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Home My WebLink About233395_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: 10193944 PROJECT ADDRESS: 1921 E Carnegie Ave Unit# G PLAN CHECK ENGINEER: So, AnsonTEL:714 647-5830FAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 10/13/2017 INITIAL REVIEW 12/5/2017 EXPIRATION 4/11/2018 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Quiang xiao 3. TEL: (714)662-0510 FAX: VALUATION:$159,000.00 EMAIL: FLOOD ZONE:X-0602320279J APPLICABLE CODE: 2016 CALIFORNIA BUILDING CODE (CBC) WITH CITY OF SANTA ANA AMENDMENTS GENERAL REQUIREMENTSThe 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 2016 California Building Standards Code with local 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.Please return marked up set of drawings with corrections.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.All persons preparing plans and specificationsshall sign those plans and specifications. 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 714-647-5800 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)☒Public Works Agency approval (647-5039)☐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)☐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.☐County of Orange Health Department approval on the corrected/final set of drawings (667- 3600)☐Grading Permit - Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039)☒Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance☐Information Technology equipment rooms require a completed electrical plan check prior to issuance of the building permit to ensure compliance with the 2016 California Electrical Code (CEC) Article 645, Electronic Computer/Data Processing Equipment. CEC Article 645 may require fire-rated walls, floors, and ceilings for the computer room(s). For additional information, contact Mr. Scott Davis, Electrical Plan Check at (714) 647-5822.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.State 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.Delete all notes and details from drawings that are not a part of the work to be done under the subject building permit application. Clearly indicate the scope of work on the 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. Sheet A1.3 STAIRWAYSStairways shall show compliance with CBC Sections 1009 and 1133B.4 including applicable disabled accessibility requirements. - Provide complete architectural plan view, sections, details, and notes for stairway(s). - Dimension stairway width showing compliance with CBC Sections 1009.1, 1005, and 1007.3. - Dimension rise of steps shall be not less than 4” or greater than 7”. The run shall not be less than 11”. - Treads, nosing, and risers require compliance with CBC Section 1133B.4.5, including no open risers and slip resistant treads. - CBC Section 1009.2, Dimension stairway headroom clearance. 6’ 8” minimum clearance.CBC Section 1009.5.3, The walls and soffits within enclosed usable spaces under enclosed and unenclosed stairways shall be protected by 1-hour fire-resistance-rated construction or the fire-resistance rating of the stairway enclosure, whichever is greater. Access to the enclosed space shall not be directly from within the stair enclosure.CBC Section 1133B.4.4, 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.CBC Section 1133B.8.2, Areas with a vertical clearance of less than 80” must have a barrier to warn blind or visually impaired persons. HANDRAILS FOR STAIRWAYSProvide handrail details on the drawings showing compliance with CBC Section 1009.10, 1012, and 1133B.4.1. - Stairways shall have handrails on each side. - Every stairway required to be more than 88” in width shall be provided with not less than one intermediate handrail for each 88” of required width. Intermediate handrails shall be spaced approximately equally across with the entire width of the stairway. - Handrails shall be 34 to 38” above the nosing of treads. - 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. - Handrails projecting from a wall shall have a space of 1½” between the wall and the handrail. - The handgrip potion of handrails shall not be less than 1¼” nor more than 1½” cross-sectional dimension or the shape shall provide an equivalent gripping surface. The handgrip portion of handrails shall have a smooth surface with no sharp corners. Any wall or other surface adjacent to the handrail shall be free of sharp or abrasive elements. Edges shall have a minimum radius of 1/8”.CBC Section 1012.1, Where required. Handrails for stairways and ramps shall be adequate in strength and attachment in accordance with CBC Section 1607.7. Handrails required for stairways by Section 1009.10 shall comply with CBC Sections 1012.2 through 1012.8. Handrails required for ramps by CBC Section 1010.8 shall comply with CBC Sections 1012.2 through 1012.7.CBC Section 1009.10, Handrails. Stairways shall have handrails on each side and shall comply with Section 1012. Where glass is used to provide the handrail, the handrail shall also comply with Section 2407 of the California Building Code.CBC Section 1133B.4.2.2. Handrails shall extend a minimum of 12” beyond the top nosing and 12”, plus the tread width, beyond the bottom nosing. At the top, the extension shall be parallel with the floor or ground surface. At the bottom, the handrail shall continue to slope for a distance of one tread width from the bottom riser; the remainder of the extension shall be horizontal. See Figures 11B-35 and 11B-37.Guards shall be detailed to show compliance with Sections 1013 and 1607.7. Dimension finish floor to top of guard height. Unenclosed floor and roof openings, open and glazed sides of stairways, landings and ramps, balconies or porches, which are more than 30” above grade or floor below, and roofs used for other than service of the buildings shall be protected by a guardrail.CBC Section 1013.2. The top of the guards shall not be less than 42” in height.CBC Section 1013.3. Open guards shall have intermediate rails or an ornamental pattern such that a sphere 4” in diameter cannot pass through. - The open space between the intermediate rails or ornamental pattern of guards in commercial and industrial-type occupancy areas, which are not accessible to the public, may be such that a sphere 12” cannot pass through. - The triangular opening formed by the riser, tread, or bottom elements of a guard at the open side of a stairway may be of such size that a sphere 6” indiameter cannot pass through. Sheet A1.5 GEOMETRIC SYMBOL On elevation drawing, show geometric symbol at toilet-room entrance. §11B-703.7.2.6 Specify Men’s toilet geometric symbol at toilet-room entrance. §11B-703.7.2.6.1 Specify Women’s toilet geometric symbol at toilet-room entrance. §11B-703.7.2.6.2 On elevation drawing, provide dimension line on the center of geometric symbol measured at 58 inches minimum and 60 inches maximum above finished floor. Dimensional range implies construction tolerance beyond specified limits is not permitted.§11B-703.7.2.6 On elevation drawing, show a one-inch maximum dimension-line between the centerline of geometric symbol and vertical centerline of the door. §11B-703.7.2.6 Provide note on geometric symbols:” edges shall be eased or rounded at 1/16 inch minimum, or chamfered at 1/8 inch maximum. Vertices shall be radius between 1/8 inch minimum and ¼ inch maximum.” Men’s Toilet Geometric Symbol Provide Men’s Toilet geometric symbol detail. Men’s Toilet geometric symbol shall be an equilateral triangle, 1/4 inch thick with edges 12 inches long and a vertex pointing upward. §11B-703.7.2.6.1 Specify contrast requirement between the triangle symbol and the door, either light on a dark background or dark on a light background. §11B-703.7.2.6.1 Women’s Toilet Geometric Symbol Provide Women’s Toilet geometric symbol detail. Women’s Toilet geometric symbol shall be a circle, 1/4 inch thick and 12 inches in diameter. §11B-703.7.2.6.2 Specify contrast requirement between the circle symbol and the door, either light on a dark background or dark on a light background. §11B-703.7.2.6.2 Toilet Sign Installation height and location On the toilet sign, specify 60 inches maximum from the baseline of highest line of raised characters to the finished floor. The maximum dimension implies construction tolerance is not permitted. §11B-703.4.1 On the toilet sign, specify 48 inches minimum from the baseline of lowest braille cells to the finished floor. The minimum dimension implies construction tolerance is not permitted. §11B-703.4.1 Braille Provide note on Braille:” Braille dots shall have a domed or rounded shape.” §11B-703.3.1 Provide note on Braille:” The indication of an uppercase letter or letters shall only be used before the first word of sentences, proper nouns and names, individual letters of the alphabet, initials, and acronyms.” §11B-703.3.1 Revise toilet-sign detail to show braille position below the corresponding text in a horizontal format, flush left or centered. §11B-703.3.2 Show braille position below the entire text on a multi-lined toilet sign. §11B-703.3.2 Provide dimension line to show distance between braille and tactile characters 3/8 inch minimum and ½ inch maximum. Dimensional range implies construction tolerance beyond specified limits is not permitted.§11B-703.3.2 Provide dimension line to show distance between braille and raised borders at 3/8 inch minimum. The minimum dimension implies construction tolerance is not permitted.§11B-703.3.2 Pictogram Provide dimension-line 6 inches minimum on pictogram field-height. §11B-703.6.1 Characters and braille shall not be located in the pictogram field. Revise detail. §11B-703.6.1 Provide note on pictograms:” Pictograms and their field shall have a non-glare finish.” §11B-703.6.2 Provide note on pictograms:” 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 On pictogram detail, provide text descriptors located directly below the pictogram field. §11B-703.6.3 WATER CLOSET Position and Height On the restroom floor plan or elevation drawing, specify 17 inches minimum and 18 inches maximum dimensional-range between side walland centerline of water closet. Dimensional range implies construction tolerance beyond specified limits is not permitted.§11B-604.2 On elevation drawing, specify the seat height of water closet above finished floor shall be 17 inches minimum and 19 inches maximum measured to top of the seat. Dimensional range implies construction tolerance beyond specified limits is not permitted.§11B-604.4 Flush Control Provide note on water-closet flush control: “Flush controls shall be located on the open side of the water closet except in ambulatory accessible compartments.” §11B-604.6 Provide note on water-closet hand-operated flush control: “Operable parts shall be operable with one hand and shall not require tight grasping, pinching, or twisting of the wrist. The force required to activate operable parts shall be 5 pounds maximum.” §11B-309.4 & §11B-604.6 On the water-closet elevation drawing, specify the hand-operated flush-controls shall be located 44 inches maximum above the floor. The maximum dimension implies construction tolerance is not permitted. §11B-604.6 Seat Provide note on toilet seat: “Seat shall not be sprung to return to a lifted position.” §11B-604.4 Provide note on toilet seat: “Seat shall be 2 inches high maximum.” §11B-604.4 Provide note on toilet seat: “A 3-inch high seat shall be permitted only in alterations where the existing fixture is less than 15 inches high.” §11B-604.4 GRAB BARS Rear Wall Provide dimension line to illustrate the rear-wall grab bar with 36 inches minimum in length. The minimum dimension implies construction tolerance is not permitted. §11B-604.5.2 Provide dimension lines to illustrate the side-wall grab bar extends from centerline of the water closet 12 inches minimum on one side and 24 inches minimum on the other side. The minimum dimension implies construction tolerance is not permitted. §11B-604.5.2 Cross Section Provide detail to demonstrate grab-bars with circular cross-sections shall have an outside diameter of 1.25 inches minimum and 2 inches maximum. Dimensional range implies construction tolerance beyond specified limits is not permitted.§11B-609.2.1 Spacing Provide detail to demonstrate the space between the wall and the grab bar shall be 1.5 inches. Please note this is an absolute dimension, not minimum. §11B-609.3 Provide detail to demonstrate the space between grab bar and projecting objects shall be 1.5 inches minimum. §11B-609.3 Provide detail to demonstrate the space between grab bar and at the ends shall be 1.5 inches minimum. §11B-609.3 Provide detail to demonstrate the space between grab bar and projecting objects above shall be 12 inches minimum. §11B-609.3 Grab Bars Position On elevation drawing, provide dimension to show grab bars installed in a horizontal position, 33 inches minimum and 36 inches maximum above the finished floor measured to the top of gripping surface. Dimensional range implies construction tolerance beyond specified limits is not permitted.§11B-609.4 Surface Hazards Provide note on grab bars: “Grab bars and any wall or other surfaces adjacent to grab bars shall be free of sharp or abrasive elements and shall have rounded edges.” §11B-609.5 Fittings Provide note on grab bars: “Grab bars shall not rotate within their fittings.” §11B-609.6 Installations Grab bars shall not obstruct clear floor space. Revise grab bar position or clear floor space location. §11B-609.7 Structural Strength Allowable stresses shall not be exceeded for material used when a vertical or horizontal force of 250 pounds is applied at any point on the grab bar, fastener, mounting device, or supporting structure. Provide a structural connection detail between the grab bar and supporting structure. Specify the type of fastener and minimum embedment length into the supporting structure. §11B-609.8 Alternate Configuration The configuration of grab bars shown on elevation drawing is not permitted. Consider the use of L-shaped or U-shaped grab bars. §11B-609.9 Toilet Paper Dispensers On elevation drawing, provide dimension line to show toilet-paper dispensers 7 inches minimum and 9 inches maximum in front of water closet measured to the centerline of the dispenser. Dimensional range implies construction tolerance beyond specified limits is not permitted.§11B-604.7 On elevation drawing, show the outlet of the toilet-paper dispenser below the grab bar. §11B-604.7 On elevation drawing, toilet paper dispenser shall not be located behind grab bars. §11B-604.7 On elevation drawing, provide dimension line to show the outlet of toilet-paper dispenser 19 inches minimum above the finished floor. §11B-604.7 Provide note on toilet-paper dispensers: “The toilet paper dispenser shall be the type that allows for continuous paper flow and does not control delivery.” §11B-604.7 LAVATORY Position and Height Provide dimension line to show 18 inches minimum from center line of lavatory to adjacent wall. The minimum dimension implies construction tolerance is not permitted. §11B-606.6 On elevation drawing, provide dimension line to show lavatory with higher-front rim at 34 inches maximum above the finished floor. The maximum dimension implies construction tolerance is not permitted. §11B-606.3 On restroom floor plan, show a clear floor space (30” min. wide x 48” min. deep) positioned for a forward approach in front of the lavatory. §11B-606.2 On restroom floor plan, show a clear floor space (30” min. wide x 48” min. deep) within the room beyond the arc of door swing. §11B-603.2.3 Exception 2 Knee and Toe Clearance Provide detail to show Knee and Toe Clearance underneath the lavatory. Specify the following dimensions on elevation drawing. §11B-606.2 Knee clearance Under the lavatory, space between 9 inches and 29 inches above finished floor shall be considered as knee clearance.§11B-306.3.1 Exception Knee clearance at the front-end of the lavatory shall be 29 inches minimum above finished floor. §11B-306.3.3 Exception 1 Knee clearance underneath the lavatory at a depth of 8 inches shall be 27 inches minimum above finished floor. §11B-306.3.3 Exception 1 Knee clearance shall extend 25 inches maximum under the lavatory at 9 inches above finished floor. §11B-306.3.2 Knee clearance shall be 11 inches minimum deep at 9 inches above finished floor. §11B-306.3.3 Knee clearance shall be 30 inches wide minimum. §11B-306.3.5 Toe Clearance Under the lavatory, space between finished floor and 9 inches above finished floor shall be considered as toe clearance. §11B-306.2.1 Toe clearance shall extend 17 inches minimum under lavatories. §11B-306.2.3 Toe clearance shall extend 19 inches maximum under lavatories. §11B-306.2.2 Exception Toe clearance shall be 30 inches wide minimum. §11B-306.2.5 Faucets Provide note on faucets: “Hand-operated metering faucets shall remain open for 10 seconds minimum.” §11B-606.4 Provide note on faucets: “Controls for faucets are operable with one hand and do not require tight grasping, pinching or twisting of the wrist.” §11B-309.4 Provide note on faucets: “The force required to activate operable parts is no greater than 5 pounds maximum.” §11B-309.4 Provide note on faucets: “Hand-operated controls for faucets shall be located within accessible reach ranges.” §11B-308.1 Exposed pipes and surfaces Provide note on exposed pipes and surfaces:” Water supply and drain pipes under lavatories and sinks shall be insulated or otherwise configured to protect against contact.” Water supply includes hot-water pipe and cold-water pipe. §11B-606.5 Provide note on exposed pipes and surfaces:” There shall be no sharp or abrasive surfaces under lavatories.” §11B-606.5 MIRRORS Provide dimension line on mirror located above lavatory with the bottom edge of reflective surface 40 inches maximum above the finished floor. The maximum dimension implies construction tolerance is not permitted. §11B-603.3 Provide dimension line on mirror not located above lavatory with the bottom edge of reflective surface 35 inches maximum above the finished floor. The maximum dimension implies construction tolerance is not permitted. §11B-603.3 COAT HOOK Provide dimension line on coat hook 48 inches maximum above the finished floor. The maximum dimension implies construction tolerance is not permitted. §11B-603.4 SHELVES Provide dimension line on shelves 40 inches minimum and 48 inches maximum above the finished floor. Dimensional range implies construction tolerance beyond specified limits is not permitted.§11B-603.4 ACCESSORIES Provide dimension line for sanitary napkin dispenser, waste receptacle, and soap dispenser 40 inches maximum above the finished floor. The maximum dimension implies construction tolerance is not permitted. §11B-603.5