HomeMy WebLinkAbout293510_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:
101112262-65
PROJECT ADDRESS:
826, 828, 830, 832 S Main St
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
TBD
OCCUPANCY CLASSIFICATION(S):
TBD
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
10/5/2022
INITIAL REVIEW
12/5/2022
EXPIRATION
4/3/2023
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Timothy Zamora
3.
TEL:
(213)290-1846
FAX:
VALUATION: $15,000.00
EMAIL:
timzamora@gmail.com
FLOOD ZONE: X-0602320276J
APPLICABLE CODE: 2019 CALIFORNIA BUILDING CODE (CBC) WITH
CITY OF SANTA ANA AMENDMENTSAll 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 2corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5830 for an appointment.
GENERAL REQUIREMENTS
Clearances - Please obtain approval from the following agencies prior to permit issuance:
Planning Division – After the building division’s approval, request a planner to stamp the plans that building division approves.
Public Works Agency (PWA) – After the building division’s approval, obtain a PWA clearance if any of the following apply: project valuation exceeds $30,000, project has added plumbing fixtures, added bedrooms, or project exceeds 500 square foot in new construction (not renovation).
Police Department (PD) – After the building division’s approval, request a PD reviewer to stamp the plans that building division approves.
Orange County Fire Authority (OCFA) - Submit plans to OCFA as soon as possible if you answer “Yes” to any part of questions 1 through 10 on the plan submittal criteria.
School District – After the building division’s approval, submit payment to the School District and keep a copy of the payment receipt.
Orange County Health Department (OC Health) – Obtain OC Health approval.
Redline Pickups Instructions - The drawings markups (redlines) are available to pick up at the Building counters. The business hour is Monday through Thursday and alternative Fridays from 8:00 am to 1:00 pm. See the Holiday and Closed Friday Schedule before you plan your visit.
Resubmittal Instructions – Please provide a written response to the Plan Check Comments. Provide two copies of the latest construction document (drawings, calculations, and others related document). Provide one additional copy of drawings for new constructions or additions. Resubmit all construction document with one of the three options below:
Resubmittal Bin:Complete the Plan Check Re-Submittal Form along with the resubmittal. The resubmittal bin is available at the City Hall Ross Annex lobby, Monday through Thursday and alternating Fridays from 8:00 am – 4:00pm. See the Holiday and Closed Friday Schedule before you plan your visit.
Walk-ins: Daily walk-ins are available for resubmittals at first come first serve basis. Please note all scheduled appointments will be served first prior to any walk-ins.
Appointment: Call the Building division at 714-647-5800 to schedule a resubmittal appointment, or contact your assigned permit counter staff for your specific project.
Plan Check Expiration – This plan-check will expire after 180 days from the submittal date unless the applicant request for an extension. The extension request must be in writing and demonstrate a justifiable cause. The Building Official is authorize to grant a one-time extension of additional 180 days. If the plan-check expires after December 31, 2022, the new 2022 California Code of Regulations will be in effect; an expired plan designed with the 2019 California Code of Regulations will be no longer acceptable after December 31, 2022.
MEP Reviews – This review does not include Mechanical, Electrical, and Plumbing (MEP).
A California licensed architect or civil engineer is required to stamp and sign this construction document.
Addresses – Please contact Senior Planner, Jerry Guevara, regarding the change of addresses.
Jerry Guevara
Senior Planner
Planning and Building
Phone: (714) 647-5481
Email: JGuevara@santa-ana.org
Sheet A0.0
1st PC Comment:The scope of work indicates change of addresses: 826 S. Main Street, 828 S. Main Street, 830 S. Main Street, and 832 S. Main Street. Building records are based on individual address. Therefore, each address must include building code information such as floor area, existing occupancy group, proposed occupancy group, type of construction, sprinkler type, and location of the address (first floor, second floor, or basement). Under the Project Data, only one set of building data are shown. Please separate building data into separate columns for each address.
2nd PC Comment: Three new addresses will be created: 830 S. Main Street Unit A, 830 S. Main Street Unit B, and 830 S. Main Street Unit C. The following addresses will be deleted: 826 S. Main Street, 828 S. Main Street, and 832. S. Main Street. One additional plan-check number will be created for the parking lot restriping. See table below for plan-check number tracking:
Pc#
Address
Scope of Work
Action
101112262
826 S. Main Street
Repair damaged storefront
To be Cancelled
101112263
828 S. Main Street
Install demising wall to create 828
To be Cancelled
101112264
830 S. Main Street
Install demising wall to create 830
Revise scope of work to T.I. and create exterior accessible ramp.
101112265
832 S. Main Street
Install partition wall to create office/add ADA ramp
To be Cancelled. The ADA ramp description is on the 830 address.
TBD
830 S. Main Street Unit A
Install demising wall to create 830 S. Main Street Unit A
Create new PC#
TBD
830 S. Main Street Unit B
Install demising wall to create 830 S. Main Street Unit B
Create new PC#
TBD
830 S. Main Street Unit C
Install demising wall to create 830 S. Main Street Unit C
Create new PC#
TBD
830 S. Main Street
Parking Lot restriping
Create new PC#
Please provide the following:
Write a letter requesting the cancelation of plan check number: 101112262, 101112263, and 101112265.
Complete four new building applications for:
830 S. Main Street Unit A – Install demising wall.
830 S. Main Street Unit B – Install demising wall.
830 S. Main Street Unit C – Install demising wall.
830 S. Main Street – Parking Lot restriping
Contact permit services technician, Kathy Hernandez, for the four plan-check applications and plan-check payment on the parking lot restriping. Kathy’s contact is as follow:
Kathleen Hernandez
Permit Services Technician
Planning and Building
Phone: (714) 647-5857
Email: khernandez@santa-ana.org
Is this building equipped with a fire sprinkler system? Provide fire sprinkler system information under Project Data.
Specify the floor area for each proposed address: 826 S. Main Street, 828 S. Main Street, 830 S. Main Street, and 832 S. Main Street.
Verify the existing square footage on Project Data. Public records shows that the existing building area is 11,592 square feet. Plan shows 16,845 square feet.
Revise the applicable code edition to ‘2019’ on the California Building Code, California Mechanical Code, California Electrical Code, and California Plumbing Code.
1st PC Comment:List the following Scope of Work:
Install a new exterior accessible ramp.
Relocation of the accessible parking space.
Create a new opening at exterior wall.
Demolish existing front doors, steps, ramps, and walls.
Create 3 new doors and 8 glazing panels at storefront.
Create three units.
Change of addresses
2nd PC Comment: The building code information table shows the occupancy-group changes from group M to group B on suite A, B, and C. On the main address (830 S. Main Street), the occupancies changes from M/S-2 to a B/S-1. Include the following under Scope of Work:
830 S. Main Street, Unit A - Change of Occupancy from Mercantile (M) to Business (B).
830 S. Main Street, Unit B - Change of Occupancy from Mercantile (M) to Business (B).
830 S. Main Street, Unit C - Change of Occupancy from Mercantile (M) to Business (B).
830 S. Main Street - Change of Occupancies from Mercantile (M) and Storage (S-2) to Business (B) and Storage (S-1).
On the title block, remove the note: “storefront repair”. Sheet A1.0 shows three new doors and eight new glazing panels. This is a new storefront design, not a repair.
The previous occupancy groups were a retail (M) and a storage (S-2). The proposed scope of work is a change of use. Clearly indicate the existing occupancy group and the proposed occupancy group in each address.
Sheet A0.1
Show the North arrow direction on the site plan. The orientation does not match the vicinity map on sheet A0.0.
The first parking space is being converted from an accessible parking space to a standard parking space. Provide note to specify that the existing blue marking of the first parking space shall be removed, and the new paint color of the first parking space shall match the other standard parking spaces.
1st PC Comment:Is the entire parking lot being restriped? If this is the case, provide notes and details on the plan. If this is not the case, specify the new striping at the accessible parking space and the access aisle.
2nd PC Comment: The site plan indicates the parking lot will be restriped and slurry. A separate building permit is required. See Comment #8.
Cross-reference all of the accessible details such as the parking space, accessible aisle, and signages.
The Path of Travel (POT) striping is shown incorrectly. The path should not end at the steps; it should lead to the bottom landing of the new ramp.
The Path of Travel striping is not required.
A complete Path of Travel shall be provided from the access aisle to the entrance door. Use a dashed or dotted line to show a complete POT.
Cross-reference the proposed new ramp details.
Sheet A1.0
1st PC Comment:Where doorways are located adjacent to a ramp landing, maneuvering clearances required by 11B-404.2.4 and 11B-404.3.2 shall be permitted to overlap the required landing area. Doors, when fully open, shall not reduce the required ramp landing width by more than 3 inches. Doors, in any position, shall not reduce the minimum dimension of the ramp landing to less than 42 inches. (11B-405.7.5)
2nd PC Comment:See redlines on sheet A1.0.
Ramp handrails shall extend horizontally above the landing for 12 inches minimum beyond the top and bottom or ramp runs. Extensions shall return to a wall, guard, or the landing surface, or shall be continuous to the handrail of an adjacent stair flight. (11B-505.10.1)
At the top of a stair flight, handrails shall extend horizontally above the landing for 12 inches minimum beginning directly above the first riser nosing. Extensions shall return to a wall, guard, or the landing surface, or shall be continuous to the handrail of an adjacent stair flight. (11B-505.10.2)
Specify the type of material for the exterior ramp and landings.
1st PC Comment:Provide an occupant load calculations for the first floor, second floor, and the basement. A one-hour fire rated corridor is required where the occupant load is greater than 30 without a sprinkler system. Should the occupant load is greater than 30, provide a one-hour fire rated wall assembly detail throughout the corridor.
2nd PC Comment:The occupant load is underestimated because the calculations were based on the net floor area. Corridors and stairways were excluded from the calculations. On Table 1004.5, the occupant load factor is 150 gross. The definition of a floor area gross is the following,” FLOOR AREA, GROSS. The area within inside perimeter of the exterior walls of the building under consideration, exclusive of vent shafts and courts, without deduction for corridors, stairways, ramps, closets, the thickness of interior walls, columns or other features. The floor area of a building, or portion thereof, not provided with surrounding exterior walls shall be the usable area under the horizontal projection of the roof or floor above. The gross floor area shall not include shafts with no openings or interior courts.”
The floor area excluding suite A, B, and C is 10,142 square feet. The occupant load is 68 (10,142/150). Where occupant load is greater than 30, a one-hour fire rated corridor and fire rated doors are required.
1st PC Comment:A second exit is required at the ‘832 S. Main Address’. The maximum common path of egress travel distance exceeds code allowance.
2nd PC Comment: A second exit door is provided between gridline “E” and “F”. An exterior landing is required for that exterior door. The exterior landing shall not be located on the public right of way. Recess the door and show the landing dimensions.
Occupants from the basement can no longer exit through the storefront door. Determine if the maximum common path of egress travel distance is within the code allowable distance.
1st PC Comment:Identify exit signage location.
2nd PC Comment: Provide a directional exit sign at the corridor in front of the unisex restroom, so that occupants can see the egress direction from the corridor.
1st PC Comment:Specify the landing dimensions at the new storefront doorways.
2nd PC Comment: Recess all storefront doors, so that the exterior landings are not encroach onto the public right-of-way.
Provide handrails on both sides of the new stairs near the front doors.
There is a 12-inch elevation change between the door landings and adjacent floor surface. Provide a sloped surface, ramp, or a stairway.
Bathrooms
Provide plumbing fixture calculations in accordance with the 2019 California Plumbing Code.
Door openings shall provide 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.
1st PC Comment:Clearance around a water closet shall be 60 inches minimum measured perpendicular from the side wall and 56 inches minimum measured perpendicular from the rear wall.
2nd PC Comment: The hardship form shows $60,000 project valuation. The cost of providing complete disabled access is $10,000. The cost of accessibility upgrade does not meet the 20-percent threshold.
Correct the scale on detail 2 sheet A1.0.
Sheet A2.0
Specify the type of guardrail material.
Correct the cross-referencing sheet number on Elevation-1.
Sheet A5.4
1st PC Comment:Please complete and submit the City of Santa Ana - Disabled Access Compliance Documentation Form along with the resubmittal.
2nd PC Comment: See comment #37.
Additional 2nd PC Comments
Sheet A0.0
Under Project Data, the existing occupancy group is shown as “B-Business/Office”. On the table at the bottom of the sheet, the existing occupancy is shown as “M”, which stands for Mercantile. Correct the discrepancy.
The occupant loads are incorrect. See comment #28.
Under Project Data,the existing building square footage is shown as 11,592 S.F. On the table at the bottom of the sheet, the total square footage does not match 11,592 S.F. (410+360+368+10,154 = 11,292). Verify discrepancy.
Sheet A1.0
Upon further research into the building code, the three new storefront entrances shall be accessible. Section 11B-202.3 requires Path of Travel requirements where existing elements are being altered. Section 11B-202.4 requires a primary accessible path of travel to a primary entrance of the building. Since there will be total of four addresses in this building, a primary accessible path of travel is required to all four addresses. The double-door entrance is not considered as a primary entrance for suite A, B, and C because occupants need to travel around the corridor to the backdoor of each suite. The storefront entrance facing Main Street is considered a primary entrance and therefore it shall be accessible. Furthermore, the existing floor plan shows a ramp in front on the entrance facing Main Street. A new design shall not reduce the level of accessibility. The new accessible ramp increases the level of accessibility for the tenant at the back of the building, but not for the storefront tenants.
Here are the following code sections for reference:
11B-202.3Alterations.
Where existing elements or spaces are altered, each altered element or space shall comply with the applicable requirements of Division 2, including Section 11B-202.4.
11B-202.4Path of travel requirements in alterations, additions and structural repairs.
When alterations or additions are made to existing buildings or facilities, an accessible path of travel to the specific area of alteration or addition shall be provided. The primary accessible path of travel shall include:1.A primary entrance to the building or facility,2.Toilet and bathing facilities serving the area,3.Drinking fountains serving the area,4.Public telephones serving the area, and5.Signs.
Provide the 18-inch strike-edge clearance on the pull-side of door #106A.
The interior-ramp top landing shall be at least 60 inches in the direction of travel. The plan shows only 4’-6”.
Provide handrails at the interior stairway between gridline 3 and C.
The new exterior door located on gridline 1 has clearance issue with the restroom door. See the CBC figure 11B-404.2.6 and section 11B-404.2.6 for details.
Sheet A5.4
Please print the Disabled Access Compliance Document Form onto the plan. Do not use tape.
On the Disabled Access Compliance Document Form – Section B, the total construction cost or project valuation is shown as $60,000. Provide a construction contract agreement with all of the scope of work in this permit. This information is requested to verify the total construction cost amount.
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