HomeMy WebLinkAbout282506_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:
101108942
PROJECT ADDRESS:
2800 N Main St Unit# 601
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
II B, SPK
OCCUPANCY CLASSIFICATION(S):
A-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
12/16/2021
INITIAL REVIEW
12/30/2021
EXPIRATION
6/14/2022
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Iscolina Delgado
3.
TEL:
(626)222-7669
FAX:
VALUATION: $900,000.00
EMAIL:
plancheck@hestiaatelier.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.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)Submit fully dimensioned plot plan including:Lot lines, north arrows and structures.Location of the tenant space within the building.Accessible parking stalls (CBC 11B-208, 11B-502)Accessible routes within the boundary of the site from public transportation stops, accessible parking and accessible passenger loading zones, and public streets or sidewalks. (CBC 11B-206)Clarification on the cover sheet. In addition to occupancy A3, revise occupancy group to indicate main occupancy and to list all applicable occupancies with square footage in this tenant space in the remainder area.Assign occupancy group (CBC chapter 3) to each room/space. E.g. beverage service area: Group A2, office: Group B, retail: Group M and etc…Indicate the original occupancy for retail as group M.Clarify Type of Construction to Type IIB per building record.Add 2019 California Green Building Standards Code as part of the governing Codes.All sheets. On the floor plan, clearly indicate the location of the deferred submittal items and under separate permit area (identify the location with notes).Cover sheet. The new storefront is shown on both under this submittal and deferred submittal. Clarify on the scope of work and plan if the storefront is part of the permit or under separate permit. Cover sheet. Coordinate the description of deferred submittals and separate submittals to be consistent with floor plans.Cover sheet. Scope of work. Clarify if there is adding any new or altering existing rooftop units on the architectural plan. Obtain Building permit and relevant permits. Provide roof plan to show dimensions, locations and weight for new or altered rooftop units. Provide structural design and plans for equipment anchorage. (E.g. Sheet A1.8. Notes #10.)Cover sheet. Show number of story of the mall building and the floor which the tenant is located on plan.Sheet A1.0. Under wall types, the cross-reference of the wall section to sheet I500 is not available. Please clarify.Sheet A1.0. The ceiling height is 13 feet within the retail and hallway. However, the partition wall #1 (e.g. between hallway and restrooms, workroom, office…) shows design only up to 12 feet maximum height partition (refer to wall type #1 and detail 13 and15/A5.1). Please revise partition wall stud, bracing and connection structural design and details.Sheet A1.0. Provide structural design and details for keynote #1, #3, #10 and #11.Sheet A1.0. Clarify and identify the use of the interior stairway next to the inflatable area.Sheet A1.8. Indicate ceiling height throughout the entire tenant space. E.g. missing ceiling height above the Ninja run area. Sheet A1.8. Notes #10. Clarify if there is adding any new or altering existing rooftop units on the architectural plan. Provide roof plan to show dimensions, locations and weight for new or altered rooftop units.Sheet A5.1. Identify clear height between the surfaces of the lower floor to the bottom of the upper floor. Provide design and detail for partition top and bottom connection design including diagonal bracing member. Verify also if the detail 2/A5.1 is adequate. Plans also missing top connection of the full height wall and diagonal bracing to the bottom of the slab.Sheet A5.2. Design and specify compression stud attachment to the concrete floor. Wood screws do not apply.Add note to plan: Interior wall and ceiling finishes within the mall of a covered mall building and within the exits of covered or open mall buildings shall have a minimum flame spread index and smoke-developed index of Class B in accordance with Chapter 8. Interior floor finishes shall meet the requirements of Section 804.Sheet A6.1. Specify U-factor and SHGC value on the new exterior storefront and glazed door in the schedule. In addition, provide a copy of energy calculation on the next submittal to verify the fenestration performance.ACCESSIBILITYThe inflatable area shall be accessible to public. Please show on plan this area is in compliance with CBC 11B.Provide accessible routes to the inflatable area and usable by persons with mobility disability design on plan. If the surface of the inflatable area is above the finish floor, accessible ramps, handrails, landings may be required. Identify the elevation and slope if the floor is raised.Drinking fountainsNo 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-211.2Drinking 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-602.9RestroomsDetail 11/G0.1. Delete pictograms on the wall-mounted signs.
MAIN PLACE MALLNote On Drawings: CBC Section 402.15.5.2, Plastic panel and plastic signs. Within every story or level and from side wall to side wall or each tenant space or mall, plastic panels and plastic signs shall be limited as follows:
- Plastics, other than foam plastics, shall comply with CBC Section 402.15.4.
- Foam plastics shall have a maximum heat-release rate of 150 kilowatts when tested in accordance with
approved recognized standards (see CBC Section 402.15.5) and shall have the following physical
characteristics:
- A density not less than 20 pounds per cubic foot; and a thickness not greater than ½”.
- They shall not exceed 20 percent of the wall area facing the mall;
- They shall not exceed a height of 36” except that if the sign is vertical then the height shall not exceed 96” and the width shall not exceed 36”; and
- They shall be located a minimum distance of 18” from adjacent tenants.EGRESSClarify and show location of the card readers on plan. Card readers shall not be on the egress side of the egress door.Due to change of occupancy from M to A3, please evaluate if the existing mall egress system is adequate to support the increased of occupant load. Please provide justification.Refer to highlighted aisle area on the side and the back of the inflatable area.Revise the egress aisles to be uniform in minimum width or required capacity. Also create smooth wall lines on the aisles and avoid right angle of walls. (1029.9.4)Increase the aisle width not to less than the minimum width or required capacity. E.g. 36” wide by the rear exit door is insufficient. Also, show dimensions on near the interior stairway not to create a bottle net on the egress aisle to provide sufficient width.Within the tenant space, measure travel distance from the inflatable area and from the ninja run area. Show maximum travel distance and common path of travel on the egress plan.Clarify on the egress plan. Within the tenant space, the distance of travel from any point to the exit or entrance of a mall shall not exceed 200 feet.Show accumulated occupant load on each egress/ egress access door.Please revise storefront design within the mall that the (2) storefront doors will not encroached into existing mall when fully open. Recommend to recess those doors.Sheet A1.2. 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 door that leads directly to a grade-level exterior exit by means of a stairway or ramp shall be
identified by a tactile exit sign with the following words as appropriate:“EXIT STAIR DOWN”“EXIT RAMP DOWN”“EXIT STAIR UP”“EXIT RAMP UP”
- Each exit door that leads directly to a grade-level exterior exit by means of an exit enclosure, or an exit
passageway, shall be identified by a tactile exit sign with the words “EXIT ROUTE.”
- 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.”Provide tactile exit signs detail on plan. For the purpose of Section 1013.4, the term “tactile exit signs” shall mean those required signs that comply with Chapter 11A, section 1143A or Chapter 11B, section 11B-703.1, 11B-703.2, 11B-703.3 or 11B-703.5.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”.The exit signs shall be readily visible from any direction of egress travel and clearly indicate the direction of egress travel. (Refer to red marks on the egress plan).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.”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.STRUCTURALPlease verify with the architect of the proposed design occupant load.Provide seismic upgrades design for higher risk categoryif the total occupant loan is greater than 300 people (Ie=1.25). (CBC Table 1604.5)This is change of occupancy from retail to assembly. The design live load for assembly area is 100 psf minimum and not reducible. (CBC Section 1607). Please evaluate the existing concrete floor to support future higher live load. Justification with structural calculation is required.Provide structural design, plans and calculation for the: New rooftop equipment units. (verify with architect if occurs)Decorative trusses at the tenant entrance and within tenant spaces.Structural support for the new storefront.Sheet A1.0. The ceiling height is 13 feet within the retail and hallway. However, the partition wall #1 (e.g. between hallway and restrooms, workroom, office…) shows design only up to 12 feet maximum height partition (refer to wall type #1 and detail 13 and15/A5.1). Please design partition wall stud, bracing and connection structural design and details.Sheet A1.0. Provide structural design and details for structural elements in keynote #1, #3, #10 and #11.Sheet A5.1. Identify clear height between surfaces of the lower floor to the bottom of the upper floor. Provide design and detail for partition top and bottom connection design including diagonal bracing member. Verify also if the detail 2/A5.1 is adequate. Plans also missing top connection of the full height wall and diagonal bracing to the bottom of the slab.The design loads and other information pertinent to the structural design required by Sections 1603.1.1 through 1603.1.9 shall be indicated on the plans.END OF COMMENTS