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HomeMy WebLinkAbout333105_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: 101124850,51 PROJECT ADDRESS: 618 N Main St PLAN CHECK ENGINEER: Lee, WayneTEL:714 647-5848 EMAIL: wlee@santa-ana.orgFAX:714 647-5897 TYPE OF CONSTRUCTION: III B OCCUPANCY CLASSIFICATION(S): A-2 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 9/16/2025 INITIAL REVIEW 10/7/2025 EXPIRATION 3/15/2026 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Alvin Santos 3. TEL: (323)610-3603 FAX: VALUATION: $350,000.00 EMAIL: alvin@rsharch.com FLOOD ZONE: X-06059C0163J APPLICABLE CODE: 2022 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.In addition to the 2022 California Building Code, this project is subject to the provisions of the 2022 California Historical Building Code.Clearly indicate the scope of work under this building permit application: - Revise project job description on the building permit application worksheet to reflect the work to be done under the subject building permit application. - Construction drawings must clearly show all work to be done under the subject building permit application. - Delete all notes and details from drawings that are not a part of the work to be done under the subject building permit application. This includes mechanical, plumbing and electrical work that is not specifically required by the Building Code.Include address and telephone number of the responsible structural design consultant on the cover sheet.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) - County of Orange Health Department approval on the corrected/final set of drawings ((714)433-6000)PLAN CHECK COMMENTS- Plans are partially reviewed due to incomplete submittal. Please note that new comments may apply after complete documentation has been submitted and reviewed.Prior to next plan check, please contact building permit technician, apply permits and submit plans including complete structural plans and structural calculation. The following documentation must be submitted concurrently with this plan check resubmittal:Tenant improvement on altering neighbor suites such as alteration demising wall to reduce floor area of the neighbor suites on the first floor and adding new shafts on the second-floor suites. Rooftop equipment and new screen walls (See sheet A2-05)Please add site improvement scope such as restriping parking lot into the site improvement permit. 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 Standards Code with local amendments. The following document are required:Structural design, structural calculation and plans are required. Structural documentation shall be stamped, signed and dated by a licensed professional such as civil or structural engineer.Provide existing floor plan and demolition floor plan showing layout, demising walls, suite address, suite location and use of the room/space on each floor including basement. Dimensions and wall legends are required to identify the changes of exact location.On the proposed floor plan, identity address and demising wall on each suite within the building, including basement.Print all sheets darker and legible including the furniture, tables, chairs, and equipment.Provide at least one longitudinal and transverse building cross-sections. Submit equipment layout plans as listed in the sheet index.Sheet G0-01. Add note on plan: A separate building permit application is required for signage shown on building elevations.Sheet G0-01. This is change of use, please list all occupancy groups within the entire building on plan.Sheet G0-01. Clarify type of construction type III. Under 2022 CBC, specify the subcategory either type III-A or III-B on plan.Sheet G0-01. Show actual building floor area within the perimeter wall (including the wall):Floor area of each suiteTotal floor area of each floor and basementTotal floor area of the entire buildingSheet G0-01. Revise the note to show applicable codes in 2022 version of California Building Standards Codes, not 2025.Sheet G0-01. Revise sheet index to show correct sheet number and description of each sheet.Sheet G0-01. Revise plumbing calculation to comply with 2022 CPC. Plan shows 2016 CPC.Multiple sheets (e.g. sheet G1-03, G1-04, A2-01…). The accessibility requirements shall be updated to 2022 CBC. There are multiple details and notes showing the old code (e.g. 2016 CBC, 1117B…) which no longer applicable.Sheet G0-01. Provide building analysis. 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 A1-01. Show location of the tenant space within the building.Sheet A1-01. Show entrance of the basement.Sheet A-101. Cross-reference trash enclosure design (sheet A-102) and accessible parking design plan (sheet A-103) into the site plan.Trash enclosure. Show fire separation distance between the face of trash enclosure south wall, roof overhang to the lot line.Trash enclosure. For FSD<3 feet,no opening is allowed on the south wall. 1-hour fire rated wall is required from top of slab to the underside of roof deck.Trash enclosure. Sheet A1-02. Cross-reference elevation and section details into floor plan detail 10/A1-02.Trash enclosure. Sheet A1-02. Show roof slope and ICC number for roof covering.Trash enclosure. Provide structural engineering design. Framing plan and foundation plan and connection details, calculation are required to be stamped, signed and dated by a by a licensed professional.Provide at least one van accessible parking space. Accessible van parking space shall be 216” long and 144” wide minimum. Access aisle shall be 60” wide minimum and shall be located on the passenger side. All such spaces may be grouped on one level of a parking structure. (CBC 11B-502 & Figures 11B-502.2, 502.3 & 502.3.3)Relocate accessible parking space and accessible routes. Parking spaces complying with CBC Section 11B-502 that serve a particular building or facility shall be located on the shortest accessible route from parking to an entrance complying with Section 11B- 206.4. (CBC 11B-208.3)Detectable warnings shall not be permitted in vehicle spaces and access aisles. (CBC 11B-228.3, 11B-812.3)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. See redlines on plan.Show and specify primary entry door and door(s) along path of travel, including door size(s), hardware, landings, thresholds, kickplates, pressure, etc. (CBC 11B-206.5)In existing Building and facilities, all building entrances that are accessible to and usable by persons with disabilities and at every major junction along or leading to an accessible route of travel shall be identified with a sign displaying the International Symbol of Accessibility complying with Section 11B-703.7.2.1, and with additional directional signs complying with Section CBC 11B-703.5, as required, at junction when the accessible route diverges from the regular circulation path. (CBC 11B-216.6)Provide a fully dimensioned floor plan, drawn to scale, showing the size and use of all rooms or areas within the space being improved, modified, altered or converted to a different use/occupancy class.Indicate use of all adjacent suites or spaces. Show any existing area separation walls, occupancy separation walls, shafts or rated corridors. Identify and provide construction details for all new fire rated walls. (CBC 508)Sheet A2-00. Clarify the storage area. Identify all equipment and print them legible on the drawing. Show correct use of the room. The area use for storage may be incorrect.Provide complete interior partition wall details. Include the gauge, ICC approval numbers (for metal frame partitions), and all top and bottom attachment details.CBC Section 713.4. Shaft enclosures shall have a fire-resistance rating of not less than 1 hour where connecting less than four stories. Show compliance on the dumb waiter walls and new shafts to the roof.Provide 2-hour fire separations between occupancy A-2 and B. Show fire-assembly details for fire barrier, horizontal assembly, joints, penetrations and make cross-reference into building sections and floor plans.Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number: - Walls - Ceilings - Columns - Shafts - Structural Elements - Fire walls - Fire barriers - Stair enclosures - Horizontal exits - Exit passageway - Hallways - CorridorsSheet A2-01. Tenant improvement permit is required for the neighbor suite due to relocating the demising walls. Apply TI permits and submit plans for plan check.Sheet A2-01. Provide glass wall construction detail and make cross-reference into note #FP-5.Sheet A2-01. Provide drawings, building section and structural design for construction of dumb waiter, including the wall fire-rating construction, wall bracing and floor openings.Sheet A2-01. Show length of the accessible counter surface on plan.Sheet A2-01. Occupant load table. Provide sufficient dimensions on plan for reviewing the gross/net area to verify occupant load. Note that maximum 99 people is allowed in the entire building.Sheet A2-00 through A2-02. Clearly show all equipment and furniture on the drawing. Provide dimensions to provide required accessible routes and egress routes throughout the suite.Sheet A-202. Plan appears incomplete and empty. It appears new work is added around footnote 8 area. Provide complete design for review.Sheet A-202. Revise drawing title as proposed second floor plan.Sheet A-203. Show ceiling height throughout the dining and bar area. Ensure ceiling height has been specified on plan throughout the suite.Sheet A-203. Show missing exterior walls around the back exit door with illuminated exit sign relocated on the egress side of the exit door on plan. See redlines.Sheet A-203. Refer to egress plan to shall all illuminated exit signs on plan.Sheet A-205. Revise drawing title as proposed roof plan.Sheet A-205. Provide screen wall elevations, design and details on plan. (building permit required)Sheet A-205. Show height and length of each screen wall segment, and show distance from the wall to the edge of the building on plan. (building permit required)Sheet A-205. Show weight of each new rooftop equipment on the roof plan and provide structural anchorage, framing design of the support of each new equipment. (building permit required)Sheet A-801. Revise double-leaf doors (Door D-3) to comply with CBC 11B-404.2.2. At least one of the active leaves of doorways with two leaves shall comply with 11B-404.2.3 and 11B-404.2.4. Revise design on plan.Sheet A-801. Update design to comply with 2022 CBC. E.g. detail 2 shows code section 1117B is outdated.Sheet A-901. Cross-reference details into the floor plan. Remove details that are not applicable to this job.Sheet G2-01. Clarify the storefront area which does not match the proposed floor plan on sheet A2-01.Are there any alterations?Sheet G2-01. Provide a complete exit analysis and exiting plan and identify all exit components, number of required exits, travel distances, fire-rated construction, hardware, lighting, signage, etc.Sheet G2-01. Direction of Door Swing: Exit doors must swing in the direction of egress when serving an occupant load of 50 or more. (CBC 1010.1.2.1)Sheet G2-01. Exit access doors shall have panic hardware in A Occupancy with occupant loads greater than 50. (CBC 1010.1.10)Sheet G2-01. Plans must indicate the floor or landing on each side of doors is not more than ½ inch lower than the threshold of the doorway. (CBC 1010.1.6 & 1010.1.7)Sheet G2-01.Posting of Occupant Loads: Any room used that is used for an assembly purpose shall have the capacity of the room posted in a conspicuous place on an approved sign near the main exit or exit-access doorway. (CBC 1004.9)Sheet G2-01. All fixed seating area must be clearly shown on plan with solid lines and dimensions. Sheet G2-01. Every occupied portion of any occupancy in Group A that contains seats, tables, displays, and similar fixtures or equipment shall be provided with aisles leading to exits or exit access doorways in accordance with CBC Section 1029.9.1. Aisle access ways for tables and seating shall comply with CBC Section 1014.4.3. Dimensions for aisle width must be provided on plan.Sheet G2-01. Provide occupant load calculation on all fixed seating area. Show length of seating on plan to verify the calculation.Sheet G2-01.Calculate and specify on the plans the occupant load for areas having fixed seats without arms shall be calculated based on one person for each 18 inches of seating length. [CBC 1004.7]Please justify the occupant load of 34 and 16 on each dining area. More information is needed to verify the occupant load calculation.Sheet G2-01. Revise second floor occupant load calculation. The gross area showing 3600 sf appears incorrect.Sheet G2-01. Exit doors equipped with a key operated locking device shall have a readily visible, durable sign posted on the egress side adjacent to the door stating: THIS DOOR TO REMAIN UNLOCKED WHEN THIS SPACE IS OCCUPIED. The sign shall have one-inch high letters on a contrasting background. [CBC 1010.2.4]Sheet G2-01. Note the following on the plans: “The means of egress, including the exit discharge, will be illuminated to a level of not less than one foot-candle at the walking surface at all times the building space served by the means of egress is occupied”.Sheet G2-01.In the event of power supply failure in rooms and spaces that require two or more exits or access to exits, an emergency electrical system shall automatically illuminate the corridor. CBC 1008.3.Sheet G2-01.Provide exit signs at the entrance of corridor, at the turn of corridor and each exit door. The exit signs shall be readily visible from any direction of egress travel and clearly indicate the direction of egress travel.Sheet G2-01.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 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.”Identify headroom clearance below the exterior stairway at the kitchen exit door to have minimum 80 inches clearance.Projects with valuation of $200,000 or above shall meet all of the requirements of 2022 CalGreen, Divisions 5.1 through 5.5.MEANS OF EGRESSPending.ACCESSIBILITYPending.GREENPending.STRUCTURALPending.