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HomeMy WebLinkAbout237900_3_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: 10195373 PROJECT ADDRESS: 801 W Civic Center Dr Unit# 200 PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: III A, SPK OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 1/24/2018 INITIAL REVIEW 2/1/2018 EXPIRATION 7/23/2018 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. John Spencer Marzich 3. TEL: (714)307-6883 FAX: (949)716-9364 VALUATION:$590,450.00 EMAIL: Fraser@FMAcorp.com FLOOD ZONE:X-0602320144J APPLICABLE CODE: 2016 CALIFORNIA BUILDING CODE (CBC) 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 mark up set of drawings for additional plan check comments. Return marked up set of drawings with corrections.(when needed) 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) - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceIndicate the scope of work under this building permit application and following: - 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 accessibility, mechanical, plumbing and electrical work that is not specifically required by the Building Code.Drawings to be signed and stamped by a California licensed architect when exiting fire rated corridor is modified. Please refer to additional plan check comments for rated corridor to be maintained.Submit a letter to Building department to describe the use of this floor including the Youth training room (indicate age of students) and conference and other tanning room. Please note proposed floor plan is reviewed as B occupancy. Additional plan check comments to follow if change of occupancy is proposed. Identify number of floor such as 1st, 2nd, 3rd or 4th floor on the drawings. Label and note hourly fire rating of: (Please refer to red mark drawings) - All corridors - Stair enclosuresReference each fire-resistive assembly to a CBC Chapter 7, Table and Item number: (Type III-A) - Walls - Ceilings - Stair enclosures - CorridorsShow 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. Plans shall indicate how required structural and fire resistive integrity (Corridors and stairways) will be maintained where a penetration will be made 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.Provide typical section view detail of all new partitions and ceilings showing: - 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 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.CBC Section 707.14.1, Elevator Lobby. An enclosed elevator lobby shall be provided at each floor where an elevator shaft enclosure connects more than two stories in high-rise buildings;the lobby shall separate the elevator shaft enclosure doors from each floor by fire partitions equal to the fire-resistance rating of the corridor and the required opening protection. Indicate the fire rating of exiting doors to elevator lobby. Additional plan check comments may apply. 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 1004.1.2 and Table 1004.1.1 or the actual number of occupants.Occupant load is calculated as follows: - Balcony area 15 person - Office Area 100 Persons - Conference Room 15 Persons - Lunch Room 15 Persons - Storage300 Persons - Training/Classroom 20 PersonsSeparation of exits must comply with CBC Section 1015.2.1. A minimum of 1/3 distance of diagonal of floor area serving is required between exit doors. CBC Section 1015.2.1. Where a building is equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 or 903.3.1.2, the separation distance of the exit doors or exit access doorways shall not be less than one-third of the length of the maximum overall diagonal dimension of the area served.Reception area 201 is required to have additional exit door to corridor area. One required exit cannot pass through elevator lobby or adjacent area with occupant load of 18. Remove door and wall between room 201 and adjacent area.CBC Section 1015.1, Exit or exit access doorways required. Two exits or exit access doorways from any space shall be provided where one of the following conditions exists: (Please refer to plan check comments 18 and 19 below) - The occupant load of the space exceeds the values in Table 1015.1. - The common path of egress travel exceeds the limitations of Section 1014.3.Table 1006.2.1 For Buildings with One Exit: Show path of travel not exceeding 75’-0”/100’-0” when one exit is provided from room/areas. Please refer to mark-up drawings.Maximum Height Maximum OccupantsOf Building OccupancyAbove Grade Plane Per Floor And Travel Distance B, 1 Story 49 occupants and 75’/100” travel distanceTable 1017.2Exit Access Travel Distance: OCCUPANCYWITHOUT SPRINKLERWITH SPRINKLERSYSTEM (feet)SYSTEM (feet) B200300cThe original exiting system as shown on demo plan to be maintained to connect all exiting stairways. The area where corridor is removed does not meet the 1/3 diagonal distance for exiting and travel distance for one exit. Please refer to Sheet AD-1 of drawings. Please clarify direction of exit travel for two stairways where rated corridor is modified. Note on 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: - Provide mechanical ventilation for each area/room in accordance with the 2016 California MechanicalCode.Note on drawings: Show/note LIGHTING requirements on the plans in accordance with 2016 CBC and 2016 California Electrical Code requirements for each type of use.Show accessible seating and standing tables (5%) for employee lunch room and balcony seating. Remove file cabinets and copy machine from rated/none rated corridor area/hallways when part of exiting system. Submit structural calculations by licensed California licensed architect or Civil engineer for floor live load design of 125 psf. incorporated the results of calculations into drawings prior to re-submittal for recheck. Dimensioned partial floor plan is required. Structural drawings to be sign and stamped by responsible engineer/architect. Provide enlarge copy of building permits 10194928 and 10194851 to review for accessibility drawings. Provided drawings are too small to review. Additional plan check comments may apply. Each set of drawings to have accessibility drawings for approval and inspection. Drawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC 11-B, Division 2. - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsPlease correct labeling existing stairway extensionconnecting two stairways as fire rated stairway enclosure with one hour rated doors (not 20 minute) floor, wall and ceiling.Please show 180 degree door closure for door number 32 located in the rated corridor. 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.Reference door #4, CBC Section 1008.1.8, Note on drawing: “Exit doors shall be openable from the inside without the use of a key or any special knowledge or effort.”Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1017 and 708: - Fire/smoke damper locations, installation requirements, and required access doors. Refer to CBC Section 716 and Mechanical Code Section 606. 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. 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. 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.Include the following notes with typical one-hour corridor section view: - Interior openings for other than doors or ducts shall be protected by fixed glazing listed and labeled for a fire protection rating of at least three-fourths hour in accordance with CBC Section 715.5. - Penetrations in fire-resistive walls shall comply with CBC Sections 715 and 716. - Cabinets such as recessed electrical panels, fire hose cabinets, and recess fire extinguisher cabinets constructed of steel are permitted, provided that the openings in the fire rated corridor are sealed with approved sealant material to prevent the passages of smoke. - Other cabinets should be installed or recessed so that there is no reduction in the fire rating of the wall, or opening which would allow smoke to pass. This would mean that the cabinet must be surrounded with material which provides the equivalent of one-hour fire resistance.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 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.” - Each exit door through a horizontal exit shall be identified by a sign with the words “TO EXIT.”Please refer to reflected ceiling plan for location of new signage and when floor plan is modified) 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. 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. (Provided accessibility drawingsdo show compliance) 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. 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 State Accessibility Standards.Show compliance with Senate Bill 407 (Copy attached) 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 alteration and improvements as any construction to an existing structure which enhances or improves the structure. Additional plan check comments may apply to this project.