HomeMy WebLinkAbout278163_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:
101107609, 101107607, 101107608
PROJECT ADDRESS:
217 N Main St Unit# 400
PLAN CHECK ENGINEER:
Ahangian, KathyTEL:714
647-5812
EMAIL:
Kahangian@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
III A -SPK
OCCUPANCY CLASSIFICATION(S):
A-3, B
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
8/19/2021
INITIAL REVIEW
9/3/2021
EXPIRATION
2/15/2022
RECHECKS:
1. 12/15/21
PROJECT APPLICANT CONTACT PERSON:
2.
Michael Napolitano
3.
TEL:
(951)231-0181
FAX:
VALUATION: $120,000.00
EMAIL:
michaelnapolitano@charter.net
FLOOD ZONE: X-0602320276J
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 2corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5812 for an appointment.Please return marked up set of drawings with corrections.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. (Change of occupancy from B to A3, Office to court room)
- Construction drawings must clearly show all work to be done under the subject building permit application.CBC Sections A106.1 and A106.3.4.1, 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.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.
- Fire Department approval on the corrected/final sets of drawings ((714)573-6100)
- Public Works Agency approval (647-5039)
- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceSubmit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application. The plan check engineer may accept the contract price as the valuation of improvements for unique/unusual projects in lieu of using a cost per square foot basis.Drawings must be to scale and be on 18” x 24” minimum sheets.OK 12/15/21
- Provide a fully dimensioned Floor Plan Provide the following:ok 12/15/21
- Provide a fully dimensioned site plan on each set of plans.
- Disabled access compliance must be shown on the site plan.
- Provide a fully dimensioned site plan on a separate 8½” x 11” sheet of paper.Indicate detail and section references as to their appropriate location on plan view. OKPlease verify if the building is sprinklered. OKShow on the plans:
- Project Address/Suite/Room Numbers; Building NumbersOK
- Occupancy Classification(s)OK
- Type of ConstructionTYPE OF CONSTRUCTION IS III-A (Pending 12/15/21)
- Area tabulation justifying floor area(s) of building(s) (CBC Sections 50, 505, 506, 507, and 508 and CBC OK
Table 503)
- Fire Sprinkler System (State purpose of sprinkler system, for example, area increase under CBC Section OK
506.3, required by CBC Section 903 for type of occupancy, etc.)
- Number and fire-resistive rating of all area separation walls
- Number of stories/mezzanines and building height in feet Please show all the entrances and exit doors on the site plan. OK 12/15/21Please label all the rooms on the 1st, 2nd and fourth floor. Pending show use of open office , why there is platform) 12/15/21Label and note hourly fire rating of:OK 12/15/21
- All corridors
- Fire barriers
- Shafts
- Stair enclosures
- Exit passageways
- Horizontal exits
- HallwaysWhen there has been a change in use or occupancy classifications, drawings shall show compliance with the CBC requirements for the new classifications. Reference CBC Section 3408. OK 12/15/21Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number:OK 12/15/21
- Walls
- Ceilings
- Shafts
- Fire barriers
- Stair enclosures
- Horizontal exits
- Hallways
- CorridorsIn type III-A construction , all roof construction and associated secondary members shall be I-Hr rated per table 601. ( unless there is 20’ high differences.) (Pending provide for 4th floor) 12/15/21 ( Including bracing)Provide typical section view detail of all new partitions and ceilings showing:OK12/15/21
- Size, spacing, and material of framing membersOk
- Note gauge and ICC Research Report number and installation/construction requirements for metal framing OK
members.
- Method of attaching framing to the building structure. Compliance shall be shown with CBC Section 1607.13
for lateral support of the walls. Do not support top of walls to suspended ceiling system unless calculations
and drawing prepared by a registered engineer are submitted for review. Submit structural engineering
calculations for walls in rooms with a floor to building structure above height greater than 14’.
- Sheathing material and details of attachment. Note type, size, and spacing of fasteners.
- Heights of partition, suspended ceiling, structure above.
- Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number.
- Fire/smoke damper locations, installation requirements and required access doors. CBC Section 3006. 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, Group A, E, H, I, L, R-1 and R-2 occupancies and other applications listed in Section III regulated by the Office of the State Fire Marshal, and three stories for all other occupancies. 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. Elevator lobbies shall have at least one means of egress complying with Chapter 10 and other provisions within this code. Except, enclosed elevator lobbies are not required at the street floor, provided the entire street floor is equipped with an automatic sprinkler system in accordance with Section with Section 903.3.1.1.OK 12/15/21Provide complying exiting plan for the entire floor. Ok 12/15/21Show corridors in comply with section 1020.OK 12/15/21CBC Section 1004.9, 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.(FOR THE ROOM FOR PLATFORM, IDENTIFY THE ROOM) 12/15/21Note 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 1004.5 or the actual number of occupants. ( for court area) OK 12/15/21EXIT 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 1016..OK 12/15/21Provide number of exits required by CBC Sections 1006.Ok 12/15/21Separation of exits must comply with CBC Section 1007.1.1Ok 12/15/21CBC Section 1007.1.1,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. Ok 12/15/21CBC Section 1022.2.2, Exterior exit doors shall lead directly to the exit discharge or the public way.OK 12/15/21CBC Sections 1002 and 1028, EXIT DISCHARGE. That portion of a means of egress system between the termination of an exit and a public way.Ok 12/15/21CBC Sections 1028.5 and 1022.1. Exiting from any occupied point in a building or structure on the subject site must be continuous, unobstructed, and undiminished to a public way. This includes gates which must show compliance with CDB Section 1008.2. Revise drawings to show compliance.Corridors shall be fire-resistance rated in accordance with Table 1017.1. The corridor walls required to be fire-resistance rated shall comply with Section 708 for fire partitions.Ok 12/15/21Provide on the drawings a complete door schedule, showing:Ok 12/15/21
- Fire-rating of door assembly complying with CBC Section 715 Opening ProtectionCBC Section 1010.1.2.1, 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.OK 12/15/21Panic 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.CBC Section 11B-404.2.7, 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.Pending 12/15/21( Please do not copy the code book on the plans, provide specific info on the applicable area.)CBC Section 11B-404.2.9Note 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.Pending 12/15/21( Please do not copy the code book on the plans, provide specific info on the applicable area.)CBC Section 404.2.10, 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.Ok 12/15/21Provide 60” landing at the door #1 on sheet A8. Pending 12/15/21 ( Show minimum 36 “ Clearance at the door way)Provide 48” landing at door # 8.Pending 12/15/21( Show dimension)Provide 12” clearance to the strike edge of door #14.Show minimum 18” clearance to the strike edge of door # 7,8,9,10 12/15/21CBC Section 11B-504, 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.Ok 12/15/21CBC Section 11B-216, Tactile floor designation signs that comply with Section 11B-703, Item 1, 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. Ok 12/15/21Provide handrail details on the drawings showing compliance with CBC Section 1009.10, 1012, and 1133B.4.1.Ok 12/15/21
- 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.
- Ends of handrails shall be returned or shall terminate in newel posts of safety terminals.- 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. Any wall or other surface adjacent to the handrail shall be free of sharp or
abrasive elements. Edges shall have a minimum radius of 1/8”.Exit illumination and exit sign requirements in accordance with CBC Section 1013shall be shown on the drawings. Be specific as to the type of exit signs to be installed. Pending 12/15/21 For open Office CBC Section 1013.1. Provide a directional exit sign at changes in exiting direction.Pending 12/15/21 ( Provide right directions per red mark)Tactile exit signs shall be required at the following locations:Ok 12/15/21
- 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.”Provide alarm system and carbon monoxide alarm system per 11B-215. Ok 12/15/21 ( Since there is no assembly)Judicial facilities shall comply with section 11B-231.Pending 12/15/21 Please remove all the platforms.Court room shall comply with section 11B-808.Pending 12/15/21 Remove all the platformsProvide accessible route to the jury seating , judge and witness stand.. Ok 12/15/21Provide turning space at the jury box. 11B-808.2..Ok 12/15/21Provide clear floor space for jury, judge and witness stand 11B-808.3.. Ok 12/15/21Judges benches, clerks, station,…. Shall comply with 11 B-902.. Ok 12/15/21Assistive listening systems shall be provided in accordance with section 11B-219 and comply with 11B-706.. Ok 12/15/21Assembly areas shall provide wheel chair spaces designated aisle seats and semi-ambulant seats. 11B-221.1.2. Ok 12/15/21Number and location of wheel chair spaces shall be complying with section 11B-221.2.1. See table 11B-221.2.1.1. Ok 12/15/21Provide path of travel to the entrances.. Ok 12/15/21It is the project designer’s/property owner’s responsibility to show compliance on the drawings with all applicable Federal and State Accessibility Standards.. Ok 12/15/21Drawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC Section 11B-202.4. Pending 12/21/21- An accessible entrance
- An accessible route to the altered area
- Accessible restrooms
- Accessible telephone (if any)
- Accessible drinking fountains, and
- Parking, signage and alarmsCBC Section 11B-206. Entrance(s) to the building or facility and primary path of travel to the specific area of new work, alteration, structural repair or addition shall be accessible. Path of travel incorporated all elements from the exterior arrival site to remodeled area.. Ok 12/15/21 Provide a continuous walking surface from each exit door to public way.Ok 12/15/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, complying with the CBC Section 11B-247.1.2.5. Ok 12/15/21Each lot or parking structure where parking is provided for the public as clients, guest or employees, shall provide accessible parking as required by CBC Section 11B-502. Ok 12/15/21CBC Section 11B-208.2.4. One in every six accessible spaces, but not less than one, shall be served by an access aisle 8’-0” (96”) wide minimum and shall be designated van accessible as required by Section 1129B.4. The words NO PARKING shall be painted on the ground within each eight’ loading and unloading access aisle. This notice shall be painted in white letters no less than 12” high.. Ok 12/15/21Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1.( provide fixture count). Pending 12/15/21,Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 11B-603 and 11B-604.3.1 and the California Plumbing Code.. Pending 12/15/21Provide wheel chair spaces for assembly area per 11B-221.. Ok 12/15/21CBC Section 1029.9 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. . Ok 12/15/21CBC Section 11B-403.5.1. 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.. Ok 12/15/21Complete the attached Disabled Accessibility Documentation Form.Provide complete ceiling plan and show if there is any alteration to the ceiling .. Ok 12/15/21Provide structural calculation and construction detail for all the platforms.Pending 12/15/21 No Platform allowed Provide structural calculation to justify floor loading from B occupancy to A3.. Ok 12/15/21Provide detail for all new low walls in the open office ( Show how it is supported laterally)12/21/211st floor 101107607Please label all the rooms on the first floor.. Ok 12/15/21Fire rated corridor door cannot be removed.. Ok 12/15/21On sheet A3, provide fire rating for elevator lobby and corridor.. Ok 12/15/212nd floor 101107608 Provide complete framing plan for new walls, to include size, spacing , type, height , lateral and vertical support. ( Pending 12/21/21) Provide minimum 4x6 header for all openings or provide calculation)Provide on the dra/wings a complete window schedule showing:Pending 12/21/21(please see comment # 82 )
/
- Window sizes
- Type and thickness of glazing (type of safety glazing for hazardous locations noted under CBC Section 2406.3Glass shall be firmly supported on all four edges. Show on the drawings how compliance shall be made with CBC Section 2403. For glass not firmly supported on all four edges, design shall be submitted to the building official for approval.Ok 12/21/21Provide framing detail for the windows, Pending 12 /21/21( Provide minimum 4x6 header for 8 feet opening)Provide elevation for all new walls with new windows.Ok 12/21/21Show bathrooms comply with accessibility. Pending 12/21/21Provide tactile sign on eh floors as required.Pending 12/21/21Provide exit sign and directional exist sign on the drawings,pending 12/21/21 (please Provide correct direction and symbols)Provide ceiling plan to show if there is any alteration to the ceiling.Ok 12/21/21