HomeMy WebLinkAbout279818_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:
101108099
PROJECT ADDRESS:
3404 Westminster Ave
PLAN CHECK ENGINEER:
Le, TungTEL:714
647-5896
EMAIL:
Tle10@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
A-2, A-3, R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
10/11/2021
INITIAL REVIEW
10/24/2021
EXPIRATION
4/9/2022
RECHECKS:
1.3/28/2022
PROJECT APPLICANT CONTACT PERSON:
2.
Francis Ong
3.
TEL:
(714)296-3844
FAX:
VALUATION: $550,000.00
EMAIL:
f660pro@yahoo.com
FLOOD ZONE: A-0602320143J
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.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)
- Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by
the Public Works Agency (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.Sheet A-01: Reminder: The site is located in a Flood zone – A Letter of Map Amendment (LOMA) is required prior to permit issuance. 2nd Review Comment:In addition to the provided LOMA, an Elevation Certificate (EC) is required. Pleaseprovide an Elevation Certificate completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. Both LOMA and the complete EC shall be incorporated / imprinted onto the plan. Occupancy Groups: Please include occupancy group (A-2) for the dining area. 2nd Review Comment: Those proposed practice rooms are intended for short-term stay, if the given statement is true, it should be classified as occupancy group ‘R-1’ for the short-term stay (transient). Revise area analysis to include group A-2. 2nd Review Comment: The allowable number of story should be limited to 1 story with area increased for occupancy group A-2 in type V-B building. Plumbing fixture calculation: Information must be legible – Please increase font sizes. Plumbing fixture calculation will be required at time of resubmittal. 2nd Review Comment: For consistency, please revise occupancy group A-2 for the lunch room, and 2 water closets are required for male. Area analysis: Please show floor area for each occupancy on each separate floor (story). In each sotry, the building area shall be such that the sum of the ratios of actual building area of each separated occupancy divided by the allowable building area of each separate occupancy shall not exceed 1. 2nd Review Comment: Area of existing church building (A-3) and proposed lunch room (A-2) – Please revise area analysis to include both existing square footage of the existing building (church) and proposed lunch room for the assembly area. Sheet A-01a: Accessible route (circulation path) from the public sidewalk to the proposed addition building: The circulation path contiguous to vehicular traffic shall be physically separated from vehicular traffic. Physical separation shall be provided with circulation paths raised 4 inches minimum above the area where vehicular traffic occurred. Please revise plan and coordinate with grading plan. (11B-250)2nd Review Comment: Response was incomplete. Please revise plan to show an elevated accessible walkway (route) from the public sidewalk to the proposed building entrances. Clearly show/provide concrete walkway, curb ramps, ramps, etc. as applicable; provide details and clearly cross-reference onto the plan. New trash enclosure: Please relocate trash enclosure so that it be accessible to the tenant and locate on an accessible route. Per section 11B-250 mentioned above, the circulation path shall be physically separated from the vehicular traffic with a 4” raised circulation path. Please coordinate revise plans accordingly. 2nd Review Comment: Please revise plan and provide details that the accessible route is physically separated from the vehicular traffic with a 4” raised circulation path. Please coordinate with grading and revise plan accordingly. Please clearly show location of accessible entrance(s). 2nd Review Comment: On the plan, please clearly show location of the accessible entrances to the proposed building. Please provide an accessible route from the parking spaces to the building accessible entrances. 2nd Review Comment: Please clearly show separation between the pedestrian circulation path and the vehicular traffic (parking lot). Show concrete curb and concrete curb ramp. Provide details. Please show/provide an accessible route to buildings within the same lot. 2nd Review Comment:Please coordinate with comments above and revise plan accordingly. 2nd Review Comment: Existing ramps – Please provide ramp information to show ramps are in compliance with accessibility requirement per 11B-405. Detectable warning provided/showed on the plan was insufficient. Detectable warning shall be provided where required under Section 11B-247.1.2. Please coordinate and revise plan accordingly. 2nd Review Comment: Please coordinate and revise location of required truncated dome accordingly. Truncated dome should not locate with the required landing of the ramp. Sheet A-11: Please provide complete floor plan showing existing and new addition. 2nd Review Comment: Please provide a complete floor plan, including existing and new area; partial floor plan is not acceptable. First Floor Plan: 2nd Review Comment: Please provide the following – Provide a cross-section through stairway (at gridline 2) to show clear headroom of 6’8”. Please provide an additional accessible restroom with-out roll-in shower option complying with 11B-607 or 11B-608.2.3. On the plan, please provide an accessible common laundry room on the first floor. Restrooms that not require to comply with mobility complying with section 11B-806.2, toilet room and bathing fixtures shall be required to comply with Section 11B-603.6. At least two guest rooms shall provide with communication features per Section 11B-806.3. On the plan, please clearly show/designate location of guest rooms with the communication features. Guestroom accessible restrooms: Please show 60” turning circle. Window H located next to kitchen door 106b must be tempered glass. Second Floor: Revise plan to provide one-hour fire-rated corridor. 2nd Review Comment: Mop sink closet shall be separated from the corridor by an one-hour fire-rated wall and fire-rated door. Please coordinate and revise plan accordingly. Washer/dryer: Please provide a separate room for the washer dryer with fire-rated protection from adjacent practice unit and corridor. 2nd Review Comment: Response was incomplete. Please revise plan to provide a separate laundry room with one-hour separation from the fire-rated corridor. A plumbing wall may be required. 2nd Review Comment: Window J adjacent to stairway should be tempered glass. Window C and D for practice room: Window shall comply with emergency opening window. 48”x48” minimum sliding windows are required. 2nd Review Comment: A clearly 5.7 square feet opening is required for egress and recuse opening. The 48” x 36” sliding door will not provide a 5.7 square feet opening. Sheet A-13: 2nd Review Comment: please provide the followingPlease clearly reference enlarged plans to the full size plan (site plan). Ramps: on the plan, please specify maximum slope for ramp. Ramps please show handrail extension at landings (at top landing, at intermediate landing). Please coordinate with sheet A-01a for raised sidewalk and curb ramps. Sheet A-22: 2nd Review Comment: On the plan, please show/provide window sill and header height. Proposed West Elevation: Please provide/show parapet wall. Provide section and detail to show parapet height and construction. (705.11)Building Section: Please show interior fire-rated wall and provide detail to show wall termination at floor and roof assembly. Clearly cross-reference building section on the plan so that it can be easily located. Sheet A-41: Stair 203: Please revise plan to provide 12” handrail extension at top landing on both sides of stairway. And, reset doorway to provide minimum 6-ft landing. Stair 200: Please provide/show 12” handrail extension at top of landing and maintain 18” clear from the door strike edge for the door. Stair 100: Bottom landing – please revise stairway to provide minimum 12” clear from door strike edge from the push side, where door is provided with closer and latch. Stair 101: Please provide wall in the stairwell at the bottom landing to prevent any possible storage in the exit stairway. Please provide details for handrails, rise and run, contrast striping, etc. Provide details and clearly cross-reference detail onto the plan. Please cross-reference stairway plan onto the floor plan so that it can be easily located. Sheet A-42: Please provide complete information, including all dimensions and signage for accessible restroom in compliance with Chapter 11B, Division 6. 2nd Review Comment: Response was incomplete. Community use restroom plan:Please provide accessible features for restroom. For example, water closet’s elevation and location; grab bar’s dimensions, elevation, and location; toilet paper dispenser’s elevation and location; and etc. Guestroom bathroom: Please show 60” turning circle in the bathroom; and provide accessible features including water closet location and elevation, grab bar information, accessible seat information, shower control location and dimensions, etc. All details and information shall be clearly cross-referenced onto the plan. Sheet A-51.1; A-51.2; A-51.3; A-52.1: Please clearly cross-reference details onto the plan. Delete/omit detail that does not apply to the project.2nd Review Comment: Please comply. Detail shall be clearly cross-referenced onto the plan. 2nd Review Comment: 4/A-52.1 - One hour fire-rated roof assembly – Please revise plan to provide minimum ½” thick plywood as required per UL Des P522 for one-hour roof assembly. Please coordinate with structural engineer. 2nd Review Comment: Detail 8/A-52.1 – the parapet height shall be 30” height measure the roof line where it setback 10-ft from the property line. (705.11.1)Structural plan review: Revise plans are provided. The following comments are required. S.0: Design Loads – Please revise soil bearing pressure to 1500 psf, per soil report. Roof sheathing: Please provide minimum ½” thick plywood roof sheathing as required by one-hour roof fire-rating assembly. Sheet S2 & S3: Exterior walls for stairway (between gridline E-F & and 9-11): Please provide 2x6 full height wall. revise plans and provide calculation for full height 2x6 studs. Sheet S3: Detail 4/SD2 called out at gridline 4 adjacent to the stairway was not applicable. Please provide detail to show wall with high wall above. Sheet S3: Detail 3/SD2 called out at interior shear wall at line 6 were not applicable. Please provide detail to show wall parallel with roof rafter and ceiling joists. Sheet S2: existing low roofframing on the right side of gridline 1 – Please provide complete information to show how the existing roof are supported; show supporting location for hips, ridge, etc. Sheet S2: Please specify floor sheathing specification (thickness and nailing schedule). Stairway: Please coordinate with architectural plans for revised stairway layouts. Sheet S2: Please provide a typical detail for beam to beam hanger support. Sheet S1: Detail 13/SD1 was not available – Please verify and revise detail reference accordingly. Provide detail for hold-down anchor. Sheet S1: Referenced detail 7/SD1 at the stairway wall – Please revise detail to show dowel rebar between stairway footing and adjacent exterior slab. Please reference details for stairway framing. Please submit foundation plan and detail to the geotechnical engineer for review. The geotechnical engineer should provide “Review” stamp on the plans prior to submit to City for review and approval. *PLANS WERE INCOMPLETE. PLAN REVIEW WILL CONTINUE AT TIME OF RESUBMITTAL AND ADDITIONAL COMMENTS MAY BE REQUIRED.