Loading...
HomeMy WebLinkAbout226111_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: 10191745/ 10191746/ 10191747 PROJECT ADDRESS: 1666 N Main St, 1665 N. Sycamore Street Buildings “A”, & “B”. PLAN CHECK ENGINEER: Heidari, FredTEL:714 647-5862FAX:714 647-5897 TYPE OF CONSTRUCTION: II A OCCUPANCY CLASSIFICATION(S): A-3, B, R-2, S-2 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 12/28/2016 INITIAL REVIEW 12/30/2016 EXPIRATION 6/26/2017 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. JEFF BYMASTER JEFF.BYMASTER@STUDIO-111.COM 3. TEL: (562)901-1500 FAX: VALUATION:$3,717,040.00 EMAIL: FEFF.BYMASTER@STUDIO-111.COM 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. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.Resubmit 3corrected 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with local amendments.City records note the type of construction for the existing building as TPYE II under a previous/out-of-date code edition, per original building permit # 20528 which was issued on 2-18-1969. Please note type of construction on drawing based on the 2013 California Building Code to comply with Chapters 5 and 6.The cover sheet of drawing, sheet A0.00, under project summary; the type of construction of this building is noted as “TYPE I”. If the original building has a type II(A?) construction, the proposed use of “R-2” is limited to: 65’ height and number of stories is limited to 4 story.Please justify this 5 story building with original type of construction to comply with the proposed use.If the intension is to upgrade the type of construction from Type II to Type I, please provide construction details to certify that existingprimary structural frames, and bearing walls will complies with 3 hours fire resistance rating per Table 601 of CBC.Also justify the floor constructions and secondary members comply with 2 hours fire resistance rating per Table 601 of CBC and the roof construction complies with 1 ½ hours fire resistance rating per Table 601 of CBC.Provide construction drawings and details to show how the above fire resistance ratings will be provided for the two 1 story buildings that wrapped around the existing 5 story building on the north and the south sides.Since existing 5-sory building and its subterranean parking level do not have automatic sprinkler system, please make a clear note that automatic sprinkler system is proposed under CBC Section 903 for this project.The scope of this plan check is to build 2 wood frame buildings over the existing subterranean parking level. In order to comply with Section 602 of CBC “… buildings shall be classified in one of the five construction types …”; either these 2 proposed buildings shall have the same type of construction as the parking garage, or show full compliance with all 7 requirements of Section 510 of CBC. (The fire rating of the existing slab separating the garage from these 2 proposed buildings to be 3 hours). Per Section 705.3, an assumed property line shall be called out between the existing building and the proposed buildings number 2 and 3. Clearly dimension the existing walls and proposed walls from this assumed property line.Show compliance with Section 705.11 for parapet requirements and fire rating of walls and opening protection requirements of Tables 602 and 705.2 for exterior walls with respect of this assumed property line.Due to proposed alteration of stair # 2 on the first floor (sheets A0.71 & A0.72), it does not discharge directly to outside of the building. Show compliance with Section 1009.2 for extending this stairway to exterior of the building with an exit passageway conforming to the requirements of Section 1023, except as permitted in Section 1027.1.The location of proposed building # 2 & 3 has created a “COURT AREA” on the west side and as the result it will compromise the requirements of CBC chapter 10 for interior exit stairway # 1. Justify how this interior exit stairway complies with Sections 1022.1, 1022.3, and 1027.1 for leading directly to exterior of the building or shall be extended of the building with an exit passageway conforming to the requirements of Section 1023.Per Section 3404.1 change in use or occupancy classification of a building shall comply with CBC requirements for new use and occupancy. This includes complying with requirements of CBC chapter 16for wind and seismic requirements. The structural assessment report that is done by Mr. David Choi, does not address the city’s concern regarding “Adaptive Reuse” buildings in the City of Santa Ana. It is City of Santa Ana policy that any Adaptive Reuse building to comply with requirements of CBC or as an alternative to comply with City of Los Angeles Adaptive Reuse program. As a minimum, provide structural analysis and construction details for this building to be retrofitted to 75% of the design based ground motion as defined in chapter 16 of CBC.Due to existing condition of Adaptive Reuse buildings, per Section 3422 of CBC, it is City of Santa Ana requirements to have a qualified independent peer reviewer to review the retrofit of these buildings to 75% of the design based ground motion as defined in chapter 16 of CBC.Also, the recommendationsof the submitted soils report shall be reviewed by a qualified geotechnical engineer as a Peer review. Please submit the report of the peer reviewer with the resubmittal package to the City.Per Sections3002.4 & 3002.4a show at least 1 elevator with the inside dimensions to accommodate the loading transport of an ambulance gurney or stretcher (minimum size: 24” X 84”).Per Section 3404.6, provide smoke alarm in accordance with Section 1103.8 of CFC.Per Section 3414.14, provide fire alarm system for this building.Per Section 713.14.1, show compliance with an elevator lobby for the remaining 2 elevators from the basement to the 5th floor.Show compliance with CBC Table 601 for fire resistance rating of proposed12 columns wrapped with FRP in the garage area.Show compliance with Section 1022.4 for the stair #2 at the roof, “… opening into stair enclosure shall be limited for exit from normally occupied spaces…”.Utility room and elevator equipment room are not normally occupied spaces.Show compliance with Section 1022.9 for stair identification sign at each floor landing& provide raised characters and braille identification signs.Show compliance with Section 1006 for means of egress illumination.Show compliance with Section 1024 for luminous egress path marking.Justify the heating system for the dwelling units in the existing 5 story to maintain 68 degree @ 3’ above floor.Smoke alarm and carbon monoxide alarm are not shown for all the units. See red marks on the plans.Show compliance with Section 420.6.1.3 for interconnecting the carbon monoxide alarms.Show compliance with Section 420.6.1.6 for visible alarm for this project.For the proposed wood framed buildings, show the attic access and provide calc and show attic ventilation to comply with Section 1203.2.1.Provide clear notes and details to show compliance with Sections 1207.2, 1207.3, & 1207.4 for the sound transmission of walls, partitions, and floor/ceiling assemblies separating the dwelling units from each other and from public or service area for existing and proposed buildings.Provide full compliance with California Green Building Standards Code for this project.All drawings (architectural & structural) and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.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. - Orange County Fire Authority approval on the corrected/final sets of drawings ((714)573-6100) - 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. Refer to the attached handout. - 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.A separate Building Permit Application is required for: - Each sign - Trash enclosure(s) - Fence(s) - Block wall(s) - Light standard(s) - Pedestrian protection - Screen Wall for Proposed EquipmentProvide 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.Show on the plans: - Project Address/Suite/Room Numbers; Building Numbers - Occupancy Classification(s) - Type of Construction - Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 506, 507, and 508 and CBC Table 503) - Fire Sprinkler System (State purpose of sprinkler system, for example, area increase under CBC Section 506.3, required by CBC Section 903 for type of occupancy, etc.) - Number, width, and purpose (cite code section) of yards requiredLabel and note hourly fire rating of: - Exterior walls - Primary structural frame - Floor construction & Secondary members - Fire barriers - Shafts - Stair enclosures - Exit passageways - Horizontal exits - HallwaysProvide 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. 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.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’. - 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. Showlocation(s) and provide typical construction details. - Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC chapter 7.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.Corridor ceiling. Use of the space between the corridor ceiling and the floor or roof structure above as a return air plenum is not permitted. Provide a complete architectural section of 1-HR. corridor detailing fire resistive rated construction of the walls and ceilings. Detail all ducts and other penetrations CBC chapter 7.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.When corridor walls are required to be of one-hour fire-resistive construction by Section 1018, 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. Doors shall be maintained self-closing or shall be automatic closing by actuation of a smoke detector. 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.The lobby shall completely separate the elevators from the corridor by construction conforming to Section 1018. And all openings into the lobby wall contiguous with the corridor shall be protected as required by CBC chapter 7.Per Section 1005.7.1, Doors when fully opened, shall not reduce the required width of corridor by more than 7”. Doors in any position shall not reduce the required width by more than one-half. Show compliance for the 5 story building.Provide on the drawings a complete door schedule, showing: - Door sizes - Hardware complying with exiting and disabled accessibility requirements (CBC Section 1008) - Fire-rating of door assembly complying with CBC Section 716 Opening Protection - Note smoke seal (in accordance with CBC Section 716, required for doors forming part of the one-hour exit corridor envelope) - please completed the door and window schedule and call out missing items.Panic hardware shall comply with CBC Section 1008.1.10. Panic hardware shall be provided as required by CBC Section(s): - An Occupancy with an occupant count > 50. See red marks on the plans.All doors require a level floor landing on each side in accordance with CBC. Provide typical door threshold details and details of change in floor covering material.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. 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. Compensating devices or automatic door operators may be utilized to meet the above standards. When fire doors are required, the maximum effort to operate the door may be increased to the minimum allowable by the appropriate administrative authority, not to exceed 15 pounds.Stairways shall show compliance with CBC Section 1009 and including applicable disabled accessibility requirements. - Provide complete architectural plan view, sections, details, and notes for stairway(s). - Dimension stairway width showing compliance with CBC chapters 10 and 11B. - 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 chapter 11B, including no open risers and slip resistant treads.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.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. Show compliance on the drawings.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 door that leads directly to a grade-level exterior exit by means of a stairway or ramp shall be identified by a tactile exit sign with the following words as appropriate:“EXIT STAIR DOWN”“EXIT STAIR UP” - 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.” - 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.” - Each exit door through a horizontal exit shall be identified by a sign with the words “TO EXIT.”It is the project designer’s/property owner’s responsibility to show compliance on the drawings with all applicable Federal and State Accessibility Standards.Provide a clear note on the plan to indicate that this project shall comply with the requirements of chapter 11B of CBC and ADA due to source of funding.With the resubmittal package, Please provide a CASp report for the proposed design to ensure that it does comply with all the accessibility requirements of CBC and ADA.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, complying with the CBC chapter 11B. Show compliance on the plans.Revise the drawings to show 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. Vehicular access to parking spaces for disabled shall have a minimum vertical clearance of 8’-2” (98”). Provide information on the plans to show compliance.Sanitary facilities on the first floor serving the common area of new work shall be disabled accessible. Revise the drawings to show compliance with CBC Section11B.Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 11B and the California Plumbing Code.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.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: - All enclosed portions of buildings customarily occupied by human beings shall be provided with natural ventilation by means of openable exterior openings readily controllable by building occupants, with an area not less than 4% of the floor area being ventilated. CBC Section 1203 and 2010 California Mechanical Code Section 402. - Provide mechanical ventilation for each area/room in accordance with the 2010 California Mechanical code.This building is subject to the State of California Energy Conservation Regulations: - The permit applicant shall be responsible for obtaining an energy plan check from a consultant who is qualified to perform an energy efficiency analysis in accordance with the California Code of Regulations (CCR,) Title 24, Par 6, 2013 California Energy Code. The plan check consultant must sign documentation certifying that a thorough, competent review has been performed on behalf of the Enforcement Agency. - 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.” - Refer to the attached information sheet.See red marks on the following sheets of drawings. Sheet: A0.00, A0.10, A0.17, A0.20, A0.21, A0.22, A05.0, A0.70, A0.71, A0.73, A1.00, A1.01, A1.01, A1.02B, A1.06, A1.07, A2.01A, A4.03, A4.04, A6.22, A6.31, A6.43, A6.51, A7.01, A7.05, A8.00, A9.11, A9.91, A10.01, S1.0, S2.0, S2.1, S2.3, and S4.0. Please resubmit the marked up copy of plans with revised sets for recheck.Plan check stopped due to above items. Additional items may be applicable when more completed plans are resubmittals.