HomeMy WebLinkAbout321220_4_Corrections.docxADATIVE RE-USE
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:
101121062 & 101121063
PROJECT ADDRESS:
811 N Broadway
PLAN CHECK ENGINEER:
So, Anson
TEL:714
647-5830
EMAIL:
aso@santa-ana.org
FAX:714
647-5897
TYPE OF CONSTRUCTION:
I A
OCCUPANCY CLASSIFICATION(S):
A-3, M, R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
10/16/2023
INITIAL REVIEW
10/17/2023
EXPIRATION
4/13/2024
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
William Beaubeaux
3.
TEL:
(714)240-2739
FAX:
VALUATION: $5,400,000.00
EMAIL:
wbeaubeaux@gmail.com
FLOOD ZONE: X-0602320163J
APPLICABLE CODE: 2022 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 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.
Fourth Plan Check Comments
1st PC Comment: The drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2022 California Building Code with local amendments.
Structural drawings are not provided at the first plan check submittal. Complete structural plans are calculations are required at the second submittal. Incomplete structural plans will not be accepted at the counter.
A fire and life safety report shall be provided to the Building Safety Division and Orange County Fire Authority for review.
2nd PC Comment:Second request for the fire and life safety report.
3rd PC Comment: Fire & Life Safety sheets by Jensen Hughes are provided on the latest submittal. Provide a fire and safety report stamp and sign by the Fire Protection Engineer.
4th PC Comment: The fire protection engineer’s signature is provided on page 14 of the fire report. Provide the engineer’s seal next to the signature.
1st PC Comment: Under Project Summary, Revise the scope of work as follow:
811 North Broadway (PC#101116887): Adaptive Reuse of office building to 40-unit apartment building on the 2nd to 6th floor
811 North Broadway (PC#101116888): Adaptive Reuse of office building to retail spaces on the 1st floor, and amenity spaces in the basement.
809 North Broadway per separate permit: New pool, dog-walking Park, and other amenities.
2nd PC Comment: PC#101116887 & PC#101116888 expired. Revise the plan check numbers:
811 North Broadway (PC#101121062): Adaptive Reuse of office building to 40-unit apartment building on the 2nd to 6th floor
811 North Broadway (PC#101121063): Adaptive Reuse of office building to retail spaces on the 1st floor, and amenity spaces in the basement.
4th PC Comment: Revise the descriptions on note #1 & note #2 under Project Summary on sheet A-0:
811 North Broadway (PC#101121062): Adaptive Reuse of an office building to a 40-unit apartment (basement and 2nd-6th floors).
811 North Broadway (PC#101121063): Adaptive reuse of an office building to retail spaces on the first floor. Future tenant improvement permits are required for each suite. Restroom plumbing fixtures will be determined with future tenant improvement permits.
1st PC Comment: Provide exit analysis for the entire basement. Calculate occupant load in the gymnasium, Pilate room, and office room. Show the number of occupant load at each exit stair. Show the width of the stairways.
2nd PC Comment: Second Request.
3rd PC Comment: Exit analysis are shown on sheet ‘LS-B’, ‘LS-1’, ‘LS-2’, and ‘LS-3’. The Fire Protection Engineer on Record shall stamp and signs the plans.
4th PC Comment: The Fire Protection Engineer has stamped and signed sheets LS-B, LS-1, LS-2, and LS-3. However, sheets LS-0 and LS-1 are not stamped. Please ensure that all required sheets are properly stamped and signed for approval.
Third Plan Check Comment
Where a change of use occurs from commercial to residential, the residential energy provisions must comply with applicable standards. Provide energy documentation for the envelope design, including insulation ratings for walls, U-factors, and solar heat gain coefficients for windows. Demonstrate compliance with energy standards.
Fourth Plan Check Comment: Second Request.
Forth Plan Check Comment
Structural calculations and drawings are approved.
Sheet A-0
Delete the floor area tabulation table under Project Summary and keep the one under Planning Department's Notes. Refer to the redline on the plan for clarification.
Specify the type of sprinkler system required under the project, in accordance with NFPA 13
Revise the code reference number under Area Tabulation to ‘903.3.1.1’.
Please bold the Planning note #5. This note is important.
Add note: Type I-A Sprinkler building allowable height is unlimted.
Sheet A-0.1
Allowable Exterior Wall Openings
The fire separation distance (FSD) on the north side is 5 feet, on the east side is 10 feet 1 inch, and on the south side is 5 feet. Based on the exterior wall opening limitations outlined in the CBC Table 705.8, it appears that the number of openings may exceed the allowable limits. Please provide calculations to demonstrate compliance with the following:
For FSDs ranging from 5 feet to less than 10 feet, the maximum allowable opening is 25%.
For FSDs ranging from 10 feet to less than 15 feet, the maximum allowable and protected opening is 45%.
Provide detailed calculations to show compliance with the code requirements.
Revise the path of travel line. See redline on the plan.
Plan shows a trash enclosure detail. Where is the trash enclosure located on this site?
Sheet A0.2
Please see updated Building Permit School Fee Worksheet and attach it onto sheet A0.2.
Sheet A1.0
Add the extra fire doors at the elevator similar to the floors above.
Detail 22 on Sheet A9.2:
Revise the fire rating of the elevator-shaft opening to 90 minutes (Table 716.1(2)).
Specify the door shall be self-closing or automatic closing by smoke detection. (713.7)
The minimum gurney size must be 24" x 84”, and the elevator cab dimensions are smaller than required per Figure 1. The elevator does not meet the stretcher requirements. (3002.4.1a)
Provide signage stating: "IN CASE OF FIRE, ELEVATORS ARE OUT OF SERVICE. USE EXIT STAIRS." Also, identify the signage location on the floor plans.
Provide a note indicating that the doors at each elevator hoistway opening comply with Section 3002.6 and meet the smoke and draft control door assembly requirements of Section 716.2.2.1.1 when tested in accordance with UL 1784, without the use of an artificial bottom seal.
Sheet A-13
Verify whether any furnace room, boiler room, or refrigeration machinery room is located on the rooftop. If these spaces exist, a one-hour fire-rated wall or a sprinkler system is required (Fire report page 7).
Sheet A10.1 & Sheet A10.2
The doors at the 2-hour shafts require 90-minute rating. Revise the fire rating to 90 minutes on the door schedule: B1, B2, B4, B6, 3, 6, 21, 23, 24, 25, 27, 69, 70, 71, 73, 115, 116, 117, 119, 161, 162, 163, 165, 207, 208, 209, and 211.
Sheet LS1
Provide a note at Stair #1 stating that the exit discharge exemption is being used (Section 1028.2, Exception 1). Include notes addressing all four conditions required for the exemption.
Sheet L1.1
Provide the architect's signature on the seal.
Obtain a separate permit number for the dog park or note “For Reference Only.”
Fire rated assemblies Details
Provide details any penetrations to the shaft enclosures. Penetration shall comply with section 714.4.2. (Fire report page 8)
Provide details for fire rated joint assembles. Joints installed in or between fire-resistance-rated walls, floor/ceiling assemblies, and roofs or roof ceiling assemblies are required to be protected by fire-resistant joint system designed to resist the passage of fire for a time period not less than the required fire-resistance rating of the wall, floor, or roof. (715.3 & Fire report page 8)
Provide details for ducts and air transfer openings that penetrate fire-resistance-rated walls and horizontal assemblies that must be protected as required by CBC Section 717.
Provide details for ducts and air transfer openings of fire barriers, shaft enclosures, smoke barriers, fire partitions, and horizontal assemblies must be protected with approved fire and smoke dampers installed in accordance with their listings (CBC Section 717.5.2, 717.5.3, 717.5.4, 717.6, respectively).
The minimum fire or combination fire/smoke damper is 90-minutes per CBC Table 717.3.2.1. Smoke damper leakage ratings shall be Class I or II. Elevated temperature ratings shall not be less than 250 °F (CBC Section 717.3.2.2).
Fire & Life Safety Report Comments
Section 3.7 (Allowable Exterior Wall Openings) – Refer to comment #12 above. Depending on the amount of existing openings on the exterior walls of the building, it may exceed the maximum allowable opening limits.
Section 5.0 (Elevator) – Refer to comment #19 above. The existing elevator cab appears too small to accommodate an ambulance stretcher or gurney per Section 3002.1.1a. Coordinate with the architect and clarify how this requirement is met.
Section 5.3 (Elevator Lobbies and Hoistway Opening Protection) – There is no elevator lobby in this building. No additional doors are provided at the elevator hoistway door opening on the first floor per Section 3006.3. Coordinate with the architect and clarify how hoistway opening protection is achieved.
Section 6.0 (Engineer Seal) – Please refer to comments #1 & #3 above.
The End