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HomeMy WebLinkAbout223677_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: 10191035 PROJECT ADDRESS: 1330 S Auto Mall Dr PLAN CHECK ENGINEER: So, AnsonTEL:714 647-5830FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 10/11/2016 INITIAL REVIEW 10/16/2016 EXPIRATION 4/9/2017 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Jocelyn Arevalo 3. TEL: (714)863-6281 FAX: VALUATION:$450,000.00 EMAIL: Jarevalo@autobuilders.net FLOOD ZONE:X-0602320277J APPLICABLE CODE: 2013 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) 647-5830 for an appointment.Please return marked up set of drawings with corrections.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 2013 California Building Standards Code with local amendments.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.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.All persons preparing plans, specifications, and instruments of service for others shall sign those plans, specifications and other instruments of service for others shall sign those plans, specifications and other instruments of service and all contracts therefore. This requirement applies to both exempt and non-exempt projects. Business and Professions Code Chapter 3, Division 3, Section 5536.1(a).Include address and telephone number of the responsible designer, and date of signing of drawings.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 (647-5839 or 647-5700) - Police Department approval on the corrected/final set of drawings (647-5840) - Public Works Agency approval (647-5039) - Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (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 issuanceState Division of Occupational Safety Permit (Cal/OSHA) (939-0145). A Cal/OSHA permit is required for: - Construction of trenches or excavations which are 5‘or deeper and into which a person is required to descend. - The construction or demolition of any building, structure, false-work, or scaffolding more than three stories high or the equivalent height.A separate Building Permit Application is required for: - Each building - Each structure - Each sign - Trash enclosure(s) - Fence(s) - Block wall(s) - Light standard(s) - Pedestrian protection - Demolition - Site improvements - Storage Racks - Screen Wall for Proposed Equipment D. GENERAL SITE AND BUILDING ELEMENTS PARKING SPACES Where parking spaces are provided, accessible parking spaces shall be provided in number and kind required per Section 11B-208 Parking Spaces. §11B-208.1 The number of accessible parking spaces is determined based on the parking spaces provided on site. On the 1350 Auto Mall site, 194 parking spaces are provided. However, only 3 accessible parking spaces are provided. In addition, accessible parking spaces shall be calculated independently on employee parking and visitor parking. Building Code requires accessible parking to be calculated for each parking facility. Please provide total number of employee parking spaces and total number of visitor parking spaces. The same accessible parking requirements also apply to 1330 Auto Mall site. Provide accessible parking spaces as required by Table 11B-208.2. §11B-208.2 (See exceptions) Provide accessible spaces for each parking facility (parking lots and parking structures). The number of parking spaces required to be accessible is to be calculated separately for each parking facility; the required number is not based on the total number of parking spaces provided in all of the parking facilities provided on site. §11B-208 One in every six or fraction of six parking spaces required by Section 11B-208.2 Minimum Number, but not less than one, shall be served by an access aisle 8-foot wide minimum placed on the side opposite the driver’s side when the vehicle is going forward into the parking space and shall be designated “van accessible”. All such spaces may be grouped on one level of a parking structure. §11B-208.2.4, 11B-502, Fig 11B-502, 11B-502.3, & 11B-502.3.3 Show van accessible parking spaces location on 1330 Auto mall site. Key Site note #7 indicates 3 accessible van parking spaces on 1350 Auto Mall Site. However, 2 out of 3 identified van parking spaces are not in compliance since the access aisle serving van parking spaces must be on the passenger side of the vehicle. In addition, the access aisle shall be 8-foot minimum. Detail 15 on sheet A1.2 shows only 4-foot minimum access aisle. Accessible parking spaces complying with Section 11B-502 Parking Spaces serving a particular building or facility shall be located on the shortest accessible route of travel from adjacent parking to an accessible entrance (as near as practical to an accessible entrance). §11B-208.3.1 Relocate accessible parking spaces with the shortest accessible route to the main entrance on building 1350 Auto Mall. In buildings with multiple accessible entrances with adjacent parking, accessible parking spaces complying with Section 11B-502 Parking Spaces shall be dispersed and located closest to the accessible entrances. §11B-208.3.1 Dimension minimum 18-foot long car and van accessible parking space(s) and access aisle(s). §11B-502.2, Figures 11B-502.2 and 11B-502.3 Advisory 11B-104.1.1Construction and manufacturing tolerances. Application of conventional industry tolerances must be on a case-by-case, project-by-project basis. Predetermined guidelines for construction tolerances could unnecessarily encourage contractors and others to deviate from the access regulations found in the CBC and may wrongfully be viewed by some to have the effect of law. Conventional building industry tolerances include those for field conditions and those that may be a necessary consequence of a particular manufacturing process. Recognized tolerances are not intended to apply to design work. Where accessibility provisions state a dimensional range, such as Section 11B-505.4 which requires the top of stair handrails to be installed between 34 inches and 38 inches above the nosing, the range already provides an adequate tolerance, therefore, no tolerance outside the range at either end point is permitted. An element designed to be constructed at either the maximum or minimum permitted dimensions puts the construction at risk if construction errors result in a violation of the standards. It is good practice to specify a dimension less than the required maximum (or more than the required minimum) by the amount of the expected field or manufacturing tolerance and not to state any tolerance in conjunction with the specified dimension. In other words, dimensions noted in accessibility provisions as “maximum” or “minimum” should not be considered dimensions for design, as they represent the limits of a requirement. To be sure that field tolerances result in usable construction, notes and dimensions in construction documents should anticipate expected tolerances so that a required dimensional range is not exceeded by the addition of a finish or a variation in construction practice. Specifying dimensions in design in the manner described above will better ensure that facilities and elements accomplish the level of accessibility intended by the provision. It will also more often produce an end result of strict and literal compliance with the stated requirements and eliminate enforcement difficulties and issues that might otherwise arise. Dimension minimum 9-foot width at accessible car parking space. §11B-502.2, Fig. 11B-502.2 & Fig.11B-502.3 Location reference: Detail 13 on sheet A1.2 – The left accessible parking space. See Advisory 11B-104.1.1 under plan check #7. Car and van stall access aisle shall be 5 foot wide minimum and shall adjoin an accessible route. Two parking spaces shall be permitted to share a common access aisle. §11B-502.3, Figures 11B-502.2 and 11B-502.3 Detail 15 on sheet A1.2 shows 4 foot minimum access aisle. Revise access aisle dimension to 5-foot minimum. Access aisles shall be marked with a blue painted borderline around their perimeter. The area within the blue borderlines shall be marked with hatched lines a maximum of 36 inches on center in a color contrasting with that of the aisle surface, preferably blue or white. The words "NO PARKING" shall be painted on the surface within each access aisle in white letters a minimum of 12 inches in height and located to be visible from the adjacent vehicular way. Access aisle markings may extend beyond the minimum required length. §11B-502.3.3, Figure 11B-502.3.3 Access aisles shall not overlap the vehicular way. Access aisles shall be permitted to be placed on either side of the parking space except for van parking spaces which shall have access aisles located on the passenger side of the parking spaces. §11B-502.3.4 Clearly show minimum vertical clearance of 8 feet 2 inches at accessible parking spaces and along at least one vehicle access route to such spaces from site entrances and exits. §11B-502.5 Parking space identification signs shall include the International Symbol of Accessibility complying with Section 11B-703.7.2.1 International Symbol of Accessibility. §11B-502.6, Figure 11B-703.7.2.1 Detail 6/A1.2: revise referenced code section number to 11B-703.7.2.1. An additional sign shall be posted either; 1) in a conspicuous place at each entrance to an off-street parking facility or 2) immediately adjacent to on-site accessible parking and visible from each parking space. §11B-502.8 The additional sign shall not be less than 17 inches wide by 22 inches high. §11B-502.8.1 The additional sign shall clearly state in letters with a minimum height of 1 inch the following: §11B-502.8.2 "Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards or special license plates issued for persons with disabilities will be towed away at the owner’s expense. Towed vehicles may be reclaimed by telephoning The Santa Ana Police Department at (714) 245-8665. CVC 22658a." Fill in the required information on detail 7 sheet A1.2. In addition, update code referenced section number on sign note. Sheet A1.1: Provide “accessible site signage” per detail 7/A1.2 on the North Entrance at Auto Mall Drive. Sheet A1.1: Key Construction Site Note 32.11 reference detail 3/A1.2 for truncated domes specification. A curb ramp detail is required. See the following curb ramp requirements: Architectural Site plan shows a proposed curb ramp. Provide the following details: Perpendicular ramp runs shall have a running slope not steeper than 1:12 (8.33%). §11B-406.2.1 The running slope of the curb ramp segments shall be in-line with the direction of sidewalk travel. Ramp runs shall have a running slope not steeper than 1:12 (8.33%). §11B-406.3.1, Figure 11B-406.3.2 Curb ramps and the flared sides of curb ramps shall be located so that they do not project into vehicular traffic lanes, parking spaces, or parking access aisles. Curb ramps at marked crossings shall be wholly contained within the markings, excluding any flared sides. §11B-406.5.1 The clear width of curb ramp runs (excluding any flared sides), blended transitions, and turning spaces shall be 48 inches minimum. §11B-406.5.2 Landings shall be provided at the tops of curb ramps and blended transitions (parallel curb ramps shall not be required to comply). The landing clear length shall be 48 inches minimum. The landing clear width shall be at least as wide as the curb ramp, excluding any flared sides, or the blended transition leading to the landing. The slope of the landing in all directions shall be 1:48 (2.083%) maximum. §11B-406.5.3 Grade breaks at the top and bottom of curb ramp runs shall be perpendicular to the direction of the ramp run. Grade breaks shall not be permitted on the surface of ramp runs and turning spaces. Surface slopes that meet at grade breaks shall be flush. §11B-406.5.6 The cross slope of curb ramps and blended transitions shall be 1:48 (2.083%) maximum. §11B-406.5.7 Counter slopes of adjoining gutters and road surfaces immediately adjacent to and within 24 inches of the curb ramp shall not be steeper than 1:20 (5%). The adjacent surfaces at transitions at curb ramps to walks, gutters, and streets shall be at the same level. §11B-406.5.8 Curb ramps and blended transitions shall have detectable warnings complying with 11B-705 Detectable Warnings. §11B-406.5.12Sheet A1.1: Key Site Note 8 & 9: Revise referenced detail-number to “13/A1.2”.Sheet A1.2: detail 14 & 15 are shown as “Existing accessible parking stalls”. Demolition plan shows hatched area where existing accessible parking stalls are located. Hatched area indicates demolition or resurfacing of existing impervious asphalt. The existing accessible parking stalls will require new marking and new International symbol of accessibility. Identify detailing as “new” elements in detail 14 and 15 on sheet A1.2.Sheet A1.2: Provide additional specifications on detectable warning:DETECTABLE WARNINGS Curb ramps shall have detectable warnings that extend 36 inches in the direction of travel for the full width of the ramp run less than 2 inches maximum on each side, excluding any flared sides. §11B-247.1.2.2, §11B-705.1.2.2 On perpendicular curb ramps, detectable warnings shall be located so the edge nearest the curb is 6 to 8 inches from the line at the face of the curb marking the transition between the curb and the gutter, street or highway. §11B-247.1.2.2, §11B-705.1.2.2 Provide detectable warning details showing compliance with the following: Detectable warning surfaces at hazardous vehicular areasshall comply with Section 11B-705.1.1.3.1. §11B-705.1.1.3 Detectable warnings at other locations shall comply with either Section 11B-705.1.1.3.1 or Section 11B-705.1.1.3.2. The material used to provide visual contrast shall be an integral part of the surface. §11B-705.1.1.3 Detectable warning surfaces shall be yellow and approximate FS 33538 of Federal Standard 595C. §11B-705.1.1.3.1 Detectable warning surfaces shall provide a 70 percent minimum visual contrast with adjacent walking surfaces. Contrast in percent shall be determined by: Contrast percent = [(B1-B2)/B1] x 100 where B1 = light reflectance value (LRV) of the lighter area and B2 = light reflectance value (LRV) of the darker area §11B-705.1.1.3.2 (See exception)Sheet A6.1: Entry-canopy reference section 2/A6.3. It appears 1/A6.3 is the correction section with the ACM panels above the entry.STRUCTURAL PLAN REVIEW Structural drawings and structural calculations have been reviewed and approved.