HomeMy WebLinkAbout252180_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:
10199589
PROJECT ADDRESS:
3430 W Maywood Ave
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830FAX:714
647-5897
TYPE OF CONSTRUCTION:
III B
OCCUPANCY CLASSIFICATION(S):
B
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
3/29/2019
INITIAL REVIEW
4/14/2019
EXPIRATION
9/25/2019
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Sack Rattan
3.
TEL:
(714)717-7679
FAX:
VALUATION:$10,000.00
EMAIL:
Sack@srattan-dc.com
FLOOD ZONE:X-0602320258J
APPLICABLE CODE: 2016 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.Plan Review CommentsSheet A-2: The proposed restroom design is not accessible. Redesign of space and accessible features are required. See checklist on the following pages.Sheet A-2: Provide structural details for all new walls. Show connection details between wall and foundation and between top of wall to roof above.Sheet A-2: Provide reflected ceiling plans for review.Sheet A-2: Show exit signage location. Sheet A-2: Show exit path to the exterior door from the doorway located between “office 2” and “Existing Consult room”.
Single-Accommodation Toilet Room
Single-accommodation toilet room shall be accessible. Provide the following:
☐Enlarged toilet-room floor plan.
☐Toilet-room elevation drawings.
☐Accessible details.
☐Geometric-symbol detail on the toilet-room door.
Geometric Symbol
Identify the geometric symbol location:
☐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)
☐Specify Unisex toilet geometric symbol at toilet-room entrance. (11B-703.7.2.6.3)
Specify the position of geometric symbol:
☐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.”
Provide Men’s toilet geometric symbol detail:
☐Men’s Toilet geometric symbol shall be an equilateral triangle, ¼-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)
Provide Women’s toilet geometric symbol detail:
☐Provide Women’s Toilet geometric symbol detail. Women’s Toilet geometric symbol shall be a circle, ¼-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)
Provide Unisex toilet geometric symbol detail:
☐Provide Unisex Toilet geometric symbol detail. Unisex Toilet geometric symbol shall be a circle, ¼-inch thick and 12-inches in diameter with a ¼-inch thick triangle with a vertex pointing upward, superimposed on and geometrically inscribed within the circle and within the 12-inch diameter. The vertices of the triangle shall be located ¼-inch maximum from the edge of the circle. (11B-703.7.2.6.3)
☐Specify contrast requirement between the triangle symbol and the circle symbol, either light on a dark background or dark on a light background. (11B-703.7.2.6.3)
☐Specify contrast requirement between the circle symbol and the door, either light on a dark background or dark on a light background. (11B-703.7.2.6.3)
Toilet Sign
Specify installation height of 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)
☐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)
Specify location of the toilet sign:
☐The toilet-sign shall be located at latch side of the door. (11B-703.4.2)
☐Where there is no wall space at latch side of the door, provide toilet-sign on nearest adjacent wall. §11B-703.4.2
☐Provide a clear floor-space of 18 inches minimum by 18 inches minimum, centered on tactile characters beyond the arc of door swing. (11B-703.4.2)
Specify Braille position on the toilet sign:
☐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)
Provide Braille notes on the toilet sign:
☐Braille shall be contracted (Grade 2). (11B-703.3)
☐Braille dots shall have a domed or rounded shape. (11B-703.3.1)
☐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)
Pictogram
Provide the following on pictogram detail:
☐Dimensional line 6-inches minimum on pictogram field-height. (11B-703.6.1)
☐Characters and braille shall not be located in the pictogram field. (11B-703.6.1)
☐Text descriptors located directly below the pictogram field. (11B-703.6.3)
Provide notes on pictograms:
☐Pictograms and their field shall have a non-glare finish. (11B-703.6.2)
☐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)
Floor clearances in toilet room
Show the following clearance on toilet-room floor plan:
☐A minimum of 60-inch diameter turning-space within the room. The minimum dimension implies construction tolerance is not permitted. (11B-603.2.1)
☐A clear floor-space (30” min. wide x 48” min. deep) within toilet room beyond the arc of door swing. (11B-603.2.3 Exception 2)
☐Clearance around water closet 60-inches minimum measured perpendicular from the side wall and 56-inches minimum measured perpendicular from the rear wall. The minimum dimension implies construction tolerance is not permitted. (11B-604.3.1)
☐Maneuvering space 60-inches minimum wide and 48-inches minimum deep in front of the water closet. The minimum dimension implies construction tolerance is not permitted. (11B-604.3.1)
☐A clear-floor space (30” min. wide x 48” min. deep) positioned for a forward approach in front of the lavatory. (11B-606.2)
Water closet
Specify position and height of the water closet:
☐The water closet shall be positioned with a wall or partition to the rear and to one side. (11B-604.2)
☐The water closet shall be arranged for a left-hand or right-hand approach. (11B-604.2)
☐Specify 17-inches minimum and 18-inches maximum dimensional range between side wall and centerline of water closet. Dimensional range implies construction tolerance beyond specified limits is not permitted. (11B-604.2)
Specify dimensional limits and notes on toilet seat:
☐Toilet seat 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)
☐Provide note: “Seat shall not be sprung to return to a lifted position.” (11B-604.4)
☐Provide note: “Seat shall be 2 inches high maximum.” (11B-604.4)
☐Provide note: “A 3-inch high seat shall be permitted only in alterations where the existing fixture is less than 15 inches high.” (11B-604.4)
Specify dimensional limit and notes on water-closet flush control:
☐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)
☐Provide note: “Flush controls shall be located on the open side of the water closet” (11B-604.6)
☐Provide note: “Flush control shall be operable with one hand and shall not require tight grasping, pinching, or twisting of the wrist. The force required to activate flush control shall be 5-pounds maximum.” (11B-309.4 & §11B-604.6)
Grab bars
Provide grab bars on the side-wall closest to the water closet. (11B-604.5)
Provide dimensional lines on the side-wall grab bar.The minimum and maximum dimension implies construction tolerance is not permitted. (11B-604.5.1)
☐42-inches minimum in length.
☐12-inches maximum from the rear wall.
☐54-inches minimum from the rear wall.
☐24-inches minimum in front of the water closet.
☐Installed in a horizontal position, 33-inches minimum and 36-inches maximum above the finished floor measured to the top of gripping surface. (11B-609.4)
Provide grab bars on the rear-wall closest to the water closet. (11B-604.5)
Provide dimensional lines on the rear-wall grab bar. The minimum and maximum dimension implies construction tolerance is not permitted. (11B-604.5.2)
☐36-inches minimum in length.
☐Extends from centerline of the water closet 12-inches minimum on one side and 24-inches minimum on the other side.
☐Installed in a horizontal position, 33-inches minimum and 36-inches maximum above the finished floor measured to the top of gripping surface. (11B-609.4)
Provide grab-bars cross section detail. The minimum and maximum dimension implies construction tolerance is not permitted. (11B-609.2.1)
☐Circular cross-sections shall have an outside diameter of 1.25-inches minimum and 2-inches maximum.
☐Non-circular cross-sections shall have a cross section dimension of 2-inches maximum and a perimeter dimension of 4-inches minimum and 4.8-inches maximum.
Provide grab-bar spacing details. The minimum and maximum dimension implies construction tolerance is not permitted. (11B-609.3):
☐The space between the wall and the grab bar shall be 1.5 inches. Please note this is an absolute dimension, not minimum.
☐The space between grab bar and projecting objects shall be 1.5 inches minimum.
☐The space between grab bar and at the ends shall be 1.5 inches minimum.
☐The space between grab bar and projecting objects above shall be 12 inches minimum.
Provide notes on grab bar:
☐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)
☐Grab bars shall not rotate within their fittings. (11B-609.6)
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)
Toilet Paper Dispensers
Specify position of toilet-paper dispensers by providing dimensional lines on elevation drawing. The minimum and maximum dimension implies construction tolerance is not permitted. (11B-604.7):
☐7-inches minimum in front of water closet measured to the centerline of the dispenser.
☐9-inches maximum in front of water closet measured to the centerline of the dispenser.
☐The outlet of toilet-paper dispenser is 19-inches minimum above the finished floor.
☐The outlet of toilet-paper dispenser below the grab bar.
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
Specify position and height on lavatory by providing dimensional lines. Specify the following dimensions on elevation drawing. §11B-606.2
☐18 inches minimum from center line of lavatory to adjacent wall.
☐Higher-front rim at 34-inches maximum above the finished floor.
Provide knee-and-toe clearance detail underneath the lavatory.Specify the following dimensions on elevation drawing. The minimum and maximum dimension implies construction tolerance is not permitted. (11B-606.2):
Knee clearance is the spacebetween 9-inches and 29-inches above finished floor:
☐29-inches minimum above finished floor at front-end of lavatory.
☐27-inches minimum above finished floor at 8-inches deep.
☐At 9-inches above finished floor, extend 11-inches minimum under the lavatory.
☐At 9-inches above finished floor, extend 25-inches maximum under the lavatory.
☐Knee clearance shall be 30-inches wide minimum.
Toe clearanceis the space between finished floor and 9-inches above finished floor:
☐Extend 17-inches minimum under the lavatory.
☐Extend 19-inches maximum under the lavatory.
☐Toe clearance shall be 30-inches wide minimum.
Lavatory Faucets
Provide notes for lavatory faucets: (11B-308.1, 309.4, 606.4)
☐Hand-operated faucets shall remain open for 10 seconds minimum.
☐Controls for faucets are operable with one hand and do not require tight grasping, pinching or twisting of the wrist.
☐The force required to activate operable parts is no greater than 5-pounds maximum.
☐Hand-operated controls for faucets shall be located within accessible reach ranges.
Exposed Pipes
Provide notes for exposed pipes: (11B-606.5)
☐Water supply and drain pipes under lavatories and sinks shall be insulated or otherwise configured to protect against contact.
☐There shall be no sharp or abrasive surfaces under lavatories.
Mirrors
Provide dimensional 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)
Accessories
Provide dimensional lines on the following accessories. The minimum and maximum dimension implies construction tolerance is not permitted. (11B-603.3, 603.4, 603.5):
☐Mirror not located above lavatory with the bottom edge of reflective surface 35-inches maximum above the finished floor.
☐Coat hook 48-inches maximum above finished floor.
☐Shelves 40-inches minimum and 48-inches maximum above finished floor.
☐Sanitary-napkin dispenser 40-inches maximum above finished floor.
☐Waste receptacle 40-inches maximum above finished floor.
☐Soap dispenser 40-inches maximum above finished floor