HomeMy WebLinkAbout269940_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:
101105140
PROJECT ADDRESS:
3400 W Warner Ave Unit# A
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
A-3, B, M
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
11/9/2020
INITIAL REVIEW
11/24/2020
EXPIRATION
5/8/2021
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
TatevOganyan
3.
TEL:
(818)237-7867
FAX:
VALUATION: $6,000,000.00
EMAIL:
tatev@theoganyanagency.com
FLOOD ZONE: X-0602320258J
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 (714) 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 (714) 647-5840
- Public Works Agency approval (714) 647-5039
- Orange County Sanitation District (714) 593-5756PLAN CHECK COMMENTS:Provide separate sheet for phasing plan. Identify area of each phase such as phase 1, 2 and 3 on plan. On the phase plan, provide the following analysis on plan: (1) site accessibility, (2) site egress for each phase.CBC Sections A106.1 and A106.3.4.1, All drawings sheet IDs (e.g. ID-C) shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.Sheet A-0.0.0. Show the complete Scope-of-Work on the plans per the permit application. Plan review is subject to the Scope-of-Work on the permit application and any work not part of the Scope-of-Work (Project Description) shall be deleted or marked as “Existing”.
Sheet A-0.0.0. Provide project information:
Job address
Property Owner’s name
Tenant contact informationSheet A-0.0.0. Code analysis:Clarify the “occ classification” and “occupancy” to be consistent.Show total area, aggregate areas, and allowable area (show justification for why allowable area = 50000 sf.?). See item #14 below for more information.This building will not qualify for unlimited building area provision. A purposed lot line adjustment is under review. The lot line will be placed on the south side of the property (refer to lot line adjustment number: LLA-2020-3), located ±22.5 feet from the face of south exterior wall. See item #14 below for more information.Indicate on plan whether separated or un-separated occupancies applies. See item #14 below for more information.Sheet A-0.0.0. Drawing index:Add sheet A2.3.0 and ID-3.6 into drawing index.Provide accessibility compliance with 2019 CBC instead of ANSIA117.1 on sheet A9.0.0 through A9.0.9. Revise drawing title in the index and update those plans.Add structural sheets into drawing index.List all deferred submittals on cover sheet. (e.g. fire sprinkler design….). Please coordinate architectural, interior design and structural plans to identify all deferred submittal items.The building as shown is a mixed-occupancy building. Please comply with section 508.3 for non-separated occupancies, or section 508.4 for separated occupancies. Please make building analysis part of the construction documents.[Note that the accessory occupancy provision may not apply to this job due to there is no qualified main occupancy (at least 90% of total area) assigned. Occupancy B:±10,188 sf, M:±10,224 sf, A:±4,567 See red line on sheet A-1.5.0].(Note that the screen wall requires 0-hour fire rating per plan and per AM&M report. This screen wall is also an area separation wall, separating occupancy A and M. The non-separated occupancies analysis per section 508.3 may be the best approach).Sheet A-1.1.0. Submit fully dimensioned plot plan including:Dimension distances from building(s) to all property lines, street centerlines, and adjacent existing or proposed structures on the site.Show proposed lot line on the south side of the property (refer to lot line adjustment number: LLA-2020-3 to obtain more information), located ±22.5 feet from the face of south exterior wall.Show any open space easements or development-restricted areas.Frontage Increase (CBC 506.3): Clearly delineate any frontage used to justify allowable area increases.Width of front, rear, and side yards. Clear width is measured from property line to building face or edge of floor overhang or edge of overhang of usable space below roof, canopy, porch, or covered walks.Show square footage and occupancy of theexisting tenant space (hatched area) within the building.Show dimensions of the parking stalls, landscape and the sidewalk on the south side of the building. See red lines on plan.Note on plans: “Frontage used for allowable area increases per CBC Section 506.3 shall be permanently maintained”.Provide a note on the plans indicating if any hazardous materials (414) will be stored and/or used within the building, which will exceed the quantities listed in CBC Tables 307.1(1) and 307.1(2).Sheet A-2.0.0 and relevant sheets. Provide 2-hour fire barrier to separate the existing tenant space from the construction area per fire protection report. Revise plan to show location and fire assembly details on plan.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.Sheet A-2.0.0. Provide missing information on the note #275. Interior floor finishes shall show compliance with CBC Section 804.Sheet A-2.0.0A and A-2.0.0B. Provide wall detail on the legend #342, #386, #600, #601, #603 and #620.Sheet A-4.0.0. Remove 4 roof top units on plan located outside the scope of this permit.Sheet AD-2.0.0. On the plan and wall legend, the wall pattern are too light to distinguish from each other. Please revise.Sheet A-8.0.0. Cross-reference interior non-bearing wall design into the wall legend on sheet A-2.0.0A and A-2.0.0B.Sheet A-8.6.0. Specify fire-rating on each door in the door schedule.Sheet A-8.6.0. Provide information for door type E in the door schedule.EGRESSPosting of Occupant Loads (CBC 1004.9): Any room used that is used for an assembly purpose shall have the capacity of the room posted in a conspicuous place on an approved sign near the main exit or exit-access doorway.Sheet A-1.5.0. Within reception room #101, specify the occupancy load in the future checking desk area and add those loads into the egress design.Sheet A-1.5.0. Provide a note to describe what do MDF room #153 and IDF room #116 stand for?Sheet A-1.5.0. Clarify why the occupancy is F in the fire riser/pump room #165. The occupancy shall be assigned in accordance with CBC chapter 3. The F is not recognized.Sheet A-1.5.0. the break room #127 conference room #144, training room #149:Based on the assembly use, the following room should use 15 occupant load factor to calculate occupant load. Revise occupant load on egress plan. See red lines on plan.Per CBC 303.1.2. Those rooms are NOT accessory to any main occupancy (322+378+399+3468 = 4567 sf > 10% x 25629=2569 sf). Therefore, those rooms shall be assigned as A occupancy. Revise plan to correct to occupancy. See red lines on plan.Revise egress/occupancy summary table to show correct occupancy group, occupancy load, area, and total load.Sheet A-1.5.0. The exit door #1 will no longer sufficient for the increased load per item #31 (186 vs 170). See red line on plan. Please increase the door clear width or consider use the other exit door through corridor #154 to reduce the required occupant load at exit door #1.Sheet A-1.5.0. Show location of the tactile exit signs on the egress plan. 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 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.”Sheet A-1.5.0.Provide exit signage details showing compliance on plan.For the purpose of Section 1013.4, the term “tactile exit signs” shall mean those required signs that comply with Chapter 11B, section 11B-703.1, 11B-703.2, 11B-703.3 or 11B-703.5. Sheet A-1.5.0. Two turnstiles are designed for egress occupancy 36 and 37, located in the common wall between dispensary and reception shall fully complied with section 1010.3. Provide manufacturer cut sheet on plan. Response in writing to justify to meet each code section. (No deferred submittal)Sheet A-1.5.0. Note the following on the plans: “The means of egress, including the exit discharge, will be illuminated to a level of not less than one foot-candle at the walking surface at all times the building space served by the means of egress is occupied”.Sheet A-1.5.0. Note on the plans: “Exit signs shall be internally or externally illuminated at all times and shall be connected to an emergency power system (batteries, unit equipment or an on-site generator) that will automatically illuminate the exit signs for a duration of not less than 90 minutes.”Sheet A-1.5.0. Note on plans: “Egress doors shall be readily openable from the egress side without the use of a key or special knowledge or effort.”Sheet A-8.6.0. Revise door schedule to provide panic hardware on the door #100B.Panic hardware shall comply with CBC Section 1010.1.10.Sheet A-2.0.0A and A-2.0.0B. On all required exit doors, provide bollards at the boundaries of the required door exterior landing and show dimensions of the exterior landing on plan. The landing shall be level and having a length in the direction of the door swing of at least 60” as measured at right angles to the plane of the door in the closed position and the width shall be door width plus 24” maneuvering clearance. Detectable warning is also required. See also correction item #63.Provide site egress plan:For clarity, please do not combine site egress plan with the architectural site plan.Show site egress routes from each egress door to a public way. Indicate the width of sidewalks or walks on the egress routes. Show purposed future lot line on the south side of the building. The exit discharge shall provide a direct and unobstructed access to a public waywithin the same site without crossing the future lot line through other properties.CBC Section 1028.5,Show estimated occupant load number from the other tenants at the exterior exit doors.On the south side of the building, please specify the width of the sidewalk. The minimum width or required capacity of the exit discharge shall be not less than the minimum width or required capacity of the exits being served. In addition to the occupant load from current tenant (186+73+31+3), the occupant load served shall also include the other occupancies from the other tenants (suite #I, J, K, L and M) egressing through the same sidewalk. (Consider the future lot line, all occupant load for exits leading to south of the building shall travel through that sidewalk, not cross the lot line).ACCESSIBILITYSite accessibilitySheet A-1.1.0. Detail A. Revise the wording on the sign to be “Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards or license plates issued for persons with disabilities may be towed away at owner’s expense. Towed vehicles may be reclaimed by telephoning the Santa Ana Police Department at (714) 245-8665. CVC 22658a.Sheet A-1.1.0. Detail B. Revise the wall mounting height from 36” to 60” per CBC 11B-502.6.Sheet A-1.1.0. Detail B. Revise the applicable code section from 1129B.5 to 11B-502.6.Sheet A-1.1.0. Detail 2, 3 and 4. Revise the detectable warning to locate at the boundary of the landing adjoining the access aisle. It shall extend the full width of the landing and 36” minimum wide.Building accessibilitySheet A-2.1.0B. Door #108. Door maneuvering clearances for forward approach shall be provided when any obstruction within 18” of the latch side at an interior doorway, measured perpendicular to the face of the door. (CBC 11B-404.2.4.3 & Figure 11B-404.2.4.3 (a))Sheet A-2.0.0A. Note #261. Revise the accessible counter height not to exceed 34” maximum from finish floor.Sheet A-2.0.0A. Provide accessible counter on sales counter #2, #3 and #4. Where counters are dispersed throughout the building, counters complying with Section 11B-904.4 also shall be dispersed. (11B-227.3).Sheet A-2.0.0B. Security room #122, break/locker room #127. Provide accessible bench complying with 11B-903 within the room. (11B-222 &11B-803.4).Sheet A-2.0.0A, A-2.0.0B and A-2.2.1. All drinking fountains shall either be located completely within alcoves, positioned completely between wing walls, or otherwise positioned so as not to encroach into pedestrian ways. The protected area within such a drinking fountain is located shall be 32 inches wide minimum and 18 inches deep minimum, and shall comply with Section 11B-305.7 Maneuvering Clearance. When used, wing walls or barriers shall protect horizontally at least as far as the drinking fountain and to within 6 inches vertically from the floor or ground surface. §11B-602.9.Sheet A-2.0.0A and A-2.0.0B. Revise clear floor space in front of the lower accessible counter positioned for a forward approach and centered on the unit.Sheet A-2.0.0A. Add note to note #296 that where two automatic teller machines are provided at a location, on shall comply with Sections 11B-707.2 through 11B-707.8 and one shall comply with Sections 11B-707.3, 11B-707.4, 1B-707.5, 11B-707.6, 11B-707.7.2 and 11B-707.8.Sheet A-8.6.0. Revise general note to the door schedule that Operable parts of door hardware shall be 34” minimum and 44” maximum above the finish floor or ground. (CBC 11B-404.2.7)Sheet A-8.6.0. Swinging door and gate surfaces within 10” of the finish floor 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” of the same plane as the other. (CBC 11B-404.2.10)Sheet A-8.6.0. Maximum force for pushing or pulling open, exterior or interior hinged doors with closers and sliding or folding doors, shall not exceed five pounds. Minimum allowable opening force, for fire doors, not to exceed 15 pounds. (CBC 11B-404.2.9)Provide an accessible door to the room #130.Sheet A-2.0.0A. Note #288.Automatic and power-assisted turnstiles located on the common wall between dispensary and reception area shall NOT be part of an accessible route. (CBC 11B- 404.3.7).Please provide alternate design and information on plan to comply with Section 11B-404.3. (Automatic and power-assisted doors and gates). (No deferred submittal)Sheet A-2.2.0, A-2.2.1 and interior elevations. Revise paper dispenser (legend #E) location in all accessible water closet compartments. Operation and shall be 7 inches minimum and 9 inches maximum in front of the water closet measured to the centerline of the dispenser.Sheet A-2.2.0, A-2.2.1 and interior elevations. Revise the sanitary napkin disposal (legend #H) location shall be on the accessible route, not behind the toilet). All operable parts, including coin slots, shall be 40 inches maximum above the finish floor.Sheet A-2.2.0, A-2.2.1. Identify on plan at least on accessible lavatory on each restroom. (11B-404.3.5.1 item #5)Sheet A-2.2.0, A-2.2.1. Provide required restroom signage (wall and door-mounted) on plan.Sheet A-2.2.0. Show minimum clear width at least 44 inches in men’s restroom #160.Sheet A-2.0.0A and A-2.0.0B. On all required exit doors, detectable warning is required at the boundaries of the exterior door landing adjoining the vehicular way.Sheet A9.0.0 through A9.0.9. Update accessibility details in compliance with 2019 CBC chapter 11B with California amendments instead of ANSIA117.1. (City does not adopt ANSI A117.1)Refer to additional plan check comments on the red line set, marked on the drawings.ENERGYSheet A-0.0.2 and A-0.0.3. The energy design appears to consider the entire building area (39264 sf.). However, the scope for this permit is for only part of the building (25,629 sf.), excluding the existing tenants (unit I, J, K, M). Revise the energy design in accordance with the actual tenant area under this permit.Sheet A-0.0.3. On the NRCC form page 26, provide signature, date and license by the architect in record to complete responsible envelope designer section on plan.Provide storefront dimensions (existing and new) on the floor plan to verify the energy building envelope design.CALGREENProjects with valuation of $200,000 or above shall meet all of the requirements of 2019 CalGreen, Divisions 5.1 through 5.5.Plans shall indicate method of verification of compliance with all CALGreen requirements. Third party or other methods shall demonstrate satisfactory conformance with mandatory measures. Include City's Mandatory Measures Checklist “GRN-03_CalGreen Non-Residential Checklist” copies onto plans.Please refer to the plan check red line set for comments marked on the drawings.Please review and update the fire protection report to be consistent with the architectural plans. E.g. area analysis, egress analysis…STRUCTURALThe licensed architect who stamps on the structural plans must stamp, sign and date the cover page of the structural calculation.Please add page numbers on the structural calculation.Sheet A-8.0.0. Cross-reference interior non-bearing wall design into the wall legend on sheet A-2.0.0A and A-2.0.0B.Provide structural design for the exterior wall to support the most critical load combination to support lateral and gravity load. Provide structural framing and detail for exterior wall type 386A (Refer to sheet A-7.0.0 wall section #4).Sheet S101. Remove the roof-top unit anchorage design located at the southeast of the building on the unit K-M from roof framing plan. This area is not part of this permit. See red line on plan.Sheet AD-2.0.0. Refer to note #227 and elevation #2, a column located in front of the future screen wall will be removed. Design structural support for the girders and design continuous load path from the girders to the W21x48 steel beam. No information is provided in detail 4/S200.Sheet S200. Detail 1. For the W21x48 beam design (W14x43 beam in the calculation), please review the beam span in the calculation to match the framing plan. (20.5 feet in calc. vs 24 feet on plan)Sheet S200. Detail 1. Justify if the existing concrete footing is capable to support the point load from both H6x4x1/4 columns (member M4 and M5 in the structural calculation). Show dimensions of the footing dimensions on plan.Sheet A-3.0.0A. Provide structural design for the interior suspension trellis (refer to sheet ID-1.0 around the dispensary area). Provide framing, connection and anchorage design to support vertical and lateral force complying with CBC Chapter 16. Specify framing material, dimensions, structural support, and connection details on plan. Structural calculation may be required.Sheet S200. Detail 4. Revise embedment of the ¼” diameter screw to have 2.75” minimum per structural calculation.