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HomeMy WebLinkAbout241487_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: 10196411 PROJECT ADDRESS: 2200 N Grand Ave PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: III B, SPK OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 5/11/2018 INITIAL REVIEW 5/25/2018 EXPIRATION 11/7/2018 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Caezar Chavez 3. TEL: (949)851-3080 FAX: VALUATION:$1,200,000.00 EMAIL: Cchavez@hhendy.com FLOOD ZONE:X-0602320163J 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.Provide plan check respond sheet. 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 3 corrected sets of plans. Please refer to red marks on the drawings for additional plan check comments.(When needed) Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831for an appointment.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 (714-647-5804.) Previously approved plans should be submitted to expedite the process. - Police Department approval on the corrected/final set of drawings (714-647-5840) - Public Works Agency approval (647-5039) Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceFinal drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.Please provide a note on the drawings to clarify the age of students for proposed class rooms to establish the occupancy as B or E occupancy. The following plan check comments are based on B occupancy and additional plan check comments to follow is E occupancy is proposed. Reference Sheet T and A-1, correct Type of construction to Type B (Not “N”).Label and note hourly fire rating of: - All corridors - Stair enclosures - Lobby/HallwaysReference each fire-resistive assembly to a CBC Chapter 7, Table and Item number and provide a copy on the drawings. Plans 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. 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.Reference Sheet A-1, does not provide sufficient information to review site accessibility, such as for ramp, stair tread warning, handrail, directional signage parking (total number of parking spaces, accessible parking, van accessible parking) and signage, etc. Reference Sheet A-4, Remove text from detail 10 and provide new detail to insure change for new signage. Reference Sheet IA-1.1, Note on the drawings if existing Lobby area 100 is one hour rated. Also add door K104 and relocate door B103. Show existing corridor width 48” minimum. Show 5’-0” landing for door K104. Reference Sheet, exit from open collaboration 133 is not permitted to discharge through student lounge room. Show compliant travel distance for exit access and revise drawings to show compliance. Reference Sheet IA-6.2 and IA-6.4, Show counter height at 34” maximum to insure compliance. Indicate occupant load from 2nd floor to lobby area 100 and other exit access from 2nd floor to 1st floor. Lobby area is required to be one hour fire rated. Show location of 2nd floor door on top of stairway for lobby area with 20 minute smoke rating.Foyers, lobbies or reception rooms constructed as required for corridors shall not be construed as intervening rooms. In fully sprinklered office buildings, corridors may lead through enclosed elevator lobbies if all areas of the building have access to at least one required exit without passing through the elevator lobby. [SFM]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. The total area of windows in any portion of an interior corridor shall not exceed 25 percent of the area of the corridor wall of the room which it is separating from the corridor. Identify existing and new windows on the drawings including the required fire rating and show compliance on the drawings.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. Doors shall be maintained self-closing or shall be automatic closing by actuation of a smoke detector in accordance with Section 715.4.7. 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. Identify existing and new doors on the drawings including fire rating and show compliance on the drawings. The lobby shall completely separate the elevators from the corridor by construction conforming to Section 1017.1 and all openings into the lobby wall contiguous with the corridor shall be protected as required by CBC Section 715.4.3, when elevators connecting more than two stories and opening into a corridor shall be provided with an elevator lobby at each floor containing such a corridor.Include the following notes with typical one-hour corridor section view: - 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.Note on the drawings CBC Section 715 requirements for new pair of doors installed in a one-hour corridor wall. - A labeled assembly having a fire-protection rating of not less than 20 minutes. - Self-closer or automatic-closer actuated by a smoke detector. - Automatic flush bolts, the door leaf having the automatic flush bolts shall have no doorknob or surface- mounted hardware. The unlatching of any leaf shall not require more than one operation. - Full mortise hinges – three minimum. - Tight-fitting clearances and provided with a gasket so installed as to provide a seal where the door meets the stop on both sides and across the top. Clearances for a pair of swinging doors shall be as follows: With a minus 1/16” tolerance – 1/8” along the top, 1/8” along the hinge and latch jambs, 1/8”along the meeting edge of the doors, and ¼” at the bottom of the doors. - An overlapping astragal extending the full height of the doors is required along the meeting edges of the doors. A coordinating device is also required to insure proper closing.”Please note on the drawings that, “Exit doors shall be openable from the inside without the use of a key or any special knowledge or effort.”CBC Section 1008.1.2, Exit doors shall swing in the direction of exit travel when serving an occupant load of 50 or more. Provide additional exit door from one hour rated corridor to swing in the direction of exit travel. Refer to red marks on the drawings for location.Reference Sheet IA-8.1 and IA-8.2, refer to red marks on the drawings for red marks on toilet room dimensions and revise drawings to show compliance. When applicable, Provide 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.Note type of safety glazing complying with CBC Section 2406 for hazardous locations listed under CBC Section 2406.3. Note type of safety glazing complying with CBC Section 2406 for glazing in fixed or operable panels adjacent to a door where the nearest exposed edge of the glazing is within a 24” arc of either vertical edge of the door in a closed position and where the bottom exposed edge of the glazing is less than 60” above the walking surfaceShow/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: mechanical ventilation for each area/room in accordance with the 2016 California Mechanical Code to be provided.Note on drawings: Lighting in accordance with 2016 CBC and 2016 California Electrical Code to be provided for each type of use.Drinking fountains serving the area of new work shall be accessible. Show location of high and low drinking fountain on the drawings in compliance with Section 602 CBC. 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. Please remove notes referring to ADA compliance. This project is reviewed for compliance with 2016 CBC.Drawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC Section 202 of Chapter 11B: Valuation of proposed project is estimated as $1.2 Mil. A minimum of 20% of valuation of construction is required to be spent towards providing disabled access per Section 11B-202 of 2016 CBC for non-compliant elements for building and site work. - An accessible entrance - An accessible route to the altered area - Accessible restrooms - Accessible telephone (if any) - Accessible drinking fountains, and - Parking, signage and alarmsShow compliance with followings 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. See door from restaurant to outdoor dining area.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 48” as measured at right angles to the plane of the door in the closed position. Please refer to site plan for red marks on the drawings. 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. Doorways require dimensioning on the plans to insure compliance. 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 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.Provide dimensioned floor plan to insure compliance with Section 603,604, 605 and 606 of Chapter 11B, 2016 CBC. Please refer to red marks on the drawings for additional plan check comments. Please note on the drawings, 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’.Tactile exit signs shall be required at the following locations, and show location of each applicable sign on the drawings exiting or accessibility drawings. Also reference Sheet IA-7.1, please see red marks on the drawings for red marks and revise drawings for clarification on tactile signage. - 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.”Show compliance with Communication Elements and Features. Show fire alarm, audible and visible alarm in compliance with NFPA 72 and Chapter 9, Section 907.5.2.1 and 907.5.23. (Toilet rooms and meeting rooms). Please coordinate with electrical drawings. Show compliance with 2016 Calgreen Section 301.3, and complete attached handouts in compliance with Calgreen and SB407.