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HomeMy WebLinkAbout223600_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: 10191009, 11, 12 PROJECT ADDRESS: 1207 E Fruit St Bldgs, A, C, D PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: ENC OCCUPANCY CLASSIFICATION(S): ENC PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 10/5/2016 Buildings A, existing building construction date: 1920. In 1966 it was converted to I-2 occupancy when it was under authority of County of Orange. Phoenix House of California INITIAL REVIEW 11/14/2016 EXPIRATION 4/3/2017 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Perry Burch 3. TEL: (714)547-7621 FAX: (714)647-0193 VALUATION:$72,000.00 EMAIL: PBURCH@KROTEE.COM FLOOD ZONE:X-0602320163J APPLICABLE CODE: 2013 CALIFORNIA BUILDING CODE (CBC) WITH July 1st 2015 SUPPLIMENTSPlease refer o red marks on the drawings and revise drawings to show compliance with plan check comments including the red marks on all 3 buildings (A, C & D).Resubmit 3corrected sets of plans. 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.Remove all “E” Sheets. 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.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.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831 for an appointment.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) - County of Orange Health Department approval on the corrected/final set of drawings (667- 3600)(Modified kitchen)Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceReference Sheet SP, Please remove “Building Information” (Not part of this permit) for buildings other than buildings A, C and D on the drawings. Please modify building History shown on Sheet SP per plan check comment below for each building. Specify rooms area that are existing and note the use of new rooms areas for each building A, C and D. Submit a letter addressed to the Building Safety Division describing in detail the /occupancy/use of each building (A, B &C). Refer to chapter 3 of 2013 CBC for occupancy/use of each building. Please be specific to each building occupancy/use, hours of operation, age, number, ambulatory,adults and infants clients. This letter will be used to establish the occupancy of each building with OCFA. Please add history of each building as well; Building A,(Adult Man), existing I-2 occupancy built in, 1920-1998 owned by County of Orange(not under jurisdiction of City of S.A.) SPK, except east wing. Existing Non-Conforming use, no change in use. ExistingFloor area 1529 sf. Proposed work includes, replace window with a new exterior door. Install (1) exterior concrete ramp. Install (1) aluminum interior ramp & two new doors & platform. Modify existing interior courtyard & dining room. Building C,(Female Dormitory) existing I-2 occupancy built in, 1950-1998 owned by County of Orange(not under jurisdiction of City of S.A.) SPK,in walkway area only. Existing Non-Conforming use, proposed change in use from I-2 to R2.1. ExistingFloor area 2853 sf. Building D,(Administration and Consulting) existing I-2 occupancy built in, 1950-1998 owned by County of Orange(not under jurisdiction of City of S.A.) not SPK. Existing Non-Conforming use, no change in occupancy/use. ExistingFloor area 3536 sf.Building APlease note that all new work is required to fully comply with 2013 CBCwith July 1st 2015 amendments including accessibility compliance based on Division 2.Identify the SPK and non-SPK portion of building on Sheet A2-0 and clarify if East wing is to have SPK as part of this permit.Show two hour occupancy separation between existing R2.1 and proposed A-3 occupancyincluding the corridor area (Non-SPK or partial SPK building). Identify occupancy/ use of each area on the drawings. Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number and provide description on the drawings to insure construction and inspection of Walls, Corridors. Please clarify if thetwoassembly areas(A-2 & A-3) and work-out room (B) to remain as open roofed and if SPK system is to be provided for this area.Provide one hour rated corridor separating the dining (A-2) room form exiting system for new exterior ramp. In-lieu of two hour rated separation, proposed room may be classified and used as lobby/reception room ( See item number 8, to be added to letter of intent for occupancy when separation is not provided)Please Label the existing and add-on corridor to be one hour fire rated corridor and show compliance with followings: Provide a complete architectural section of 1-HR. corridor detailing fire resistive rated construction of the walls and ceilings. Detail all duct and other penetrations CBC Sections 708.4, 1017.1, 715.1, Table 715.4 & 716.5.4.Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1017 and 708: - Size, spacing, and material of framing members. Note gauge and ICC number and installation/construction requirements for metal 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 drawings 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’. - Sheathing material and details of attachment. Note type, size, and spacing of fasteners. - Height of partition, suspended ceiling, structure above. - Reference each wall and ceiling fire-resistive assembly to a CBC Chapter 7 Table and item number. - Fire 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.Table 1018.1 Corridor Fire Resistance Rating: OccupancyOccupant LoadRequired Fire-Resistance Rating (Hours)Served By CorridorWithout sprinklerWith sprinklersystemsystem A, B, F, M, S, UGreater than 3010 RGreater than 10Not Permitted1CBC Section 715.5.7.2. 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 715.4. 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. The door and frame shall bear an approved label or other identification showing the rating, thereof, followed by the letter “s,” the name of the manufacturer, and the identification of the service conducting the inspection of materials and workmanship at the factory during fabrication and assembly, in accordance with NFPA 80 and UL 1784. Doors shall be maintained self-closing or shall be automatic closing by actuation of a smoke detector in accordance with Section 715.4.7. Smoke-and-draft-control door assemblies shall be provided with a gasket so installed as to provide a seal where the door meets the stop on both sides and across the top.(When applicable) Plans shall indicate how required structural and fire resistive integrity will be maintained where a penetration will be made for corridor walls occupancy separation walls, 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.Provide two hour fire rated wall to close-off the existing door from dormitories to new A-3 and work out rooms and remove steps.Door can swing over steps without providing landing on each side of door. Please refer to plan check comments for fire rating of doors located in the corridor area. Provide code compliance exiting from workout room to existing corridor area including the door fire rating, landing and 75’-0” maximum travel distance for A and 100’-0” for B occupancy (Table 1014.3 CBC) with 49 maximum occupant load for one exit door.The upper approach and the lower tread of each interior stair shall be marked by a strip of clearly contrasting color at least 2” wide placed parallel to and close to (not more than 1” from) the nose of the step or landing to alert the visually impaired. The strip shall be of material that is at least as slip-resistant as the other treads of the stairs.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. A painted strip shall be acceptable,Areas with a vertical clearance of less than 80” must have a barrier to warn blind or visually impaired persons.Indicate the height of door enclosure.Tactile floor designation signs shall be located at each floor level landing in all enclosed stairways in buildings two or more stories in height to identify the floor level. At exit discharge level, the sign shall include a raised five-pointed star located to the left of the identifying floor level. The outside diameter of the star shall be the same as the height of the raised characters.Indicate elevation at top and bottom of each new stairs, ramp on architectural drawings to match structural drawings. Revise architectural drawings to match structural drawings for handrail and guards and door landing and clearances.Show location and distance to property lines and other buildings on site for exterior enclosure and show fire rating compliance for wall and roof construction. Reference each fire rated assembly to Table 7 of CBC and provide a copy on the drawings. Guides curb a minimum of 2” -4” in height shall be provided at each side of the ramp. Revise both architectural and structural drawings to insure compliance. Provide handrail details for interior and exterior stairs showing compliance with followings; - Handrails shall be 34 to 38” above the nosing of treads. - Ends of handrails shall be returned or shall terminate in newel posts of safety terminals; - Provide lighting for each interior or exterior stairs and show location of lighting.Provide handrail details for interior and exterior ramp showing compliance with followings; - Shall be 34 to 38” above the ramp surface to the top of the handrails - Handrails projecting from a wall shall have a space of 1½” between the wall and the handrail - The grip portion shall not be less than 1¼” nor more than 1½“ in cross-sectional dimension - All surfaces shall be smooth with no sharp cornersProvide lighting for each interior or exterior ramp and show location of lighting.Valuation of proposed project is calculated as $70,000.00. A minimum of 20% of valuation of construction is required to be spent towards providing disabled access compliance in the priority order as noted in CBC Division 2 of 2013 CBC with July 1st 2015 amendments. Show both existing elements and how they will be upgraded to current standards.Drawings submitted to the Building Division for review shall provide the following information/drawings to insure compliance with Division 2, Chapter 11B of 2013 CBC with July 1st 2015 amendments. - An accessible entrance - An accessible route to the altered area, including truncated dome - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsProvide drawings to show compliance with followings: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.” 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.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. Show location of existing and new exist signs on the drawings, CBC Section 1011.Tactile exit signs shall be required at the following locations: Show location of each tactile sign on the drawings and specify location of each sign on the wall where part of exiting system. For height of Tactile sign make reference to Detail 3 of Sheet A9.0. - 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.”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. CBC Section 1006, Requires means of egress from all occupied parts of the building be provided with at least 1’ candle of light at floor level. Provide a note on the drawings to insure compliance. Provide lighting for exterior stairway.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 MechanicalCode.Note on drawings: - LIGHTING requirements on the plans in accordance with CBC and California Electrical Code requirements for each type of use.Submit structural calculations for exterior door enclosure, including wall, roof framing plan. Include distance from proposed enclosure to property line and adjacent buildings for fire protection of exterior walls. Please refer to red marks on the drawings for additional plan check comments and revised drawings to show compliance. BUILDING BPlease refer to table 503 of 2013 CBC. R2.1 is not permitted under Type V-B construction. 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 Sections 3408 and 3411. Show compliance with Section 3411 and Chapter 11B for accessibility compliance for change in use for existing building. Additional plan check comments to follow once the Type of construction is addressed. BUILDING DThe occupancy is classified as B occupancy based on 2013 CBC. Please advise if different occupancy is proposed. Provide removable based cabinet for new sink and callout the counter height at 34” maximum and see red marks on the drawings. Note on the drawings if Kitchen is used by staff only, if so Health department approval is not required. 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 California Building Code. (CBC)Drawings submitted to the Building Division for review shall provide the following information/drawings to insure compliance with Division 2, Chapter 11B of 2013 CBC with July 1st 2015 amendments. - An accessible entrance - An accessible route to the altered area, including truncated dome - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsValuation of proposed project is estimated as $5,000.00. A minimum of 20% of valuation of construction is required to be spent towards providing disabled access compliance in the priority order as noted in CBC Division 2 of 2013 CBC with July 1st 2015 amendments. Show both existing elements and how they will be upgraded to current standards.Please see attached SB 407 handout and provide a complete form on the drawings for all 3 buildings.As of January 1, 2014, SB 407 requires non-compliant plumbing fixtures to be replaced by water-conserving plumbing fixtures when a property is undergoing alterations or improvements as defined by the California Building Code and California Green Building Code. These codes define alterations and improvements as any construction to an existing structure which enhances or improves the structure. Construction related to repairs or maintenance of the structure is not considered to be an alteration or improvement.