HomeMy WebLinkAbout270804_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:
101105431
PROJECT ADDRESS:
616 E Fourth St
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-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
12/10/2020
INITIAL REVIEW
1/2/2021
EXPIRATION
6/8/2021
RECHECKS:
1.4/22/2021
PROJECT APPLICANT CONTACT PERSON:
2.
Frank Wright
3.
TEL:
(310)750-8939
FAX:
VALUATION: $300,000.00
EMAIL:
fwright082@gmail.com
FLOOD ZONE: X-0602320276J
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.
- 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)
- County of Orange Health Department approval on the corrected/final set of drawings ((714)433-6000)
- 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.PC2: Please complete the part 1 of the school fee form and email back to the building plan check engineer or submit the form at the next submittal.Indicate on the cover sheet : A separate Building Permit Application is required for:
- Fence walls
- Pedestrian protectionProvide 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.PC2:Please make an appointment with building staff Allissa at 714-647-5854 to apply permit in person at the time when submitting the new plans for next plan review. It is recommend to use separate plans for TI and pedestrian protection.Note that pedestrian protection has not yet been reviewed. Please apply permit first and obtain permit number prior to plan check.Refer to submittal requirements in the pedestrian protection. See attached handout in email.Barriers and covered walkway requires structural engineering. Provide structural calculation to justify the design shown in AP-202. Corrections may apply. OR as an option, you can use city pre-approved details.Obtain building permit for installing new rooftop equipment. Submit structural calculation and detail for equipment’s anchorage design and supporting structure.PC2: Please make an appointment with building staff Allissa at 714-647-5854 to apply permit in person at the time when submitting the new plans for next plan review.Sheet TS-0.1. Include the roof top equipment (how many) on the description of the scope of work.Submit missing sheets from sheet AD-801 through AD-808 for plan check.PC2: Sheet AD-807 and AD-808 are listed in the sheet index, but not submitted.Sheet AP-402. Provide/clarify low wall detail at the bar seating. The detail 6/AD-804 does not match wall legend.Sheet AD-806. Detail 8. Show minimum 8 inches from bottom of plywood sheathing to naturalgrade. [2019 CBC 2304.12.1.2].Sheet AD-806. Detail 8. Specify a minimum 0.019” (No. 26 galvanized sheet gage) corrosion-resistant or plastic weep screed located below foundation plate line and 4 inches above grade on all exterior stud walls or 2-inches above paved area [2019 CBC 2512.1.2].Sheet TS-0.1 and sheet AP-201. Revise type of construction to type VB.Sheet TS-0.1 and sheet AP-201. Revise the building fire sprinkler system to NFPA13 per CBC 903.3.1.1. NFPA 13D does not apply to A2 occupancy group per CBC 903.3.1.3. Revise plans.Sheet TS-0.1. Scope of work. Show breakdown of the 358 sf. single story addition. Indicate square footage of the building addition and trellis separately.Sheet AP-201. Note on the rear yard/patio that if there is any outdoor seating or gathering area provided for assembly purpose. If applicable, provide detail to calculate occupant load.PC2: Add note on the site plan: “Not for assembly use” on the rear yard on sheet AP-201.Sheet TS-0.1. Clarify the total occupant load on the cover sheet and the load analysis table on sheet AP-401. (98 vs. 140 occ.).Sheet AP-401 through AP-502. Show the existing door leading to the rear storage area to be enclosed on plan.Provide a cross-section for all new partitions showing:The ICC approval # for the metal studs and all fasteners.Type, size, gage and spacing of studs.The method of attaching partition walls to the roof or floor above and to the floor below.Height of the partition, suspended ceiling and roof or floor framing above.Thickness of wall sheathing material and details of attachment.Provide ceiling design on plan. The suspended ceiling system shall comply with CBC 808.1.1.1 and seismic design per ASCE 7-16 Section13.5.6.Sheet AP-502. Note ICC Research Report Number on the drawings for Walk-in cooler and or freezer.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).Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1.Sheet AP-400. Indicate U-factor, SHGC and VT value in the window and door schedule for windows and glazed doors.Sheet AP-404. In new addition area, provide design and detail for roof drainage system complying with CBC 1502 and chapter 11 of the CPC.Sheet AP-601. Provide missing detail 13/D400.Refer to plan check comments on the redline set.EGRESSProvide egress analysis from the rear yard/patio to the public street. Show tables and chairs if provided. Justify how to obtain the occupant load as 44 (see occupant load analysis on sheet AP-401)? Justify the egress travel distance (Occupancy A, max. = 250 feet), common path of egress travel (Occupancy A, max. = 75 feet), width of egress path, exit access sliding door, and exit signage on plan to comply with building code.PC2: Sheet AP-401. Provide illuminated exit sign at the patio door #1. Provide specification on plan to justify the sliding door to provide sufficient clear open width for occupant load it served.All provisions of Section 1008.1.4.3 for horizontal sliding door (door #04) at the rear yard must be listed on the plans.Posting of Occupant Loads: 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. (CBC 1004.9).ACCESSIBILITYPer occupant load analysis table on sheet AP-401, there are 44 occupant load occurs in the rear yard/patio. Provide site accessibility design in the rear yard/patio complying with CBC Chapter 11B.Sheet AP-402. Provide accessible seating details at the bar, booth and table seating.Sheet AP-402. According to 24 seating spaces, provide 2 accessible seating spaces at the dining table.Sheet AP-402 and AP-502. Revise shelf design (note 52 on AP-502) not to encroach into required door maneuvering space.Thresholds, if provided at doorways, shall be ½ inch high maximum. Raised thresholds and changes in level at doorways shall comply with 11B-302 Floor or Ground Surfaces and 11B-303 Changes in Level. §11B-404.2.5.PC2: Sheet AP-402. Cross-reference door accessibility details at the new patio door #1.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.Provide exit tactile sign detail including sign elevation and typical signage text per CBC Section 1013.1 at exit and exit access doors complying with CBC Sections 11B-703.1, 11B-703.2,11B-703.3, and 11B-703.5. (CBC 11B- 216.4.1)PC2: Sheet AP-402. Provide tactile exit sign at the patio door #1 with detail referenced.Provide complete accessible restroom design and details. PC2: The restroom appears too small:A minimum 60 inches wide and 48 inches deep maneuvering space shall be provided in front of the water closet. CBC 11B-604.3.1. Figure 11B-604.8.1.1.3.Where door located in the front partition, the door opening shall be 4 inches maximum from the side wall or partition farthest from the water closet.CBC 11B-604.8.1.2 & Fig. 11B-604.8.1.2.Doors cannot encroach into turning space. CBC 11B-603.2.3.Toilet paper dispensers shall comply with Section 11B-309.4 Operation and shall be 7 inches minimum and 9 inches maximum in front of the water closet measured to the centerline of the dispenser. The outlet of the dispenser shall be below the grab bar, 19 inches minimum above the finish floor and shall not be located behind the grab bars. Dispensers shall not be of a type that control delivery or that does not allow continuous paper flow. §11B-604.7At least one side partition shall provide a toe clearance of 9 inches minimum above the finish floor and 6 inches deep minimum beyond the compartment-side face of the partition, exclusive of partition support members. Partition components at toe clearances shall be smooth without sharp edges or abrasive surfaces. Compartments for children’s use shall provide a toe clearance of 12 inches minimum above the finish floor. §11B-604.8.1.4Refer to redline set for plan check comments marked on the drawings.ENERGYProvide energy design for building envelope and fenestration in the addition and alteration area, complying with 2019 California Energy Code. If the design is provided on the MEP sheets, provide additional and attach that sheet or sheets to the building plan check submittal package to verify building envelope and fenestration design. PC2: Sheet TS-0.2. Specify the new storefront wall assembly in the building envelope for metal stud exterior walls. Call out wall thickness, spacing, insulation…and review the wall assembly in building
sections (e.g. sheet AP-702) to be consistent with energy design.CALGREENAlteration and addition projects with valuation of $200,000 or above shall meet all of the applicable requirements of 2019 CalGreen, Divisions 5.1 through 5.5. Fill out “GRN-03_CalGreen Non-Residential Checklist form” and incorporate it into the drawings.STRUCTURALSheet S-2.0. Specify the weight of the roof mounted equipment on the plans. PC2: Not shown.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 7-16, Sections 13.1]PC2: Please indicate the calculation page number. I do not find the design in new calculation. Please do not response only “See calculation” or “ See plan”.Lateral analysis: Revise structural calculation to obtain correct seismic parameters based on the correct project address: 616 E 4th St., Santa Ana, CA. 92701. Revise structural calculation, lateral design and details and seismic parameters shown on sheet S-0.10.PC2: The submitted calculation still showing wrong address. It appears this is still the old calculation and not being updated.Sheet S-2.0. Provide structural design, calculation and detail on plan at the following locations:Bracing of out-of-plane force for new exterior walls at the storefront.Connection of the existing roof to the new interior steel beam W12x50.New opening in the existing brick wall between new restrooms and the existing building. (grid A and D)PC2: Design is not provided. The in-fill wall still need to comply with minimum design load per code.Detail 10/SD1.0. Wood columns supporting permanent structures and supported by a concrete or masonry slab or footing that is in direct contact with the earth shall be of naturally durable or preservative-treated wood. [2019 CBC 2304.12.2.2].PC2: The detail remain unchanged. Provide vapor retarder underneath the new interior concrete slab-on-grade per CBC 1907.1.PC2: In your response: “See SD-1.0”. However, I do not find compliance. Please be more specific which detail and where is the compliance shown on the drawing.Refer to red lines on plan. Those are balance of comments from previous plan check:PC2:Provide calculation to design lateral force collector along line A from the tributary area on both new addition and existing building to the OMF. Provide shear transfer details at diaphragm to both brick wall and lateral collector connection and at the collector and block walls to the OMF. Review and revise lateral force resisting system design to provide continuous load path originated from roof diaphragm to the OMF.Provide connection details at the top and at the bottom of the new exterior walls at the storefront to support in-plane and out-of-plane lateral force.Justify existing lateral support for seismic force at the storefront. Clearly show the location of the lateral force resisting system on plan and justify its capacity by providing calculation. If structural upgrade is needed, provide calculation, design, structural details and plans.Ordinary Moment Frames (OMF):The R value used in determining the base shear shall be limited to 3.5 instead of 6.5. In calculation page 28, provide explanation how to obtain 15.3 kips seismic force and prove the R value is 3.5.PC2: In your response: “See calculation”.Please indicate page number with explanation and justification.Chords/collector and struts (ASCE Section 12.10.2): Provide calculations and details to show that collector elements, splices, and connections to resisting elements have the strength to resist the combined loads resulting from the load combinations with over-strength factor. Justify roof diaphragm and CS16 continuous straps.PC2: In your response: “See calculation”. Please indicate page number.The OMF calculation shall be updated to comply with 2019 CBC and AISC 360-16. Page 32 of the calculation shows the current design is under AISC 360-10 version.PC2: Calculation is not updated.Special inspection is required for concrete per CBC 1705.3. Special inspections and tests of concrete construction shall be performed in accordance with this section and Table 1705.3.PC2: Plans are not updated.Sheet OM-1 Detail 3. Update the anchor bolt material to “GR-55” and steel base plate to 16”x16” wide per structural calculation page 38.
PC2: Plans are not updated.END OF COMMENTS