HomeMy WebLinkAbout287300_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:
101110337
PROJECT ADDRESS:
1322 E Edinger Ave
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, F-1, S-1
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
7/28/2022
INITIAL REVIEW
8/25/2022
EXPIRATION
1/24/2023
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Edward Sapigao
3.
TEL:
(949)280-4782
FAX:
(949)458-7420
VALUATION: $450,000.00
EMAIL:
ed@sccgconsulting.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.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.Sheet A0.0. Clearly indicate the scope of work under this building permit application. Construction drawings must clearly show all work to be done under the subject building permit application. This submittal has two building permits. List each building permit and its associate scope of work separately on the cover sheet.On each drawing, provide the date of signing of drawings by licensed responsible professionals.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 Sanitation District (714) 593-5756
- School District Compliance CertificateA separate Building Permit Application is required for:
- Each building
- Each structure
- Each sign
- Trash enclosure(s)
- Fence(s)
- Block wall(s)
- Light standard(s)
- Pedestrian protection
- Demolition
- Site improvements
- Storage Racks
- Screen Wall for Proposed EquipmentPlans are incomplete. The license architect of record shall review the design prior to submit for plan check. DO NOT SUBMIT INCOMPELTE DESIGN. Further comments may apply after next review. Incomplete submittals may result multiple plan review cycles and additional plan check time and fee may apply.Provide the following:
- Provide a fully dimensioned site plan on each set of plans.
- Disabled access compliance must be shown on the site plan.
- Provide a fully dimensioned site plan on a separate 8½” x 11” sheet of paper.
- Show all property lines of record on the site plan. Show compliance with CBC Section 704 and CBC Tables
601, 602, and 704.8.Sheet A0.0. List the following occupancy on the project data applies to this building: B, F1, S1.Sheet A0.0. Provide the building square footage:Existing building area: 11,766 sf.New 1st floor building area: 1,362 sf.New 2nd floor building area: 1,362 sf.Proposed overall building area : 14,499 sf.Correct the building square footage on plan throughout the submitting package.Sheet A0.0. Indicate the proposed number of the building stores: 2.In new addition, the 2nd level does not meet one of the requirements to qualify as mezzanine. Revise all title block from mezzanine to 2nd floor throughout the document. Revise building design as a two-story building.Occupancy both F1 and S1 are LIMITED TO the 1st level of the type VB and non-sprinklered building per CBC Table 504.4. The storage rooms are NOT PERMITTED on the 2nd floor of the new addition. Please revise the design and further building plan check will be required including structural plan check)Sheet A0.1. The proposed building (Type VB, non-sprinklered, 2 stories, area=14490 sf.) may exceed maximum allowable area in any proposed occupancy: (B: NS=9000 sf. / F1: NS= 8500 sf. / S1 NS= 9000 sf). (CBC Table 506.2)(This building does not meet unlimited building area requirements).Provide complete and detail justification per CBC 508 to prove the proposed building complies the allowable area.Mixed Use: 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.Sheet A1.0. Show fire separation distance on all perimeter walls of the building on the site plan.Sheet A1.0. Provide grades around the building or structure and proper site drainage, or else refer to approved grading plan for drainage info.Finish grade around the structure/addition shall slope away from the foundation a minimum of 5% for a minimum distance of 10 feet. Include a note on the site plan or show on a foundation detail. (CBC 1804.4)Sheet A0.1. Delete following codes which do not apply to this project: 2019 California Residential Code, and 2019 California Historical Building Code.Sheet A0.1. The current shown analysis does not match the prosed building and incomplete. Revise and clarify code analysis to show proposed building complies with CBC chapter 3, chapter 5 and chapter 6.Provide existing building floor plan prior to demolition. (1/8”=1’-0” scale)Provide at least (4) building cross-sections. See sheet A2.0 for the requested locations.Revise sheet A3.0. Elevation drawings shall include following information:
- Height dimensions to both parapet and roof surface
- Exterior finishes and materials
- Exterior building components (walls, roof, doors, windows, etc.)
- Window types
- Window header height
- Attachment/relationship of existing buildings (where applicable)
- Roof slope/pitch
- Roof venting
- Top of floor elevations(s)
- Top of finished grade (referenced to site plan)
Building Section drawings shall include following information:
- Building component assemblies (walls, roof, floors, foundations, etc.)
- Material sizes/type
- Attachment/relationship to existing buildings (where applicable)
- Height dimensions (top of finished grade, top of floor elevation(s), bottom of ceiling, top of parapets, etc.)
- Bottom of footing elevationProvide on the drawings a complete window schedule showing:
- Window sizes
- Type and thickness of glazing (type of safety glazing for hazardous locations noted under CBC Section 2406.3
- U-factor, SHGC, and VTProvide on the drawings a complete door schedule, showing:
- Door sizes (CBC Sections 1010.1.1 and 11B-404.2)
- Hardware complying with exiting and disabled accessibility requirements (CBC Sections 1010.1.9 and
11B-404.2.7)
- Compliance with limitation of viewport size (CBC Section 716.2.2.1 Exception 1)
- Fire-rating of door assembly complying with CBC Section 716 Opening Protection
- Note smoke seal (in accordance with CBC Section 716.2.2.1, required for doors forming part of the one-hour
exit corridor envelope)
- Cross-reference door specification correctly into floor plan.Provide complete window and door schedules on plan; identify all windows either existing or new on plan including type (single hung, sliding, solid core door…), and dimensions.Minimum 5” seismic separation is required (plan shows partial 4” separation). Revise plan to show the existing and proposed building are proper separated between walls.Sheet A2.0. Provide design and details of the coverage at the seismic gap to provide free movement between buildings under design lateral force. Specify coverage device or material with ICC or third party approved number. Plan shows solid stud walls is not permitted.Sheet A2.0. Revise wall legend to add following information on each type of wall:__-hour of fire-rated partition/wall and cross-reference fire-rated assembly details.Top and bottom connection of the partition/wall.Provide typical section view detail of all new partitions and ceilings showing:
- Size, spacing, and material of framing members
- Note gauge and ICC Research Report number and installation/construction requirements for metal framing
members.
- It is the project designer’s responsibility to coordinate work with the various trades to ensure that the size of
the wall cavity will be large enough to accommodate piping, fittings, ducts, etc. There has been a continuing
field problem of 2½” wide metal studs not being able to accommodate plumbing pipes.
- Method of attaching framing to the building structure. Compliance shall be shown with CBC Section 1607.13
for lateral support of the walls. Do not support top of walls to suspended ceiling system unless calculations
and drawing prepared by a registered engineer are submitted for review. Submit structural engineering
calculations for walls in rooms with a floor to building structure above height greater than 14’.
- Provide on the drawings details for the lateral support of partitions, rails and similar space dividers less than
5’ 9” in height.
- Sheathing material and details of attachment. Note type, size, and spacing of fasteners.
- Heights of partition, suspended ceiling, structure above.
- Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number.
- Fire-blocks and draft-stops in combustible construction in accordance with CBC Section 717. Show
location(s) and provide typical construction details.
- Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC Section 716
and mechanical Code Section 606.CBC Section 718.2.2, Provide fire blocking in concealed spaces of stud walls and partitions, including furred spaces at the ceiling and floor level and at 10 ft. intervals both vertical and horizontal.Complete all soffit and furred out wall details. Provide complete detailing, including number, type, location of fasteners and how attachment is made to the building structure. Show compliance with CBC Section 803.Sheet A2.0. Provide at least one entrance and exit door at the first level of the new addition.Sheet A2.1. Provide a complete suspended ceiling system plan and section detail showing the following:
- Vertical supports
- Seismic wires
- Seismic strut/Compression strut
- Perimeter wires
- Separate fixture wires for lights and mechanical devices
- ICC Research Report number for the suspended ceilingSheet A2.1. Provide legend and descriptions to label fixtures and show finish of the ceiling plan.Provide interior wall & ceiling finish requirements by Occupancy (Table 803.13)Sheet A2.2. Identify each mechanical screen on plan either new (N) or existing (E).Sheet A2.2. Provide ICC number for the new roof covering material.Sheet A2.2. Provide primary and secondary roof drain at the roof deck with details on plan.Sheet A2.10 and A2.11. Provide interior dimensions to locate each interior wall, room and space.Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 422.0 and CPC Table 4-1. Provide plumbing calculation on plan.EXITPlans are incomplete. The license architect of record shall review the design prior to submit for plan check. DO NOT SUBMIT INCOMPELTE DESIGN.Provide a fully dimensioned means of egress floor plan addressing all occupiable spaces and indicating the following:Calculate and specify the occupant load at individual spaces per Section 1004Specify the overall occupant load of the tenant spaceShow intended egress routes, specifying the cumulative occupant load at exit access doors, corridors, stairways, etc.Show the common path of travel and the exit access travel distancesCalculate the minimum width of all means of egress componentsShow the required and actual distance between exit and exit access doorwaysExit signageTwo exits or exit access doorways from any space shall be provided where the occupant load, number of dwelling units and common path of egress travel distance exceed the values listed in CBC Table 1006.3.3(1) & (2).Provide two means of egress from any occupiable space on the 2nd floor, 1st floor of the new addition, flower 4, Quarantine…Dead Ends(CBC 1020.4): When more than one exit or exit access doorway is required, exit access shall be arranged such that there is no dead end in a corridor exceeding 20 ft. (50 ft. in sprinklered building).Sheet A0.0. Occupant load table:Revise square footage and occupant load of the C13 room. Table shows 35 sf. does not match plan.Revise occupancy group from F1 to B on the following rooms: entrance, offices, break area and conference room.Revise occupant load factor to 15 occ/sf and calculate new occupant load on the following rooms: break area and conference room.Revise occupant load factor to 300 occ/sf and calculate new occupant load on the Mother/clone room.Revise area square footage and occupant load on the following rooms: D01, D02 and D03. See redlines on plan.Update total occupant load in the building.See redlines on the drawing.Stairways shall show compliance with CBC Sections 1011 and 11B-504 including applicable disabled accessibility requirements.
- Provide complete architectural plan view, sections, details, and notes for stairway(s).
- Dimension stairway width showing compliance with CBC Sections 1011.1, 1005, and 1009.3.
- Dimension rise of steps shall be not less than 4” or greater than 7”. The run shall notbe less than 11”.
- Treads, nosing, and risers require compliance with CBC Section 11B-504, including no open risers and slip
resistant treads.
- CBC Section 1011.3, Dimension stairway headroom clearance. 80” minimum clearance.Provide handrail details on the drawings showing compliance with CBC Section 1011.14, 1014, and 11B-504.6.
- Stairways shall have handrails on each side.
- Every stairway required to be more than 88” in width shall be provided with not less than one intermediate
handrail for each 88” of required width. Intermediate handrails shall be spaced approximately equally across
with the entire width of the stairway.
- Handrails shall be 34 to 38” above the nosing of treads.
- Handrails shall extend a minimum of 12” beyond the top nosing, and shall extend a minimum of 12” plus the
tread width beyond the bottom nosing.
- Ends of handrails shall be returned or shall terminate in newel posts of safety terminals.
- Handrails projecting from a wall shall have a space of 1½” between the wall and the handrail.
- The handgrip potion of handrails shall not be less than 1¼” nor more than 1½” cross-sectional dimension or
the shape shall provide an equivalent gripping surface. The handgrip portion of handrails shall have a smooth
surface with no sharp corners. Any wall or other surface adjacent to the handrail shall be free of sharp or
abrasive elements. Edges shall have a minimum radius of 1/8”.The walls and soffits within enclosed usable spaces under enclosed and unenclosed stairways shall be protected by 1-hour fire-resistance-rated construction or the fire-resistance rating of the stairway enclosure, whichever is greater. Access to the enclosed space shall not be directly from within the stair enclosure. (Refer to redmarks on A2.11 for location)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.”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.Corridors shall be fire-resistance rated in accordance with Table 1020.1. The corridor walls required to be fire-resistance rated shall comply with Section 708 for fire partitions.CBC Section 1020.4.1, Corridor ceiling. Use of the space between the corridor ceiling and the floor or roof structure above as a return air plenum is not permitted. See CBC Section 1017.4 for exceptions.CBC Section 1020.5, Corridor continuity. Fire-resistance-rated corridors shall be continuous from the point of entry to an exit, and shall not be interrupted by intervening rooms.Foyers, lobbies or reception rooms constructed as required for corridors shall not be construed as intervening rooms. In fully sprinklered office buildings, corridors may lead through enclosed elevator lobbies if all areas of the building have access to at least one required exit without passing through the elevator lobby. [SFM]CBC Section 1020.5, Air movement in corridors. Corridors shall not serve as supply, return, exhaust, relief or ventilation air ducts when required to be fire-resistive rated in accordance with Table 1020.1.Provide a complete architectural section of 1-HR. corridor detailing fire resistive rated construction of the walls and ceilings. Detail all duct and other penetrations CBC Sections 708.4, 1020.1, 716.1, Table 716.1(2) & 717.5.4.Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1017 and 708:
- Size, spacing, and material of framing members. Note gauge and ICC number and installation/construction
requirements for metal framing members.
- Method of attaching framing to the building structure. Compliance shall be shown with CBC Section 1607.13
for lateral support of the walls. Do not support top of walls to suspended ceiling system unless calculations
and drawings prepared by a registered engineer are submitted for review. Submit structural engineering
calculations for walls in rooms with a floor to building structure above height greater than 14’.
- Sheathing material and details of attachment. Note type, size, and spacing of fasteners.
- Height of partition, suspended ceiling, structure above.
- Reference each wall and ceiling fire-resistive assembly to a CBC Chapter 7 Table and item number.
- Fire blocks and draft stops in combustible construction in accordance with CBC Section 717. Show
location(s) and provide typical construction details.
- Fire/smoke damper locations, installation requirements, and required access doors. Refer to CBC Section
716 and Mechanical Code Section 606.CBC Section 716.2.2. When corridor walls are required to be of one-hour fire-resistive construction by Section 1020, every interior door opening shall be protected by a tight-fitting smoke-and-draft-control assembly having a fire-protection rating of not less than 20 minutes. Viewport in 20-minute rated door limited to 1” in diameter. Said doors shall not have louvers. The door and frame shall bear an approved label or other identification showing the rating, thereof, followed by the letter “s,” the name of the manufacturer, and the identification of the service conducting the inspection of materials and workmanship at the factory during fabrication and assembly, in accordance with NFPA 80 and UL 1784. Doors shall be maintained self-closing or shall be automatic closing by actuation of a smoke detector in accordance with Section 715.4.7. Smoke-and-draft-control door assemblies shall be provided with a gasket so installed as to provide a seal where the door meets the stop on both sides and across the top.ACCESSIBILITYPlans are incomplete. The license architect of record shall review the design prior to submit for plan check. DO NOT SUBMIT INCOMPELTE DESIGN. Further comments may apply after next review. Incomplete submittals may result multiple plan review cycles and additional plan check time and fee may apply. On this project, site and building must be fully accessible.
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)
Show on the site plan at least one accessible route that complies with the following: At least one accessible route shall connect the accessible building, accessible parkings, accessible EV charging stations and trash enclosure, dumpsters that are on the same site. (CBC 11B-206.2.2)
On the site plan, show and define the required accessible path of travel: 48 in minimum width walkway, 1:20 (5%) maximum slope in the direction of travel, 1:48 (2%) maximum cross-slope. (CBC 11B-403.3 & 11B-403.5)Detectable Warning (11B-247): Identify height of the curb between sidewalk and parking along the building perimeter. Provide detectable warnings where a walk crosses or adjoins a vehicular way and the walking surfaces are not separated by curbs, railing or other elements between the pedestrian areas and vehicular areas. (CBC 11B-247.1.2.5)All entrances and exterior ground floor exit(s) to buildings and facilities shall comply with CBC Section 11B-404. (CBC 11B-206.4.1)Provide complete design for accessible parking spaces in accordance with Section 11B-502. Further plan review is required.For van parking spaces which shall have access aisles located on the passenger side of the parking spaces. §11B-502.3.4Provide accessible restroom design per CBC 11B-213 and 11B-602, including enlarged, dimensioned floor plans showing required clear floor spaces and maneuvering spaces.All accessible plumbing fixtures shall comply with CBC 11B Division 6. Provide design on plan.Provide accessible counter and sink design in all breakroom and conference rooms.All doors shall be accessible in compliance with CBC 11B-404.2. Provide design on plan.Recessed doors maneuvering clearances for forward approach shall be provided when any obstruction within 18” of the latch side at an interior doorway, or within 24” of the latch side of an exterior doorway, projects more than 8” beyond the face of the door, measured perpendicular to the face of the door or gate. Show dimensions on all accessible doors on plan. (CBC 11B-404.2.4.3 & Figure 11B-404.2.4.3 (a))ENERGY-Building envelope reviewProvide energy design and calculation for building envelope complying with 2019 California Energy Code. Incorporate all pages of NRCC on the drawing.GREENSTRUCTURALProvide table of contents in the structural calculaiton.The exterior wall construction on new addition shall be consistent with the architectural design. Refer to sheet A2.0. Legend #5, steel studs are prosed. However, the structural design is wood construction. Please revise design.Provide calculation for all shear walls. Shear wall design is not provided.Review is pending.