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HomeMy WebLinkAbout223469_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: 10190964 PROJECT ADDRESS: 1902 W Chestnut Ave PLAN CHECK ENGINEER: So, AnsonTEL:714 647-5830FAX:714 647-5897 TYPE OF CONSTRUCTION: III B OCCUPANCY CLASSIFICATION(S): A-3, B, E, S-1 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 9/30/2016 INITIAL REVIEW 10/29/2016 EXPIRATION 3/29/2017 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Ralph Hastings 3. TEL: (949)250-1809 FAX: (714)632-9248 VALUATION:$694,000.00 EMAIL: ralph@rlharchitects.com FLOOD ZONE:X-0602320257J 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.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)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 BUILDING PLANNING Show on the plans: - Complete legal description - Assessor’s Parcel Number - Project Address/Suite/Room Numbers; Building Numbers - Occupancy Classification(s) - Type of Construction - Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503) - Fire Sprinkler System (State purpose of sprinkler system, for example, area increase under CBC Section 506.3, required by CBC Section 903 for type of occupancy, etc.) - Number, width, and purpose (cite code section) of yards required - Number and fire-resistive rating of all area separation walls - Number of stories/mezzanines and building height in feetCity records note the type of building construction as III-Non-Ratedunder 2001 California Building Code edition. Please note type of construction as III-B based on the 2013 California Building Code Chapters 5 and 6.Label and note hourly fire rating of: - Exterior walls - All corridors - Fire walls - Fire barriers - Shafts - Stair enclosures - Exit passageways - Horizontal exits - HallwaysOccupancies storing, handling, using, and/or selling hazardous materials, liquids, and chemicals shall submit a list of all said materials, listing their quantities and how they relate to specific California Building Code Table items. Note on the Floor Plan, type and quantity of hazardous material in each control area and fire-resistive rating for fire barriers.Occupancies using hazardous materials are subject to special requirements. It is the applicant’s/owner’s responsibility, PRIOR TO SUBMITTAL, to make this known to the Building, Planning, or Fire Departments.When there has been a change in use or occupancy classifications, drawings shall show compliance with the CBC requirements for the new classifications. Reference CBC Section 3406.DISABLED ACCESS PLAN REVIEW COMMENTS The State of California delegates to the local jurisdiction the authority to ensure compliance with Title 24, Part 2 of the California Code of Regulations. This correction list indicates specific areas of Title 24, Part 2 which are applicable to your project. Please be aware that the owner(s) of this building and his/her consultants are responsible for compliance with the most current Federal Regulations contained in the Americans with Disabilities Act (ADA) and Fair Housing Act (FHA). Where the ADA & FHA requirements exceed those contained in Title 24, Part 2, it is the owners responsibility and consultants to ensure compliance with the most current ADA & FHA regulations, as the City of Santa Ana is not delegated the authority to plan review or inspect projects for ADA & FHA compliance. NOTE: Code references are to the 2013 edition of the California Building Code with July 1, 2015 Supplement A. APPLICATION AND ADMINISTRATION NOTE ON PLAN: Public accommodations shall maintain in operable working condition those features of facilities and equipment that are required to be accessible to and useable by persons with disabilities. Isolated or temporary interruptions in service or accessibility due to maintenance or repairs shall accessibility due to maintenance or repairs shall be permitted. §11B-108 B. GENERAL SITE AND BUILDING ELEMENTS PARKING SPACES The running slope of walking surfaces shall not be steeper than 1:20 (5%). The cross slope of walking surfaces shall not be steeper than 1:48 (2.083%). §11B-403.3 Site plan shows accessible path of travel pass-through existing V-gutter on the driveway. Detail 4 on sheet A-1 indicates existing V-gutter has a maximum slope of 5.5%, which exceeds the running slope of 5%. Revise path of travel design as required. 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. Revise wording on detail 4 on sheet D2. 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. Specify minimum dimension on detail 2 & 3 on sheet A-1. See Advisory 11B-104.1.1 regarding construction tolerances. 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. Specify the minimum dimension on detail 2 and 3 on sheet A-1. See Advisory 11B-104.1.1 regarding construction tolerances under plan check comment #3. 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 2 on sheet A-1 shows 4-foot wide access aisle. Revise dimension to 5-foot wide 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. Provide access aisles specifications under Site Legend note #5 on sheet A-1. 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 Additional language or an additional sign below the International Symbol of Accessibility shall state “Minimum Fine $250.”§11B-502.6.2. Revise wording on detail 4 on sheet D-2. A parking space identification sign shall be visible from each parking space. Signs shall be permanently posted either immediately adjacent to the parking space or within the projected parking space width at the head end of the parking space. Signs may also be permanently posted on a wall at the interior end of the parking space. §11B-502.6.3 An additional sign per detail 3/D-2 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." C. DRINKING FOUNTAINS Provide the following Drinking Fountains specifications on sheet A-12. Spout outlets shall be 36 inches maximum above the finish floor or ground. §11B-602.4 The spout shall be located 15 inches minimum from the vertical support and 5 inches maximum from the front edge of the unit, including bumpers. §11B-602.5 The spout shall provide a flow of water 4inches high minimum and shall be located 5 inches maximum from the front of the unit. The angle of the water stream shall be measured horizontally relative to the front face of the unit. Where spouts are located less than 3 inches from the front of the unit, the angle of the water stream shall be 30 degrees maximum. Where spouts are located between 3 inches and 5 inches maximum from the front of the unit, the angle of the water stream shall be 15 degrees maximum. §11B-602.6 Spout outlets of drinking fountains for standing persons shall be 38 inches minimum and 43 inches maximum above the finish floor or ground. §11B-602.7 Wall and post-mounted cantilevered drinking fountains shall be 18 inches minimum and 19 inches maximum in depth. §11B-602.8 D. TOILET ROOMS MIRRORS Mirrors located above the lavatories or countertops shall be installed within the bottom edge of the reflecting surface 40 inches maximum above the finish floor or ground. Illustrate compliance on elevation drawings on sheet A-12. §11B-603.3 WATER CLOSETS AND TOILET COMPARTMENTS The water closet shall be positioned with a wall or partition to the rear and to one side. The centerline of the water closet shall be 17 inches minimum to 18 inches maximum from the side wall or partition. Water closets shall be arranged for a left-hand or right-hand approach. §11B-604.2. Specify the minimum and maximum dimension on Men’s restroom and Women’s restroom on sheet A-12. Clearance around a water closet shall be 60 inches minimum measured perpendicular from the sidewall and 59 inches minimum measured perpendicular from the rear wall. A minimum 60 inches wide and 48 inches deep maneuvering space shall be provided in front of the water closet. §11B-604.3.1. Specify the minimum dimension on Men’s restroom on sheet A-12. The sidewall grab bars shall be 42 inches long minimum, located 12 inches maximum from the rear wall and extending 54 inches minimum from the rear wall with the front end positioned 24 inches minimum in front of the water closet. §11B-604.5.1.Specify the minimum and maximum dimension on Men’s restroom and Women’s restroom on sheet A-12. Flush controls shall be hand operated or automatic. Hand operated flush controls shall comply with Section 11B-309.4 Operation except they shall be located 44 inches maximum above the floor. Flush controls shall be located on the open side of the water closet except in ambulatory accessible compartments complying with Section 11B-604.8.2 Ambulatory Accessible Compartments. §11B-604.6Provide notes on Men’s restroom and Women’s restroom on sheet A-12. Toilet paper dispensers shall comply with Section 11B-309.4 Operation and shall be 7 inches minimum and 9 inches maximum in front of the water closet measured to the centerline of the dispenser. The outlet of the dispenser shall be below the grab bar, 19 inches minimum above the finish floor and shall not be located behind the grab bars. Dispensers shall not be of a type that control delivery or that does not allow continuous paper flow. §11B-604.7.Specify the minimum dimension on Men’s restroom and Women’s restroom on sheet A-12. Wheelchair accessible toilet compartments shall meet the requirements of Sections 11B-604.8.1 Wheelchair Accessible Compartments and 11B-604.8.3 Coat Hooks and Shelves. Compartments containing more than one plumbing fixture shall comply with Section 11B-603 Toilet and Bathing Rooms. Ambulatory accessible compartments shall comply with Sections 11B-604.8.2 Ambulatory Accessible Compartments and 11B-604.8.3 Coat Hooks and Shelves. §11B-604.833. In a wheelchair accessible compartment with an inswing door, a minimum 60 inches wide by 36 inches deep maneuvering space shall be provided in front of the clearance required in Section 11B-604.8.1.1 Wheelchair Accessible Compartment Size. §11B-604.8.1.1.1, Figures11B-604.8.1.1.2(b) and 11B-604.8.1.1.3(b).Specify the minimum maneuvering dimension on Men’s restroom on sheet A-12. Where toilet compartment doors are located in the front partition, the door opening shall be 4 inches maximum from the sidewall or partition farthest from the water closet. Where located in the sidewall or partition, the door opening shall be 4 inches maximum from the front partition and the door shall be self-closing. §11B-604.8.1.2. Specify the maximum dimension on Men’s restroom and Women’s restroom on sheet A-12. A door pull complying with Section11B-404.2.7 Door and Gate Hardware shall be placed on both sides of the door near the latch. Door shall not swing into the clear floor space or clearance required for any fixture. Doors may swing into that portion of the maneuvering space which does not overlap the clearance required at a water closet. §11B-604.8.1.2 (See exception). Specify door hardware on Men’s restroom and Women’s restroom on sheet A-12. At least one side partition shall provide a toe clearance of 9 inches minimum above the finish floor and 6 inches deep minimum beyond the compartment-side face of the partition, exclusive of partition support members. Partition components at toe clearances shall be smooth without sharp edges or abrasive surfaces. Compartments for children’s use shall provide a toe clearance of 12 inches minimum above the finish floor. §11B-604.8.1.4 Urinals shall be the stall-type or the wall-hung type with the rim 17 inches maximum above the finish floor or ground. Urinals shall be 13½ inches deep minimum measured from the outer face of the urinal rim to the back of the fixture. §11B-605.2 Flush controls shall be hand operated or automatic. Hand operated flush controls shall comply with Section 11B-309 Operable Parts except that the flush control shall be mounted at a maximum height of 44 inches above the finish floor. §11B-605.4 For lavatories and sinks, a clear floor space complying with Section 11B-305 Clear Floor or Ground Surfaces, positioned for a forward approach, and knee and toe clearance complying with Section 11B-306 Knee and Toe Clearance shall be provided. §11B-606.2. Provide Knee and Toe Clearance detail. E. RESTROOM WALL SIGNS Provide the following Pictograms specifications on detail 7/D2: a. Pictograms shall have a field height of 6 inches minimum. Characters and Braille shall not be located in the pictogram field.§11B-703.6.1 b. Pictograms and their field shall have a non-glare finish. Pictograms shall contrast with their field with either a light pictogram on a dark field or a dark pictogram on a light field. §11B-703.6.2 c.The installation height and location of Pictogram signs shall be per §11B-703.4.1. 2.Provide the following Symbol specifications on detail 7/D2: a. Women’s toilet and bathing facilities shall be identified by a circle, ¼ inch thick and 12 inches in diameter. The circle symbol shall contrast with the door, either light on a dark background or dark on alight background. §11B-703.7.2.6.2 PLAN CHECK COMMENTSSheet T-1: Revise the Child-Care occupancy group to “E” under Building Data. Sheet A-1Revise the Type of Construction to “III-B”. Revise the allowable area calculations using Increased-area per Type III-B construction.Revise wording under site signage #3. The authority having jurisdiction is City of Santa Ana.Parking analysis shows 4 accessible parking spaces provided. However, site plan only shows 3 accessible parking spaces.Please attach the letter written by KidWork’s director, David Benavides, regarding KidWorks operations on sheet A-8. The letter was requested by the City during Development Review Committee process review. The letter states the operational intents and clarify its use does not trigger a full Educational occupancy (E) requirements per 2013 California Building Code except only 10% of the space is dedicated to Child Care. Sheet A-2.1Door shall not reduce exit width by more than 50% at the hall way. The door swing in the Learning lab exceeds the minimum Hallway width requirement. STRUCTURAL PLAN REVIEW COMMENTSStructural calculations and details inside the structural calculations have been reviewed. However, structural details on beams, posts, and new footings shall be printed on a structural floor plan. Based on the scope of work, framing plan and foundation may be combined to show all the required construction details. Structural details only shown in the calculation package is not sufficient for building permit. In addition, any structural drawings shall be stamp and signed by the Engineer On record including the exterior canopy structure as shown on sheet A6 and sheet A7.