HomeMy WebLinkAbout280739_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:
104108366
PROJECT ADDRESS:
1064 E Sixth 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):
B, S-1
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
10/25/2021
INITIAL REVIEW
12/1/2021
EXPIRATION
4/23/2022
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Jesse Roberto
3.
TEL:
(714)325-3073
FAX:
VALUATION: $300,000.00
EMAIL:
jesseroberto_rwr@yahoo.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.Please refer to red marks on the drawings for additional plan check comments. Revise drawings to show compliance.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).Sheet A-0. Delete California Residential Code and Uniform Housing code from the governing Codes.Sheet A-0. The following scope of work is currently recorded in the City’s permit record. Please include them on the cover sheet. Please review your plans and submitted package to match the scope of work. Demo unpermitted 1,835sf attached covered overhand; new metal cladding on walls & roof/structural reinforcement to building; legalize office created in warehouse; upgrade restroom for compliance, convert unpermitted bathroom to a janitor room; new exit door to meet exiting requirements; legalize (1) Rooftop unit (RTU); install (10) new skylights; new ADA path of travel; new 8' wall & electrical security gate. Modify parking stalls.The scope of work is incomplete and unclear:Provide detailed description of the building alteration and repair of the existing warehouse building #1. Show square footage of the area to be repaired. (e.g. __sf. of the new roof covering).Clarify and identify all proposed work in the existing (24”x26”) office building area.Sheet A-0. Clarify and identify the Type of Construction of the warehouse and office building. The building one is constructed in wood, type III does not apply to building #1. For Type V, it shall be classified either VA or VB. Classify type of construction on all related plans and building information on the cover sheet. (CBC Ch. 6)Sheet A-0 and A-1.1. The floor area of each occupancy (B, S1) and total floor area shall be consistent on the building information (A-0) and area breakdown (A-1.1). Please revise plan to clarify.Sheet A-0. The building as shown is a mixed-occupancy building. Please comply with Section 508.2 for accessory occupancies, section 508.3 for non-separated occupancies, or section 508.4 for separated occupancies. Please make building analysis part of the construction documents.Add note to plan that the warehouse shall not be used as a parking garage or any vehicle storage.Sheet A-1.0. See comments on the drawing.Sheet A-1.1. Site plan. Show 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.Sheet A-1.1. Site plan. On the west side of the building, show the required wall and opening protection requirements for the existing building will be maintained. Show compliance with the following code: CBC 503.1.2, 705.5, Table 601, Table 602, and 705.8, Table 705.8. (Edge of Building 1 appear ±3 feet to the west lot line)Sheet A-1.1. Site plan. On the west side of the building, projections beyond the exterior wall shall not extend more than 12 inches into the area where openings are prohibited nor beyond a point one-third the distance to the lot line from an assumed vertical plane located where protected openings are required. (CBC Section 705.2)Sheet A-1.1. Show on the site plan accessible routes that comply with the following: At least one accessible route shall be provided within the site from accessible parking spaces and accessible passenger loading zones; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve. Where more than one route is provided, all routes must be accessible. (CBC 11B-206.2.1)Sheet A-2.0. In the warehouse area, identify any permanent equipment installed and materials to be stored on plan to comply with S1 occupancy.Sheet A-2.0. Please show new skylights on the roof plan. Remove them from the floor plan for clarity.Sheet A-2.0. Provide complete floor plan information in the office area instead of just dotted lines. Sheet A-2.0. Part of the west side exterior wall is close to the lot line, identify __ hour fire-rating wall and projection. Provide fire-rated assembly wall and projection details on plan.Sheet A-2.0. Provide building cross sections at least two on each longitudinal and transverse direction.Sheet A-2.0. Provide exterior wall framing information above the concrete wall.Sheet A-2.0. Provide exterior wall construction assembly detail. Sheet A-2.0. Provide detail of roof construction assembly.Sheet A-2.1. The structural framing information in the building section shall be consistent with structural drawings. Please update.Sheet A-3.0. To legalized existing rooftop unit:Provide specification, dimensions and weight of the rooftop unit which to be legalized.Provide dimensions to show distance from the edge of the rooftop equipment to the edge of the building. Guards shall be provided where various components that require service are located within 10 feet of a roof edge. The guard shall be constructed so as to prevent the passage of a sphere 21 in diameter and minimum 42 inches height. (1015.6)Structural design, calculation and connection details are required for the guard attached to the roof framing. (CBC Ch. 16).Sheet A-3.0. Provide ICC number for new skylights.Sheet A-3.0. Provide manufacturer’s information, model and ICC number for the new metal roof covering.Sheet A-3.0. Provide roof drain detail for both primary and secondary drain system. (CPC)Sheet A-4.0. Identify each opening (door, window…) by new (N) or existing (E) openings on the proposed building elevations. Any alteration to the existing opening shall be identified as new (N) and indicate existing opening size prior to altered.Sheet A-4.0. Provide structural design for any new openings or any openings are altered.EGRESSSheet A-6.0. 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.Sheet A-6.0. The exit door located on the east side of the warehouse does not comply with Code.Exits shall comply with Exits shall comply with Sections 1022 through 1027 and the applicable requirements of Sections 1003 through 1015. An exit shall not be used for any purpose that interferes with its function as a means of egress. Once a given level of exit protection is achieved, such level of protection shall not be reduced until arrival at the exit discharge.Provide an accessible exit door.Note on drawing: “Exit doors shall be openable from the inside without the use of a key or any special knowledge or effort.”Note on drawing: “Exit doors shall be marked so that they are readily distinguishable from the adjacent construction.”All doors require a level floor landing on each side in accordance with CBC Sections 1010.1.5, 1010.1.6, 1010.1.7, 11B-404.2.4.4and 11B-404.2.5 and CBC Figures 11B-404.2.4.1 and 11B-404.2.4.2. Provide typical door threshold details and details of change in floor covering material.The City of Santa Ana requires concrete exterior door landings. Revise the drawings to show compliance.At the exit door, revise the drawings to reflect under CBC Section 1010.1.9.4 Exception 2.2, which reads “THIS DOOR MUST REMAIN UNLOCKED WHENEVER THE BUILDING IS OCCUPIED.Provide a directional exit sign at changes in exiting direction.In the warehouse area, requires means of egress from all occupied parts be provided with at least 1’ candle of light at floor level. Show compliance on the drawings. (notes alone are not accepted)Note on the plans: “Exit signs shall be internally or externally illuminated at all times. Externally illuminated exit signs 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 in case of primary power loss.”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.”Provide tactile exit sign detail. 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.ACCESSIBILITYSite accessibilityDetectable warnings provided to separate walks that cross or adjoin a route provided for vehicular traffic, such as in a street, driveway, or parking facility, shall be 36 inches in width and continuous at the boundary between the pedestrian areas and vehicular areas. §202, §11B-247.1.2.5, §11B-705.1.2.5Detectable warning surfaces shall be yellow and approximate FS 33538 of Federal Standard 595C. §11B-705.1.1.3.1Walks that cross or adjoin a route provided for vehicular traffic, such as in a street, driveway, or parking facility, shall be separated by detectable warnings, curbs, railings or other elements between the pedestrian areas and vehicular areas. §202, §11B-247.1.2.5, §11B-705.1.2.5Refer to site plan (A-1.1) and egress plan (A-6.0). Provide required exterior door landing at exterior side of the door on all exterior exit doors. There shall be surrounding the by the detectable warnings, minimum 36” wide, around required landing. At the emergency, maintain the clear path of egress on site from the exterior door not to be blocked by parked cars or other obstructions. Show required dimensions for landings, detectable warnings and details and means to maintain clear egress route on the site plan. (1010, 1028, 11B-247, 11B-705.1.2.5, 11B-404)
Signs identifying van parking spaces shall contain additional language or an additional sign with the designation “van accessible.” Signs shall be 60 inches minimum above the finish floor or ground surface measured to the bottom of the sign. Exception: Signs located within a circulation path shall be a minimum of 80 inches above the finish floor or ground surface measured to the bottom of the sign. §11B-502.6
Parking identification signs shall be reflectorized with a minimum area of 70 square inches. §11B-502.6.1Additional language or an additional sign below the International Symbol of Accessibility shall state “Minimum Fine $250.” §11B-502.6.2An additional sign shall be posted either; 1) in a conspicuous place at each entrance to an off-street parking facility or 2) immediately adjacent to on-site accessible parking and visible from each parking space. §11B-502.8The additional sign shall not be less than 17 inches wide by 22 inches high. §11B-502.8.1The additional sign shall clearly state in letters with a minimum height of 1 inch the following: §11B-502.8.2"Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards or special license plates issued for persons with disabilities will be towed away at the owner’s expense. Towed vehicles may be reclaimed by telephoning The Santa Ana Police Department at (714) 245-8665. CVC 22658a."Sheet A-5. Detail 2. The parking space shall be marked with an International Symbol of Accessibility complying with Section 11B-703.7.2.1 International Symbol of Accessibility in white on a blue background a minimum 36 inches wide by 36 inches high.Sheet A-5. Detail 2. Access aisles shall be marked with a blue painted borderline around their perimeter. The area within the blue borderlines shall be marked with hatched lines a maximum of 36 inches on center in a color contrasting with that of the aisle surface, preferably blue or white.Gate #6. On the site plan, show direction of door swing, maneuvering space, landing space at the accessible pedestrian gate. (11B-404)Building AccessibilityDoor #8 shall not swing into required door landing of the door #11.Revise door #5 and door #11 to show compliance. Door openings shall provide a clear width of 32 inches minimum. Clear openings of doorways with swinging doors shall be measured between the face of the door and the stop, with the door open 90 degrees. Openings more than 24 inches deep shall provide a clear opening of 36 inches minimum. There shall be no projections into the required clear opening width lower than 34 inches above the finish floor or ground. Projections into the clear opening width between 34 inches and 80 inches above the finish floor or ground shall not exceed 4 inches. §11B-404.2.3Maneuvering clearances for forward approach shall be provided when any obstruction within 18 inches of the latch side an interior doorway, or within 24 inches of the latch side of an exterior doorway, projects more than 8 inches beyond the face of the door, measured perpendicular to the face of the door or gate. §11B-404.2.4.3At the door #11, provide minimum 60” clearance on the pull side of the direction of the door swing.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.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-404.2.10The provided drinking fountain shall be accessible and complied with the following requirements:No fewer than two drinking fountains shall be provided. When provided, one drinking fountain shall comply with 11B-602.1 through 11B-602.6, 11B-602.8 and 11B-602.9 and one drinking fountain shall comply with 11B-602.7 and 11B-602.9. §11B-211.2 (See exception)Drinking fountains shall comply with Sections 11B-307 Protruding Objects and 11B-602 General Requirements. §11B-602.1Units shall have a clear floor or ground space complying with Section 11B-305 Clear Floor or Ground Space positioned for a forward approach and centered on the unit. Knee and toe clearance complying with Section 11B-306 Knee and Toe Clearance shall be provided. §11B-602.2Spout outlets shall be 36 inches maximum above the finish floor or ground. §11B-602.4The spout shall be located 15 inches minimum from the vertical support and 5 inches maximum from the front edge of the unit, including bumpers. §11B-602.5The spout shall provide a flow of water 4inches high minimum and shall be located 5 inches maximum from the front of the unit. The angle of the water stream shall be measured horizontally relative to the front face of the unit. Where spouts are located less than 3 inches from the front of the unit, the angle of the water stream shall be 30 degrees maximum. Where spouts are located between 3 inches and 5 inches maximum from the front of the unit, the angle of the water stream shall be 15 degrees maximum. §11B-602.6Spout outlets of drinking fountains for standing persons shall be 38 inches minimum and 43 inches maximum above the finish floor or ground. §11B-602.7Wall and post-mounted cantilevered drinking fountains shall be 18 inches minimum and 19 inches maximum in depth. §11B-602.8All 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-602.9Where existing toilet rooms or bathing rooms do not comply with 11B-603 Toilet and Bathing Rooms, directional signs indicating the location of the nearest compliant toilet room or bathing room within the facility shall be provided.Signs shall comply with 11B-703.5 Visual Characters and shall include the International Symbol of Accessibility complying with 11B-703.7.2.1 ISA.Add note to the accessible water closet:” The seat height of a water closet above the finish floor shall be 17 inches minimum and 19 inches maximum measured to the top of the seat. Seats shall not be sprung the return to a lifted position.”Sheet A-5. Remove pictogram from the restroom door-mounted sign.Sheet A-5. 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.Show mounting height on the wall-mounted tactile signs. 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).ENERGYProvide building envelope energy design. The NRCC pages shall be submitted and signed. If those pages are incorporated in the mechanical plan, submit that plan and add a note on that plan “for reference”.CALGREENProjects with valuation of $200,000 or above shall meet all of the requirements of 2019 CalGreen, Divisions 5.1 through 5.5. Show compliance on plan.STRUCTURALAll sheets. Revise notes to show building design shall comply with 2019 California Building Code.New fence wall and gate:Provide structural design for the CMU pilaster supporting the pedestrian gate. Provide calculation and detail for pilaster construction and footing.Structural calculation page 4. Revise reinforcement to be centered in the stem wall.Detail 1/A-1.3. Revise footing horizontal reinforcement to be either 4-#5 or #5 @ 12” on center per calculation.Building:The existing warehouse building #1 has unpermitted alteration throughout the building and being exposed to weather. The current structural integrity is in question. This building shall be investigated and be designed to support gravity and lateral load in accordance 2019 CBC Chapter 16 by the licensed civil or structural engineer in record. Provide complete structural evaluation report, calculation and structural plans to repair and retrofit the existing building to bring it up to code.Please identify the structural support on the framing and foundation plan. For gravity, show location of the bearing walls, columns, headers, girders…For lateral, show lateral-force-resisting-system location, type, and footings… on plan. Connection details to for load transfer are required.Provide design and detail for the lateral support of the new interior office construction.Provide design and detail for the gravity and lateral support of the new accessible restroom, located in the warehouse building #1.Provide design and detail for the new exterior door opening in the small office. Due to the new opening, justify existing lateral support and/or provide structural design on the exterior wall with calculation.To legalized existing rooftop unit, specify the weight of the roof mounted on the plans. 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.Safety guard may be needed for the rooftop unit. Structural design, calculation and connection details are required for the guard attached to the roof framing. (CBC Ch. 16).Provide the design for the shear transfer from the roof diaphragm or upper shear wall to the shear wall below the floor or roof. Detail nails, bolts, shear plates, sill plates, and blocking as required by design. Use reduced values for nails with reduced embedment. Details in sheet D1 need to show continuous load path for lateral force transfer.Special Inspections (1704): The Registered Design Professional shall include a “Statement of Special Inspections” on the plans. Provide complete inspection program & list on the Title Sheet.Structural review is pending due to insufficient design is provided. New corrections may apply after next review.All comments on plan shall be addressed.END OF COMMENTS