HomeMy WebLinkAbout239214_2_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:
10195780
PROJECT ADDRESS:
401 N Bush St
PLAN CHECK ENGINEER:
Heidari, FredTEL:714
647-5862FAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
3/8/2018
INITIAL REVIEW
3/27/2018
EXPIRATION
9/4/2018
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Ryan Chase
3.
TEL:
(949)292-1404
FAX:
VALUATION:$2,000,000.00
EMAIL:
ryanlylechase@gmail.com
FLOOD ZONE:X-0602320276J
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.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.All drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.The architectural part of drawing was not signed at this time.All persons preparing plans, specifications, and instruments of service for others shall sign those plans, specifications and other instruments of service for others shall sign those plans, specifications and other instruments of service and all contracts therefore. This requirement applies to both exempt and non-exempt projects. Business and Professions Code Chapter 3, Division 3, Section 5536.1(a).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)
- County of Orange Health Department approval on the corrected/final set of drawings ((714)433-6000). This is required for altering the first floor due to stair removal and installing steel beams for balconies.
- School District Compliance Certificate; a copy of the building permit application, signed by the plan check
engineer, shall be required by the School District to verify the scope of work. Refer to the attached handout.This is for additional square footage shown on the drawings. Such as: amenity deck, balconies and infill floor area for existing stair.
- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceProvide 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.This item is a deferred submittal per notes on cover sheet of your drawing; however the location and type of pedestrian protection shall be called out on the site plan. Show on the plans:
- Area tabulation justifying floor area(s) of this mixed use multistory building and show compliance foreach occupancy group. See CBC Sections 503, 506, and 508. Provide construction details on the drawing to show compliance with Section 508.4 requirements.
- Fire Sprinkler System (State purpose of sprinkler system, for example, area increase under CBC Section
506.3, required by CBC Section 903 for type of occupancy, etc.)
- Number, width, and purpose (cite code section) of yards requiredPer sheet A0.21 of the drawings, seems like one of the second floor required exits is crossing the “PROPERTY LINE” on the east side. This does not comply with the requirements of CBC Section 705.8 & Table 705.8 unless these two properties are tied together with a “Lot Merger” process. Provide compliance on the drawings with the requirements of Sections 705.5, 705.8, &705.11 for the north wall of the “Amenity Deck” and see the red marks on detail 1/A4.14Provide clear construction details on the drawings to show compliance with the requirements of CBC Section 420.2 for walls separating dwelling units in the building to comply with Section 708, Fire Partition.Provide clear construction details on the drawings to show compliance with the requirements of CBC Section 420.3 for floor assembly separating dwelling units from other occupancies such as first floor “A-2”, “B”, & “M”. This horizontal assembly shall comply with Section 711 requirements.Show compliance with the requirements of Section 420.6 for fire alarm systems and smoke alarms in accordance with Sections: 907.2.9 and 907.2.10.2The “Graphic Legend” on the drawings, such as sheets A1.02, & A1.03, shall be updated as follow: Walls separation dwelling units to be 1-hour rated construction as Fire Wall in accordance with CBC Section 708 and,Walls enclosing the shaft shall be 2-hours rated construction as Fire Barrier in accordance with CBC Section 708.Provide ICC report number for proposed 30 new skylights on the drawings.Provide compliance with Section 1030 for emergency escape & rescue opening for proposed units # 13, 14 & 22.Show compliance with CBC Section 3202.3.2 for proposed balconies encroaching into public Right-of-Way on the south and the west sides. See detail 1/A4.02Show compliance with CBC Section 1204 for heating system to maintain 68 Degree 3’ above the floor for proposed units. Show compliance with CBC Sections 202 & 1206.1 of CBC for the court on the north side of this project. (Court is an open, uncovered space, unobstructed to the sky).Show compliance with CalGreen requirements for this project. See CalGreen code Sections 301.1.1, 4.106.4.2 ( EV charging space), 4.303 ( indoor water use), 4.408 ( construction waste reduction, disposal,& recycling), 4.504 ( pollution control), 4.505 ( indoor moisture control), 4.506 ( indoor air quality & exhaust), 4.507 (environmental comfort)Show compliance with CBC Section 1207, sound transmission for this project.Provide typical section view detail of all new partitions and ceilings showing:
- Size, spacing, and material of framing members
- Note gauge and ICC Research Report number and installation/construction requirements for metal 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’.
- Provide on the drawings details for the lateral support of partitions, rails and similar space dividers less than
5’ 9” in height.
- Sheathing material and details of attachment. Note type, size, and spacing of fasteners.
- 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 chapter 7. Showlocation(s) and provide typical construction details.
- Fire/smoke damper locations, installation requirements and required access doors. Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.11Corridors shall be fire-resistance rated in accordance with Table 1020.1. The corridor walls required to be fire-resistance rated shall comply with Section 708 for fire partitions.Show compliance for the walls enclosing the: “Community Room”, “Bike Room”, “Utility Room”, and “IDF” rooms.CBC Section 1020.6, Corridor continuity. Fire-resistance-rated corridors shall be continuous from the point of entry to an exit, and shall not be interrupted by intervening rooms.Show compliance for the wall at the north side of stair #1 and the wall at right side of the elevator as marked on the drawing sheet A1.02.Foyers, lobbies or reception rooms constructed as required for corridors shall not be construed as intervening rooms. Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1020 and 708:
- Size, spacing, and material of framing members. Note gauge and ICC number and installation/construction
requirements for metal framing members.This item is missing on details 3 & 13/ A8.61.
- 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 drawings 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’.This item is missing on details 3 & 13/ A8.61.
- Sheathing material and details of attachment. Note type, size, and spacing of fasteners.This item is missing on details 3 & 13/ A8.61.
- Height of partition, suspended ceiling, structure above.This item is missing on details 3 & 13/ A8.61.
- Reference each wall and ceiling fire-resistive assembly to a CBC Chapter 7 Table and item number.This item is missing on details 3 & 13/ A8.61.
- Fire blocks and draft stops in combustible construction in accordance with CBC chapter 7. Show location(s) and provide typical construction details.This item is missing on details 3 & 13/ A8.61.CBC Section 716.5.3. When corridor walls are required to be of one-hour fire-resistive construction by Section 1020, 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. The door and frame shall bear an approved label or other identification showing the rating. Doors shall be maintained self-closing or shall be automatic closing by actuation of a smoke detector. 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.The door schedule on sheet A9.11 is not showing compliance with this requirement.Provide on the drawings a complete door schedule, showing:
- Hardware complying with exiting and disabled accessibility requirements
- Compliance with limitation of viewport size
- Fire-rating of door assembly complying with CBC Section 716 Opening Protection
- Note smoke seal (in accordance with CBC Section 716, required for doors forming part of the one-hourexit 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)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 walls and soffits within enclosed usable spaces under enclosed and unenclosed stairways shall be protected by 1-hour fire-resistance-rated construction or the fire-resistance rating of the stairway enclosure, whichever is greater. Detail 3/A5.02 does not show compliance.Exit sign requirements in accordance with CBC Section 1013 shall be shown on the drawings. Be specific as to the type of exit signs to be installed.This item is missing on the drawings.CBC Section 1013.1, 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 1008.2.1, 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.It is the project designer’s/property owner’s responsibility to show compliance on the drawings with all applicable Federal and State Accessibility Standards.Provide a note on the cover sheet of these drawings to indicate which accessibility standards are applicable to this project and provide reference to the proper details on the drawings.. Please see chapters 11A and 11B of CBC.Skylights shall comply with CBC Section 2405. Note on the drawing ICC Research Report number and installation requirements for skylights using plastic materials. Plastic Skylights shall not be installed within that portion of a roof located within a distance to property line or public way where openings in exterior walls are prohibited or required to be protected, whichever is most restrictive. 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:
- All enclosed portions of buildings customarily occupied by human beings shall be provided with natural
ventilation by means of openable exterior openings readily controllable by building occupants, with an area not
less than 4% of the floor area being ventilated.
- Provide mechanical ventilation for each area/room in accordance with the 2016 California Mechanical Code.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, 2016 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 corrected/final ARCHITECTURAL drawings shall have the required energy efficiency compliance
documentation with completed signature blocks filed on the plans. The same information may be copied on
the Electrical Plans for the Electrical Plan Checker.
- The energy plan check consultant must complete the attached “Energy Conservation Plan Check Consultant
Qualification Statement.”Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for:
- Stairway(s).
- Handrail(s)/guard(s).
- Guard(s).
- Change in floor use/loading.
- New opening(s) in bearing wall(s)
- New mechanical equipment on roof (note on Roof Framing Plan weight of each existing and new piece of
equipment on the roof)
- New equipment screening on roof
- Structural support of shaft(s) and/or hood(s)
- Any other structural alterationThe structural calculation is not clear and does not have a cross reference to the drawings. 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.A key plan must be provided for the structural members designed on all pages of calculations so that the calculations and plans may be correlated.A correlated grid system must be provided on the structural calculations and drawings to facilitate plan review process.Details must be provided on the plans for items designed in the calculations.The engineer or architect in responsible charge of the structural design work shall include in the construction documents the following:
- Structural tests and inspections required by CBC Chapter 17.
- Inspection and observation program. When special inspection is required by Section 1704, the architect or engineer of record shall prepare an inspection program that shall be submitted to the building official for approval prior to issuance of the building permit. The inspection program shall designate the portions of the work that require special inspection and the name or names of the individuals or firms who are to perform the special inspections, and indicate the duties of the special inspectors.
- The special inspector shall be employed by the owner, the engineer, or architect of record, or an agent of the owner, but not the contractor or any other person responsible for the work.
- Other structural inspections required by the engineer or architect in responsible charge of the structural design
work.
- Special inspections required by ICC Research Report.See red marks on the following sheets of drawings: A0.00, A0.15, A0.21, A0.50, AD1.02, A1.01, A1.02, A1.12A, A1.12B, A4.02, A4.11, A4.14, A5.01, A5.02, A8.12, A8.61, A9.11S1, S2, S3, andS4.