HomeMy WebLinkAbout284596_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:
101109548
PROJECT ADDRESS:
1801 E Chestnut Ave
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
U, A-5
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/23/2022
INITIAL REVIEW
3/15/2022
EXPIRATION
8/22/2022
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Ethan Fisher
3.
TEL:
(714)448-6019
FAX:
VALUATION: $200,000.00
EMAIL:
efisher@santa-ana.org
FLOOD ZONE: X-0602320277J
APPLICABLE CODE: 2019 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) 647-5830 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 2019Include address and telephone number of the responsible designer, and date of signing of drawings.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.PLAN REVIEW COMMENTSThe construction document and structural calculations have been reviewed. Please review the general and specific requirements below. Overall, only structural information was provided. It is unclear how this structure complies with egress, fire sprinkler, and accessibility requirements. Please contact me to discuss in details.Sheet 1 of 2Provide the following building code information on the title sheet: occupancy group, type of construction, floor area, fire sprinkler system, and number of stories.Provide architectural and egress plans for review. See requirements item number 13 through 69 for details.Sheet A100Two engineer stamps are shown. Which engineer is the Engineer On Record?Provide structural notes, specifications, and special inspections requirement.Provide a foundation plan showing location of footings.
EXITSCBC 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.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.Provide width of exit complying with:
- CBC Section 1005 (Egress Width)
- CBC Sections 1017.2 and 1133.B.3 (Corridors, Hallways, and Exterior Exit Balconies)
- CBC Section 1021.2 (Exit Passageways)
- CBC Section 1024.5.1 (Egress Courts)
- CBC Sections 1025.9.1 and 1133.B.6.2 (Aisles)
- CBC Section 1133.B.5.2 (Ramps)
- CBC Sections 1007.3 and 1009.1 (Stairs)
- CBC Section 1025 (Assembly Occupancy)CBC Section 1007.2, Continuity and components. Each required accessible means of egress shall be continuous to a public way and shall consist of one or more of the following components: Accessible Routes, Stairways, Elevators, Horizontal Exits, Ramps, or Areas of Refuge.
EXIT ACCESSEXIT ACCESS. That portion of a means of egress system that leads from any occupied portion of a building or structure to an exit. CBC Sections 1002 and 1014.Provide number of exits required by CBC Sections 1015 and 1016.Separation of exits must comply with CBC Section 1015.2.1. A minimum of ______feet is required between exit doors.CBC Section 1014.2, Egress through intervening spaces. Egress through intervening spaces shall comply with this section.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:
- 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.
- Where required by Sections 1015.3, 1015.4 and 1015.5.
- In holding cells, such as are found in courthouse buildings, a minimum of two means of egress shall be
provided when the occupant load is more than 20.Table 1015.1 Spaces With One Means of Egress:
OccupancyMaximum Occupant Load
A, B, E, F, M, U49
H-1, H-2, H-33
H-4, H-5, I-1, I-3, I-4, R10
S29
Day care maximum occupant load is 10CBC Section 1015.2, Exit or exit access doorway arrangement. Required exits shall be located in a manner that makes their availability obvious. Exits shall be unobstructed at all times. Exit and exit access doorways shall be arranged in accordance with Sections 1015.2.1 and 1015.2.2.CBC Section 1015.2.1,Two exits or exit access doorways. Where two exits or exit access doorways are required from any portion of the exit access, the exit doors or exit access doorways shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the building or area to be served measured in a straight line between exit doors or exit access doorways. Interlocking or scissor stairs shall be counted as one exit stairway.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.CBC Section 1015.2.2, Three or more exits or exit access doorways. Where access to three or more exits is required, at least two exit doors or exit access doorways shall be arranged in accordance with the provisions of Section 1015.2.1.TRAVEL DISTANCECBC Section 1016.1. Travel distance limitations. Exits shall be so located on each story such that the maximum length of exit access travel, measured from the most remote point within a story to the entrance to an exit along the natural and unobstructed path of egress travel, shall not exceed the distances given in Table 1016.1.Table 1016.1 Exit Access Travel Distance:
OCCUPANCYWITHOUT SPRINKLERWITH SPRINKLERSYSTEM (feet)SYSTEM (feet)
A, E, F-1, I-1, M, R, S-1200250b
B200300c
F-2, S-2, U300400c
H-1Not Permitted75c
H-2Not Permitted100c
H-3Not Permitted150c
H-4Not Permitted175c
H-5Not Permitted200c
I-2, I-3, I-4150200cCBC Section 1018.1, EXIT. That portion of a means of egress system which is separated from other interior spaces of a building or structure by fire-resistance-rated construction and opening protectives as required, to provide a protected path of egress travel between the exit access and the exit discharge. Exits include exterior exit doors at ground level, exit enclosures, exit passageways, exterior exit stairs, exterior exit ramps and horizontal exits.CBC Section 1018.1. Exits shall comply with Exits shall comply with Sections 1018 through 1023 and the applicable requirements of Sections 1003 through 1013. An exit shall not be used for any purpose that interferes with its function as a means of egress. Once a given level of exit protection is achieved, such level of protection shall not be reduced until arrival at the exit discharge.CBC Section 1018.2, Exterior exit doors. Buildings or structures used for human occupancy shall have at least one exterior door that meets the requirements of Section 1008.1.1.CBC Section 1018.2.2, Exterior exit doors shall lead directly to the exit discharge or the public way.CBC Section 1019.1 Minimum number of exits. All rooms and spaces within each story shall be provided with and have access to the minimum number of approved independent exits required by Table 1019.1 based on the occupant load of the story, except as modified in Section 1015.1 or 1019.2. For the purposes of this chapter, occupied roofs shall be provided with exits as required for stories. The required number of exits from any story, basement or individual space shall be maintained until arrival at grade or the public way.Table 1019.1 Minimum Number Of Exits For Occupant Load:
Occupant LoadMinimum Number Of Exits
(persons per story)(per story)
1-5002
501-1,0003
More than 1,0004Table 1019.2 For Buildings With One Exit:Maximum HeightMaximum OccupantsOf Building(Or Dwelling Units)OccupancyAbove Grade PlanePer Floor And Travel Distance
A, B, E, F, M, U1 Story49 occupants and 75’ travel distance
H-2, H-3, L1 Story3 occupants and 25’ travel distance
H-4, H-5, I, R1 Story10 occupants and 75’ travel distance
I-2, I-2.11 Story7 occupants and 50’ travel distance
S1 Story29 occupants and 100’ travel distance
B, F, M, S2 Stories30 occupants and 75’ travel distance
R-22 Stories4 dwelling units and 50’ travel distanceBuildings equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 with an occupancy in Group B, shall have a maximum travel distance of 100’.CBC Section 1019.3, Exit continuity. Exits shall be continuous from the point of entry into the exit to the exit discharge.CBC Section 1019.4, Exit door arrangement. Exit door arrangement shall meet the requirements of Sections 1015.2 through 1015.2.2.CBC 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.
DOORSProvide on the drawings a complete door schedule, showing:
- Door sizes (CBC Sections 1008.1.1 and 1133B.2)
- Hardware complying with exiting and disabled accessibility requirements (CBC Sections 1008.1.8 and
1133B.2.5)
- Compliance with limitation of viewport size (CBC Section 715.4.3 Exception 1)
- Fire-rating of door assembly complying with CBC Section 715 Opening Protection
- Note smoke seal (in accordance with CBC Section 715.4.3, required for doors forming part of the one-hour
exit corridor envelope)
- Show compliance with the City of Santa Ana’s Security Ordinance (Contact the Santa Ana Police Department
Crime Prevention Section by telephoning 714-647-5840)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.”CBC Section 1008.1, Exit doors shall be marked so that they are readily distinguishable from the adjacent construction.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.
- E Occupancy with an occupant count > 50
- H Occupancy
- I-2 or I-2.1 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 Department CBC Section 1008.1.2, Revolving, sliding, and overhead doors serving an occupant load of more than 10 shall not be used as required exits.All doors require a level floor landing on each side in accordance with CBC Sections 1008.1.4, 1008.1.5, 1008.1.6, and 1133B.2.4 and CBC Figures 11B-26A and 11B-26B. Provide typical door threshold details and details of change in floor covering material.Revise the drawings to reflect under CBC Section 1008.1.8.3 Exception 2.2, which reads “THIS DOOR MUST REMAIN UNLOCKED WHENEVER THE BUILDING IS OCCUPIED.”
DOORS (ACCESSIBILITY)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. CBC Section 1126A.3.2.Provide specifications for doors hardware (i.e., lever type, push-pull panic, etc) to comply with disabled access requirements. CBC Section 1133B.2.5.2.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. CBC Section 1126A.3.1.CBC Section 1133B.2.4 and Figure 11B-26A, Refer to attachment for required landing area/maneuvering clearance at doors. All doorways requiring accessibility require dimensioning on the plans to ensure compliance.CBC Sections 1133B.2.4 and 1133B.2.4.1, 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 with the required landing area/maneuvering clearances at doors in accordance with CBC Section 1133B.2.4.2 and CBC Figures 11B-26A and 11B-26B.CBC Section 1133B.1.1.3, Recessed doormats shall be adequately anchored to prevent interference with wheelchair traffic.CBC Section 1133B.2.2, Every required exit doorway shall be of a size as to permit the installation of a door not less than 3’ in width and not less than 6’ 8” in height. When installed, exit doors shall be capable of opening so that the clear width of the exit is not less than 32”.CBC Section 1133B.2.5.1, Hand-activated door opening hardware shall be centered between 30” 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.CBC Section 1133B.2.5, 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.CBC Section 1127B.3, 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.CBC Section 1133B.2.6, 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.Refer to the attached entrance/door handout. Revise the drawings to show compliance.
EXIT SIGNSExit illumination and exit sign requirements in accordance with CBC Section 1011 shall be shown on the drawings. Be specific as to the type of exit signs to be installed.CBC Sections 1011.6 and 1011.7. Show compliance on the drawings for floor-level exit sign in all interior corridors of Group A occupancies, Group I occupancies, and in all interior rated exit corridors serving guest rooms of hotels in Group R, Division I occupancies and exit path marking requirements in all interior rated exit corridors of un-sprinklered Group A occupancies, and Groups R-1 and R-2 occupancies. Refer to respective code sections for exceptions.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.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 Chapter 35. CBC Section 1007.9, check with the Fire Department when, how, and where applicable.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 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.”For the purpose of Section 1011.3, the term “tactile exit signs” shall mean those required signs that comply with Section 1117B.5.1, Item 1