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HomeMy WebLinkAbout268743_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: 104104771, 72 & 73 PROJECT ADDRESS: 1335 N Santiago St Unit# A, #B and #C PLAN CHECK ENGINEER: Lee, WayneTEL:714 647-5848 EMAIL: wlee@santa-ana.orgFAX:714 647-5897 TYPE OF CONSTRUCTION: V B ? OCCUPANCY CLASSIFICATION(S): B, S-1 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 9/28/2020 INITIAL REVIEW 11/2/2020 EXPIRATION 3/27/2021 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Naser Kianfard 3. TEL: (714)719-0780 FAX: VALUATION: $3,000.00 EMAIL: kiancollc@yahoo.com FLOOD ZONE: X-0602320163J APPLICABLE CODE: 2019 CALIFORNIA BUILDING CODE (CBC) WITH CITY OF SANTA ANA AMENDMENTSPlease 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. All items noted on this plan check report must be addressed.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 ((714)573-6100) - Police Department approval on the corrected/final set of drawings (647-5840) - Public Works Agency approval (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.The following unpermitted are work found on the drawing, compared with the permit record #16658 (6-14-82):The rear 2000 sf. free-standing canopy has no record.The entry door on suite A was permitted as a window (Roughly the same width).The entry door on suite B was permitted as roughly 3 feet wide door.The entry room on suite C was permitted as an open porch, not a room.Please legalize those changes by:Please provide evidence showing those changes are permitted, ORPlease submit design concurrently to obtain building permit for the free-standing canopy or remove this canopy. For other alteration in suite A, B and C, add those alteration to permit 104104771,104104772 and 104104773. Show those proposal in the scope of work on planIndicate the proposed square footage on the cover sheet for:Suite ASuite BSuite C, show first floor and second floor separatelyEntire buildingSpecify the type of building construction (main building and canopy)on plan based on the 2019 California Building Code Chapters 5 and 6.Indicate the Occupancy Group for each suite and canopy on the cover sheet.Please indicate what content is stored in the storage space in each suite and specify the occupancy of the storage area either S1 or S2 per CBC Chapter 3.Indicate on plan that if the existing building and canopy is equipped with automatic fire-sprinkler system.There are 3 permits on the same project. Provide narrative and detailed description of the scope under each permit on the site plan.List any proposed work which is under separate permit on the cover sheet.Sheet A.1. Clearly indicate the load-bearing walls on the floor plan.Sheet A.1. Provide dimensions of all interior doors on plan.Sheet A.1. The existing 2-hour walls are not permitted, in the wall legend please label them as new on plan.Sheet A.1. In the wall legend, and delete the wording “at walls less than 3 feet from property line” in the 2-hour wall.Sheet A.1. In the wall legend, specify the item number and CBC Table number for 2-hour wall assembly OR cross-reference to the location where the detail is available on plan.Sheet A.1. Provide 2-hour fire barrier wall assembly detail (metal stud wall) with approved test number by one of the approved agencies (e.g. ICC, UL, Gypsum Association or IAMPO and etc.). The fire barrier shall be extended from the top of the floor slab to the underside of the roof deck.Sheet A1. Specify the dimensions of all doors (width, height and clear opening width) on plan. Doors shall be accessible.Plans shall indicate how required structural and fire resistive integrity will be maintained where a penetration will be made for electrical, mechanical, plumbing and communication conduits, pipes and similar systems. CBC Section 106.1.1 and CBC Chapter 7. Note on the plans the ICC Research Report number, U.L. number, State Fire Marshal number, or approval number of another agency accepted by the City of Santa Ana.The existing building appears to be two story, provide existing 2nd floor plan. Show dimensions, and the use of the space.EXITINGSuite C. It is not permitted egress directly from an office into storage area. A corridor (CBC 1020) or an exterior exit door (CBC 1010) is required for exiting from office room to the exit door. Revise floor plan and provide design to show compliance on plan.Show all exterior exit doors on each suite on the site plan. On the exterior side of the exit door, provide marking with dimensions for the required landing of the door and bollards to provide protection of the pedestrian from traffic.CBC Section 1028.5, Access to a public way. On the site plan, show exterior egress route from each egress door to the public street. The exit discharge shall provide a direct and unobstructed access to a public way. The egress routes cannot be blocked by the vehicular gate or block walls. An accessible egress door/gate is needed along the exterior egress route where passing the fence.Tactile exit signs shall be required at the following locations. Show them on the floor plan: - Each grade-level exterior exit door shall be identified by a tactile exit with the word “EXIT.” - Each exit access door from an interior room or area to a corridor or hallway, which is required to have a visual exit sign, shall be identified by a tactile exit sign with the words “EXIT ROUTE.”Provide tactile signage detail. For the purpose of Section 1013.4, the term “tactile exit signs” shall mean those required signs that comply with Chapter 11B, section 11B-703.1, 11B-703.2, 11B-703.3 or 11B-703.5.Refer to additional comments marked on the drawings.ACCESSIBILITYUnless specifically indicate “notes on plan”, notes alone on the drawing will not be accepted. Please show design on the drawing.SITEProvide detectable warnings on the border or at the exterior door landing on all exterior doors. Detectable warnings provided to separate door landing area adjoin a route provided for vehicular traffic, such as in a driveway, or parking, shall be 36 inches in width and continuous at the boundary between the pedestrian areas and vehicular areas. §202, §11B-247.1.2.5, §11B-705.1.2.5Exterior egress routes are required from each egress door on the grade to the public street. Where egress gates on the perimeter fence along the accessible egress routes, show location and the gate detail. The gate itself shall be accessible and provided with 24” maneuvering clearance.The access to the middle restroom shall be on an accessible route with 48” minimum width. Provide a marking on the site plan from the exit accessible door where the restroom is served to the restroom door.Notes on plan: “Detectable warning surfaces shall be yellow and approximate FS 33538 of Federal Standard 595C. (11B-705.1.1.3.1)”Incorporate CBC Fig. 11B-705.1 into the drawing.PARKINGProvide one van accessible parking space and access aisle. Note that the current accessible parking space does not comply. The access aisle shall be on the passenger side. On the site plan, show location, dimensions, marking, singage and construction details. Full compliance with 2019 CBC section 11B-502 is required.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-502.3Dimension minimum 12-foot wide accessible van parking space with minimum 5-foot wide access aisle. Van parking spaces shall be permitted to be minimum 9 feet wide where access aisle is 8-foot wide minimum. §11B-502.2, Figures 11B-502.2 and 11B-502.3Access 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-502.3.3Access aisles shall not overlap the vehicular way. For van parking spaces which shall have access aisles located on the passenger side of the parking spaces. §11B-502.3.4 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 Signs identifying van parking spaces shall contain additional language or an additional sign with the designation “van accessible.” Signs shall be 60 inches minimum above the finish floor or ground surface measured to the bottom of the sign. Exception: Signs located within a circulation path shall be a minimum of 80 inches above the finish floor or ground surface measured to the bottom of the sign. §11B-502.6 Parking identification signs shall be reflectorized with a minimum area of 70 square inches. §11B-502.6.1 Additional language or an additional sign below the International Symbol of Accessibility shall state “Minimum Fine $250.” §11B-502.6.2A 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-502.6.3Each accessible car and van space shall have surface identification complying with either of the following schemes: §11B-502.6.4 The parking space shall be marked with an International Symbol of Accessibility complying with Section 11B-703.7.2.1 International Symbol of Accessibility in white on a blue background a minimum 36 inches wide by 36 inches high. The centerline of the International Symbol of Accessibility shall be a maximum of 6 inches from the centerline of the parking space, its sides parallel to the length of the parking space and its lower corner at, or lower side aligned with, the end of the parking space length. §11B-502.6.4.1The parking space shall be outlined or painted blue and shall be marked with an International Symbol of Accessibility complying with Section 11B-703.7.2.1 International Symbol of Accessibility a minimum 36 inches wide by 36 inches high in white or a suitable contrasting color. The centerline of the International Symbol of Accessibility shall be a maximum of 6 inches from the centerline of the parking space, its sides parallel to the length of the parking space and its lower corner at, or lower side aligned with, the end of the parking space. §11B-502.6.4.2An 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-502.8.1The 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."DOORDoors, doorways and gates that are part of an accessible route shall comply with 11B-404 Doors, Doorways, and Gates. §11B-404.1. Door openings shall provide a clear width of 32 inches minimum. Clear openings of doorways with swinging doors shall be measured between the face of the door and the stop, with the door open 90 degrees. Openings more than 24 inches deep shall provide a clear opening of 36 inches minimum. There shall be no projections into the required clear opening width lower than 34 inches above the finish floor or ground. Projections into the clear opening width between 34 inches and 80 inches above the finish floor or ground shall not exceed 4 inches. §11B-404.2.3At the entry doors. At least one of the active leaves of doorways with two leaves shall comply with 11B-404.2.3 Clear Width and 11B-404.2.4 Maneuvering Clearances. §11B-404.2.2Suite B. The hallway shall have 48” minimum clear width between finish walls to meet front approach on the push side of the door Fig. 111B-404.2.4.1 (b). Plan shows only 3’-4”.Suite B. The door between hallways shall have 18” minimum clear maneuvering space on the pull side of the door. Revise design to provide maneuvering space or remove the door. Note that the net opening shall be 32” minimum clear.Thresholds, if provided at doorways, shall be ½ inch high maximum. Raised thresholds and changes in level at doorways shall comply with 11B-302 Floor or Ground Surfaces and 11B-303 Changes in Level. §11B-404.2.5.Handles, pulls, latches, locks, and other operable parts on doors and gates shall comply with 11B-309.4 Operation. Operable parts of such hardware shall be 34 inches minimum and 44 inches maximum above the finish floor or ground. Where sliding doors are in the fully open position, operating hardware shall be exposed and usable from both sides. §11B-404.2.7Sheet A.1. Note #23. Section 1132A does not apply to this job. Provide requirement clearance complying with 11B-404 on plan.Sheet A.1 through A.3. A number of accessibility requirements are outdated (e.g. 11XXB). Please update all of them to comply with 2019 CBC chapter 11B with correct code section referenced on plan.PLUMBING FIXTURESProvide enlarged and dimensioned restroom floor plan for all restrooms. Show following compliance:Unisex restroom. Turning space complying with section 11B-304 (60” diameter circle or T-shape) shall be provided within the room. (11B-603.2.1)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-603.2.3At 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 by 48-inch minimum clear floor space is provided within the room beyond the arc of the door swing. §11B-603.2.3 (See exception)It appears all restrooms (3 restrooms on the north side and one by the office) are too small to accommodate turning space and clearance for the plumbing fixture. Please re-design the restroom.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-603.3Where 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-603.5The 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-604.2Clearance 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-604.3.1The 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)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-604.5.1The 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)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-604.7Notes on plan: ”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-605.4For 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-606.2Lavatories 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-606.3Lavatories, when located adjacent to a side wall or partition, shall be a minimum of 18 inches to the centerline of the fixture. (11B-606.6).Provide unisex restroom signage on the floor plan, show location and make cross-reference to signage detail.STRUCTURALDesign the door header for the entry door in the suite A and suite B. Provide structural calculation and specify size of the structural member and connection detail of the door framing.Design and detail the exterior wall in entry room on suite C. The wall shall be properly anchored to the foundation and braced at the top to support wind out-of-plane load. This room was permitted as an open porch, not a room.Structural plans, calculations and details shall be stamped, dated and signed by a licensed civil, structural engineer or architect.