HomeMy WebLinkAbout282484_3_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:
103108930
PROJECT ADDRESS:
701 W Seventeenth St Unit# B
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
A2?
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
12/16/2021
INITIAL REVIEW
12/26/2021
EXPIRATION
6/14/2022
RECHECKS:
1.03/11/2022
PROJECT APPLICANT CONTACT PERSON:
2.
Jose Luis Martinez
3.
TEL:
(714)244-2144
FAX:
VALUATION: $18,000.00
EMAIL:
joseluisjericallas@gmail.com
FLOOD ZONE: X-0602320144J
APPLICABLE CODE: 2019 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.Please return marked up set of drawings with corrections.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.
- Public Works Agency approval (647-5039)
- County of Orange Health Department approval on the corrected/final set of drawings ((714)433-6000)Remove sheet 4. This review does not include mechanical, plumbing, or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, and electrical work. Call 647-5800 for information.Sheet 1. Add note to the scope of work if there is any newly added or existing rooftop units are altered. Mechanical, Electrical and structural plans and permits will be required for installation of rooftop units.PC2: According to revised plan. New scope of work is added as replacing existing acoustic ceiling. Provide reflect ceiling plan and complete details to show location and design of the new ceiling and square footage of the new acoustic ceiling. Specify ceiling system, ICC number, and structural support to comply with Building Code requirement. Show new ceiling in the building sections. Additional plan check and comments may apply.Sheet 1. Plan shows A2 occupancy, please show dining area and show location of seating on floor plan. Plans have no information. Clarify if there is any sit-in dining area within the proposed tenant. If not, revise Occupancy group to B as commercial kitchen. Also add note to plan that change of occupancy from M to B.Sheet 1. Please show the following information on the plot plan: Location of lot lines enclosing the property.Address number and occupancy on each tenant.Identify __ hour fire barrier wall between subject tenant and neighbor tenant per CBC Table 508.4 if change of occupancy from B to A2. Fire assembly wall and joints details are required on the plan.PC2: The new floor plan shows existing demising wall is 1-hour rated. On plan, provide either approved assembly with approved test report detail number (e.g. GA File number) or CBC Table 721 item number for 1-hour construction.However, non-rated wall may be permitted between occupancy B and M. If the suite 701C falls into this group, demising wall may be non-rated. Please clarify on plan.Correct address number and occupancy group on all tenant spaces.PC2: Show occupancy group on all suites on plan.Accessible parking stalls, access aisles, detectable warnings and signage (CBC 11B-208, 11B-502)PC2: Not shown.Accessible routes within the boundary of the site from public transportation stops, accessible parking and accessible passenger loading zones, and public streets or sidewalks. (CBC 11B-206).PC2: Not shown.Show overall width and length dimensions of the unit, measuring from and to the exterior side of the exterior walls or the middle of the interior walls.Clarify the square footage of the subject tenant space. The unit area: 924 sf. does not match the width x length dimensions.It appears new floor plans are duplicated on sheet 2 and sheet 3. Please keep only one plan.Show on the site plan accessible routes that comply with the following: At least one accessible route shall be provided within the site from accessible parking spaces and accessible passenger loading zones; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve. Where more than one route is provided, all routes must be accessible. (CBC 11B-206.2.1)PC2: Not shown. In addition, show landscape outside the suite 701B to verify the required door maneuvering space. The site plan should match field condition.Show proposed and existing exterior doors and windows on the tenant space on both site plan and floor plan. Identify (N) as new or (E) as existing to remain. An existing double doors on the west side, two existing windows on the north side are not shown, and a side hinge door on the east side does not exist on the photo. Please clarify. Provide building elevations for any exterior alteration. E.g. closing or adding new window or doors. A new exterior door appears on the east side. Provide specification of the new exterior door, landings, and path to the public street. Doors shall be accessible (CBC Ch11B) and comply with egress provisions (Ch 10).Provide structural calculation, plans and structural connection details for any new exterior openings. Design shall be prepared, stamped, signed and dated by a licensed civil, structural engineer or a licensed architect.Add note to plan: The required egress doors equipped with a key operated locking device shall have a readily visible, durable sign posted on the egress side adjacent to the door stating: THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED. The sign shall have one-inch high letters on a contrasting background.Note the following on the plans: “The means of egress, including the exit discharge, will be illuminated to a level of not less than one foot-candle at the walking surface at all times the building space served by the means of egress is occupied”.All doors shall be accessible. Show details and compliance on plan per item #21 through #28.Primary Entry Door: Show and specify primary entry door and door(s) along path of travel, including door size(s), hardware, landings, thresholds, kickplates, pressure, etc. (CBC 11B-206.5)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.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-404.2.2Door 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-404.2.3PC2: Show dimensions and label (N) for new doors or (E) for existing doors on plan. Identify all doors.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-404.2.7The force for pushing or pulling open a door or gate other than fire doors shall be as follows: §11B-404.2.9Interior hinged doors and gates: 5 pounds maximum.Sliding or folding doors: 5 pounds maximum.Required fire doors: the minimum opening force allowable by the appropriate administrative authority, not to exceed 15 poundsExterior hinged doors: 5 pounds maximumSwinging door and gate surfaces within 10 inches of the finish floor or ground measured vertically shall have a smooth surface on the push side extending the full width of the door or gate. Parts creating horizontal or vertical joints in these surfaces shall be within 1/16 inch of the same plane as the other and be free of sharp or abrasive edges. Cavities created by added kick plates shall be capped. §11B-404.2.10Maneuvering clearances for forward approach shall be provided when any obstruction within 18 inches of the latch side an interior doorway, or within 24 inches of the latch side of an exterior doorway, projects more than 8 inches beyond the face of the door, measured perpendicular to the face of the door or gate. §11B-404.2.4.3PC2: The new exterior door does not have 24” maneuvering clearance. Revise design.Not more than one accessible lavatory is allowed in the unisex restroom. Please revise restroom design.Provide interior dimensions for the accessible unisex restroom.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 and 19 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-604.2Clearance 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 (Seeexception 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-604.5.1PC2: Revise dimensions on sheet 2 to match the enlarged floor plan.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 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. §11B-604.7For 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-606.2PC2: Provide knee and toe clearance detail.Provide accessible restroom signage and detail. Symbols shall comply with the following: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-703.7.2.6PC2: Show signage mounting location on the restroom door.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-703.7.2.6.3PC2: Incorrect signage detail. Provide correct signage as shown below on the plan.Restroom counter shall not exceed 34” in height.Refer to redlines on the drawings.PC2: The demising walls details between 701A and 701B and between 701B and 701C. Provide a cross-section for all new partitions showing:
- The ICC approval # for the metal studs and all fasteners.
- Type, size, gage and spacing of studs.
- The method of attaching partition walls to the roof or floor above and to the floor below. - Height of the partition, suspended ceiling and roof or floor framing above.- Thickness of wall sheathing material and details of attachment.
- In addition to non-rated demising wall, provide 1-hour fire-rating assembly wall detail apply to existing 1-hour rated wall shown on the floor plan.END OF COMMENTS