HomeMy WebLinkAbout276212_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:
101107001
PROJECT ADDRESS:
519 W Third St
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
III B, SPK
OCCUPANCY CLASSIFICATION(S):
A-3, B
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
8/17/2021
INITIAL REVIEW
11/4/2021
EXPIRATION
2/13/2022
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Mustafa Bdaiwi
3.
TEL:
(949)300-7355
FAX:
VALUATION: $5,000.00
EMAIL:
mb@mbarchaa.com
FLOOD ZONE: X-0602320276J
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.Resubmit 2corrected 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.
APPLICABLE CODE: 2019 CALIFORNIA BUILDING CODE (CBC) WITH
CITY OF SANTA ANA AMENDMENTS
First Plan Check Comment:Based on the limited information provided on the drawings, more information is requested and shall be provided for further review. Please note that new comments may be added on the future plan review.
Second Plan Check General Comments:
Most responses were provided with the following statement:” This is an existing building. This correction over burden to the scope of the project, where no alteration is taken place, please review existing building code.” This building has substantial work-done without permits. The required information on construction document illustrates building code compliance.
Please use Spell Check on drawings. There are many spelling errors.
Please send us a copy the existing recorded Lot Tie covenant prior to issuance of the building permits. If a new covenant is to be recorded, please provide a draft of the agreement from your attorney prior to recordation.
Provide keynote on the floor plan to show all barriers at the exit doors to be removed.
Provide keynote on the floor plan to show the gate blocking the exit door that is facing W. 3rd Street to be removed.
Revise the project address to “519 W 3rd St”. Please ensure the correct address is updated throughout the construction document.
First Plan Check Comment:This building is located at 519 W 3rd St (APN 398-221-27) and proposed crossing lot line extending into the adjacent lot (APN 398-221-26) which is not permitted. (e.g. exercise area and part of the building)
Second Plan Check Comment: As a condition of approval, the building owner shall file a copy of the Lot Tie Covenant prior to the issuance of the building permit.
Third Plan Check Comment:Please let me know when we will receive the Lot Tie Covenant.
Clarify location of the lot line. Buildings on each side of the lot line shall have their own ingress and egress accessed from and to the public way and not passing through neighbor buildings located on the other lot which will cross lot line.
Show number of provided parking spaces and accessible parking space(s) serving the subject building. Show location of the parking and provide at least one accessible route to the building accessible entrance. If the provided parking is off-site, demonstrate on plan the complete accessible route from the accessible parking to the building accessible entrance. (2019 CBC 11B)
First Plan Check Comment:Show the complete and detailed Scope-of-Work on the plans per the permit application. Plan review is subject to the Scope-of-Work on the permit application and any work not part of the Scope-of-Work (Project Description) shall be deleted or marked as “Existing”.
Second Plan Check Comment:Revise the scope of work: “To obtain a building permit for work-done without permits.”
List all deferred submittals on the cover sheet. The Architect shall provide a detailed and complete Deferred List on the Title sheet listing all items to be deferred including the structural elements.
First Plan Check Comment:The proposed building occupancy shown on the cover sheet shall be consistent with the floor plan. Clarify and show all occupancies where occur on the proposed building.
Second Plan Check Comment: The occupancy groups are specified on two separate notes under Code Note. The occupancy groups are inconsistent on the two separate notes.
According to permit record, the existing building was classified as type III-1 hour building. Per 2019 CBC chapter 6, it should be classified as type III-A building. Please clarify type of construction on the cover sheet.
Indicate how mezzanine complies with area, enclosure and exit requirements. Mezzanine (CBC 505)
The building as shown is a mixed-occupancy building. Please comply with Section 508.2 for accessory occupancies, section 508.3 for non-separated occupancies, or section 508.4 for separated occupancies. Please make building analysis part of the construction documents and specifically indicate which provision is used on plan.
First Plan Check Comment:Provide demolition and existing (as-built) floor plans (each level) prior to alteration. Plans to scale. Use different wall legends for new versus existing construction and demolition. Provide room number, use or function and occupancy of each room/space.
Second Plan Check Comment: The response states:” There are no demo plan.” Remove the General Demolishing Note on sheet A102.2.
Provide a fully dimensioned proposed floor plan for the entire building on each level
Drawn to scale
Showing the size and use of all rooms or areas within the space being improved, modified, altered or converted to a different use/occupancy class.
Each room/space shall include furniture, cabinets, tables and chairs, partitions, cubicles, and equipment.
Show all fire-resistive systems and their ratings.
Provide door and window schedule including hardware.
Illuminated floor-level exit signs and path marking shall be provided in all interior corridors, unless protected throughout by an approved supervised fire sprinkler system.
Tactile exit signs shall be provided at locations listed in CBC Section 1011.4Label and note hourly fire rating of:
- Exterior walls
- All corridors
- Fire walls
- Fire barriers
- Shafts
- Stair enclosures
- Exit passageways
- Horizontal exits
- Hallways
Provide a wall legend indicating whether the wall is:
- Existing, new, or to be removed
- A fire-resistive assembly
- Bearing walls versus non-bearing partitions
Add a note on the cover sheet to clarify that if this is also a Day Care Facility. Note that if it is a child day care facility under Group I occupancy, additional review and comments may apply.
First Plan Check Comment:Provide more information in the occupancy A4 space, including seating, accessible seats/spaces, wheelchair spaces, aisles, accessible routes, sports courts, means of egress, egress doors... Note that group A4 occupancy includes assembly uses intended for viewing of indoor sporting events and activities with spectator seating.
Second Plan Check Comment: This item remains outstanding. There are no information provided on spectator’s seating, accessible seats, wheelchair spaces,…etc.
Third Plan Check Comment: Sheet A102.0 shows the Equipment Schedule. From the plan, it appears the equipment schedule keynote is denoted with a circle, whereas the floor plan keynote has the circle and a square on it. Show the keynote legend type on the floor plan keynote and the equipment schedule.
Pool area shall be part of this permit. Provide plans and details to show compliance with the Building Code including egress and accessibility.
Indicate use of all adjacent suites or spaces in the north building. Show any existing area separation walls, occupancy separation walls, shafts or rated corridors. Identify and provide construction details for all new fire All plumbing penetrations through walls which require protected openings (Fire walls, Fire barriers, Fire partitions) are required to be galvanized or cast iron piping. CBC 508)
First Plan Check Comment:Provide reflected Ceiling Plan: Show ceiling framing system, elevations, finishes, exit signs, electrical and mechanical.
Second Plan Check Comment: Correct the spelling on the exit legend. Exit signs shall be illuminated (not eliminated).
Third Plan Check Comment: Sheet A102.3 is still indicating exit signs to be ELIMINATED.
Provide roof plan: Show a plan view of new roofs, and existing roof if modifications are being made including installation of new or replacement of equipment. Provide a section through the roof showing the heights of the equipment, ductwork, parapets and equipment screens. Indicate roof slope, roof slope direction, existing and proposed roof materials and fire-resistive classifications. Roofing must be a minimum of Class C, or Class B when required by Table 1505.1 based upon Type of Construction. A “cool roof” must be installed when required by the California Energy Code
Provide elevations: Show exterior elevations or views of all sides of new building and addition. • Clearly show the maximum building height based on the definition in CBC Section 502. • Specify the proposed exterior wall finish, material, thickness and installation details. Identify on each window if metal grilles and bars provided.
Provide cross Sections: At least one (1) detailed cross section is required on each longitudinal and transverse direction. Provide additional sections where needed to fully explain the intended construction. Provide the important details of the relationship of foundations, floors and roof to walls, ceilings and other construction, and if new fire wall occurs to separate existing building, show how the new construction will join the existing building at foundations, at walls and at the roof. Be sure to indicate cross section cut lines on the Floor Plan. Where new or replacement roof-mountedmechanical equipment is proposed, a cross section through the roof area showing parapet walls and/or equipment roof screening is required.
If door #202 and #203 are located on the lot line or open to the other tenant, they shall be removed and constructed in accordance with the required fire-rated assembly. Construction details required.
Label and identify new or existing doors in the door schedule.
Identify and show exterior and interior windows on plan. Label and identify new or existing windows in the window schedule.
For Type V-A/III-A Construction, show the following:
Continuous drywall behind all tubs is required unless the walls are within the unit and non- bearing. Back to back tubs with a common plumbing wall are impractical in 1-hour buildings.
All interior partitions shall be constructed of not less than 1-hour fire-resistive construction.
Attic access openings in 1-hour ceiling can be 2 layers of 3/4" plywood or one layer of 1-5/8" T&G material, self-closing.
All openings in floors are required to be enclosed by a shaft having wall, floor, and ceiling shall be fire resistive construction meeting CBC 712.
Recessed ceiling light fixtures must be boxed around with 5/8" Type X drywall to maintain the 1-hour ceiling assembly.
Continuous drywall is required behind all electrical service panels, fire hoses and medicine cabinets.
Exhaust fans from the bathroom must enter through the wall. Dampers are required if the ceiling is penetrated. (717.6.1)
Plumbing penetration through horizontal occupancy separations shall be boxed out and filled with an approved material. Insulation is not approved. (714.5.1)
Penetration of the 1 hour ceiling by ducts from the FAU and the stove hood require dampers (use a ductless hood whenever possible). Attic units (including heat pumps) require dampers at all ceiling penetrations. (717.6.1)
Steel beams and columns shall be protected as required for 1-hour protection. Where ceiling forms the protective membrane for fire-resistive assemblies (occupancy separations and rated roof/ceiling or floor/ceiling assemblies), the construction (floor joists) and their supporting horizontal structural members (beams) need not be individually fire protected except where such members support directly applied loads from more than one floor or roof. The required fire resistance shall not be less than that required for individual protection of members. (704.3)
All plumbing penetrations through walls which require protected openings (Fire walls, Fire barriers, Fire partitions) are required to be galvanized or cast iron piping.
FIRE PROTECTIONFirst Plan Check Comment:Provide on the drawings a complete “fire resistance design schedule” which shall include the following:
- The building elements which require fire-resistive construction.
- The hourly rating of the building element as required by the Code.
- Evidence of appropriate fire resistance for each building element in accordance with specific UL listing or ICC Evaluation Report for each material selected. Evidence shall include appropriate material thickness for each building element.
- Non-standard fire-resistive designs requiring adhesives, overcoats, metal lath-netting, or special thicknesses shall be detailed.Second Plan Check Comment: On sheet A102.0, Only one “HX1” legend is labeled along the one-hour fire rated corridor. Label “HX1” on all wall segments along the corridor.Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number:
- Walls
- Ceilings
- Columns
- Shafts
- Structural Elements
- Fire walls
- Fire barriers
- Stair enclosures
- Horizontal exits
- Exit passageway
- Hallways
- CorridorsPlans 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.
Fire Walls (706), if provided:
Fire Rating shall be per CBC Table 706.4.
Fire Walls must remain structurally stable in the event of collapse of construction on either side during a fire. Provide details showing that the joists are supported by the Fire Wall are spliced and not continuous (plywood membrane may be continuous), or provide double Fire Walls, or provide justification for any other method used. (706.2)
Provide a detail to show that joist supported by the Fire Walls is spliced and not continuous (plywood membrane may be continuous), or provide double Fire Walls or provide justification for any other method used. (706.2)
Shall be noncombustible material, except in Type V construction per 706.3.
Shall have horizontal continuity per 706.5.
Shall extend vertically from the foundation to a point 30 inches above the roof per 706.6.
The area of each opening in Fire Walls is limited to 156 sf. Total width of the openings is limited to 25% of the wall length in the story under consideration. (706.8)
All openings in Fire Walls shall be protected with fire assemblies having a fire-resistive rating of (1-1/2) (3) hours. (Table 716.1(2))
Ducts and air transfer openings through Fire Walls should be avoided. If allowed, duct and air transfer opening penetrations shall be protected as required in Section 717. Dampers are required. (717.5)
Fire Walls shall extend to the outer edge of horizontal projections (balconies, roof overhangs, canopies marquees and architectural projections) that are within 4 feet of the Fire Walls. (See Section 706.5.2 for exceptions)Exits must be provided independently for each area bounded by Fire Walls except for horizontal exits per Section 1026.1.CBC Section 718.2.2, Provide fire blocking in concealed spaces of stud walls and partitions, including furred spaces at the ceiling and floor level and at 10 ft. intervals both vertical and horizontal.
Fire blocking. In combustible construction, fire blocking shall be installed to cut off concealed draft openings (both vertical and horizontal) and shall form an effective barrier between floors, between a top story and a roof or attic space. Fire blocking shall be installed in the locations specified in CBC Sections 718.2.2 through 718.2.7.CBC Section 708.4, Fire partitions shall extend from the top of the foundation or floor/ceiling assembly below to the underside of the floor or roof sheathing, slab or deck above or to the fire-resistance-rated floor/ceiling or roof/ceiling assembly above, and shall be securely attached thereto. If the partitions are not continuous to the sheathing, deck or slab, and where constructed of combustible construction, the space between the ceiling and the sheathing, deck or slab above shall be fire-blocked or draft-stopped in accordance with Sections 717.2 and 717.3 at the partition line. The supporting construction shall be protected to afford the required fire-resistance rating of the wall supported, except for tenant and sleeping unit separation walls and corridor walls in buildings of Types IIB, IIIB, and VB construction.CBC Section 708.9, Penetrations in a fire partition by ducts and air transfer openings shall comply with Section 716.
Provide typical section view detail of all new partitions and ceilings showing:
- Size, spacing, and material of framing members
- Note gauge and ICC Research Report number and installation/construction requirements for metal framing members.
- It is the project designer’s responsibility to coordinate work with the various trades to ensure that the size of the wall cavity will be large enough to accommodate piping, fittings, ducts, etc. There has been a continuing field problem of 2½” wide metal studs not being able to accommodate plumbing pipes.
- Method of attaching framing to the building structure. Compliance shall be shown with CBC Section 1607.13 for lateral support of the walls. Do not support top of walls to suspended ceiling system unless calculations and drawing prepared by a registered engineer are submitted for review. Submit structural engineering calculations for walls in rooms with a floor to building structure above height greater than 14’.
- Provide on the drawings details for the lateral support of partitions, rails and similar space dividers less than 5’ 9” in height.
- Sheathing material and details of attachment. Note type, size, and spacing of fasteners.
- Heights of partition, suspended ceiling, structure above.
- Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number.
- Fire-blocks and draft-stops in combustible construction in accordance with CBC Section 717. Show
location(s) and provide typical construction details.
- Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC Section 716 and mechanical Code Section 606.Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.5.
Interior floor finishes shall show compliance with CBC Section 804.
Identify restrooms for each sex.
Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 422.0 and CPC Table 4-1. Please use correct floor area and occupancy in the calculation for the whole building.
MEANS OF EGRESS
Justify whether (2) means of egress are required on the 2nd level. Table 1006.3.3 (2) For Buildings With One Exit:Maximum HeightMaximum OccupantsOf Building(Or Dwelling Units)OccupancyAbove Grade PlanePer Floor And Travel Distance
A, B, E, F, M, U1 Story49 occupants and 75’ travel distance
S1 Story29 occupants and 100’ travel distance
B, F, M, S2 Stories30 occupants and 75’ travel distance
First Plan Check Comment:Provide a fully dimensioned means of egress floor plan (each level) addressing all occupiable spaces and indicating the following:
Calculate and specify the occupant load at individual spaces per Section 1004
Specify the overall occupant load of the tenant space
Show intended egress routes, specifying the cumulative occupant load at exit access doors, corridors, stairways, etc.
Show the common path of travel and the exit access travel distances
Calculate the minimum width of all means of egress components
Show the required and actual distance between exit and exit access doorways
Show required illuminated and tactile exit signage.
Second Plan Check Comment:
b. On Sheet A101.1 - Occupant Calculation Table, specify the total occupant load on column number 8. Specify the total area on column number 2. Revise Gym-103 label to “A-3 Pool Deck Area”. Revise the number of exit required to “2” on gym room 108. Revise the number of exit provided to “2”. Correct the Number of Exit Provided to “6” in gym 101.c. Unresolved.d. Unresolved.f. Unresolved.
Third Plan Check Comments:b. Unresolved. If you add the total occupant load from the table on sheet FA101, the number does not match the occupant-load signage posting on sheet A102 keynote #6.c. The total accumulative occupant load from all exit should match the total occupant load from the table. It does not.
First Plan Check Comment:CBC Section 1004.3, Posting of occupant load. Every room or space that is assembly occupancy shall have the occupant load of the room or space posted in a conspicuous place, near the main exit or exit access doorway from the room or space. Posted signs shall be of an approved legible permanent design and shall be maintained by the owner or authorized agent.
Second Plan Check Comment:Unresolved.
Third Plan Check Comment:If you add the total occupant load from the table on sheet FA101, the number does not match the occupant-load signage posting on sheet A102 keynote #6. Keynote #6 shows maximum occupant load of 330. Per our meeting discussion, we agreed the design occupant load should be less than 300 in order to avoid seismic retrofit.
CBC Section 1007.2, Continuity and components. Each required accessible means of egress shall be continuous to a public way and shall consist of one or more of the following components: Accessible Routes, Stairways, Elevators, Horizontal Exits, Ramps, or Areas of Refuge.
Show corridor width. The minimum corridor width shall be as determined in Section 1005.1, but not less than 44”, with the following exceptions:
72” - In Group E with a corridor having a required capacity of 100 or more.CBC Section 1020.4.1, Corridor ceiling. Use of the space between the corridor ceiling and the floor or roof structure above as a return air plenum is not permitted. See CBC Section 1017.4 for exceptions.CBC Section 1020.5, Corridor continuity. Fire-resistance-rated corridors shall be continuous from the point of entry to an exit, and shall not be interrupted by intervening rooms.
Foyers, lobbies or reception rooms constructed as required for corridors shall not be construed as intervening rooms. [SFM]
Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1017 and 708:
- Size, spacing, and material of framing members. Note gauge and ICC number and installation/construction requirements for metal framing members.
- Method of attaching framing to the building structure. Compliance shall be shown with CBC Section 1607.13 for lateral support of the walls. Do not support top of walls to suspended ceiling system unless calculations and drawings prepared by a registered engineer are submitted for review. Submit structural engineering calculations for walls in rooms with a floor to building structure above height greater than 14’.
- Sheathing material and details of attachment. Note type, size, and spacing of fasteners.
- Height of partition, suspended ceiling, structure above.
- Reference each wall and ceiling fire-resistive assembly to a CBC Chapter 7 Table and item number.
- Fire blocks and draft stops in combustible construction in accordance with CBC Section 717. Show
location(s) and provide typical construction details.
- Fire/smoke damper locations, installation requirements, and required access doors. Refer to CBC Section 716 and Mechanical Code Section 606.
CBC Section 716.2.2. When corridor walls are required to be of one-hour fire-resistive construction by Section 1020, every interior door opening shall be protected by a tight-fitting smoke-and-draft-control assembly having a fire-protection rating of not less than 20 minutes. Viewport in 20-minute rated door limited to 1” in diameter. Said doors shall not have louvers. The door and frame shall bear an approved label or other identification showing the rating, thereof, followed by the letter “s,” the name of the manufacturer, and the identification of the service conducting the inspection of materials and workmanship at the factory during fabrication and assembly, in accordance with NFPA 80 and UL 1784. Doors shall be maintained self-closing or shall be automatic closing by actuation of a smoke detector in accordance with Section 715.4.7. Smoke-and-draft-control door assemblies shall be provided with a gasket so installed as to provide a seal where the door meets the stop on both sides and across the top.
Include the following notes with typical one-hour corridor section view:
- Interior openings for other than doors or ducts shall be protected by fixed glazing listed and labeled for a fire protection rating of at least three-fourths hour in accordance with CBC Section 716.3.
- Penetrations in fire-resistive walls shall comply with CBC Sections 716 and 717.
- Cabinets such as recessed electrical panels, fire hose cabinets, and recess fire extinguisher cabinets constructed of steel are permitted, provided that the openings in the fire rated corridor are sealed with approved sealant material to prevent the passages of smoke.
- Other cabinets should be installed or recessed so that there is no reduction in the fire rating of the wall, or opening which would allow smoke to pass. This would mean that the cabinet must be surrounded with material which provides the equivalent of one-hour fire resistance.
Provide on the drawings a complete door schedule, showing:
- Door sizes (CBC Sections 1010.1.1 and 11B-404.2)
- Hardware complying with exiting and disabled accessibility requirements (CBC Sections 1010.1.9 and
11B-404.2.7)
- Compliance with limitation of viewport size (CBC Section 716.2.2.1 Exception 1)
- Fire-rating of door assembly complying with CBC Section 716 Opening Protection
- Note smoke seal (in accordance with CBC Section 716.2.2.1, required for doors forming part of the one-hour
exit corridor envelope)
- Show compliance with the City of Santa Ana’s Security Ordinance (Contact the Santa Ana Police Department
Crime Prevention Section by telephoning 714-647-5840)
- Delete the doors in the schedule which do not apply to this projectCBC Section 1010.1.9, Note on drawing: “Exit doors shall be openable from the inside without the use of a key or any special knowledge or effort.”CBC Section 1010.1, Exit doors shall be marked so that they are readily distinguishable from the adjacent construction.First Plan Check Comment:CBC Section 1010.1.2.1, Exit doors shall swing in the direction of exit travel when serving any hazardous area or when serving an occupant load of 50 or more.Second Plan Check Comment: On sheet A102.0, exit doors are not swinging out in direction of egress travel. Third Plan Check Comment: All the doors from the gymnasium are still swinging inward. See sheet A102.
Panic hardware shall comply with CBC Section 1010.1.10. Panic hardware shall be provided as required by CBC Section(s):
- A Occupancy with an occupant count > 50. Refer to CBC section 1010.1.9.4, Item 2 for Exception.
- E Occupancy with an occupant count > 50
- H Occupancy
- I-2 or I-2.1 Occupancy with an occupant count > 50
- Electrical rooms with equipment rated 800 amperes or more and over 6’ wide that contain over current
devices, switching devices or control devices with exit access doors shall be equipped with panic hardware
and doors shall swing in the direction of egress.
- By the Fire Department
All doors require a level floor landing on each side in accordance with CBC Sections 1010.1.5, 1010.1.6, 1010.1.7, 11B-404.2.4.4 and 11B-404.2.5 and CBC Figures 11B-404.2.4.1 and 11B-404.2.4.2. Provide typical door threshold details and details of change in floor covering material.
Revise design of Door #164 not to swing into the required landing and maneuvering space at the door #205.CBC Section 1029.1, Assembly. All occupancies in Group A, including those which contain seats, tables, displays, equipment or other material, shall comply Section 1029.1.
CBC Section 1029.9.1. Every occupied portion of any occupancy in Group A that contains seats, tables, displays, and similar fixtures or equipment shall be provided with aisles leading to exits or exit access doorways in accordance with CBC Section 1029.9.1. Aisle access ways for tables and seating shall comply with CBC Section 1014.4.3.
ACCESSIBILITY
All the notes and requirements on plan shall be updated to 2019 version of the California Building Code.
When alterations or additions are made to existing buildings or facilities, an accessible path of travel to the specific area of alteration or addition shall be provided unless otherwise exempt. (CBC 11B-202.4)
Primary accessible path of travel shall include a primary entrance to the building or facility, toilet and bathing facilities serving the area, drinking fountains serving the area, public telephones serving the area, and signs. (CBC 11B-202.4)
When the adjusted construction cost is less than or equal to the current valuation threshold $172,418.00, the cost of compliance with the primary accessible path of travel requirements is limited to 20 percent of the adjusted construction cost of alterations, structural repairs or additions presently planned and those during the preceding three-year period. (11B-202.4)
If the adjusted construction cost is greater than the valuation threshold amount, full compliance of the primary accessible path of travel is required.
Identify all features that will be altered to bring into current compliance with CBC 11B-202.4
Indicate in detail how the building and the sanitary facilities (new or existing) comply with all required accessibility features and standards. See also Site Plan requirements above. Note the dimensions where minimum standards must be met, such as cabinets, restroom fixtures, etc.
Assembly area shall comply with Section 11B-221 and 11B-802.
If dinning, restaurants, cafeterias, banquet facilities, bars or similar area is provided, an accessible route shall be provided to all functional area, including raised or sunken area. If it is located on the second floor or basement, an accessible elevator shall be provided as part of the required accessible route. (11B-206.2.5).
DOORS, DOORWAYS, AND GATES
Provide accessible entrance door (door #C1) design and details on plan. (11B-404)
Doors, doorways and gates that are part of an accessible route shall comply with 11B-404 Doors, Doorways, and Gates. §11B-404.1
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-404.2.2
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-404.2.3
Minimum maneuvering clearances at doors and gates shall comply with 11B-404.2.4 Maneuvering Clearances. Maneuvering clearances shall extend the full width of the doorway and the required latch side or hinge side clearance. §11B-404.2.4
Swinging doors and gates shall have maneuvering clearances complying with Table 11B-404.2.4.1. §11B-404.2.4.1
Maneuvering 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-404.2.4.3
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-404.2.7
The force for pushing or pulling open a door or gate other than fire doors shall be as follows: §11B-404.2.9
Interior 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 pounds.
Exterior hinged doors: 5 pounds maximum.
Swinging 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-404.2.10
RAMPS
Provide ramp details, including slope, landings, and handrails complying with 11B-405.
HANDRAILS
Handrails shall be provided on both sides of stairs and ramps. Provide complete design and detail including continuity, extensions, gripping surfaces, and clearance showing compliance with 11B-505.
STAIRWAYS
Provide dimensioned stairway plans and identify any alterations at the stairways with design and details complying with 11B-504.
PLUMBING FIXTURES AND FACILITIES
DRINKING FOUNTAIN
No fewer than two drinking fountains shall be provided. When provided, one drinking fountain shall comply with 11B-602.1 through 11B-602.6, 11B-602.8 and 11B-602.9 and one drinking fountain shall comply with 11B-602.7 and 11B-602.9. (11B-211.2)
Where more than the minimum number of drinking fountains specified in 11B-211.2 are provided, 50 percent of the total number of drinking fountains provided shall comply with 11B-602.1 through 11B-602.6, 11B-602.6, 11B-602.8 and 11B-602.9 and 50percent of the total number of drinking fountains provided shall comply with 11B-602.7 and 11B-602.9. (11B-211.3)
Drinking fountains shall comply with Sections 11B-307 Protruding Objects and 11B-602 General Requirements. (11B-602.1)
Units shall have a clear floor or ground space complying with Section 11B-305 Clear Floor or Ground Space positioned for a forward approach and centered on the unit. Knee and toe clearance complying with Section 11B-306 Knee and Toe Clearance shall be provided. (11B-602.2)
Where drinking fountains are used by children, a parallel approach complying with Section 11B-305 Clear Floor or Ground Surfaces shall be permitted at units where the spout is 30 inches maximum above the finish floor or ground and is 3½” maximum from the front edge of the unit, including bumpers. (11B-602.2)
Spout outlets shall be 36 inches maximum above the finish floor or ground. (11B-602.4)
The spout shall be located 15 inches minimum from the vertical support and 5 inches maximum from the front edge of the unit, including bumpers. (11B-602.5)
The spout shall provide a flow of water 4inches high minimum and shall be located 5 inches maximum from the front of the unit. The angle of the water stream shall be measured horizontally relative to the front face of the unit. Where spouts are located less than 3 inches from the front of the unit, the angle of the water stream shall be 30 degrees maximum. Where spouts are located between 3 inches and 5 inches maximum from the front of the unit, the angle of the water stream shall be 15 degrees maximum. (11B-602.6)
Spout outlets of drinking fountains for standing persons shall be 38 inches minimum and 43 inches maximum above the finish floor or ground. (11B-602.7)
Wall and post-mounted cantilevered drinking fountains shall be 18 inches minimum and 19 inches maximum in depth. (11B-602.8)
All drinking fountains shall either be located completely within alcoves, positioned completely between wing walls, or otherwise positioned so as not to encroach into pedestrian ways. The protected area within such a drinking fountain is located shall be 32 inches wide minimum and 18 inches deep minimum, and shall comply with Section 11B-305.7 Maneuvering Clearance. When used, wing walls or barriers shall protect horizontally at least as far as the drinking fountain and to within 6 inches vertically from the floor or ground surface. (11B-602.9)
TOILET AND BATHING ROOM CLEARANCES
Provide completely dimensioned floor plans, elevations and sections of sanitary facility insuring wheelchair clearances complying with CBC Section 11B-Division 6 and the California Plumbing Code.
Clearance around water closet shall be 60” measured perpendicular from side wall and 56” from rear wall. A 60” wide by 48” deep maneuvering space shall be provided in front of the water closet. (CBC 11B-604.3.1 & Figure 11B-604.3.1)
Door shall not swing into the clear floor space or clearance required for any fixture. (11B-603.2.3)
Identify accessible lavatory with clear floor space on plan. 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.)
COMMUNICATION ELEMENTS AND FEATURES
Where fire alarm systems and carbon monoxide alarm systems provide audible alarm coverage, alarms shall comply with 11B-215 Fire Alarm Systems. (11B-215.1)
ASSISTIVE LISTENING SYSTEMS
Assistive listening systems shall be provided in assembly used for the purpose of entertainment,educational or civic gatherings, or similar purposes.§202, §11B-219.2
Note: Assembly areas include, but are not limited to, classrooms, lecture halls, courtrooms, public meeting rooms, public hearing rooms, legislative chambers, motion picture houses, auditoria, theaters, playhouses, dinner theaters, concert halls, centers for the performing arts, amphitheaters, arenas, stadiums, grandstands, or convention centers. §202, §11B-219.2
FITTING, DRESSING AND LOCKER ROOMS
Where fitting or dressing rooms are provided for male or female customers, patients, employees, or the general public, 5 percent, but never less than one, of dressing rooms for each type of use in each cluster of dressing rooms shall be accessible by providing the following: (CBC 11B-222.1)
Turning space complying with Section 11B-304 shall be provided within the room. (CBC 11B- 803.2)
Doors shall not swing into the room unless a turning space complying CBC Section 11B-304.3 is provided beyond the arc of the door swing.
Full-length mirrors at least 18” wide by 54” high, the bottom of which is no higher than 20” from the floor and mounted in a position affording a view to a person on the bench as well as to a person in a standing position. (CBC 11B-803.6)
Coat hooks provided within the room shall be located no higher than 48” from the floor and in accordance with one of the reach ranges in CBC Section 11B-308. Coat hooks shall not be located above the bench. (CBC 11B-803.5)
A 48” long bench, 20” to 24” deep, with a back support or shall be mounted to the wall along the longer dimension of the room 17” to 19” above the floor with a clear space alongside the bench to allow a person using a wheelchair to make a parallel transfer onto the bench. The structural strength of the bench and attachments shall comply with CBC Section 11B-903.6. (CBC 11B-903.4).
Clear floor or ground space complying with CBC Section 11B-305 shall be provided and shall be positioned at the end of the bench seat and parallel to the short axis of the bench. (CBC 11B-903.2)
Green
Projects with valuation of $200,000 or above shall meet all of the requirements of 2019 CalGreen, Divisions 5.1 through 5.5.
STRUCTURAL
Fire Walls must remain structurally stable in the event of collapse of construction on either side during a fire. Provide details showing that the joists are supported by the Fire Wall are spliced and not continuous (plywood membrane may be continuous), or provide double Fire Walls, or provide justification for any other method used. (706.2)