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HomeMy WebLinkAbout219074_4_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: 10189561 PROJECT ADDRESS: 809 S Main St PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 6/29/2016 INITIAL REVIEW 8/18/2016 EXPIRATION 12/26/2016 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. James Gartner 3. TEL: (714)560-9210102 FAX: VALUATION:$206,209.00 EMAIL: jg@jgartner.com FLOOD ZONE:X-0602320276J APPLICABLE CODE: 2013 CALIFORNIA BUILDING CODE (CBC) WITH JULY1st 2015 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 on architectural and structural drawings. Return marked up set of drawings with corrections.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.Please provide the list of deferred submittal items on the drawings. The deferred submittal items shall not be installed until the design and submittal documents have been approved by the Building department.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)- 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. (1982 S.F). - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceARCHITCTURAL Prior to the issuance of building permit(s), tract maps, parcel maps, lot line adjustments, public way abandonments, covenant, conditions and restrictions (CC&R’s), etc., related to the subject project must be legally recorded with the County of Orange. Submit a copy of the recorded map for Building Safety Division Review. Building address numbers shall be at least 10” high for commercial/non-residential buildings, in accordance with CBC Section 501.2 and the SAMC.For compliance with CalGreen please refer to attached Non-residential checklist and Non-residential certification and provide a copy of completed signed Forms on each set of drawings. Submit drawings to show compliance for each applicable item. Reference Sheet A1.0, A1.0 and A2.1;please call out the new one hour rated wall where exterior wall distance to property line is less than 10”-0” per Table 602 of 2013 CBC. Reference Sheet A2.1 that is calling for exterior wall to be a CMU and Sheet A0-8 is calling for steel stud wall and structural drawings is calling for 2x wood studs.Please coordinate wall construction, height including 30” high fire rated parapet wall with structural drawings and T-24 energy consultant. Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number for all rated wall assembly and provide a copy of fire rated assembly on the drawings for construction and inspection. Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803, 804 and CBC Table 803.5.Please note that the proposed facility is reviewed based on B occupancy as defined in Section 304.1 of 2013 CBC. Please advise if different occupancy is proposed.Provide architectural and structural drawings for proposed roofed trash enclosure building and callout the fire rating of exterior wall at property lines based on U occupancy. Show accessible path of travel indication slope and cross slope as part of employee work area on the drawings.Please note that proposed waiting/reception area with occupant load factor of 15 including the occupant load of office area (Including customers and employees)may require two toilet rooms in compliance with Section 422.2 and Table 422.1 of CPC, when occupant load of 51 or more is proposed. Show occupant load calculations on the drawings for justification.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: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 levelThis building is subject to the State of California Energy Conservation Regulations: (Missing T-24 energy drawings including mandatory requirement). Please coordinate exterior wall construction with architectural and structural drawings - The corrected/final ARCHITECTURAL drawings shall have the required energy efficiency compliance documentation with completed signature blocks filed on the plans. The same information may be copied on the Electrical Plans for the Electrical Plan Checker. - The energy plan check consultant must complete the attached “Energy Conservation Plan Check Consultant Qualification Statement.” - Indicate U-factor and SHGC for new glazing on the drawings based on Energy calculations (Envelope)ACCESSIBILITYIt is the project designer’s/property owner’s responsibility to show compliance on the drawings with all applicable Federal and State Accessibility Standards. City of Santa Ana does not have jurisdiction to enforce ADA compliance and it is the responsibility of designer. If applicable please remove notes referring to ADA compliance from drawings. This project is reviewed for compliance with State Accessibility Standards.Drawings submitted to the Building Division for review shall provide the following information to insure compliance with 2013 Section11B-Division II. - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsSubmit missing SheetA2.2 of enlarged toilet rooms for accessibility review. 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 accessibleProvide complete site plan showing location of 6” curb, railing and all landscaping/planter areas separating walkway from vehicular way. Identify zero curb areas where truncated dome is required. 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.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. Sidewalks accommodating the disabled must be at least forty-eight inches (48”) wide and at least sixty inches (60”) where door swings over walk. Show location of exit doors on the on the site plan including landing and required door clearances. Provide a continuous walking surface from each exit door to public way and indicating slope and cross slop of walkways.Walks and sidewalks shall have a continuous common surface, not interrupted by steps or abrupt changes in level. Surfaces shall be slip resistant. Abrupt changes in level, except between a walk or sidewalk and an adjacent street or driveway, exceeding 4” in a vertical dimension, such as at planters or fountains located in or adjacent to walks, sidewalks or other pedestrian ways, shall be identified by curbs projecting at least 6” in height above the walk or sidewalk surface to warn the blind of potential drop-off.Tactile exit signs shall be required at the following locations: Show location of each applicable sign on the exiting plan including the height for each sign. Section 11B-701, 2013 CBC. - 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.” All exterior doors to comply with followings:Required the bottom 10” of all doors except automatic and sliding shall have a smooth uninterrupted surface to allow the door to be opened by a wheelchair footrest without creating a trap or hazardous condition.All doors require a level floor landing on each side and Provide typical door threshold details and when applicable, details of change in floor covering material.a. Hand-activated door opening hardware shall be centered between 34” and 44” above the floor. Latching and locking doors that are hand activated and which are in a path of travel shall be operable with a single effort by lever-type hardware, by panic bars, push-pull activating bars, or other hardware designed to provide passage without requiring the ability to grasp the opening hardware. Locked exit doors shall operate as above in egress direction.b. “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.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. Show location/s on the site plan and sign detail.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. Indicate slope on the drawings.In each parking area, a bumper or curb shall be provided and located to prevent encroachment of cars over the required width of walkways (account for front of car overhang). Please see markup set of drawings.Each parking space reserved for persons with physical disabilities shall be identified by a reflecting sign permanently posted immediately adjacent to and visible from each stall or space, consisting of a profile view of a wheelchair with occupant in white on dark blue background. The sign shall not be smaller than 70 square inches in area and, when in path of travel, shall be posted at a minimum height of 80” from the bottom of the sign to the parking space finished grade and shall be un-obscured by a parked vehicle. Signs may also be centered on the wall at the interior end of the parking space. An additional sign or additional language below the symbol of accessibility shall state “Minimum Fine $250.” Spaces shall have an additional sign stating “Van . Accessible” mounted below the symbol of accessibility. - An additional sign shall also be posted at each entrance to off-street parking facilities, or immediately adjacent to on-site accessible parking and visible from each stall or space. The sign shall not be less than 17” wide by 22” high insize 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 at: Santa Ana Police department or 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 all counters shall be accessible. Counters are required to be accessible to employees as well as clients.Drinking fountains serving the area of new work shall be accessible per Section 11B-602, CBC. Minimum of two drinking fountains (High and low) is required. Show location on the drawings.STRUCTURALSubmit structural calculations for design and justification of exterior wall located on property line for height of 20’-0”+. Please coordinate wall construction with architectural and T-24 energy calculations for consistency. A minimum of 30” high fire rated parapet above roof is required. Please clarify how wall detail #1 on Sheet S-D1 is to be constructed next to adjacent existing wall of other property at zero clearance. Revise drawing and details of wall and roof where applicable. Show required building separation.Reference Sheet S-2-0, Provide as built drawings for existing foundation. “Contractor to verify existing foundation” is not acceptable”.Provide dimensions and grid lines on Sheet S-2.0 and show location of missing HDU11 at line 2-2 and HDU 8 ant line 3-3. Provide dimensions and grid lines on Sheet S-3.0 and show location of missing Shear transfer details at line AA, BB, 1-1, 2-2, and 3-3. Provide missing details for areas identified on the drawings. Reference Sheet SD-1, detail number 17, please revise and remove ICBO and indicate ICC approval number for connection “CC”. ICBO is no longer in business for past 20 years. Reference Sheet SD-1;please clarify how to build detail number 1 when new wall is to be constructed adjacent to existing wall on the property line. Also address required building separation between two buildings for height of 20’-0”+. Revise details indicating 2x4studs for exterior walls and coordinate with architectural drawings for correct wall construction material. In lieu of soils investigation report per Sections 1803.6 of the 2013 California Building Code and City of Santa Ana internal policy, revise structural calculations for minimum foundation/footing design requirements for small projects as follows: - Allowable foundation pressure not to exceed 1000 PSF and lateral 100 PCF. - Footing to have minimum reinforcement of: 2 #4 at top and 2 #4 at bottom. - The minimum depth of footings below undisturbed ground surface to be 12 inches. - Minimum width and thickness of the footing shall comply with Table 1809.7 of the 2013 CBC. Submit complete calculations for foundation analysis for new foundation and where existing exterior wall is removed and new load bearing column is added.Submit structural calculations for roofed trash enclosure. Incorporate results of structural calculations into drawings prior to re-submittal.Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: New mechanical equipment for complete anchorage design including new platform. Indicate the weight of each unit on the roof framing plan and show positive connection from platform to roof main members including ICC approved weather sealant.Structural calculation and structural drawings to be signed and stamped by engineer.