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HomeMy WebLinkAbout228163_2_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: 10492299 PROJECT ADDRESS: 309 N Main St PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: III B, SPK OCCUPANCY CLASSIFICATION(S): A-3, B, S-1 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 3/27/2017 Historical Building, Built in 1922 INITIAL REVIEW 5/1/2017 EXPIRATION 9/23/2017 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Ada Rose 3. TEL: (714)426-2953 FAX: VALUATION:$208,579.00 EMAIL: ada@yngarchitects.com FLOOD ZONE:X-0602320276J APPLICABLE CODE: 2016 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. A separate sheet for response may be used.Resubmit4corrected sets of plans.Please return marked up set of drawings with corrections.Please note that additional plan check comments may apply to this project, since drawings are not complete and do not provide sufficient Code information for a complete review at this time. Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831 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 2016 California Building Standards Code with local amendments.Please clarify if entire building including the basement floor is fully equipped with sprinklered system in compliance with City of Santa Ana Ordinance # 8-150 below. 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.Clearly indicate the scope of work under this building permit application:- Revise project job description on the building permit application worksheet to reflect the work to be done under the subject building permit application per occupancy classification. - Construction drawings must clearly show all work to be done under the subject building permit application/ occupancy classification letter. All new work is require to comply with 2016 CBC including Chapter 11-B, accessibility. - Delete all notes and details from drawings that are not a part of the work to be done under the subject building permit application. This includes mechanical, plumbing and electrical work that is not specifically required by the Building Code.(Final drawings) All drawings 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.Please remove MEP Sheets if applicable.The applicant shall obtain clearances/approvals for the following prior to building permit issuance: - Planning Division approval on the corrected/final set of drawings (714-647-5804.) Previously approved plans should be submitted to expedite the process. - Orange County Fire Authority (OCFA)approval on the corrected/final sets of drawings (714-573-6108) - Police Department approval on the corrected/final set of drawings (714-647-5840) - Public Works Agency approval (714-647-5039) - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance BUILDING PLANNING Provide the following: - Provide a fully dimensioned site plan on each set of plans. Showing street names with in the area subject building. - Disabled access compliance must be shown on the site plan. Show accessible path of travel on the drawings. - Show all property lines of record on the site plan. Show compliance with CBC Section 705 and CBC Tables 601, 602, and 705.8.Please note that the 10’-0” wide alley located on north side of existing building is a Public alley per City of Santa Ana, Public Works department. Refer to attached and provide a copy on the drawings to show correct location of property lines including fire resistive requirements for exterior walls, parapet wall and protection of openings. See plan check comment #12. Existing B occupy for entire building may continue the use. Fire SPK head is required over openings located in the Public ally since they are located at 5’-0” from property line. OCFA approval is required. Please review attached document that the existing building is a Historical building and it is listed in National Register. Add note to project information for clarification.The entire building (All floors including the basement) is to have occupant load of 299 per Seismic upgrade limitation. Show occupant load of each room area on the drawings and provide dimensions on the each floor plan. 2nd floor may be classified as A-3 occupancy with occupant load remaining of all floors/rooms. Occupant load sign is required. Submit structural calculations by licensed civil engineer of architect for Live Load design of 100psf plus dead load for A occupancy and 50psf plus dead load for new classroom and all office area. Storage area is to be designed with Live Load design of 125psf plus dead load per Table 1607.1 of 2016 CBC. Incorporate the results of calculations into drawings prior to re-submittal. Show on the plans: (Show North arrow to show top of floor plan not bottom). - Complete legal description - Assessor’s Parcel Number - Occupancy Classification(s) (A-3, B ,S-1) - Type of Construction including SPKLabel and note hourly fire rating of: (A-3, B and S-1 occupancy. Please note that a building fully equipped with SPK is exempt for one hour rating of corridor areas per Table 1020.1. Please check with OCFA to insure the same exception in Fire Code is applicable. Label each fire rating of corridor area for clarification. - All corridors - Fire walls - Fire barriers - Shafts - Stair enclosuresProvide a wall legend on each Sheet of drawings indicating whether the wall is: (Revise wall legends as discussed in our meeting last week) - Existing, new, or to be removed - A fire-resistive assembly - Bearing walls versus non-bearing partitionsPlease revise wall legend on each Sheet of drawings to reflect the actual work on that Sheet and revise wall legend so that new and existing walls are not show with the same designation. Revise dark lines so that drawings and be reviewed based on subject matter of work shown on the Sheet. Scope of work area may be shown as small key plan for clarification for each floor.Submit a letter addressed to City of Santa Ana Building Safety Division to describing the use of each floor including use of rooms to establish and maintain the occupancy for each floor as A-3, B and S-1 (basement)per Section 302 of 2016 CBC. The letter to be signed and stamped by owner and tenant. Revise drawings to reflect the occupancy of each room/area in accordance with this letter. Provide typical section view detail of all new partitions and ceilings showing: Size, spacing, positive attachment and material of framing members. Note gauge and ICC Research Report number and installation/construction requirements for metal framing members.When applicable, 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 compliance with CBC Section 803.Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.5.Interior floor finishes shall show compliance with CBC Section 804.(For A-3 occupancy) CBC Section 1004.3, Posting of occupant load. Every room or space that is assembly occupancy shall have the occupant load of the room or space posted in a conspicuous place, near the main exit or exit access doorway from the room or space. Posted signs shall be of an approved legible permanent design and shall be maintained by the owner or authorized agent.Occupant load Factor to calculate occupant load is as follow per Table 1004.1.2: - Office Area100 Persons - Conference Room15 Persons - Kitchen Room 20 Persons - Lunch Room 15 Persons - Storage 300 Persons - Training/Classroom 20 PersonsTable 1015.1 Spaces With One Means of Egress: OccupancyMaximum Occupant Load A, B, E, F, M, U49 S29Table 1016.1 Exit Access Travel Distance: OCCUPANCYWITHOUT SPRINKLERWITH SPRINKLERSYSTEM (feet)SYSTEM (feet) A, S-1200250b B200300cCBC Section 1020.1. Exit enclosures shall have a fire-resistance rating of not less than 2 hours where connecting four stories or more and not less than 1 hour where connecting less than four stories.CBC Section 1020.1. An exit enclosure shall not be used for any purpose other than means of egress.CBC Section 1024.5.1. 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/note ventilation requirements on the plans in accordance with the 2016 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 2016 California Mechanical Code.Note on drawings: Show/note LIGHTING requirements on the plans in accordance with CBC and California Electrical Code requirements for each type of use.CBC Section 1008.1.2, Exit doors shall swing in the direction of exit travel when serving any hazardous area or when serving an occupant load of 50 or more.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. Refer to CBC section 1008.1.8.3, Item 2 for Exception. - By the Fire Department Please refer to attached CalGreen and SB407 Forms and provide a copy on the drawings. BUILDING ACCESSIBILITYDrawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC Chapter 11B, 2016 CBC: - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsValuation of proposed project is calculated as $208,579.00. A minimum of 20% of valuation of construction is required to be spent towards providing disabled access in the priority order noted above. Revise the drawings to show compliance. Show both existing elements and how they will be upgraded to current standards. Any new wall or modification shall meet the accessibility requirement. Please complete attached accessibility Form and provide a copy on each set of drawings. CBC Section 1011.1. Provide a directional exit sign at changes in exiting direction.CBC Section 1011, 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. Revise the drawings to show compliance.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: Provide details to show compliance with 11B-703.3 through 703.7 and 1013.4 of CBC. Show location of signage on the drawings. - 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 RAMP DOWN”“EXIT STAIR UP”“EXIT RAMP 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.”Provide drawings of existing elevator to show compliance with Section 11B-407 of 2016 CBC including the signage.Show accessibility compliance with following code Sections. Please note that General detail/s or notes are not acceptable in lieu of specific dimensioned floor plan and details. - Section 11B-221, Assembly areas - Section 11B-407, Elevators - Section 11B-213, 603 and 604 Toilet and bathing facilities - Section 11B-703, Signage, Communication elements and features. - Section 11B-904, counters.Employee work area shall be made accessible to persons with disabilities one of each functional area to be accessible as follows: drawing/details are required. Provide specific drawing/details to show compliance: - Provide a minimum 30” x 48” wheelchair clear floor space. - Provide knee space at tables at least 27” high, 30” wide and 19” deep. - Provide height of tables between 28” – 34” from the floor ground. - Indicate the top of fixed or built-in counter, tables is between height of to be at 28” to 34” above the finish floor Show compliance with following items to insure accessibility for existing or new doors: Door sizes and hardware complying with exiting and disabled accessibility requirements.The width of the level area on the side to which the door swings shall extend 24” past the strike edge of the door for exterior doors and 18” past the edge for interior doors. Please provide dimensioned at door areas to insure required accessibility compliance. 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. Show compliance on site plan where walkway is shown. 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.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.show location of drinking fountains based on Table 422.1 of CPC and minimum of two drinking fountains based on Section 11B-211 and 11B-602 of CBC. Show location of DF on the floor plan and provide specific details to insure compliance. Sanitation facility toilet room floors shall have a smooth, hard, non-absorbent surface such as Portland cement, concrete, ceramic tile or other approved material which extends upward onto the walls at least 6”. Walls within 2’ of the front and sides of urinals and water closets shall be similarly finished to a height of 4’.Note on the drawings hot water and drain pipes under lavatory shall be insulated. 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. This project is reviewed for compliance with 2016 CBC (State Accessibility Standards). STAIRWAYSStairways shall show compliance with CBC Sections 11B-504: - Provide complete architectural plan view, sections, details, and notes for each existing stairway.The walls and soffits within enclosed usable spaces under enclosed and unenclosed stairways shall be protected by 1-hour fire-resistance-rated construction or the fire-resistance rating of the stairway enclosure, whichever is greater. Access to the enclosed space shall not be directly from within the stair enclosure.There shall be no enclosed usable space under exterior exit stairways unless the space is completely enclosed in 1-hour fire-resistance-rated construction. The open space under exterior stairways shall not be used for any purpose.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.Tactile floor designation signs that comply with Section 1023.9 of 2016 CBC 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. HANDRAILS FOR STAIRWAYSProvide handrail details on the drawings showing compliance with CBC Section 11B-505 of 2016 CBC - 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. - 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. Edges shall have a minimum radius of 1/8”.Handrails shall extend a minimum of 12” beyond the top nosing and 12”, plus the tread width, beyond the bottom nosing. At the top, the extension shall be parallel with the floor or ground surface. At the bottom, the handrail shall continue to slope for a distance of one tread width from the bottom riser; the remainder of the extension shall be horizontal. The top of the guards shall not be less than 42” in height.Open guards shall have intermediate rails or an ornamental pattern such that a sphere 4” in diameter cannot pass through. - The open space between the intermediate rails or ornamental pattern of guards in commercial and industrial-type occupancy areas, which are not accessible to the public, may be such that a sphere 12” cannot pass through. - The triangular opening formed by the riser, tread, or bottom elements of a guard at the open side of a stairway may be of such size that a sphere 6” indiameter cannot pass through. RAMPSAny 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 Sections 11B-405 CBC Section 1010.5.3, Restrictions. Means of egress ramps shall not reduce in width in the direction of egress travel. Projections into the required ramp and landing width are prohibited. Doors opening onto a landing shall not reduce the clear width to less than 42”.Size of top and bottom landings. Top landings shall be not less than 60” wide and shall have a length of not less than 60” in the direction of ramp run. Landings at the bottom of ramps shall have a dimension in the direction of ramp run of not less than 72”.Doors in any position shall not reduce the minimum dimension of the landing to less than 42” and shall not reduce the required width by more than 3” when fully open. See Figure 11B-39(b).Landings shall have a slope not steeper than one unit vertical in 48 units horizontal (2-percent slope) in any direction. Changes in level are not permitted.The landing shall be at least as wide as the widest ramp run adjoining the landing.The landing length shall be 60” minimum.Change in Direction. Where changes in direction of travel occur at landings provided between ramp runs, the landing shall be 72” by 60” minimum. . HANDRAILS FOR RAMPSCBC Section 11B-505., Handrails for ramps: - Are required on ramps that provide access if  the slope exceeds 1’ rise in 20’ of horizontal run (5-percent gradient) - Are not required on ramps less than 6” rise or 72” in length- Shall be placed on each side of each ramp, shall be continuous the full length of the ramp - 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 - 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 nominal dimension or the shape shall provide an equivalent gripping surfaceIn existing buildings or facilities, where the extension of the handrail in the direction of the ramp run would create a hazard, the extension on the handrail may be turned 90 degrees to the run of the ramp.Where the ramp surface is not bounded by a wall, the ramp shall comply with guide curb a minimum of 2” in height shall be provided at each side of the ramp; ora wheel guide rail shall be provided, centered 3” plus or minus 1” above the surface of the ramp.End of plan check comments.