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HomeMy WebLinkAbout216262_1_Corrections.docxTENANT IMPROVEMENT PLAN CHECK COMMENTS COMMENTS Planning & Building Agency Building Safety Division 20 Civic Center Plaza P.O. Box 1988 (M-19) Santa Ana, CA 92702 (714) 647-5800 www.santa-ana.org PLAN CHECK NO: 10188715 &16 PROJECT ADDRESS: 2323 N Grand Ave PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): A-3, B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 3/24/2016 Fire sprinkler system to be verified INITIAL REVIEW 4/7/2016 EXPIRATION 9/20/2016 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Douglas Sayre Ely 3. TEL: (714)639-3958 FAX: VALUATION:$65,000.00 EMAIL: FLOOD ZONE:X-0602320163J APPLICABLE CODE: 2013 CALIFORNIA BUILDING CODE (CBC) WITH CITY OF SANTA ANA AMENDMENTS All items noted on this plan check report must be addressed. If you feel that an item is not applicable to your project, note “N/A” and discuss the reason with the plan checker.Please indicate the sheet number and detail to the right of each correction, or note the number on the plans where the correction is made. A separate sheet for response may be used.Resubmit 3corrected sets of plans. Please refer to drawings for additional plan check comments. Return marked up set of drawings with corrections. Additional plan check comments may apply to this project.When meeting is required, 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 issuanceReference project description on 8.5x11 sheets. Provide a copy on the drawings and clarify the occupant load of each room area based on Table 1004.1.2 of 2013. Please note that occupant load of 100 or more for assembly area is required to have Fire sprinklersystem.Clarify if occupant load of 5 or 7 per person is used for proposed assembly room. Provide furniture layout for clarification.Provide a section view detail of all new partitions and ceilings showing: - Size, spacing, span and material of framing members - Note gauge and ICC Research Report number and installation/construction requirements for metal framing members. - Method of attaching framing to the building structure. Submit structural engineering calculations for walls in rooms with a floor to building structure above height greater than 14’.- Heights of partition, suspended ceiling and structure above height. - Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number for all rated wall assembly.Complete all soffit and furred out wall details. Provide complete detailing, including number, type, location of fasteners and how attachment is made to the building structure. Show lateral bracing for soffit and show positive attachment to deck above for all soffits. Incomplete details may require calculations for design and justification. Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803, 804 and CBC Table 803.5.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. - Electrical rooms with equipment rated 1,200 amperes or more and over 6’ wide that contain over current devices, switching devices or control devices with exit access doors shall be equipped with panic hardware and doors shall swing in the direction of egress. - By the Fire Department (OCFA)Show compliance with CalGreen and SB 407 and provide completed Forms on the drawings to insure compliance. Please note that additional plan check comments may apply to this project.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:Artificial light. Artificial light shall be provided that is adequate to provide an average illumination of 10’candles (107 lux) over the area of the room at a height of 30”above the floor level.Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 422 and CPC Table 422.1. Provide occupant loads calculations on the drawings based on Table A of 2013 CPC and show required number of toilet facilities. Doors, when fully opened, and handrails shall not reduce the required width by more than 7”. Doors in any position shall not reduce the required width by more than one-half. Other nonstructural projections such as trim and similar decorative features are permitted to project into the required width 1.5” from each side. Show door swing of 90/180 degree and provide dimensions on the drawings to insure compliance.For fire rated corridor, plans 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. Show location of smoke and heat fire damper for wall/ ceiling penetration of rated corridor. Where corridor walls are required to be one-hour fire-resistive construction by Section 1017, windows shall be protected by fixed glazing listed and labeled for a fire-protection rating of at least three-fourths hour in accordance with Section 715.5. The total area of windows in any portion of an interior corridor shall not exceed 25 percent of the area of the corridor wall of the room which it is separating from the corridor. CBC Section 715.5.7.2. Revise door and window schedule to show compliance on the drawings.All doors and windows located in corridor area including lobby and reception rooms is part of rated corridor. Please refer to red marks on the drawings. When corridor walls are required to be of one-hour fire-resistive construction by Section 1017, 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. Viewport in 20-minute rated door limited to 1” in diameter. Said doors shall not have louvers. Include the following notes with typical one-hour corridor section view: - Interior openings for other than doors or ducts shall be protected by fixed glazing listed and labeled for a fire protection rating of at least three-fourths hour in accordance with CBC Section 715.5. - 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.Note on the drawings CBC Section 715 requirements for a pair of doors installed in a one-hour corridor wall. - A labeled assembly having a fire-protection rating of not less than 20 minutes. - Self-closer or automatic-closer actuated by a smoke detector. - Automatic flush bolts, the door leaf having the automatic flush bolts shall have no doorknob or surface- mounted hardware. The unlatching of any leaf shall not require more than one operation. - Full mortise hinges – three minimum. - Tight-fitting clearances and provided with a gasket so installed as to provide a seal where the door meets the stop on both sides and across the top. Clearances for a pair of swinging doors shall be as follows: With a minus 1/16” tolerance – 1/8” along the top, 1/8” along the hinge and latch jambs, 1/8”along the meeting edge of the doors, and ¼” at the bottom of the doors. - An overlapping astragal extending the full height of the doors is required along the meeting edges of the doors. A coordinating device is also required to insure proper closing.”For both B and A-3 occupancies show compliant path of travel compliance with followings: Exits shall be so located on each story such that the maximum length of exit access travel, measured from the most remote point within a story to the entrance to an exit along the natural and unobstructed path of egress travel, shall not exceed the distances given in Table 1019.2 and Table 1016.1. Table 1016.1 Exit Access Travel Distance:OCCUPANCYWITHOUT SYSTEM (feet)WITHSPRINKLER B200300c A-3, 200250cTable 1019.2 For Buildings With One Exit: (Show compliance with office area with one exit)Maximum Height Maximum OccupantsOf Building Occupancy Above Grade PlanePer Floor And Travel Distance B, A-3 1 Story49 occupants and 75’ travel distanceDrawings are missing information to review accessibility compliance with Division 2, Chapter 11B of 2013 CBC. Provide drawings to show compliance with followings: - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone - Accessible drinking fountains, and - Parking, signage and alarms 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 Standards 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 CBC, California Building Code. Provide permanent assistive listing system (ALS) for assembly areas, meeting rooms and place of worship. 4% of total seats and 25% of ALS to be hearing compatible. Please refer to Section 11B-219 and 11B-706 of 2013 CBC for exception and additional requirements. Use of proposed multi – purpose room to be clarified on the drawings. Include a furniture plan for clarification.Provide drawings to show compliance with followings: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. Provide specifications for doors hardware (i.e., lever type, push-pull panic, etc.) to comply with disabled access requirements. The floor or landing at each side of an exit door shall be level and having a length in the direction of the door swing of at least 60” and the length opposite the direction of door swing of 44” as measured at right angles to the plane of the door in the closed position. Regardless of the occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall be not more than ½” lower than the threshold of the doorway. Change in level between ¼” and ½” shall be beveled with a slope no greater than 1:2. Change in level greater than ½” shall be accomplished by means of a ramp. Provide detailed sections and plan views showing compliance at all doorways requiring accessibility.All entrances and exterior ground-floor exit doors to buildings and facilities shall be made accessible to persons with disabilities. Doorways shall have a minimum clear opening of 32” with the door open 90 degrees, measure between the face of the door and the opposite stop. Doorways require dimensioning on the plans to insure compliance with the required landing area/maneuvering clearances at doors. Recessed doormats shall be adequately anchored to prevent interference with wheelchair traffic.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. 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.Note on drawing: “Exit doors shall be openable from the inside without the use of a key or any special knowledge or effort.”Provide detail/s showing location/s of 6” high and zero curb to clarify applicable location of truncated dome on the site plan. Provide truncate domes to cove the accessible parking stall landing. If a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements between the pedestrian areas and vehicular areas, the boundary between the areas shall be defined by a continuous detectable warning which is 36” wide. 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.Tactile exit signs shall be required at the following locations: - Each grade-level exterior exit door shall be identified by a tactile exit with the word “EXIT.” - Each exit access door from an interior room or area to a corridor or hallway, which is required to have a visual exit sign, shall be identified by a tactile exit sign with the words “EXIT ROUTE.”At every entrance and at every major junction along or leading to an accessible route of travel, there shall be a sign displaying the international symbol of accessibility. Signs shall indicate the direction to accessible building entrances and facilities and shall comply with the requirements found in CBC. 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. Detectable Warning Product Approval. Only approved Division of the State Architect, Access Compliance (DSA/AC) approved detectable warning products.Show compliance with CBC Table 11B-208.2, for number of accessible parking spaces required for existing building. 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. 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.Disabled accessible parking spaces should be sized as follows and in compliance with Division 5 of Chapter 11-B: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 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. Provide parking space identification in accordance with CBC Division 5 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.” - 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.Indicate the top of fixed or built-in counter, tables is between height of to be at 28” to 34” above the finish floor and knee clearance to be a minimum of 27” high, 30” wide, and 19” deep.One of each type of station/counters shall be accessible. Counters are required to be accessible to employees and clients as well.Provide dimensioned floor plan of existing toilet rooms to show compliance with Section 11B-603 and 11B-604 of 2013 CBC. Sanitary facilities serving the area of new work shall be disabled accessible. Note on the drawings hot water and drain pipes under lavatory shall be insulated.Drinking fountains serving the area of new work shall be accessible Minimum of two drinking fountains (High and low) is required, Section 11B-221 of 2013 CBC, Section 415 and Table 422.1 of 2013 CPC. Show floor and elevations on the drawings to insure compliance with Section 11B-602 of CBC. Show location on the floor plan.