HomeMy WebLinkAbout328046_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:
101123324
PROJECT ADDRESS:
3530 W Lake Center Dr Unit# A
PLAN CHECK ENGINEER:
Ahangian, KathyTEL:714
647-5812
EMAIL:
Kahangian@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
B, S-1
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
4/22/2025
INITIAL REVIEW
4/26/2025
EXPIRATION
10/19/2025
RECHECKS:
1.6/20/25
PROJECT APPLICANT CONTACT PERSON:
2.
Chris DellAringa
3.
TEL:
(916)340-5000
FAX:
VALUATION: $300,000.00
EMAIL:
chris@blueironllc.com
FLOOD ZONE: X-06059C0258J
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 3corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5812 for an appointment.Please return marked up set of drawings with corrections.CBC Sections A106.1 and A106.3.4.1, All drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.This review does not include mechanical, plumbing, fire sprinkler system, or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, fire sprinkler systems, and electrical work. Call 647-5800 for information.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)
- 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.
- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceSubmit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application. The plan check engineer may accept the contract price as the valuation of improvements for unique/unusual projects in lieu of using a cost per square foot basis.Pending 6/20/25Provide the following:Ok 6/20/25
- Provide a fully dimensioned site plan on each set of plans.
- Disabled access compliance must be shown on the site plan.Provide current CalGreen code of July 1st 2024.Ok 6/20/25Show on the plans:
- Project Address/ Identify unit A and unit B on the drawings Ok
- Occupancy Classification(s)Unable to find
- Type of ConstructionUnable to find
- Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC
Table 503)( Addition does not comply with Mezzanine requirements, Please see planning for approval of 2nd floor addition)CBC 502.2.1, area of mezzanine within a room shall be not greater than one-third of the floor area of that room. Proposed mezzanine doesn’t comply with mezzanine requirements.Ok 6/20/25CBC 505.2.30, Mezzanine shall be open and unobstructed in which such mezzanine is locatedOK 6/20/25CBC Occupancies storing, handling ,using, and/or selling hazardous materials, liquids, and chemicals shall submit a list of all said materials. Note on the floor plan, type and quantity of hazardous material in each control area and fire-resistive rating for fire barriers. Pending 6/20/25, not found , note for both first floor and second floor.Submit a letter addressed to the Building Safety Division describing type of the business. Pending 6/20/25Identify use of the mezzanine.Ok 6/20/25Sheet A2.0, please identify if door #1 is in existing storefront or replace existing exterior wall.Ok 6/20/25Sheet A2.0, identify the double door line next to the office.Ok 6/20/25Sheet A7.3, location of roll up door doesn’t match location of roll up door for mezzanine on sheet A2.1.Ok 6/20/25Provide typical section view detail of all new partitions and ceilings showing:,Pending 6/20/25 Architectural plan referring to structural plan for detail, unable to find.
- Size, spacing, and material of framing members
- Note gauge and ICC Research Report number and installation/construction requirements for metal framing
members. Provide span table.
- 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.Sheet A2.0, provide detail for the low wall.Pending 6/20/25, not found.Complete furred out wall details. Provide complete detailing, including number, type, location of fasteners and how attachment is made to the building structure. Sheet A5.0, show door #15 on the mezzanine on section B.Ok 6/20/25Provide complying exiting plan for the area. Provide from 2nd floor and existing warehouse. Pending 6/20/25, show from the farthest in warehouse.Provide number of exits required by CBC section 1006. (2 exit doors required from the warehouse)Ok 6/20/25CBC Section 1022.2.2. Exterior exit doors shall lead directly to the exit discharge or the public way. Show location of all doors on the site plan.Pending 6/20/25 , show from the warehouse doorProvide on the drawings a complete door schedule, showing:Ok 6/20/25
- Door sizes (CBC Section 11B-404)
- Hardware complying with exiting and disabled accessibility requirements Provide window schedule. Pending 6/20/25, Sheet D2.0, referenced on sheet A7.1, is not included.Sheet A2, door numbers on floor plan don’t match door schedule on sheet on sheet A7.0.Ok 6/20/25Sheet A2.1, the opening from mezzanine doesn’t match opening on the first floor please calrify.Ok 6/20/25The floor or landing at each side of an exit door shall be level and having a length in the direction of the door swing of at least 60” and the length opposite the direction of door swing of 48” as measured at right angles to the plane of the door in the 11B-404.2.4.4. Pending 6/20/25, provide 60x60 for exit door at the warehouse.CBC section 11B-504.The upper approach and the lower tread of each interior stair shall be marked by a strip of clearly contrasting color at least 2” wide placed parallel to and close to (not more than 1” from) the nose of the step or landing to alert the visually impaired. The strip shall be of material that is at least as slip-resistant as the other treads of the stairs.Ok 6/20/25Provide handrail details on the drawings showing compliance with CBC Section 1014 and 11B-403.6Pending 6/20/25
- 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.Pending 6/20/25, provide detailExit illumination and exit sign requirements in accordance with CBC Section 1013 shall be shown on the drawings. Be specific as to the type of exit signs to be installed.Ok 6/20/25CBC Section 1013.1.Provide a directional exit sign at changes in exiting direction.Pending 6/20/25, seeredmarkTactile exit signs shall be required at the following locations: Pending 6/20/25, Change note #14 on sheet A2.0.
- 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 STAIR UP”
- Each exit door through a horizontal exit shall be identified by a sign with the words “TO EXIT.”Drawings submitted to the Building Division for review shall provide the following information to insure compliance with CBC Section 11B-202.4:
- An accessible entrance
- An accessible route to the altered area
- Accessible restrooms
- Accessible drinking fountains, Pending 6/20/25 Provide low/ high drinking fountain with detail. Provide pedestrian protection or alcove for drinking fountain with detail.
- Parking, signage and alarm Pending Detail 11/A.04 referenced on sheet A1.0 not includedPending Detail 11/A0.4 , unable to find signage, keynote #8.CBC Section 11B-206. Entrance(s) to the building or facility and primary path of travel to the specific area of new work, alteration, structural repair or addition shall be accessible. Path of travel incorporated all elements from the exterior arrival site to remodeled area. (to include curb ramp from parking, provide dimension and detail)Ok 6/20/25 Provide a continuous walking surface from each exit door to public way. Pending 6/20/25, provide on the sidewalk If a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements between the pedestrian areas and vehicular areas, the boundary between the areas shall be defined by a continuous detectable warning which is 36” wide, complying with the CBC Section 11B-247.1.2.5.Ok 6/20/25CBC Section 11B-208.2.4. One in every six accessible spaces, but not less than one, shall be served by an access aisle 8’-0” (96”) wide minimum and shall be designated van accessible as required by Section 11B-502. The words NO PARKING shall be painted on the ground within each eight’ loading and unloading access aisle. This notice shall be painted in white letters no less than 12” high and located so that it is visible to traffic enforcement officials. Pending 6/20/25 , Access aisle shall be minimum 8’ wide.Separate, disabled accessible, sanitary facilities shall be provided for each gender in accordance with the California Plumbing Code (CPC) Section 422.2.Pending 6/20/25, Provide one shower for womenProvide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 11B-603 and 11B604 and the California Plumbing Code.Ok 6/20/25Show minimum 19” height to toilet paper dispenser and 7”-9” clearance to the toilet.Pending 6/20/25, not foundSanitation facility toilet room floors shall have a smooth, hard, non-absorbent surface such as Portland cement, concrete, ceramic tile or other approved material which extends upward onto the walls at least 6”. Walls within 2’ of the front and sides of urinals and water closets shall be similarly finished to a height of 4’.Ok 6/20/25 Provide complete grab bar details on the drawings showing compliance with CBC Section 11B-604.5 including structural strength to support a 250 pound point load.Ok 6/20/25Sheet A2.0, Toilet shall be located away from the door.Ok 6/20/25Sheet A6.0, provide complete construction detail to show how the shower bench supported.Ok 6/20/25Show maximum 15”-16” deep for the shower bench.Ok 6/20/25Provide width of the bench. (why there are 2 benches?)pending 6/20/25, The seat shall extend from the adjacent side wall to a point within 3 inches of the compartment entry, please revise on eh drawingsLocation of the bench in the shower shall be at the other side of the shower.Ok 6/20/25Provide complete dimension for the shower spray, shower head , shower valve ,and all other items in the shower.Pending 6/20/25 ,Length of the shower hose shall be minimum 59”Show sink in the breakroom complies with accessibility.Pending 6/20/25, Not found. Show elevationMaximum height of the counter in breakroom shall be 34”. Pending 6/20/25 on sheet A7.3, show on elevation.Drinking fountains serving the area of new work shall be accessible. CBC Section 11B-602 and California Plumbing Code. Pending 6/20/25, See Comment # 38Complete the attached Disabled Accessibility Documentation Form.Pending 6/20/25, not includedProvide on the drawings a complete window schedule showing:Ok 6/20/25
- Window sizes
- Type and thickness of glazing (type of safety glazing for hazardous locations )Glass shall be firmly supported on all four edges. For glass not firmly supported on all four edges, design shall be submitted to the building official for approval. (show for all glass wall).Pending 6/20/25, manufacturer detail is not sufficient Glass used as a handrail assembly or a guard section shall be constructed of either single fully tempered glass, laminated fully tempered glass or laminated heat-strengthened glass. Glazing in railing in-fill panels shall be of an approved safety glazing material that conforms to the provisions of Chapter24.Ok 6/20/25Sheet A7.2, stairs cannot be open riser. Pending 6/20/25, CBC 11B-504.2, open risers are not permitted.Minimum width of the stairways shall be 36”.Ok 6/20/25Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for:Pending 6/20/25, No calculation provided , no detail provided. Provide detail and calculation for guardrails at the end of cantilevered TJI floor joists.
- Stairway(s).
- Handrail(s)/guard(s).
- Guard(s). Provide elevation and complete detail for the guardrail.OK 6/20/25Provide complete construction detail for glass wall with calculation to show how supported at the top and bottom laterally and vertically. Show size and thickness of the glazing. Pending 6/20/25Sheet S-1, provide AB72 for anchor bolt legend.Pending 6/20/25, 10” anchor bolt for 6” slab.Provide footing for all shearwalls and bearing walls.Pending 6/20/25, - 6” slab cannot take 1500 #, maximum 750 # vertical load and not designed for load combination. Provide footing per CBC 195.2.2 and ASCE 7, section 12.1.5.Any footing for the stairways. Ok 6/20/25Detail 7/SD1, justify existing wall can take additional lateral load and vertical load. Pending 6/20/25, In your response, live load of 125 psf and t-bar ceiling loads are missing, provide calculation.Show how vertical load and lateal load (including 25% of live load)are transferred to the concrete wall. Sheet S-2, detail 8/SD1, how beam is going through window glazing and there is no full height concrete wall.Pending 6/20/25, beam cannot be supported by façade, ere is no full height wall.Sheet SD1, detail7 referenced on sheet S-2, the floor joists are parallel to the wall. Not perpendicular. Pending 6/20/25, provide detail at both direction.Sheet S-2, detail 1/Sd1 doesn’t apply to office #3.Pending 6/20/25 Provide shear transfer and nailing Please revisit all section details and revise them to show correct sheet. Pending 6/20/25, sheet # 7.2, the referenced pages are not applicable. Sheet A7.1, sheet D2 is not included. Scale on sheet A2.1 doesn’t match the measurement, please revisit them. Provide footing to support beam #4.OK 6/20/25Beam # 5 the span is 13’, please revise calculation on page 9 of calculation accordingly.OK 6/20/25Please justify if 4x4 post can take 21 kips and 15 kips load.OK 6/20/25Sheet S-1. Name the pad footings to match pad footing in the calculation.OK 6/20/25Provide detail of post support with positive connection to the footing.OK 6/20/25Post-beam connections must be detailed on the drawings ensuring against uplift and lateral displacement.OK 6/20/25Detail the shear transfer connection which transfer lateral forces from horizontal diaphragm to the foundation. Pending 6/20/25Detail 15/ SD1, referenced on sheet S-1 is not included.OK 6/20/25The effective seismic weight shall include the dead load plus in areas used for storage a minimum of 25% of the floor live load shall be included. ASCE 12.7.2.Pending 6/20/25, unable to find 31.5 psf from live load, please highlight it on calculation for more clarity.Provide detail for the interior shearwalls are connected to the floor diaphragm. ( for Shear wall between office 1 and 2 and breakroom).Pending 6/20/25 Provide detail for TJI detail, show LTP and A35.Please show if there is any shearwall at the side of the glazing for the offices, if there is none, justify how loads transferred to the shearwalls.Pending 6/20/25, Provide lateral resisting system at line of office #4.-Provide designed strap at required location with the size.For floor diaphragm, specify thickness, grade, nailing schedule and required blocking.OK 6/20/25Sheet S2, show where beam #7 is supported at each side.OK 6/20/25Sheet S2, provide detail for supporting beam # 6 and #7 on one post.OK 6/20/25Sheet S-2, detail 7/SD1 doesn’t apply to secure storage room.Please show weight of the roll up door on the drawings.OK 6/20/25Provide complete engineering and construction details for roll up dooron the 2nd floor and safety gate. Pending 6/20/25 , provide detail for the safety gate ( guard rail ) . and make a note the safety gate shall be closed all time.Sheet A2.4, provide weight and dimension for RTU.Pending 6/20/25, Not foundSheet S-3, show size and spacing for the purlins. Pending 6/20/25Show existing purlins can carry additional load from the RTUs. Pending 6/20/25 , Not foundTJI provided are overstressed, provide complete calculation and provide TJI table and loading to justify the size.Pending 6/20/25 , loading table is not included.Live load for the light storage is 125 psf , please revise calculation and apply 125 psf load.OK 6/20/25On calculation span for floor joist S#B1 is 16’, on structural plan shows 20' , please revise calculation accordingly.OK 6/20/25Show how stairways supported by Beam #3. Pending 6/20/25, Beam #3 is 7”x14” per calculation, revise drawings accordingly.Provide detail for 1 ½” TSR With E/N .( spacing)OK 6/20/25 6/20/25Provide detail , to show how beam #3, supported by beam #5 , provide hanger size.Sheet S2, post at the end of shearwall cannot be behind the door, please relocate it and the shearwall is 10’-6”not 14’ due o revising the floor plan.Sheet Sd1, detail # 7does not match wall #11 of the architectural.Details are not clear, please make sure architectural matching structural. Provide detail how TJI are supported over the wall and beams. And at the cantilevered .Detail 7/ SD1 show ledger and TJI connection to ledger on the store front side. This detail doesn’t apply to the concrete wall side.Change beam # 3 to 7’x14” psl per calculation.Sheet Sd1, detail 4 callout on applicable locations with size of the strap on structural plan.Detail 7/SD1, show where TJI supported at, on the new stud walls or concrete wall. Sheet S2, provide beam at the opening ( Glass wall) of the secure storage. ( see red mark)Sheet A2.9, For new T-bar ceiling added at the resubmittal; Provide ICC report Identify member size for vertical struts and complete attachment detail for hangers and struts to the structure.Sheet A2.9, detail 3, provide ceiling heightProvide barrier under the stairways per CBC 11B-307.4Sheet A2.1,by adding wall over secured storage area created concealed space, remove the walls or show compliance with concealed space per CBC 2022.