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HomeMy WebLinkAbout226053_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: 10191731 PROJECT ADDRESS: 724 & 730 N Poinsettia St PLAN CHECK ENGINEER: Heidari, FredTEL:714 647-5862FAX:714 647-5897 TYPE OF CONSTRUCTION: III B OCCUPANCY CLASSIFICATION(S): B, F-1, S-1 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 12/22/2016 INITIAL REVIEW 1/3/2017 EXPIRATION 6/20/2017 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Kevin Tsai 3. TEL: (310)968-2892 FAX: VALUATION:$654,062.00 EMAIL: kt@kevintsaiarchitecture.com FLOOD ZONE:X-0602320163J APPLICABLE CODE: 2013 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) 647-5862 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 2013 California Building Standards Code with local amendments.Please providea recorded copy of lot line adjustment or other documentations that the parcels of 724 & 730 N. Poinsettia are consolidated. Otherwise, the openings on the recorded property line is not permitted per CBC Section 705.8.The official City records show a building permit was issued on Aug. 28, 1946 for a 40’ X 100’ structure at 730 N. Poinsettia Street.Please verify if there is another building permit for the second structure at this address.City records show no permit for the link structure connecting the two structures at 730 N. Poinsettia Street. Or the link building connecting the structures between 730 & 724 N. Poinsettia Street.Show compliance with CBC chapter 10 for the continuity of means of egress for the fenced area at back of building(s) at 730 N. Poinsettia Street.Provide structural calculation to justify that 2-story walls can span between footing and the roof diaphragm for areas that portion of second floor is removedfor building at 724 N. poinsettia Street.Provide structural calculation to justify that by removing part of exterior wall at 730 N. Poinsettia Street the balance of the building is structurally stable to resist lateral loads.Provide structural calculation and construction details for any opening into the walls of building at 724 N Poinsettia Street.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. - Orange County Fire Authority approval on the corrected/final sets of drawings ((714)573-6100) - 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 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.The valuation of improvements for the subject building permit application has been calculated to be $654,062.00A separate Building Permit Application is required for: - Each building - Each structure - Pedestrian protection - Screen Wall for Proposed EquipmentProvide pedestrian protection in accordance with CBC Section 3306. Show location and type of protection on plan view. Provide typical construction details, sections, and elevations of pedestrian protection required. Pedestrian protection constructed within a public right of way shall require a building permit issued by the Building Safety Division and a separate approval from the City’s Public Works Agency (714) 647-5039.Provide the following: - 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. - Show all property lines of record on the site plan. Show compliance with CBC Section 704 and CBC Tables 601, 602, and 704.8.Show on the plans: - Occupancy Classification(s) - Type of Construction - Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503)Label and note hourly fire rating of: - Exterior walls - Fire walls - Fire barriersOccupancies storing, handling, using, and/or selling hazardous materials, liquids, and chemicals shall submit a list of all said materials, listing their quantities and how they relate to specific California Building Code Table items. Note on the Floor Plan, type and quantity of hazardous material in each control area and fire-resistive rating for fire barriers.Submit a letter addressed to the Building Safety Division describing in detail the manufacturing process from material delivery, storage, handling, packaging, and shipping of finish product. Include an equipment list describing use in the process.Provide typical section view detail of all new partitions and ceilings showing: - Size, spacing, and material of framing members - Method of attaching framing to the building structure. Compliance shall be shown with CBC chapter 16for lateral support of the walls. 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.CBC Section 1007.5, Platform lifts. Platform (wheelchair) lifts shall not serve as part of an accessible means of egress, except where allowed as part of a required accessible route in Chapter 11B, Sections 11B-206.7 through 11B206.7.10 and Section 11B-410, as applicable. Standby power shall be provided in accordance with Chapter 27 and Section 3003.Provide full compliance on the plan.Location of the platform lift is placed far from the building entry door. Relocate the platform lift to be near the entry door.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, Platform lifts, Horizontal Exits, Ramps, or Areas of Refuge.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.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 1008.1.2, 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.All doors require a level floor landing on each side in accordance with CBC Chapter, and 11B. Provide typical door threshold details and details of change in floor covering material.The S2.1 sheet calls for new 31/2” concrete slab over existing concrete slab for the building at 724 N. Poinsettia Street. Provide threshold details for the doors to show compliance with Chapter 11B.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. Show compliance on the plan. Especially for building at 724 N. Poinsettia Street.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. 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. 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. Show compliance for the proposed 2 new stairs. Areas with a vertical clearance of less than 80” must have a barrier to warn blind or visually impaired persons. Show compliance for the proposed 2 new stairsProvide handrail details on the drawings showing compliance with CBC Chapters 10 & 11B. - 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. - 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 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”.Any 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 CBC Chapters 10 & 11B. - Pedestrian ramps used as exits shall show compliance with CBC. - Provide complete architectural plan views, sections, details, and notes for pedestrian ramps. - The slope measured perpendicular to the direction of travelof a ramp shall not be steeper than one unit vertical in 48 units horizontal (2-percent slope).Size of top and bottom landings. 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: - 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 grip portion shall not be less than 1¼” nor more than 1½“ in cross-sectional nominal dimension or the shape shall provide an equivalent gripping surface - Handrails shall not rotate within their fittings - 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”A guide curb a minimum of 2” in height shall be provided at each side of the ramp.Exit 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 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.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 STAIR 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.”It is the project designer’s/property owner’s responsibility to show compliance on the drawings with all applicable Federal and State Accessibility Standards.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.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 Section 11B-208 and Table 11B-208.2.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. 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 and located so that it is visible to traffic enforcement officials. This building is subject to the State of California Energy Conservation Regulations: - The permit applicant shall be responsible for obtaining an energy plan check from a consultant who is qualified to perform an energy efficiency analysis in accordance with the California Code of Regulations (CCR,) Title 24, Par 6, 2013 California Energy Code. The plan check consultant must sign documentation certifying that a thorough, competent review has been performed on behalf of the Enforcement Agency. - The energy plan check consultant must complete the attached “Energy Conservation Plan Check Consultant Qualification Statement.” - Refer to the attached information sheet.Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: - Stairway(s). - Handrail(s)/guard(s). Omit the extra calc. for the handrails that are not being used for this job. - Guard(s). Omit the extra calc. for the guards that are not being used for this job. - Removal of bearing wall(s) - New opening(s) in bearing wall(s) - Storage racks over 8’ high - New equipment screening on roof - Structural support for 2-story walls (s) due to removal of floor support. - Canopy - Any other structural alteration - Removal or alteration of existing shear walls - Calculations must be presented in a clear, legible, and organized manner conducive for structural plan review. A table of contents must be provided and pages must be numbered for referencing purposes. Resubmit revised calculations showing compliance.See red marks on the following sheets of drawings: sheet A0.00, A060, A1.01, A1.02, A1.11, A1.12, A2.00, A2.10, A5.01, A5.11, A5.30, S2.1, S2.2, S3.0, S4.0, and S5.0.See red marks on following sheets of calculation: E6, D1, C2, B7, B5, and B4. Plan check stopped due to above items. Please resubmit the revised plans for recheck only when above items are satisfied.