HomeMy WebLinkAbout298948_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:
101114060
PROJECT ADDRESS:
1211 N Broadway
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
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/24/2023
INITIAL REVIEW
3/3/2023
EXPIRATION
8/23/2023
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
William Beaubeaux
3.
TEL:
(714)240-2739
FAX:
VALUATION: $35,000.00
EMAIL:
wbeaybeayx@gmail.com
FLOOD ZONE: X-0602320163J
APPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC) WITH
CITY OF SANTA ANA AMENDMENTSThe drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2022 California Building Standards Code with local amendments.In addition to the 2022 California Building Code, this project is subject to the provisions of the (Information) 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.
- Police Department approval on the corrected/final set of drawings (647-5840)
- Public Works Agency approval (647-5039)PLAN CHECK COMMENTS
All items noted on this plan check report and redlines on the drawings must be addressed.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.Add a note that the applicable Codes are: 2022 CBC, 2022 CPC, 2022 CMC, 2022 CEC, 2022 Energy Code, 2022 California Historical Building Code,and City of Santa Ana Municipal Code.Cover sheet. Specify occupancy group on plan in accordance with classification in CBC chapter 3.Cover sheet. Clarify type of construction on plan in accordance with CBC chapter 6. Plan shows type 1N appears not correct.Cover sheet. Clarify use of proposed medical building as I-2.1 or limited to B occupancy only. (note: this review is assumed on occupancy group B ; however, new comments may apply if the occupancy is I-2.1)Cover sheet. On plan, provide description to show the extent of the scope including in this tenant improvement. Under the current city record, the scope of work is as follows: Tenant improvement - partition walls to create reception room, office area, exam rooms, (2) new accessible restrooms, break room, office lab, no changes to basement - used for storage only. New accessible ramp to be located at rear of building. Relocate (1) accessible van parking space. Removing 1st floor load bearing wall with a _”x_” beam.Please verify if it matches your design and show it on the drawings.Cover sheet and all other sheets. Please have the drawing title in the title block on each sheet and the description in the sheet index to be consistent.Provide separate existing floor layout plan prior to alteration.Sheet A-1. Show property lines on the site plan.Identify and differentiate existing walls to be removed, existing walls to remain, new walls, bearing walls, non-bearing partitions and rated walls. Provide a wall legend and reference typical construction details.Add note to plan that no alterations on all exterior windows and doors.Identify height of the suspended ceiling on the reflected ceiling plan. The means of egress shall have a ceiling height of not less than 7 feet 6 inches above the finished floor. (1003.2 and exceptions)Provide door specification on the door schedule for the #B11 door by 1st floor exam room #4.Assign room number to each room/space and to be consistent with the room schedule on sheet A-7.EGRESSPlease clarify on plan that if the existing stairway and/or its handrails are altered.Occupant Load Analysis: Provide an occupant load analysis using factors in CBC Table 1004.1.1.1. Include summary by each Occupancy Type with respective floor areas and Occupancy Loads.Provide a complete exit analysis and exiting plan and identify all exit components, number of required exits, travel distances, fire-rated construction, hardware, lighting, signage, etc.Revise door #1 interior landing from 3’-7” not less than 44 inches. (1010.1.5)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”.Note on the plans: “Exit signs shall be internally or externally illuminated at all times and shall be connected to an emergency power system (batteries, unit equipment or an on-site generator) that will automatically illuminate the exit signs for a duration of not less than 90 minutes.”Provide illuminated exit signs on plan. The exit signs shall be readily visible from any direction of egress travel and clearly indicate the direction of egress travel.Provide and show tactile exit signs complying with Section 11B-703 and in accordance with Section 1013.4 at each exit and exit access door.Identify information on the tactile exit signs at the following locations:Each grade-level exterior exit door shall be identified by a tactile exit with the word “EXIT.”Each exit door that leads directly to a grade-level exterior exit by means of a stairway or ramp shall be
identified by a tactile exit sign with the following word “EXIT STAIR DOWN”:Each exit access door from an interior room or area to a corridor or hallway, which is required to have a visualexit sign, shall be identified by a tactile exit sign with the words “EXIT ROUTE.”ACCESSIBILITYSigns 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-502.6Parking identification signs shall be reflectorized with a minimum area of 70 square inches. §11B-502.6.1A 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-502.6.3Provide tow-away parking sign detail and show its location on the site plan. It 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-502.8The 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."ACCESSIBLE RAMPThe clear width of a ramp run shall be 48 inches minimum. Plan shows only 36” wide ramp shall be revised. §11B-405.5. Bottom landings shall extend 72inches minimum in the direction of ramp run and 48” wide minimum. §11B-405.7.3.1Ramp runs shall have a running slope not steeper than 1:12 (8.33%). Refer to sheet A9, the slope of the lower section ramp is 14.5”/14’=8.63% exceeds 1:12. Please redesign the ramp to have sufficient ramp in length to reach required height.Sheet A9. Indicate in the handrail that the bottom rail is within 4 inches of the finish floor or ground surface. (11B-405.9.2)Handrails shall be provided on both sides of the ramps. Clearly identify the location of handrails and their extension on plan. Use different type of lines and legend to identify ramp handrails and other rails/barriers. §11B-505.2Handrails shall be continuous within the full length of each ramp run. Inside handrails on switchback or ramps shall be continuous between runs.Clearance between handrail gripping surfaces and adjacent surfaces shall be 1½ inches minimum. Handrails may be located in a recess if the recess is 3 inches maximum deep and 18 inches minimum clear above the top of the handrail. §11B-505.5Ramp handrails shall extend horizontally above the landing for 12 inches minimum beyond the top and bottom of ramp runs. Extensions shall return to a wall, guard, or the landing surface, or shall be continuous to the handrail of an adjacent ramp run. §11B-505.10.1Handrail gripping surfaces with a circular cross section shall have an outside diameter of 1¼ inches minimum and 2 inches maximum. §11B-505.7.1Provide separation between bottom of the ramp and parking/vehicular way by either physical barrier or detectable warnings. Note that detectable warning is not permitted within the required landing. (11B-250, 11B-405.7.1)Please show the directional sign location to guide people with disabilities through the accessible ramp to the building entrance.BUILIDNG ACCESSIBILITYAdd note to the accessible entrance door #2: Single-leaf door shall provide a minimum 291/2 inches clear opening. (CHBC 8-603.3)Show dimensions and height of the first floor accessible counter. Tops of counters = 28” to 34” and 36” long. (CBC 11B-902)Show dimensions to justify the first floor accessible restrooms. Clearance around water closet shall be 60” measured perpendicular from sidewall 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) (Option: In lieu of separate-gender toilet facilities as required in the regular code, an accessible unisex toilet facility may be designated. (CHBC 8-603.5))Revise restroom layout plan on 7/A-8 to match the floor plan. The interior dimensions are not consistent.Centerline of water closet shall be 17”-18” from sidewall.
Sinks (CBC 11B-212.3):
Provide minimum 5’0” depth in front of the sink for maneuvering to allow for forward approach to sink. (CBC 11B-304.3, 11B-606.2)
The front of the higher of the rim or counter surface shall be 34 inches maximum above the finished floor. (CBC 11B-606.3)
Provide knee clearance 27 inches high minimum above the finished floor at a depth of 8 inches minimum increasing to 29 inches high minimum above the finish floor at the front edge. See CBC Figure 11B-306.3(c). (CBC 11B-306.3.3, Example #1, 11B-606.2)
Knee clearance shall be 11 inches deep minimum at 9 inches above the finish floor and 8 inches deep minimum at 27 inches above the finish floor. (CBC 11B-306.3.3, 11B-606.2)
Sink shall be located 18 inches minimum from side wall measured to center line of fixture. (CBC 11B-606.6)
Sinks shall be 6-1/2 inches deep maximum. (CBC 11B-606.7)Space extending greater than 6 inches beyond the available knee clearance at 9 inches above the finished floor shall not be considered toe clearance. (CBC 11B-606.2, 11B-360.2.4)Provide a hi-low accessible drinking fountain on the first level. No fewer than two drinking fountains shall be provided, one shall comply with CBC Sections 11B-602.1 through 11B-602.6 and the other one shall comply with Section 11B-602.7. When a single drinking fountain complies with all of the above listed sections, it shall be permitted to be substituted for two separate drinking fountains. (CBC 11B-211.1)
Accessible drinking fountain shall be minimum 18 inches and maximum 19 inches in depth. (CBC 11B-211.1, 11B-602.8)
Provide minimum 60 inches clear width (accommodate 60 inches diameter circle) in front of drinking fountain to accommodate front approach; side approach is not permitted. (CBC 11B-211.1, 11B-602.2)Drinking fountains shall be located completely within alcoves, positioned between winged walls, or located not to encroach into pedestrian ways. The protected area shall be 32 inches wide minimum and 18 inches deep minimum, and shall comply with CBC Section 11B- 305.7. (CBC 11B-602.9)
Grab Bars (CBC 11B-609):
Water Closet: The side grab bar shall be 42 inches long minimum, located 12 inches max. from the rear wall and extend 54 inches min. from the rear wall with the front-end position 24 inches min. in front of the water closet. (CBC 11B-604.5.1)
Grab bars shall be installed 33 – 36 inches above and parallel to the floor. (CBC 11B-604.5, 11B-609.4)The space between the grab bar and walls/projecting objects shall be 1-1/2 inches minimum. (CBC 11B-604.5, 11B-609.3)The height of the accessible water closet shall be a minimum of 17 inches and maximum of 19 inches measured to the top of a maximum 2-inch high toilet seat. (CBC 11B-604.4)Toilet tissue dispenser shall be located 7 inches minimum to 9 inches maximum of the front edge of the water closet to the center of the dispenser. The outlet of the dispenser shall be below the grab bar, 19 inches minimum above the finish floor. (CBC 11B-604.7 & Figure 11B-504.7)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.Sheet A-8. The height of counter top and sink shall not exceed 34” max above finish floor.Knee and toe clearance are required. No cabinets are allowed below the restroom sinks. Revise detail 3 and 4 on A-8.Revise interior floor plans on both level to show no furniture or walls are encroached into the required maneuvering door clearance:The front approach level area shall have a length in the direction of door swing of at least 60” and the length opposite the direction of door swing of 48” as measured at right angles to the plane of the door in the closed position. (CBC 11B-404.2.4.1 & Table 11B-404.2.4.1)Recessed doors maneuvering clearances for forward approach shall be provided when any obstruction within 18” of the latch side at an interior doorway.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.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-404.2.10Thresholds, 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.STRUCTURALProvide structural framing plans, calculation and connection details for the following scope. Plans and structural calculations shall be stamped, signed and dated by a licensed civil, structural engineer or architect. (additional 2 hours plan check feet will be collected)Removing 1st floor load bearing wall design and justify the 12x4 (4x12?) beam design. Specify the material, grade of the beam and provide posts and foundation design to support this beam.Framing and foundation plans are required for the design of removing load-bearing walls.Have the structural engineer or architect to review the conceptual detail 2/A-8 and provide more structural details at each connection of the structural members, footings and show the applicable location on the framing and foundation plan. Positive connections and continuous load path for vertical and lateral load paths are required from the 2nd floor to the footing.Detail 1/A-8. Specify fasteners for double top plates to floor or ceiling joists and for solo sill plate to the floor/concrete slab.Provide framing and foundation plan for the new accessible ramp construction.Provide structural connection design for the ramp handrails and guardrails (if provided).Specify a heavy duty suspended ceiling T-bar grid system with ICC number.The suspended ceiling system shall comply with CBC 808.1.1.1 and seismic design per ASCE 7-16 Section13.5.6.Show minimum 2 inch wide angle closer. One end of the ceiling grid shall be attached to the closure angle. The other end in each horizontal direction shall have a 0.75 inch clearance from the wall and shall be free to slide on a closer angle. (ASCE 7-16 Section 13.5.6.2.2.).Specify suspended ceiling compression struts adequate to resist the vertical load induced by the splayed bracing wires. Struts not exceeding the heights specified below may be used (provide calculations or approval report for alternate):8’ - One 3 5/8” 25 ga metal stud10’ - Two 1 5/8” 25 ga metal studs oriented perpendicular (flange of one stud connected to the web of the other stud) and connected every 12” along their lengthEND OF COMMENTS