HomeMy WebLinkAbout268242_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:
101104615
PROJECT ADDRESS:
1628 S Grand Ave
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
B, S-1, M
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
9/10/2020
INITIAL REVIEW
9/26/2020
EXPIRATION
3/9/2021
RECHECKS:
1.11/06/2020
PROJECT APPLICANT CONTACT PERSON:
2.
Roozbeh Vahdatpour
3.
TEL:
(310)845-5117
FAX:
VALUATION: $75,000.00
EMAIL:
rooz@thetropicannalife.com
FLOOD ZONE:
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 3corrected sets of plans.Please return marked up set of drawings with corrections.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.
- Police Department approval on the corrected/final set of drawings (647-5840)
- Public Works Agency approval (647-5039)
- OC Sanitation DistrictPLAN CHECK COMMENTSSheet A1.0 is not available. Submit sheet A1.0.Occupancies 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.Indicate use of all adjacent suites or spaces. Show any existing area separation walls, occupancy separation walls, shafts or rated corridors. Identify and provide construction details for all new fire rated walls. (CBC 508).PC2: Sheet 1.Make occupancy in room (#100, #101, #102 and #106) consistent on the occupancy load table (sheet 1) and exit plan (sheet 2).Revise calculated occupant load. See redlines on plan.Show suite number on the site plan for each tenant suite.Change of use. Provide building analysis based on the proposed use of the tenant spaces to ensure the existing building area is within the allowable area per CBC section 506.PC2:The frontage increase factor for all suite, If, F=200.5 feet (street side plus non-gated parking), P=611 feet, W=30 feet. If=(200.5/611-0.25)x30/30=0.078Revise building analysis per new “If=0.078” factor and type VB construction.Sheet A0.0. Show all property lines of record on the site plan.Sheet A2.0. Provide more information regarding the dashed line between the access hallway and secured storage.PC2: No information is provided on plan.Sheet A5.0. Detail 1, 2 and 3. Provide all top and bottom attachment details at the new non-bearing partitions.PC2: Anchorage detail is not provided. Cross-reference connection details to the top and bottom of the wall with anchoring hardware specified.Provide a hard nonabsorbent floor and wall surface such as, concrete, ceramic tile, etc., in all bathrooms. (1210) the intersections of restroom floors with walls shall have a smooth, hard, nonabsorbent vertical base that extends upward onto the walls at least 4 inches (102 mm).Sheet A4.0. Cross-reference door types into the door schedule.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.”PC2: There are two detail 11/A0.2. Sheet A0.2. Clarify detail number. Sheet A5.0. Provide minimum 2-hour exterior fire-rated wall assembly for type IIIB construction. Provide justification in detail 5/A5.0 to have required fire-rating.(e.g. approved details from gypsum manual, ICC, UL, IAMPO or CBC).Per plan, building is re-classified to VB construction.
ACCESSIBILITYSheet A0.0. Primary accessible path of travel shall include a primary entrance to the building or facility, toilet and bathing facilities serving the area, drinking fountains serving the area, public telephones serving the area, and signs. (CBC 11B-202.4)Fill out the disabled access compliance documentation form and show proposed design, detail and location of improvement in compliance with accessibility requirements.When alterations or additions are made to existing buildings or facilities, an accessible path of travel to the specific area of alteration or addition shall be provided unless otherwise exempt. (CBC 11B-202.4)Per item #2. Provide a list of items on the cover sheet indicating proposed accessibility upgrades along the accessible path of travel. Provide and cross-reference accessibility design and detail to each item.PC2: On the site plan, On the accessible scope notes, clarify if any upgrades on the existing van accessible parking space.Provide marking for the accessible route, minimum 60” wide from accessible parking space to the entrance door #19 and door #20. Provide bollards on the exterior landing to prevent parked cars encroach the accessible clearance.Accessible restroomShow on the plan accessible restroom and the cross-reference of the standard accessible restroom detail. Show location of the restrooms on site plans and either provide detailed enlarged floor plans with dimensions.Show dimensions on the floor plan. Provide minimum 18” clearance, measured from the side wall to the center of the lavatory.PC2: Notes are not found on plan.Show dimensions on the floor plan. Clearance around a water closet shall be 60 inches minimum measured perpendicular from the sidewall and 56 inches minimum measured perpendicular from the rear wall.PC2: Sheet A2.0. Revise clearance from 54” to 56”.Provide detail. The rear grab bar shall be 36 inches long minimum and extend from the centerline of the water closet 12 inches minimum on one side and 24 inches minimum on the other side. §11B-604.5.2 (See exception)Delete detail 4/A0.2. This detail is for toilet compartment, but not for single-use restroom.Detail 3/A0.2:Revise note to provide unisex signage design: Unisex toilet and bathing facilities shall be identified by a circle, ¼ inch thick and 12 inches in diameter with a ¼ inch thick triangle with a vertex pointing upward superimposed on the circle and within the 12-inch diameter. The triangle symbol shall contrast with the circle symbol, either light on a dark background or dark on a light background. The circle symbol shall contrast with the door, either light on a dark background or dark on a light background. §11B-703.7.2.6.3Show location of the door-mounted sign. Doorways leading to toilet rooms and bathing rooms shall be identified by a geometric symbol complying with 11B-703.7.2.6 Toilet and Bathing Facilities Geometric Symbols. The symbol shall be mounted at 58 inches minimum and 60 inches maximum above the finish floor or ground surface measured from the centerline of the symbol. Where a door is provided the symbol shall be mounted within 1 inch of the vertical centerline of the door. §11B-703.7.2.6 (See exception)Where Wall-mounted signage is provided. Pictograms shall comply with the following:Pictograms shall have a field height of 6 inches minimum. Characters and Braille shall not be located in the pictogram field. §11B-703.6.1Pictograms and their field shall have a non-glare finish. Pictograms shall contrast with their field with either a light pictogram on a dark field or a dark pictogram on a light field. §11B-703.6.2Pictograms shall have text descriptors located directly below the pictogram field. Text descriptors shall comply with 11B-703.2 Raised Characters, 11B-703.3 Braille and 11B-703.4 Installation Height and Location. §11B-703.6.3The installation height and location of Pictogram signs shall be per §11B-703.4.1Show mounting location of the wall-mounted sign. Revise mounting height for wall-mounted signage. 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 and 60 inches maximum above the finish floor or ground surface, measured from the baseline of the highest line of raised characters. Refer to Figure 11B-703.4.1. (11B-703.4.1).PC2: Add note to detail 3/A0.2 that “The mounting height for wall-mounted signage as follows: 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 and 60 inches maximum above the finish floor or ground surface, measured from the baseline of the highest line of raised characters.”Delete pictogram on the door mountedsignage.Detail 11/A0.2.Show mounting location of the wall-mounted sign. Revise mounting height for wall-mounted signage. 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 and 60 inches maximum above the finish floor or ground surface, measured from the baseline of the highest line of raised characters. Refer to Figure 11B-703.4.1. (11B-703.4.1).PC2: Add note to detail 3/A0.2 that “The mounting height for wall-mounted signage as follows: 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 and 60 inches maximum above the finish floor or ground surface, measured from the baseline of the highest line of raised characters.”Revise notes on the sign where the signage is required on the exit door to match the floor plan.Door accessibilitySheet A4.0. Provide hardware information in the hardware group in the door schedule. 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-404.2.7Sheet A4.0. Add note to door schedule. The 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.Required fire doors: the minimum opening force allowable by the appropriate administrative authority, not to exceed 15 pounds. Exterior hinged doors: 5 pounds maximum.Sheet A4.0. Correct the note to show 5 pounds maximum force.Sheet A4.0. 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-404.2.10.STRUCTURALSheet A2.2. Provide detail 19/A5.0.Sheet A2.2. Specify the weight of the roof mounted equipment on the roof plan. Provide engineering calculations and structural plans for the support and anchorage of the roof mounted equipment weighing more than 400 pounds or with a center of mass located more than 4-feet above the roof level. [ASCE 7-10, Sections 13.1]. Design is not available in the structural calculation.Provide scaled roof framing plan on the 24”x36” paper. Cross-reference the design from structural calculation into the drawing.Structural calculation. The submitted structural calculation only shows beam design for 4x6 and double 1.75x14 LVL Microlam. However, this design does not match the framing plan in the calculation. Please clarify.PC2: Please update and submit new calculation to match framing plan.Structural calculation. Justify 4x8 beams and the existing 4x12 girders with calculation.PC2: Please update and submit new calculation to match framing plan.Structural calculation. Specify beam hangers for the new 4x8 beams on the roof framing plan.PC2: Please update and submit new calculation to match framing plan.