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HomeMy WebLinkAbout244815_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: 10197380/ 381/ 3852 PROJECT ADDRESS: 1008 N Broadway PLAN CHECK ENGINEER: Heidari, FredTEL:714 647-5862FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 8/15/2018 INITIAL REVIEW 8/23/2018 EXPIRATION 2/11/2019 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. David Kang 3. TEL: (949)533-4119 FAX: VALUATION:$30,000.00 EMAIL: dkang@cdieng.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.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.Please return marked up set of drawings with corrections.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 2016 California Building Standards Code including CHBC.Submit 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.Additions, alterations or repairs made to any building constructed prior to January 1, 1946, other than an R-Occupancy building, exceeds $50,000 in cost in any one-year period, then either (A) the entire building must be completely sprinklered in accordance with fire department standards, or (B) the building must comply with requirements as outlined under Santa Ana Municipal Code (SAMC) Section 8-150. A copy of SAMC Section 8-150 may be obtained by visiting the City of Santa Ana’s website at www.santa-ana.org.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 issuanceShow on the plans: - Project Address for each building - Occupancy Classification(s) - Type of Construction - Fire Sprinkler System for each structureProvide a fully dimensioned site plan and call out the distance from the exterior walls and the eaves to the property lines. This includes the separation of the porte-cochere from the south property line.Provide evidence that existing garage structure is also registered on the historical list. If it is not a historical structure, provide full CBC compliance for its conversion from “U” occupancy into “B” occupancy.For the existing roof coverings show compliance with CHBC Section 8-408 for the front structure and CBC Chapter 15 for the garage structure.Per Section 8-603.2 of CHBC, provide a signage in front of entry door to guide the people to the accessible entrance in the back of the structure.The site plan shown on sheet SP-1, does not have a reference for location of where Detectable Warning will be used.Provide a cross reference from the drawings to detail 5/A-1, “Int. 2 Hr. Rated Window.All the existing doors on the second floor are to be replaced with a 36” wide door. Please verify that existing door openings can accommodate this size doors. The proposed doors # 2 & 3 shall be shown on the floor plan.Provide construction details for proposed ramp and steps in the back of the building.Label and note hourly fire rating of: - Exterior wallsFor the garage conversion 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. - Sheathing material and details of attachment. Note type, size, and spacing of fasteners. - Heights of partition, suspended ceiling, structure above. - Fire-blocks and draft-stops in combustible construction in accordance with CBC Section 717. Show location(s) and provide typical construction details.Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.11 for the garage conversion & CHBC Section 8-403 for the front building.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 1010. There is a gate at the back of the “Porte-cochere” per sheet A-2. Revise drawings to show compliance.All doors require a level floor landing on each side in accordance with CBC Section 1010. Provide typical door threshold details and details of change in floor covering material.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.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.Where stairways occur outside a building, the upper approach and all treads shall be marked by a strip of clearly contrasting color at least 2” wide and placed parallel to and not more than 1” from the nose of the step or landing to alert the visually impaired. The strip shall be of a material that is at least as slip-resistant as the other treads of the stair. A painted strip shall be acceptable.Provide handrail details on the drawings showing compliance with CBC Section 1011.11 for the proposed new stairs at the back of the building. - 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.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.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”Valuation of proposed project is calculated as $55,000.00. A minimum of 20% of valuation of construction is required to be spent towards providing disabled access in the priority order noted in the immediate previous item as noted in CBC Section 11B-202. Revise the drawings to show compliance. Show both existing elements and how they will be upgraded to current standards.Revise the drawings to show the words NO PARKING shall be painted on the ground within each 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. Vehicular access to parking spaces for disabled shall have a minimum vertical clearance of 8’-2” (98”). Provide the head room clearance for the existing porte-cochere.Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) chapter 4 and Table 422.1 for proposed new use of this structure.Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 11B-604 and the California Plumbing Code.Glass and glazing shall be in accordance with CBC Chapter 24. Note on the drawings all windows and doors having glazing. Indicate the type and thickness of each light of glazing on the drawings.Show/note ventilation requirements on the plans in accordance with the CBC and California Mechanical Code (CMC) requirements for each type of use.The existing garage building is not a conditioned space, conversion of this space into an officespace 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 energy plan check consultant must complete the attached “Energy Conservation Plan Check Consultant Qualification Statement.” - Refer to the attached information sheet.For the garage conversion, provide a complete suspended ceiling system plan and section detail showing the following: - Vertical supports - Seismic wires - Seismic strut/Compression strut - Perimeter wires - Separate fixture wires for lights and mechanical devices - ICC Research Report number for the suspended ceilingProvide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: - Change in floor use/loading for the existing 2-story building. Justify that the existing framing can resist the office loading for the front building. - The roof framing of the existing garage to be justified for the new ceiling, sprinkler, insulation and other loads. - Due to conversion of the existing garage structure to proposed office use, its lateral loads resisting systems to be checked to show compliance with CBC Chapter 16.