HomeMy WebLinkAbout302240_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:
101115121
PROJECT ADDRESS:
2800 N Main St
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
II B
OCCUPANCY CLASSIFICATION(S):
A-1, A-2, A-3, B, M, S-1
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
5/17/2023
INITIAL REVIEW
5/18/2023
EXPIRATION
11/13/2023
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Judy Yam
3.
TEL:
(626)675-9882
FAX:
VALUATION: $40,000.00
EMAIL:
meiyeeyam@sbcglobal.net
FLOOD ZONE: X-0602320163J
APPLICABLE CODE: 2022 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 two corrected 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 - Obtain any applicable approval from the following agencies prior to permit issuance:
Planning Division – The plans approved by the Building Division must include the Planning approval stamp. Building staff will notify the Planning Division for approval. For approval status, contact the Planning Division at (714) 647-5804 or visit the Planning Division counters.
Public Works Agency (PWA) – Obtain PWA clearance if any of the following applies: project valuation exceeds $30,000, project has added plumbing fixtures, added bedrooms, or project exceeds 500 square foot in new construction (not renovation). After the Building Division approves your project, visit the Building Division counters and request a copy of the approved plan. Bring the approved plan to the PWA counters for approval. After PWA approves your project, return the approved plan to the Building Division counters.
Police Department (PD) – The plans approved by the Building Division must include the PD approval stamp. After the Building Division approves your project, Building staff will notify PD for approval. For approval status, contact the PD at (714) 647-5840 or email PolicePlanCheck@santa-ana.org.
Orange County Fire Authority (OCFA) - Submit plans to OCFA immediately if you answer “Yes” to any part of questions 1 through 10 on the plan submittal criteria. Bring an OCFA approved plan to the Building Division counters for permit issuance. Contact OCFA for approval status.
County of Orange, Health Care Agency, Environmental Health (OC Health) – Submit plans to OC Health if the business involves food service. Contact OC Health for submittal requirements. If OC Health approval is required, bring an OC Health approved plan to the Building Division counters for permit issuance.
School District – After the Building Division approves your project, Building staff will send a School Fee Form to your school district if school fee applies to your project. Applicant shall pay the school fee and bring the signed Certificate of Compliance form to the Building Division counters for permit issuance.
Cal/OSHA – Check the Cal/OSHA permit requirements here.
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 extension request is approved, all plan checks will expire after 360 days from the submittal date. No further extension will be granted after 360 days from the submittal date.
MEP Reviews – This review does not include Mechanical, Electrical, and Plumbing (MEP).
Additional plan check fee will be required after the third review on hourly basis.
INSTRUCTIONS:
Plan Check Comments Instructions - Review all corrections and provide a written response.
Redline Pickups Instructions - The drawings markups (Redlines) are available to pick up at the Building Division counters by walk-ins. Appointments are not required. Our business hour is Monday through Thursday and alternative Fridays from 8:00 am to 3:00 pm. See the Holiday and Closed Friday Schedule before you plan your visit.
Resubmittal Instructions – 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 REVIEW COMMENTS:Doors swing into exit passagewayOn sheet A1.120, sheet note #2 states: “Modify existing door and hardware to swing into exit passageway. See additional information on life safety plan.” This note is referring to door #210 on the plan. Door #210 is located on the second floor at the end of the exit passageway on the north boardwalk. This door modification changes the door swing direction from swinging-in to swinging-out of the exit passageway. There are a few concerns with this design.Concern #1 – Mean of Egress (MOE) DesignIn general, the means of egress (MOE) system safeguard occupants to exit out of the building and to the public right-of-way. California Building Code defines the MOE system with three major components. These are exit access, exits, and exit discharge. Occupants typically egress from the exit access to exits and exits to exit discharge. Exit discharge are more safe then Exits because the occupants are out of the building. The fire exposure is lessen due to the open sky. The fire and smoke are not trapped by the building elements. Exits are more save than exit access because of the higher fire rated assembly constructions. As the occupants travel through the MOE system, they are more safe as they move pass the three components. The exit passageway is one of the exits component. It is designed as a one-way travel to the exterior doors of buildings. By reversing the door swing direction at door #210, the design is redirecting occupants to a less-safe environment, which is not the principal of MOE design.Concern #2 – Egress CapacityOn sheet G1.120, a note state: “Occupants from level 2 will use this stairway to exit down to level 1.” This note points at the interior stairway between the Nordstrom building and the mall. This stairway is shown to have exit capacity of 230 occupants and receiving occupant loads from 3 different exits. Exit #8 has a capacity of 77 inches. Exit #9 has a capacity of 77 inches. Exit #14 has a capacity of 76 inches. The total capacity is 230 inches (77+77+76). This translates to 1,150 occupants (230/0.2 = 1,150). This number far exceed the interior stairway capacity (230).Concern #3 – Exit Analysis ReportOn page 3 of theexit analysis report shows that 180 occupants egressto the exit passageway and out to the north boardwalk. See snap shots below. At the time of that analysis, exit #14 swings out of the passageway. Now that the double doors are swing into the passageway, the interior stairway must carry additional 180 occupants. It is unclear the interior stairway has adequate exit capacity on top of concern #2. City of Santa Ana building division requests all changes that affects the means of egress (MOE) system to be reviewed by the fire protection engineer. The egress design is changing as this project is moving forward, an updated exit analysis report must be submitted to the building division for review and record keeping. We specifically request the fire protection engineer to provide a signature block at the end of the report. The signature block should include the name of the fire protection engineer, the engineer’s title, signature and date. Additional CommentsOn sheet G1.120, Exit #15 shows the doors swing into the passageway. The doors are located between the Nordstrom building and California Pizza Kitchen. Doors at exit #15 currently swing out of the exit passageway. The concern for the inward door swing direction is the same as the comments above. Please address this item on the egress report.[The End]