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HomeMy WebLinkAbout227758_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: 10192188 PROJECT ADDRESS: 202 W Fifteenth St PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): New I-4 & existing A-3, B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 2/23/2017 Adult day care facility (New I-4 occupancy) INITIAL REVIEW 3/2/2017 Original construction date 1922, SPK or 1 hour fire rated construction is required EXPIRATION 8/22/2017 RECHECKS: 1.5-23-2017 PROJECT APPLICANT CONTACT PERSON: 2. Tim Lux 3. TEL: (949)581-2255 FAX: VALUATION:$75,000.00 EMAIL: datum@pacbell.net FLOOD ZONE:X-0602320163J RE-CHECK: 5-23-2017 Please refer to red marks on the drawings for corrections. Revise architectural and structural drawings. Re-submit or call for an appointment for over the counter plan check review once drawings are revised. 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. A separate sheet for response may be used.Resubmit 3corrected sets of plans. Please refer to red marks on both architectural and structural drawings for additional plan check comments. 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.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) - Fire Department (OCFA) approval on the corrected/final sets of drawings (949-647-5839) - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance of Worker’s Compensation Insurance.BUILDING Submit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application. Please note that the original construction date of date is 1922; SPK system or one hour fire rated construction is required when the valuation of project is $50,000.00 or more. If 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.Submit a letter to building department for use of propose Adult day care (New I-4 occupancy per Section 308.6 of 2016 CBC). the letter to discernible the use of each room/ areas including existing A-3 occupancy in detail , the operation hours, temperedly sleeping accommodation and of age of clients. Please refer to definition of Day-care in chapter 2 of 2016 CBC. The letter is to be reviewed by Building department and OCFA to establish the correct occupancy of building for adult day care and additional information may be required.Please clarify if I-4 is replacing the existing A-3 occupancy and if existing basement area to be used as part of I-4 occupancy. If there has been a change in use or occupancy classifications, drawings shall show compliance with the CBC requirements for the new classifications. Section 407 of California Existing Building Code. Floor area. Please note SPK system may be required per 2016 California Fire Code.Show on the plans: - Occupancy Classification(s) - Type of Construction - Area tabulation justifying floor area(s) of building(s).Floor area calculations for justification per Table506.2 of 2016 CBC - 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 required - Show all property lines of record on the site plan. Show compliance with CBC Section 704 and CBC Tables 601, 602, and 704.8. - Disabled access compliance must be shown on the site plan.The following plan check comments are based on existing B and A-3 occupancy. Identify New and existing rooms and entrance to each room/area. Clarify if admission office entrance is not accessible. Please refer to Section 11B-206.4.1 of 2016 CBC for exceptions when in excess of required number of exits by Chapter 10 and door is above more than 24”. Provide location and directional signage based on Section 1009.10 of 2016 CBC.Indicate occupant of exiting hallway and clarify if fire rating of hallway/corridor is required when hallway is serving occupant load of 30 or more (B occupancy). Show 180 degree closure for doors located in the hallway. Additional plan check comments may apply. Please identify Use of each room/area and as existing or new on the drawings. 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. CBC Section 717.2.2.Reference proposed work for deck, ramp and stairway, where wood sleepers are used for laying wood flooring on masonry or concrete fire-resistive floors, the space between the floor slab and the underside of the wood flooring shall be filled with non-combustible material or fire blocked in such a manner that there will be no open spaces under the flooring that will exceed 100 square feet in area and such space shall be filled solidly under all permanent partitions so that there is not communication under the flooring between adjoining rooms.Fire blocking. In combustible construction, fire blocking shall be installed to cut off concealed draft openings (both vertical and horizontal) and shall form an effective barrier between floors, between a top story and a roof or attic space. Fire blocking shall be installed in the locations specified in CBC Sections 717.2.2 through 717.2.7.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. The A-3 occupancy with occupant load of 109 to be posted.Note on the floor plan the use and occupancy load of each room and/or area. Relate each use to a CBC Table item. Note occupant loads which are the greater number based on CBC Section 1004 and Table 1004.1.1 or the actual number of occupants.Show compliance with panic hardware for exit doors as follow: - An Occupancy with an occupant count > 50. - E Occupancy with an occupant count > 50 - Electrical rooms with equipment rated 1,200 amperes or more and over 6’ wide that contain over current devices, switching devices or control devices with exit access doors shall be equipped with panic hardware and doors shall swing in the direction of egress. - By the Fire DepartmentPlease identify where each stairway as shown on the drawing would discharge to, including existing or new stairs. Stairways shall show compliance with CBC Sections 1009 and 11B-504 including 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 not be less than 11”. - Treads, nosing, and risers, including no open risers and slip resistant treads is required.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.Provide handrail details on the drawings showing compliance with CBC Section - 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 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 - Provide complete architectural plan views, sections, details, and notes for pedestrian ramps. - The slope measured perpendicular to the direction of travel of a ramp shall not be steeper than one unit vertical in 48 units horizontal (2-percent slope).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”.Handrails for ramps: - Are not required on ramps less than 6” rise or 72” in length Provide dimensions on the drawings) - 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 - 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 EXIT SIGNSRequires 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.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.If emergency warning systems are required, they shall activate a means of warning the hearing impaired. Emergency warning systems, as part of the fire-protective signaling system, shall be designed and installed in accordance with NFPA 72 as amended in CBC Section 907.5.2.3.1 of CBC. Please check with OCFA when, how, and where applicable.Provide parking data on the site plan showing the total number of parking spaces provided, the number of disabled accessible spaces and the number of van accessible spaces, showing compliance with CBC Table 11B-6.Show furniture layout, counters including table and chairs for A-3 occupancy, Every occupied portion of any occupancy in Group A that contains seats, tables, displays, and similar fixtures or equipment shall be provided with aisles leading to exits or exit access doorways in accordance with CBC Section 1025.9.1. Aisle access ways for tables and seating shall comply with CBC Section 1014.4.3.Every portion of every building in which are installed seats, tables, merchandise, equipment, or similar materials shall be provided with aisles leading to an exit. Every aisle shall not be less than 36” wide if serving only one side, and not less than 44” wide if serving both sides.At least 5%, but not less than one of the seating spaces in each functional area is accessible as follows: - 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. - Provide access to accessible seating space(s) by aisles with a minimum of 36” in width.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.Note ICC Research Report Number on the drawings for the suspended ceiling system. (ICC Report Number 1308)ACCESSIBILITYDrawings are missing information to review accessibility compliance with Division 2, Chapter 11B of 2016 CBC. Provide drawings to show compliance with followings: - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone - Accessible drinking fountains, and - Parking, signage and alarms Valuation of proposed project is calculated as $75,000.00. A minimum of 20% of valuation of construction is required to be spent towards providing disabled access in the priority order noted in the immediate previous item as noted in CBC Section 1134B. Revise the drawings to show compliance. Show both existing elements and how they will be upgraded to current standards.Tactile exit signs shall be required at the following locations: (identify location of each applicable signage on the floor plan or reflected ceiling plan). - 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.” - Each exit door through a horizontal exit shall be identified by a sign with the words “TO EXIT.”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 of path of travel including slope and cross slop on the drawings. 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. Provide a complete Site plan showing streets and path of travel from parking and site including path of travel between buildings. Indicate slope (2%) and cross slope (5%) and 48” width for path of travel. Provide a continuous accessible walking surface from each exit door to public way.Show compliance with followings for door accessibility:All doors require a level floor landing on each side in accordance with CBC Section 404 of 2016 CBC Provide door threshold details on the drawings.Revise toilet room layout to show compliance with door clearance as marked on the drawings. 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. Provide specifications for doors hardware (i.e., lever type, push-pull panic, etc) to comply with disabled access requirements. Provide detail and cross reference to each door, 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. 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.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.Required the bottom 10” of all doors including toilet rooms 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.STRUCTURAL Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: (Applicable items) - Stairway(s). CBC Sections 1607, 1630a and 1133B.4, and CBC Table 1607.1, Item 36. - Handrail(s)/guard(s). CBC Sections 1012, 1013, and 1607.7. - Guard(s). CBC Sections 1013 and 1607.7. - Change in floor use/loading. Refer to CBC Section 1607 and CBC Table 1607.1. (New deck in A-3 occupancy) - New opening(s) in bearing wall(s) - New mechanical equipment on roof (note on Roof Framing Plan weight of each existing and new piece of equipment on the roof) - New equipment screening on roof - Removal or alteration of existing shear walls.Show compliance with CalGreen and SB 407 and provide completed Forms on the drawings to insure compliance. Please note that additional plan check comments may apply to this project.