HomeMy WebLinkAbout242363_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:
10396669
PROJECT ADDRESS:
3420 W Maywood Ave
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830FAX:714
647-5897
TYPE OF CONSTRUCTION:
III B
OCCUPANCY CLASSIFICATION(S):
B, S-1
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
6/7/2018
INITIAL REVIEW
6/17/2018
EXPIRATION
12/4/2018
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Richard Sum
3.
TEL:
(626)643-3141
FAX:
VALUATION:$9,500.00
EMAIL:
tamfigh@gmail.com
FLOOD ZONE:X-0602320258JINSTRUCTIONS:
Numbersinbracketsrefertocodesectionsof 2016CaliforniaBuilding Code[CBC],2016CaliforniaPlumbingCode[CPC],2016CaliforniaMechanicalCode[CMC],2016California ElectricalCode[CEC],2016CaliforniaEnergyCode(2016BuildingEnergyEfficiencyStandards[BEES]),and2016 CaliforniaGreenBuildingsStandardsCode[CalGreen]
Correctoriginaldrawings.Reprintandsubmit3newsetstogetherwiththe“marked-up”set.Returnthiscorrections list with corrected plans.
In the Item number column, ☒ in the checkbox represents correction requested.
IntheRespondcolumn,pleaseindicatethesheetnumberanddetailornote numberontheplanwherethe corrections are made.
Itemize anychanges,revisions,oradditions madeto drawingsthatarenotadirectanswertoa correctionona separate sheet.
Additionalplancheckfeewill be requiredafterthirdreviewonhourlyrate basis.
PART I: GENERAL REQUIREMENTS
PERMIT APPLICATIONS
Item #
Sheet #
Corrections Requested
Respond
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Provide valuation on Building Permit Worksheet
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Valuation is too low. Submit a signed copy of the contract showing labor and materials for all work to be done.
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Provide complete information for applicant, owner, engineer, architect, and contractor.
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Obtain separate permit for the following items:
Retaining walls or block fence walls, Grading work, Signs, Swimming pools, Fire sprinkler systems, Separate structure, Electrical, Mechanical, Plumbing work, Shoring, and Demolition.
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The permit application must be signed by the property owner, or licensed contractor, or authorized agent at the time the permit is to be issued:
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For owner-builder permits: Owner’s signature can be verified with owner’s driver license. Owner’s representatives must present owner’s approval with a notarized letter from the owner.
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For contractor building permits: Prior to the issuance of a building permit, the contractor shall have the following:
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Certificate of workers Compensation Insurance made out to the Contractors State License Board
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Notarized letter of authorization for agents
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Copy of Contractors State License or pocket ID
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Copy of City of Santa Ana business tax registration certificate or a newly paid receipt for one.
CLEARANCES
Item #
Sheet #
Corrections Requested
Respond
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Obtain approvalfromthefollowingdepartments prior to building permit issuance:
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Planning Department (714-647-5804)
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Public Works Department (714-647-5039)
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Fire Department (714-647-5839)
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Police Department (714-647-5840)
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School District
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County of Orange Health Department (714-667-3600)
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Provide temporary shoring plans for excavations removing the lateral support of public way or an existing building. Excavations adjacent to a public way require Public Works approval prior to permit issuance.
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Where the depth of excavation is greater than the walls or foundation of an adjoining building, the owner shall provide the Department of Building and Safety with evidence that the adjacent property owner(s) have been given a
30-day written notice of such intent to make an excavation. This notice shall state the depth of such excavation and when it will commence. This notice shall be by certified mail, return receipt requested.
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Submitgradingplan forreview.Gradingapprovalisrequiredbeforebuilding permit will beissued.
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Provide Soilreportfor review.
ADMINISTRATION
Item #
Sheet #
Corrections Requested
Respond
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Each sheet of the architectural and structural plans must bear the signatures, registration number and expiration date of an architect or engineer registered in the State of California.
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The address of the building and the name/address of the owner are required on all plans. The name and address of the consultants are required on their plans.
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Three sets of plans will be required during permit issuance. One of these set of plans will besubmitted to the Assessor Department. The plans must be:
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Quality blue or black line drawings with uniform and light background color
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Max. 36” x 48” size with minimum 1/8” lettering size
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Sticky back details must produce prints withoutcontrasting shades of background color
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Provide the following with each set of plans:
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Topography Survey Map
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Grading
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Floor Plans
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Two Elevations
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Construction Section
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Framing Plans
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Foundation Plans
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Structural Details
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Provide fully dimensioned plot plan to scale. Showlegal description, building lines, easements, lot sizezone boundaries, highway dedication lines, street center line, alley, parking spaces and location of all buildings (Show type of construction, number of stories and the use for all buildings.)
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Show the building area, occupancy group(s), use(s), type of construction, number of story(s), lot size, lot area and height on the first sheet or title sheet of plans.
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Show on site plans the natural and finish grade elevations around the perimeter of the building. Showelevations for all floors and top of roof. Survey Map must be signed by a licensed Surveyor or Civil Engineer.
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Remove all plans, details or notes that do not pertain to the project.
PART II: BUILDING CODE
BUILDING LIMITATION
Item #
Sheet #
Corrections Requested
Respond
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Show on the plans the number of stories, occupancy group(s), type(s) of construction, and area of the proposed structure. Vent shafts and courts do not count as area. The mezzanine shall not contribute to the building area or story. One basement level need not be included in the total allowable area if it is not a story and does not exceed the area permitted for a one-story building. Specify the use of all rooms/areas on floor plans. Provide an area breakdown by level.
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The total building area must be limited to “” square feet. Provide total allowable calculation as part of plans.
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The building as shown is a mixed-occupancy (separated occupancy) building.
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In each story, the sum of the ratios of the actual area for each separate occupancy divided by the allowable area per story for each occupancy must not exceed one. (508.4.2)
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For the maximum area of a building, the sum of the ratios of the total actual area for each separate occupancy divided by the allowable area per story for each separate occupancy must not exceed three for buildings with more than three stories above the grade plane. (506.2.4)
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Unobstructed yards of minimum 20’ must be maintained at minimum 25% of the building perimeter to permit a““% floor area increase. Provide determination. (506.3.2)
Allowable area per story is defined as Aa = At + [AtxIf] + [AtxIs], where
If is the increase of due to frontage increase; Isis the increase due to sprinklers
Total building area is = Aax2 for multistory for high-rise, Group A, E, H, I, L, and R occupancies and those in Section 1.11.
For all other occupancies, total building area is = Aax2 for 2 stories, = Aax3 for over 2 stories.(T503,506.2)
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The total building area must be limited to ““square feet. Provide total allowable calculation as part of plans. (506.2)
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Building exceeds allowable height limit of T 504.2 for Type ““construction. (504.3): Max ““feet in height and Max “ “stories in height.
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Provide calculations for establishing grade plane as per Section 202. Attach calculations and established grade planes on elevations, plans, and site plan.
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Show maximum height of the structure (in feet and stories) from top of roof to grade plane on all elevation views. (202)
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Lowest level is determined not to be a basement.This level is considered as first story above grade plane. Include this story in total building height. (202)
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Automatic sprinkler system (NFPA-13) may be used for only one of the following purposes:
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Height increase (504.3)
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Area increase (506.2)
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Fire-resistance rating substitution (T 601)
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This structure is of type ““construction. Show on plans the required “ “rated roof, “ “rated exterior wall construction, ““structural frame protection, and ““floor construction. (T 601)
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Exterior (bearing) (nonbearing walls of Type “ “construction must be of ““ hour rated construction. (T601)
COMMERCIAL ACCESSIBILITY
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 County/City is not delegated the authority to plan review or inspect projects for ADA & FHA compliance.
PLUMBING FIXTURES AND FACILITIES
TOILET AND BATHING ROOM CLEARANCES
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Where toilet facilities and bathing facilities are provided, they shall comply with 11B-213 Toilet Facilities and Bathing Facilities. Where toilet facilities and bathing facilities are provided in facilities permitted by 11B-206.2.3 Multi-Story Buildings and Facilities Exceptions1 and 2 not to connect stories by an accessible route, toilet facilities and bathing facilities shall be provided ona story connected by an accessible route to an accessible entrance. §11B-213.1
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Where separate toilet facilities are provided for the exclusive use of separate user groups, the toilet facilities serving each user group shall comply with11B-213 Toilet Facilities and Bathing Facilities. §11B-213.1.1
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Where toilet rooms are provided, each toilet room shall comply with 11B-603 Toilet and Bathing Rooms. Where bathing rooms are provided, each bathing room shall comply with 11B-603 Toilet and Bathing Rooms. §11B-213.2 (See exception)
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Unisex toilet rooms shall contain not more than one lavatory, and not more than two water closets without urinals or one water closet and one urinal. Unisex bathing rooms shall contain one shower or one shower and one bathtub, one lavatory, and one water closet. Doors to unisex toilet rooms and unisex bathing rooms shall have privacy latches. §11B-213.2.1
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Door shall not swing into the clear floor space or clearance required for any fixture. Other than the door to the accessible water closet compartment, a door in any position may encroach into the turning space by 12 inches maximum. §11B-603.2.3
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At single user toilet or bathing rooms, doors shall be permitted to swing into the clear floor space or clearance required for any fixture only if a 30 inch by48-inch minimum clear floor space is provided within the room beyond the arc of the door swing. §11B-603.2.3 (See exception)
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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. Mirrors not located above the lavatories or countertops shall be installed with the bottom edge of the reflecting surface 35 inches maximum above the finish floor or ground. §11B-603.3
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Coat hooks shall be located within one of the reach ranges specified in Section 11B-308. Shelves shall be located 40 inches minimum and 48 inches maximum above the finish floor. Medicine cabinets shall be located with a usable shelf no higher than 44 inches maximum above the finish floor. §11B-603.4
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Where towel or sanitary napkin dispensers, waste receptacles, or other accessories are provided in toilet facilities, at least one of each type shall be located on an accessible route. All operable parts, including coin slots, shall be 40 inches maximum above the finish floor. Baby changing stations are not required to comply with Section 11B-603.5 (See exception) §11B-603.5
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Bathtubs shall comply with section 11B-607 including the requirements for clearances, grab bars, seats, controls, shower-spray unit and water and bathtub enclosures.
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Shower compartments shall comply with section 11B-608 including the requirements for clearances, grab bars, seats, controls, shower spray unit and water,thresholds, shower enclosures, shower floor or ground surface and soap dish.
WATER CLOSETS AND TOILET COMPARTMENTS
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Where toilet compartments are provided, at least 5 percent but no fewer than one toilet compartment shall comply with Section 11B-604.8.1. In addition to the compartments required to comply with 11B-604.8.1, where six or more toilet compartments are provided, or where the combination of urinals and water closets totals six or more fixtures, toilet compartments complying with Section 11B-604.8.2 shall be provided in the same quantity as the toilet compartments required to comply with Section 11B-604.8.1 §11B-213.3.1
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Where water closets are provided, at least 5 percent but no fewer than one shall comply with Section 11B-604. §11B-213.3.2
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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, except that the water closet shall be 17 inches minimum and19 inches maximum from the side wall or partition in the ambulatory accessible toilet compartment specified in Section 11B-604.8.2 Ambulatory Accessible Compartments. Water closets shall be arranged for a left-hand or right-hand approach. §11B-604.2
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Clearance around a water closet shall be 60 inches minimum measured perpendicular from the sidewall and 56 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
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The seat height of a water closet above the finish floor shall be 17 inches minimum and 19 inches maximum measured to the top of the seat. Seats shall not be sprung the return to a lifted position. Seats shall be 2 inches high maximum and a 3-inch high seat shall be permitted only in alterations where the existing fixture is less than 15 inches high. §11B-604.4 (See exception for Residential Units)
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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
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The rear grab bar shall be 36 inches long minimum and extend from the centerline of the water closet 12 inches minimum on one side and 24 inches minimum on the other side. §11B-604.5.2 (See exception)
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Flush controls shall be hand operated or automatic.Hand operated flush controls shall comply with Section11B-309.4 Operation except they shall be located 44 inches maximum above the floor. Flush controls shallbe located on the open side of the water closet exceptin ambulatory accessible compartments complying with Section 11B-604.8.2 Ambulatory AccessibleCompartments. §11B-604.6
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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 measuredto the centerline of the dispenser. The outlet of the dispenser shall be below the grab bar, 19 inchesminimum above the finish floor and shall not be locatedbehind the grab bars. Dispensers shall not be of a type that control delivery or that does not allow continuouspaper flow. §11B-604.7
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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 Sections11B-604.8.2 Ambulatory Accessible Compartments and11B-604.8.3 Coat Hooks and Shelves. §11B-604.8
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In a wheelchair accessible compartment with an in- swing door, a minimum 60 inches wide by 36 inches deep maneuvering space shall be provided in front of the clearance required in Section 11B-604.8.1.1Wheelchair Accessible Compartment Size. §11B-604.8.1.1.1, Figures 11B-604.8.1.1.2(b) and 11B-604.8.1.1.3(b)
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In a wheelchair accessible compartment with a door located in the side wall or partition, either in-swinging or out-swinging, a minimum 60 inches wide and 60 inches deep maneuvering space shall be provided in front of the water closet. §11B-604.8.1.1.2 Figure 11B-604.8.1.1.2
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In a wheel chair accessible compartment with end- opening door located in the front wall or partition (facing water closet), either in-swinging or out-swinging, a minimum 60 inches wide and 48 inches deep maneuvering space shall be provided in front of the water closet. §11B-604.8.1.1.3 Figure 11B-604.8.1.1.3
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Toilet compartment doors, including door hardware, shall comply with Section 11B-404 Doors, Doorways, and Gates except that if the approach is from the push side of the compartment door, clearance between the door side of the compartment and any obstruction shall be 48 inches minimum measured perpendicular to the compartment door in its closed position. Door shall be located in front partition or in the side wall or partition farthest from the water closet. §11B-604.8.1.2
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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
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A door pull complying with Section 11B-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)
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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
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Ambulatory accessible compartments shall have a depth of 35 inches minimum and 37 inches maximum.§11B-604.8.2.1
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Water closets and toilet compartments for children’s use shall comply with Section 11B-604.9 Water Closets and Toilet Compartments for Children’s Use and follow suggested dimensions on Table 11B-604.9. §11B-604.9
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Where urinals are provided, at least 10 percent but no fewer than one shall comply with Section 11B-605.§11B-213.3.3.
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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
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Flush controls shall be hand operated or automatic.Hand operated flush controls shall comply with Section11B-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
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Where lavatories are provided, at least 10 percent but no fewer than one shall comply with Section 11B-606 and shall not be located in a toilet compartment. §11B-213.3.4, §11B-606.1.
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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
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Lavatories and sinks shall be installed with the front of the higher of the rim or counter surface 34 inches maximum above the finish floor or ground. §11B-606.3
SIGNS RELATED TO TOILETS AND BATHRING FACILITIES
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Entrances leading to toilet rooms and bathing rooms complying with 11B-603 Toilet and Bathing Rooms shall be identified by a geometric symbol complying with 11B-703.7.2.6 Toilet and Bathing Room Geometric Symbols. Where existing toilet rooms or bathing rooms do not comply with 11B-603 Toilet and Bathing Rooms, directional signs indicating the location of the nearest compliant toilet room or bathing room within the facility shall be provided. Signs shall comply with 11B-703.5 Visual Characters and shall include the International Symbol of Accessibility complying with11B-703.7.2.1 ISA. Where existing toilet rooms orbathing rooms do not comply with 11B-603 Toilet and Bathing Rooms, the toilet rooms or bathing rooms complying with 11B-603 Toilet and Bathing Rooms shall be identified by the International Symbol of Accessibility complying with 11B-703.7.2.1 ISA. Where clustered single user toilet rooms or bathing facilities are permitted to use exceptions to 11B-213.2 Toilet and Bathing Rooms, toilet rooms or bathing facilities complying with 11B-603 Toilet and Bathing Rooms shall be identified by the International Symbol of Accessibility complying with 11B-703.7.2.1 ISA unless all toilet rooms and bathing facilities comply with 11B-603 Toilet and Bathing Rooms. Existing buildings thathave been remodeled to provide specific toilet rooms or bathing rooms for public use that comply with thesebuilding standards shall have the location of and thedirections to these rooms posted in or near the buildinglobby or entrance on a sign complying with 11B-703.5Visual Characters, including the International Symbol ofAccessibility complying with 11B-703.7.2.1 ISA. §11B-216.8
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Pictograms shall comply with the following:
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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
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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
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Pictograms shall have text descriptors located directly below the pictogram field. Text descriptors shall comply with 11B-703.2 Raised Characters,11B-703.3 Braille and 11B-703.4 Installation Heightand Location. §11B-703.6.3
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The installation height and location of Pictogram signs shall be per §11B-703.4.1.
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Symbols shall comply with the following:
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Doorways leading to toilet rooms and bathing rooms shall be identified by a geometric symbol complying with 11B-703.7.2.6 Toilet and Bathing Facilities Geometric Symbols. The symbol shall be mounted at 58 inches minimum and 60 inches maximum above the finish floor or ground surface measured from the centerline of the symbol. Where a door is provided the symbol shall be mounted within 1 inch of the vertical centerline of the door. §11B-703.7.2.6 (See exception)
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Men’s toilet and bathing facilities shall be identified by an equilateral triangle, ¼ inch thick with edges 12 inches long and a vertex pointing upward. The triangle symbol shall contrast with the door, either light on a dark background or dark on a light background. §11B-703.7.2.6.1
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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 a light background. §11B-703.7.2.6.2
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Unisex toilet and bathing facilities shall be identified by a circle, ¼ inch thick and 12 inches in diameter with a ¼ inch thick triangle with a vertex pointing upward superimposed on the circle and within the
12-inch diameter. The triangle symbol shall contrast with the circle symbol, either light on a dark background or dark on a light background. The circle symbol shall contrast with the door, either light on a dark background or dark on a light background.§11B-703.7.2.6.3
ADDITIONALCORRECTIONS:
Item #
Sheet #
Corrections Requested
Respond
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A1Revise all code editions to year “2016” under Applicable Codes.
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A1New auto lift is proposed under Project Data. However, there are no details or specification found on the plan.
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A2Provide plumbing fixture count calculations on reduced plumbing fixtures.
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A2Rotate floor plan and notes.
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