupant loads at “Stair B” is underestimated. There are 275 occupants from the patio deck. 50% of patio occupants exit through “Stair B”. There are 18 occupants from the Reception area. There are 33 occupants from the conference area. There are 41 occupants from classroom “201” and 40 occupants from classroom “210”. The calculated occupant loads exit through “Stair B” is 270. However, plan shows only 154 occupants at “Stair B”.Revise the occupant load to “33” in Conference room “218”.Revise the occupant load to “41” in Classroom “209”.Women’s Restroom “207” shows a urinal. It appears room “207” is Men’s restroom.Revise the occupant load to 5 for male and 5 for female under Occupancy Group “B” plumbing fixture court Table.Revise the drinking fountain ratio to 150:1 at Occupancy Group “B” plumbing fixture court Table.Show corridor widths on plan. In Group E with corridor having required capacity of 100 or more, corridor width shall not be less than 72 inches.A door is shown from the garage. Provide door schedule ID number on second floor plan to determine exit or entrance access. In addition, specify the required fire rating for openings per plan check comment # 52.An architectural barrier is recommended to avoid dead-end condition near the deck stairway.Sheet A0.13Please see plan check comments number 34 through 41. Since sheet “A0.11” through sheet “A0.14” has the same notes, revise the same notes from sheet “A0.11” through sheet “A0.14”.Revise the required toilet fixture court to “2” for female under Occupancy Group “E” on the plumbing fixture court table.Revise the following note under Plumbing Fixture Court Table:” Note: Per 422 exception 2, a single occupancy restroom is allowed in lieu of separate facilities for occupancies of 10 or fewer. Restroom 306 is provided for the group B occupancy.”Please identify room on the North side of Science classroom “313”.Please identify space on the South side of Classroom “311”.Women’s Restroom “309” shows a urinal. It appears room “309” is Men’s restroom.Show corridor widths on plan. In Group E with corridor having required capacity of 100 or more, corridor width shall not be less than 72 inches.Sheet A0.14Please see plan check comments number 34 through 41. Since sheet “A0.11” through sheet “A0.14” has the same notes, revise the same notes from sheet “A0.11” through sheet “A0.14”.Revise the required toilet fixture court to “2” for female under Occupancy Group “E” on the plumbing fixture court table.Revise the “Total Required” toilet fixture court to “2” for female under Occupancy Group “E” on the plumbing fixture court table.Revise the following note under Plumbing Fixture Court Table:” Note: Per 422 exception 2, a single occupancy restroom is allowed in lieu of separate facilities for occupancies of 10 or fewer. Restroom 413 is provided for the group B occupancy.”Please identify room on the North side of Science classroom “410”.Women’s Restroom “406” shows a urinal. It appears room “406” is Men’s restroom.Show corridor widths on plan. In Group E with corridor having required capacity of 100 or more, corridor width shall not be less than 72 inches.Sheet A1.01Provide seismic-joint referenced detail number per Keynote #18.Sheet A1.02Per keynote 23, provide a two-hour rated wall detail at chase location on floor plans.Provide seismic-joint referenced detail number per Keynote #20.Sheet A1.03Provide seismic-joint referenced detail number per Keynote #20.Sheet A1.04Provide seismic-joint referenced detail number per Keynote #20.Verify keynote #2 at the drinking fountains. It appears drinking fountains are being removed.Sheet A1.21Provide new stair details near gridline “A & 1”. Sheet A1.01 shows existing concrete stairs to be demolished.Specify door number on “Stair A” and “Stair B”. Doors at “Exit Enclosure” shall have minimum 90-minute fire rating at openings.Provide information on opening protection at elevators doors. Doors shall be self- or automatic-closing by smoke detection in accordance with Section 716.5.9.3.Sheet A1.22Girls’ Restroom “207” shows a urinal. It appears room “207” is boys’ restroom.Specify door number on “Stair B”. Doors at “Exit Enclosure” shall have minimum 90-minute fire rating at openings.Provide information on opening protection at elevators doors. Doors shall be self- or automatic-closing by smoke detection in accordance with Section 716.5.9.3.Sheet A1.23Girls’ Restroom “310” shows a urinal. It appears room “310” is boys’ restroom.Specify door number on “Stair B”. Doors at “Exit Enclosure” shall have minimum 90-minute fire rating at openings.Provide information on opening protection at elevators doors. Doors shall be self- or automatic-closing by smoke detection in accordance with Section 716.5.9.3.Sheet A1.24Girls’ Restroom “407” shows a urinal. It appears room “407” is boys’ restroom.Specify door number on “Stair B”. Doors at “Exit Enclosure” shall have minimum 90-minute fire rating at openings.Provide a 20-minute fire rated door at the “Copy Room”.Provide information on opening protection at elevators doors. Doors shall be self- or automatic-closing by smoke detection in accordance with Section 716.5.9.3.Sheet A3.22Specify exterior-rated wall finishes at the outer layer of exterior wall on detail one.Sheet A4.21- Rooms 111 & 112 Enlarged PlanDimension line between center line of water closet and face-of-wall is 1’-4 5/8” in girls’ restroom. Revise the dimension as follow:11B-604.2 Location. The water closet shall be positioned with a wall or partition to the rear and to one side. The centerline of the water closet shall be 17 inches minimum to 18 inches maximum from the side wall or partition, except that the water closet shall be 17 inches minimum and 19 inches maximum from the side wall or partition in the ambulatory accessible toilet compartment specified in Section 11B-604.8.2. Water closets shall be arranged for a left hand or right-hand approach.Please align dimensional lines at the corner wall near the water closet in girls’ restroom. Please specify minimum dimension for side-grab bar length in order to avoid construction tolerance issues.11B-604.5.1 Side wall. The side wall grab bar shall be 42 inches long minimum, located 12 inches maximum from the rear wall and extending 54 inches minimum from the rear wall with the front end positioned 24 inches minimum in front of the water closet.Specify 12 inches maximum between the rear-wall and center line of side-grab bar.Please specify minimum dimension for rear-grab bar length.11B-604.5.2 Rear wall. The rear wall grab bar shall be 36 inches long minimum and extend from the centerline of the water closet 12 inches minimum on one side and 24 inches minimum on the other side.Please specify minimum dimension from face-of-wall to center line of lavatory.11B-606.6 Adjacent side wall or partition.Lavatories, when located adjacent to a side wall or partition, shall be a minimum of 18 inches to the center line of the fixture.The 8 inches dimensional line is not align to any fixture in Boys’ Restroom. Sheet A4.21- Detail 3The distance between center line of the water closet and face-of-wall exceeds 18 inches maximum.11B-604.2 Location. The water closet shall be positioned with a wall or partition to the rear and to one side. The centerline of the water closet shall be 17 inches minimum to 18 inches maximum from the side wall or partition, except that the water closet shall be 17 inches minimum and 19 inches maximum from the side wall or partition in the ambulatory accessible toilet compartment specified in Section 11B-604.8.2. Water closets shall be arranged for a left hand or right-hand approach.Sheet A4.31 – Exit “Stair A” SectionNote on “Stair A” Section indicates new guard rail with net infill compliant with 1013.4. Please specify on plan the net-infill shall not have openings which allows a 4-inches sphere in diameter pass through the guard.Sheet A4.31 – Detail 1, 2, and 3Detail 1, 2, and 3 show a crossed-section number “9” across the “Stair A”. Please revise the crossed-section number to “4”.Sheet A4.33Detail 1: Please match the stairway orientation as the same as the floor plan and structural framing plan “1/S1.2”.Detail 1: Please specify the actual dimension from the edge of last riser to the end of handrail.Detail 1 indicates 18 treads below the mid-landing. However, stair section “1/A4.34” shows 19 treads. Verify discrepancy.Detail 2: Specify referenced number at existing cross-section reference locations.Detail 17, 18, 19: Revise Code-referenced section number on note 3.Sheet A4.34Detail 1: Revise detail referenced numbers on “top of stringer”, “typical risers & treads”, and “bottom stringer” location on Section drawing.Detail 1: Revise handrail detail number to “19/A4.34”.Detail 1: Revise the detail number on “top of landing”.Detail 3: Revise detail number to “17/A4.34” at “Stair C” section.Detail 17: Revise detail number to “19/A4.34” at handrail section.Sheet A5.01 – Detail 9Verify referenced detail number on note #2.Please specify 54 inches minimum from face-of-wall to end of side-grab bar in order to avoid construction tolerance issues.
11B-604.5.1 Side wall. The side wall grab bar shall be 42 inches long minimum, located 12 inches maximum from the rear wall and extending 54 inches minimum from the rear wall with the front end positioned 24 inches minimum in front of the water closet.Please specify 33 inches minimum from top of side-grab-bar to finished floor in order to avoid construction tolerance issues.
11B-609.4 Position of grab bars. Grab bars shall be installed on a horizontal position, 33 inches minimum and 36 inches maximum above the finish floor measured to the top of the gripping surface, except that at water closets for children’s use complying with Section 11B-604.9, grab bars shall be installed in a horizontal position 18 inches minimum and 27 inches maximum above the finish floor measured to the top of the gripping surface. The height of the lower grab bar on the back wall of a bathtub shall comply with Section 11B-607.4.1.1 or 11B-607.4.2.1.Please specify 40 inches maximum from the-bottom edge of reflective surface to finished floor in order to avoid construction tolerance issues.
11B-603.3. Mirrors.Mirrors located above lavatories or countertops shall be installed with the bottom edge of the reflecting surface 40 inches maximum above the finish floor or ground. Mirrors not located above lavatories or countertops shall be installed with the bottom edge of the reflecting surface 35 inches maximum above the finish floor or ground.Please revise the flush control maximum dimension from 44 inches to 36 inches above finished floor.
11B-604.9.5 Flush controls. Flush controls shall be hand operated or automatic. Hand operated flush controls shall comply with Section 11B-309.2 and 11B-309.4 and shall be installed 36 inches maximum above the finish floor. Flush controls shall be located on the open side of the water closet except in ambulatory accessible compartments complying with Section 11B-604.8.2.Please specify the minimum dimension and maximum dimension at knee & toe clearance space.
11B-306.3.3 Minimum required depth. Where knee clearance is required under an element as part of a clear floor space, the knee clearance shall be 11 inches deep minimum at 9 inches above the finish floor or ground, and 8 inches deep minimum at 27 inches above the finish floor or ground.11B-306.2.2 Maximum depth. Toe clearance shall extend 25 inches maximum under an element.
Exception: Toe clearance shall extend 19 inches maximum under lavatories required to be accessible by Section 11B-213.3.1.Sheet A5.04Detail 1 – note on detail indicates vertical wires at 6 inches maximum from ends. However, detail 3 shows vertical wires at 8 inches maximum from ends. Please verify discrepancy.Detail 1 – note on detail indicates 4-#12 wires at 30 degree apart. Please revise note to read 4-#12 wires at 90 degrees apart.Detail 1 – Please specify the type of fastener connection at top of splayed wires and top of vertical struts to concrete deck above.Detail 1 – Revise note #2 on Code reference section “2013 CBC & ASCE7-10 Section 13.5.6.”Detail 2 – Revise the perimeter closure angle width to 2 inches and clearance between runners to wall shall be 0.75 inches minimum.
The width of the perimeter supporting closure angle shall not be less than 2”. One end of the ceiling grid (in each orthogonal horizontal direction) shall be attached to the closure angle. The other end (in each horizontal direction) shall have a 0.75” clearance from the wall and shall rest upon, and be free to slide on a closure angle.Provide additional notes on suspended ceiling system:Specify Heavy-duty suspended ceiling system.
Wire more than 1 in 6 out-of-plumb are not allowed unless counter sloping wires are provided.
Seismic Separation Joint: Each ceiling area exceeding 2,500 sq. ft. shall be provided with a seismic separation joint that allows +/- ¾” axial movement.
Obstructions to Direct Suspension:
A trapeze or equivalent device shall be used.
For trapeze spans over 48”, use back-to-back 1¼” cold-rolled channels (or equivalent) minimum.Sheet A6.01Specify 90-minute fire rating on door #400.1, #300.1.Specify 20-minute fire rating on door #222.1.
FIRE PROTECTIONProvide on the drawings a complete “fire resistance design schedule” which shall include the following:
- The building elements which require fire-resistive construction.
- The hourly rating of the building element as required by the Code.
- 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.
- Non-standard fire-resistive designs requiring adhesives, overcoats, metal lath-netting, or special thicknesses
shall be detailed.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 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.CBC Section 717.2.2, 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.CBC Section 717.2.7, Where wood sleepers are used for laying wood flooring on masonry or concrete fire-resistive floors, the space between the floor slab and the underside of the wood flooring shall be filled with non-combustible material or fire blocked in such a manner that there will be no open spaces under the flooring that will exceed 100 square feet in area and such space shall be filled solidly under all permanent partitions so that there is not communication under the flooring between adjoining rooms.CBC Section 717.2.6, Architectural trim. Fireblocking shall be installed within concealed spaces of exterior wall finish and other exterior architectural elements where permitted to be of combustible construction as specified in Section 1406 or where erected with combustible frames, at maximum intervals of 20’, so that there will be no open space exceeding 100 square feet. Where wood furring strips are used, they shall be of approved wood of natural decay resistance or preservative-treated wood. If non-continuous, such elements shall have closed ends, with at least 4” of separation between sections.CBC Section 708.4, Fire partitions shall extend from the top of the foundation or floor/ceiling assembly below to the underside of the floor or roof sheathing, slab or deck above or to the fire-resistance-rated floor/ceiling or roof/ceiling assembly above, and shall be securely attached thereto. If the partitions are not continuous to the sheathing, deck or slab, and where constructed of combustible construction, the space between the ceiling and the sheathing, deck or slab above shall be fire-blocked or draft-stopped in accordance with Sections 717.2 and 717.3 at the partition line. The supporting construction shall be protected to afford the required fire-resistance rating of the wall supported, except for tenant and sleeping unit separation walls and corridor walls in buildings of Types IIB, IIIB, and VB construction.CBC Section 708.9, Penetrations in a fire partition by ducts and air transfer openings shall comply with Section 716.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.
- 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.
- Reference each 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.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 on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.5.Interior floor finishes shall show compliance with CBC Section 804.Provide smoke and heat venting in accordance with CBC Section 910. Refer to said code sections for complete requirements.CBC Section 1016.2, Roof vent increase. In buildings that are one story in height, equipped with automatic heat and smoke roof vents complying with Section 910 and equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1, the maximum exit access travel distance shall be 400’ for occupancies in Group F-1 or S-1.Provide complete details on the drawings showing compliance with CBC Section 1405 requirements for veneer construction.
ELEVATORSCBC Section 707.14, Elevator, dumbwaiter, and other hoistways. Elevator, dumbwaiter, and other hoistway enclosures shall be constructed in accordance with Section 707 and Chapter 30.CBC Section 707.14.1, Elevator Lobby. An enclosed elevator lobby shall be provided at each floor where an elevator shaft enclosure connects more than two stories in high-rise buildings, Group A, E, H, I, L, R-1 and R-2 occupancies and other applications listed in Section III regulated by the Office of the State Fire Marshal, and three stories for all other occupancies. 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 903.3.1.1.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 2007 California Building Code Chapter 30. Compliance shall also be made with the California Accessibility Standards. State amended CBC Section 3002.4a states when an elevator for medical emergencies shall be provided. The Fire Department will decide if a modification or exception to Section 3002.4a can be granted.CBC Section 1007.2.1, Elevators required. In buildings where a required accessible floor is four or more stories above or below a level of exit discharge, at least one required accessible means of egress shall be an elevator complying with Section 1007.4.
EXITSCBC Section 1004.3, Posting of occupant load. 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.
EXIT ACCESSProvide number of exits required by CBC Sections 1015 and 1016 on Code Analysis Plans sheet A0.11 through sheet A0.14.An exit access shall not pass through a room that can be locked to prevent egress.CBC Section 1015.1.1, Three or more exits. Access to three or more exits shall be provided from a floor area where required by Section 1019.1.CBC Section 1016.1. Where the path of exit access includes unenclosed stairways or ramps within the exit access or includes unenclosed exit ramps or stairways as permitted in Section 1020.1, the distance of travel on such means of egress components shall also be included in the travel distance measurement. The measurement along stairways shall be made on a plane parallel and tangent to the stair tread nosing in the center of the stairway.CBC Section 1018.1. Exits shall comply with Exits shall comply with Sections 1018 through 1023 and the applicable requirements of Sections 1003 through 1013. An exit shall not be used for any purpose that interferes with its function as a means of egress. Once a given level of exit protection is achieved, such level of protection shall not be reduced until arrival at the exit discharge.CBC Section 1020.1. Exit enclosures shall have a fire-resistance rating of not less than 2 hours where connecting four stories or more and not less than 1 hour where connecting less than four stories.CBC Section 1020.1. An exit enclosure shall not be used for any purpose other than means of egress.
EXIT DISCHARGECBC Sections 1002 and 1024, EXIT DISCHARGE. That portion of a means of egress system between the termination of an exit and a public way.CBC Sections 1024.6 and 1018.1. Exiting from any occupied point in a building or structure on the subject site must be continuous, unobstructed, and undiminished to a public way. This includes gates which must show compliance with CDB Section 1008.2. CBC Section 1024.1, General. Exits shall discharge directly to the exterior of the building. The exit discharge shall be at grade or shall provide direct access to grade. The exit discharge shall not reenter a building.CBC Section 1024.6, Access to a public way. The exit discharge shall provide a direct and unobstructed access to a public way.Structural ReviewStructural Engineer On Record shall provide signature on all structural drawings.Sheet S0.10Detail 3 - Please specify width at top of footing.Detail 3 – Specify depth of footing.Detail 3 – Specify minimum embedment length and type of epoxy. (Hilti Hit or Simpson XP...etc)Detail 2 & 5 – Width-flange steel column and footing design is not found on plan. Please cross reference detail number on plan or remove details not applicable on this project.Sheet S1.10Please cross-reference the enlarged detail location from the over-all floor plan for detail 1 & 2.Sheet S1.20Second Floor framing plan – Show proposed wide-flange beam W14x22 support conditions at top of landing. Detail “10/S2.0” shows top of stringer to wide-flange beam connection detail. However, it is unclear how W14x22 beam is supported by adjacent beams.Please identify existing or proposed wide-flange beams at top of landing. Provide connection details if these beams are new.Framing plan and foundation plan show the steel-tube stringer size “HSS 16x4x5/16” at the interior curve. Please identify steel-tube size as “Typical” or identify and same stringer size at the exterior curve.Sheet S2.00 Detail 3: Detail shows plate size “PL ¼ x 4 x 7” connects between the out-strigger and stringers. However, detail 8 shows plate size “PL ¼ x 4 x 6”. Verify discrepancy steel plate length.Detail 8: At the second highest riser, the 8 inches angle may be too long at this location. The tread length is only 6 inches per Architectural drawings.Detail 5: Please specify if special inspection is required at epoxy connection.Detail 5: Please specify the 3 inches clearance (typical) between earth and bottom re-bars.Detail 9: detail shows “9’-0” x 4’-0” x 18” footing. However, “F-1” on footing schedule shows “8’-0”x4’-0”x1’-6” footing. Verify discrepancy on footing length.Detail 9: Please specify the 3 inches clearance (typical) between earth and bottom re-bars.Detail 9: Detail 5: Please specify if special inspection is required at epoxy connection.Structural CalculationsPlease provide Engineer On Record’s signature on first page of structural calculations.Through Building permit research; previous Building permit indicates the deck area was designed as Non –Assembly area with maximum occupant load of 49 maximum. Architectural floor plans indicate an assembly area at deck area. Please verify if existing structural system is capable to support 100 psf live load.Page 3: Please show beam 19 (W21x44) on framing plan.Page S2-9: Beam sizes on calculations page does not match the framing plan on sheet S1.20. Please verify.