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HomeMy WebLinkAbout223514_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: 10290980 & 10290981 PROJECT ADDRESS: 611 S Main St PLAN CHECK ENGINEER: Heidari, FredTEL:714 647-5862FAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): B, R-3?,U PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 10/3/2016 INITIAL REVIEW 10/24/2016 EXPIRATION 4/1/2017 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Fernando Niebla 3. TEL: (714)426-2952 FAX: VALUATION:$61,927.00 EMAIL: FLOOD ZONE:X-0602320276J APPLICABLE CODE: 2013 CALIFORNIA BUILDING CODE (CBC) WITH CITY OF SANTA ANA AMENDMENTS, plus 2013 California Residential Code? 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) 647-5862 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 do not show any residential part within this structure since 1966. Provide documents to show that this building has two parts to it. Office in front, “B” occupancy, and residential “R-3” in the back. Following are requirements for the office area in front of this structure:Additions, alterations or repairs made to any building constructed prior to January 1, 1946, other than an R-Occupancy building, exceeds $50,000 in cost in any one-year period, then either (A) the entire building must be completely sprinklered in accordance with fire department standards, or (B) the building must comply with requirements as outlined under Santa Ana Municipal Code (SAMC) Section 8-150. A copy of SAMC Section 8-150 may be obtained by visiting the City of Santa Ana’s website at www.santa-ana.org. (The original permit for this structure was issued on Sept 8, 1939.)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. - 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 issuanceSubmit 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.The valuation of improvements for the subject building permit application has been calculated to be; $61927.50.Provide typical section view detail of all new partitions and ceilings showing: - Size, spacing, and material of framing members - 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’. - Heights of partition, suspended ceiling, structure above. - Fire-blocks and draft-stops in combustible construction in accordance with CBC Section 717. Show location(s) and provide typical construction details.Provide on the drawings a complete door schedule, showing: - Door sizes - Hardware complying with exiting and disabled accessibility requirementsNote on drawing: “Exit doors shall be openable from the inside without the use of a key or any special knowledge or effort.”Provide specifications for doors hardware (i.e., lever type, push-pull panic, etc) to comply with disabled access requirements.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. Provide detailed sections and plan views showing compliance at all doorways requiring accessibility.Hand-activated door opening hardware shall be centered between 30” 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. 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.Stairways shall show compliance with CBC Section 1009 and applicable disabled accessibility requirements. - Provide complete architectural plan view, sections, details, and notes for stairway(s). - Dimension rise of steps shall be not less than 4” or greater than 7”. The run shall notbe less than 11”. - Treads, nosing, and risers require compliance with CBC including no open risers and slip resistant treads.Where stairways occur outside a building, the upper approach and all treads shall be marked by a strip of clearly contrasting color at least 2” wide and placed parallel to and not more than 1” from the nose of the step or landing to alert the visually impaired. The strip shall be of a material that is at least as slip-resistant as the other treads of the stair. Show compliance on the drawings.Provide handrail details on the drawings showing compliance with CBC Section 1009.15 and Chapter 11B. - Stairways shall have handrails on each side. - Handrails shall be 34 to 38” above the nosing of treads. - Handrails shall extend a minimum of 12” beyond the top nosing, and shall extend a minimum of 12” plus the tread width beyond the bottom nosing. - 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”.Any accessible route of travel shall be considered a ramp if its slope is greater than 1’ rise in 20’ of horizontal run (5-percent gradient) and show compliance with CBC chapter 11B. - Provide complete architectural plan views, sections, details, and notes for pedestrian ramps.Size of top and bottom landings. Landings at the bottom of ramps and in change of direction shall have a dimension in the direction of ramp run of not less than 72”. See red marks on the drawings.Handrails for ramps: - Shall be 34 to 38” above the ramp surface to the top of the handrails - Shall extend a minimum of 1’ beyond the top and bottom of the ramp and shall be parallel with the floor or ground surface - The ends of handrails shall be either rounded or returned smoothly to floor, wall or post - Handrails projecting from a wall shall have a space of 1½” between the wall and the handrail - Handrails may be located in a recess if the recess is a maximum of 3” deep and extends at least 18” above the top of the rail - The grip portion shall not be less than 1¼” nor more than 1½“ in cross-sectional nominal dimension or the shape shall provide an equivalent gripping surface - All surfaces shall be smooth with no sharp corners - Handrails shall not rotate within their fittings - 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”Show compliance with Section 11B-405.9 for ramp edge protection.It is the project designer’s/property owner’s responsibility to show compliance on the drawings with all applicable Federal and State Accessibility Standards.Glass and glazing shall be in accordance with CBC Chapter 24. Note on the drawings all windows and doors having glazing. Indicate the type and thickness of each light of glazing on the drawings.Following are requirements for the residential part of this structure and the proposed new garage:Please add CRC 2013 to list of the code applicable to this project.Provide compliance with CBC Section 508.4 and Table 508.4 for occupancy separation between “B” and “R-3”. This wall needs be minimum 2-hour rated wall and completely separate these two occupancies.Show compliance with CRC Section R303.1 for the bathroom exhaust fan.Show compliance with CRC Section R310.1 for bedroom #2 escape window. Show compliance with CRC Section R303.9 for heating facility.Show compliance with CRC Section R307.2 for bathroom and shower space.Show compliance with CRC Section R302 and Table R302.1 (1) for exterior walls fire rating and the roof overhang of the proposed garage with only 12” from property lines.Provide laundry facility per CMC for the residential part.Plan check stopped due to above items. Please see other red marks comments on the drawings. Resubmit the marked up set with revised plans for recheck.