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HomeMy WebLinkAbout268590_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: 103104721 PROJECT ADDRESS: 2428 N Grand Ave Unit# K PLAN CHECK ENGINEER: Lee, WayneTEL:714 647-5848 EMAIL: wlee@santa-ana.orgFAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): I-2.1 (not allowed in Type VB construction) PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 9/23/2020 INITIAL REVIEW 10/2/2020 EXPIRATION 3/22/2021 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Kenneth Burg 3. TEL: (657)294-5113 FAX: VALUATION: $70,000.00 EMAIL: kburg@bednebehavior.com FLOOD ZONE: X-0602320163J 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.Please return marked up set of drawings with corrections.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).Include 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.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) - Police Department approval on the corrected/final set of drawings (647-5840) - Public Works Agency approval (647-5039)PLAN CHECK COMMENTS:Per city’s record (10180003), this suite K was part of the other tenant (suite H) (daycare school, occupancy E). The submitted plans show the demising walls are erected to divide suite K from suite H without building permit. In addition, altering the other suite where the daycare school located requires building permit and need to obtain Planning Division approval prior to obtain building permit. The alteration of the existing day care center suite is required prior to this plan check approval.The drawings/information submitted for Building Safety Division review is incomplete and inconsistent to City’s permit record. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2019 California Building Standards Code with local amendments. As a minimum, the following information is required on plan for building division to perform complete review.In the scope of work, indicate the number (how many?) and the age group of the patients are served for this facility. Provide additional scope of work to identify and legalize any unpermitted work related to this tenant improvement.Submit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application including all the existing unpermitted work to be legalized. 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 site plan is incomplete and inconsistent to our permitted record.There are two buildings with two different address (2424 N Grand vs 2428 N Grand). Provide information on each building. Show 2-hour area separation walls (refer to building permit #101171603) and dimension all tenant units, location with dimensions of demising walls, business, occupancy group, square footage, entrance doors and exit doors.Provide parking calculation on plan. Show number of total proposed and existing parking spaces, van accessible parking spaces, standard parking spaces, EV charging stations (if available), future EV charging spaces (if required per CALGreen Code), clean air vehicle parking spaces if required per CALGreen Code).Show location of trash enclosure, enclosed playground (used by which tenant), landscape, sidewalk, detectable warnings, marking for egress routes, striping, passenger loading/unloading zone, van accessible parking spaces, standard parking spaces, EV charging stations (if available), future EV charging spaces (if required per CALGreen Code), clean air vehicle parking spaces if required per CALGreen Code).The proposed Occupancy group I-2.1 is NOT PERMITTED in the Type VB construction per CBC Table 506.2.Please review and re-design this project.Provide area tabulation justifying floor area(s) of the building complying with CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503 for the proposed change of use. (Building 2 shown)Provide dimensions on all interior walls on the proposed and existing floor plan. Clarify any unpermitted partitions and constructions on the existing and proposed floor plan. (compared withthe approved building permit #101171603).Label and note hourly fire rating of: - Exterior walls - All corridors - Fire walls - Fire barriers - Shafts - Stair enclosures - Exit passageways - Horizontal exits - HallwaysClarify the existing floor plan the proposed floor plan. The existing, but unpermitted walls SHALL BE LABELED as new. Provide a wall legend indicating whether the wall is: - Existing, new, or to be removed - A fire-resistive assembly with assembly detail cross-referenced. - Bearing walls versus non-bearing partitionsFill out the Disabled access compliance form and show compliance of the accessible path of travel upgrades. Identify the element to be upgraded, show costs and show detail and location on the plan.Provide a fully dimensioned means of egress floor plan addressing all occupiable spaces and indicating the following:Calculate and specify the occupant load at individual spaces per Section 1004 (occupant load calculation on A3 is not complete)Specify the overall occupant load of the tenant spaceShow intended egress routes, specifying the cumulative occupant load at exit access doors, corridors, stairways, etc.Show the common path of travel and the exit access travel distancesCalculate the minimum width of all means of egress componentsShow the required and actual distance between exit and exit access doorwayEgress from suite K through enclosed playground area which belong to other tenant is not permitted. Exterior exit doors shall lead directly to the exit discharge or the public way. (CBC 1016.2.1)The following corrections are based on the submitted plan. However, the design may be altered on the future submittal. Additional corrections may apply:Provide on the drawings a complete “fire resistance design schedule” which shall include the following: - The building elements which require fire-resistive construction. - The hourly rating of the building element as required by the Code. - Evidence of appropriate fire resistance for each building element in accordance with specific UL listing or ICC Evaluation Report for each material selected. Evidence shall include appropriate material thickness for each building element.Plans shall indicate how required structural and fire resistive integrity will be maintained where a penetration will be made for electrical, mechanical, plumbing and communication conduits, pipes and similar systems. CBC Section 106.1.1 and CBC Chapter 7. Note on the plans the ICC Research Report number, U.L. number, State Fire Marshal number, or approval number of another agency accepted by the City of Santa Ana.CBC Section 718.2.2, Provide fire blocking in concealed spaces of stud walls and partitions, including furred spaces at the ceiling and floor level and at 10 ft. intervals both vertical and horizontal.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. (The occupant load calculation on sheet A3 appears not correct. The occupied floor area does not meet the tenant space which is 2198 sf.).Revise the occupant load calculation to include all occupied floor and calculate occupant load accordingly. The occupied floor in calculation does not match plan.The larger multi-purpose room may be assembly use. Two exits may be required.CBC Section 1017.4.1, Corridor ceiling. Use of the space between the corridor ceiling and the floor or roof structure above as a return air plenum is not permitted. See CBC Section 1017.4 for exceptions.Identify an additional accessible path of travel from pubic sidewalk to the accessible entrance of the tenant space.Detail 9/A1. Revise the lower mounting height of the sign. Tactile characters on signs shall be located 48 inches minimum above the finish floor or ground surface, measured from the baseline of the lowest Braille cells.Detail 10/A1. Delete pictogram on the unisex door sign.Sheet A3. Provide accessible counter design complying with 11B-904.4. Show dimensions of the counter, accessible counter space, height, and clear floor space on the floor plan.Sheet A3. Unisex restroom. Lavatories, when located adjacent to a side wall or partition, shall be a minimum of 18 inches to the centerline of the fixture. (11B-606.6). Show measurements on plan.39. Handles, pulls, latches, locks, and other operable parts on doors and gates shall comply with 11B-309.4 Operation. Operable parts of such hardware shall be 34 inches minimum and 44 inches maximum above the finish floor or ground. Where sliding doors are in the fully open position, operating hardware shall be exposed and usable from both sides. §11B-404.2.7The force for pushing or pulling open a door or gate other than fire doors shall be as follows: §11B-404.2.9Interior hinged doors and gates: 5 pounds maximum.Sliding or folding doors: 5 pounds maximum.Required fire doors: the minimum opening force allowable by the appropriate administrative authority, not to exceed 15 pounds.Exterior hinged doors: 5 pounds maximum.Swinging door and gate surfaces within 10 inches of the finish floor or ground measured vertically shall have a smooth surface on the push side extending the full width of the door or gate. Parts creating horizontal or vertical joints in these surfaces shall be within 1/16 inch of the same plane as the other and be free of sharp or abrasive edges. Cavities created by added kick plates shall be capped. §11B-404.2.10EGRESSPending.ACCESSIBLILTYPending.CALGREENPending.ENERGYPending.STRUCTURALPending. *** Plans with corrections for pick up is by appointment only and it is between Monday and Thursday between 9 am and 10 am. Please contact Wayne Lee by phone 714-647-5848 or email wlee@santa-ana.org to schedule plans pickup. ***We accept plans drop off for correction resubmittals only (not revisions or change of scope). It is between 9 am and 12 pm from Monday through Thursday (No Friday). No appointment is needed. You can access to the drop-off location outside the building, located at the south entrance of the city hall by the information desk. Please call (714) 647-5800 for permit issuance and payment information, and for all building related questions or if you need assistance to find the drop-off location.