HomeMy WebLinkAbout323959_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:
103121998
PROJECT ADDRESS:
320 S Main St Unit# C
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
B
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
12/23/2024
INITIAL REVIEW
2/4/2025
EXPIRATION
6/21/2025
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Mohammad Abdelhadi
3.
TEL:
(951)543-1237
FAX:
VALUATION: $5,000.00
EMAIL:
Moezayid1993@gmail.com
FLOOD ZONE: X-06059C0276J
APPLICABLE CODE: 2022 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 two corrected 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.
GENERAL REQUIREMENTS
Clearances - Obtain any applicable approval from the following agencies prior to permit issuance:
Planning Division – The plans approved by the Building Division must include the Planning approval stamp. Building staff will notify the Planning Division for approval. For approval status, contact the Planning Division at (714) 647-5804 or visit the Planning Division counters.
Public Works Agency (PWA) – Obtain PWA clearance if any of the following applies: project valuation exceeds $30,000, project has added plumbing fixtures, added bedrooms, or project exceeds 500 square foot in new construction (not renovation). After the Building Division approves your project, visit the Building Division counters and request a copy of the approved plan. Bring the approved plan to the PWA counters for approval. After PWA approves your project, return the approved plan to the Building Division counters.
Police Department (PD) – The plans approved by the Building Division must include the PD approval stamp. After the Building Division approves your project, Building staff will notify PD for approval. For approval status, contact the PD at (714) 647-5840 or email PolicePlanCheck@santa-ana.org.
Orange County Fire Authority (OCFA) - Submit plans to OCFA immediately if you answer “Yes” to any part of questions 1 through 10 on the plan submittal criteria. Bring an OCFA approved plan to the Building Division counters for permit issuance. Contact OCFA for approval status.
County of Orange, Health Care Agency, Environmental Health (OC Health) – Submit plans to OC Health if the business involves food service. Contact OC Health for submittal requirements. If OC Health approval is required, bring an OC Health approved plan to the Building Division counters for permit issuance.
School District – After the Building Division approves your project, Building staff will send a School Fee Form to your school district if school fee applies to your project. Applicant shall pay the school fee and bring the signed Certificate of Compliance form to the Building Division counters for permit issuance.
Cal/OSHA – Check the Cal/OSHA permit requirements here.
Plan Check Expiration – This plan check will expire after 180 days from the submittal date unless the applicant request for an extension. The extension request must be in writing and demonstrate a justifiable cause. The Building Official is authorize to grant a one-time extension of additional 180 days. If the extension request is approved, all plan checks will expire after 360 days from the submittal date. No further extension will be granted after 360 days from the submittal date.
MEP Reviews – This review does not include Mechanical, Electrical, and Plumbing (MEP).
Additional plan check fee will be required after the third review on hourly basis.
INSTRUCTIONS:
Plan Check Comments Instructions - Review all corrections and provide a written response.
Redline Pickups Instructions - The drawings markups (Redlines) are available to pick up at the Building Division counters by walk-ins. Appointments are not required. Our business hour is Monday through Thursday and alternative Fridays from 8:00 am to 3:00 pm. See the Holiday and Closed Friday Schedule before you plan your visit.
Resubmittal Instructions – Provide a written response to the Plan Check Comments. Provide two copies of the latest construction document (drawings, calculations, and others related document). Provide one additional copy of drawings for new constructions or additions. Resubmit all construction document with one of the three options below:
Resubmittal Bin:Complete the Plan Check Re-Submittal Form along with the resubmittal. The resubmittal bin is available at the City Hall Ross Annex lobby, Monday through Thursday and alternating Fridays from 8:00 am – 4:00pm. See the Holiday and Closed Friday Schedule before you plan your visit.
Walk-ins: Daily walk-ins are available for resubmittals at first come first serve basis. Please note all scheduled appointments will be served first prior to any walk-ins.
Appointment: Call the Building division at 714-647-5800 to schedule a resubmittal appointment, or contact your assigned permit counter staff for your specific project.
PLAN REVIEW COMMENTS:
Seismic Hazard
This building has been classified as an unreinforced masonry building and is mandated to have a total occupant load not exceeding 99 occupants due to its seismic hazard classification. Provide occupant load calculations in accordance with Chapter 10 of the California Building Code. The calculations should include all units, including Unit A, Unit B, and Unit C. Refer to Chapter 10 for the proper method of calculating the occupant load.
Clarification Needed
The first-floor plan shows a procedure area within the dental orthodontic office. Clarify if this procedure area involves any procedures where patients may be administered anesthesia or sedatives, causing them to become non-ambulatory or unconscious during treatment.
If the procedures involve such conditions, this may trigger higher occupancy requirements under the building code, as this could classify the space differently based on the potential for patients to be unable to evacuate in an emergency.
Please provide a letter from the supervising doctor to describe the type of procedures being performed in this area, and whether patients would be rendered unconscious or non-ambulatory. This will help determine whether a higher occupancy classification or additional life safety measures are required for the space.OSHPD3
This project is for a dental and orthodontics practice with an occupancy group of Business B. Verify if this project is subject to OSHPD 3 regulations. Once confirmed, include a statement on the title sheet clarifying that the project is either subject to or exempt from the OSHPD3 regulations.SHEET T-1
Physically remove the Mechanical, Electrical, and Plumbing (MEP) sheets from this plan.
Update the sheet index to reflect the removal of MEP sheets.
The sheet index lists sheet GRN2, but this sheet is missing. Provide the missing sheet or update the sheet index accordingly.
The sheet index lists sheet SD 1.0, but it should be SD 1.1. Correct the sheet number accordingly.
The engineer's stamp shows an expiration date of 2024, which has expired. Update the expiration date on the stamp and ensure the updated stamp is applied to all the drawings as required.
Remove the note regarding trenches and excavations as there are no trenching or excavations for this tenant improvement project.
Delete the note regarding grading, as there is no grading involved in this project.
Revise the note on separate permits to list only the required items for this project, removing any miscellaneous items not applicable to the project.
Clarify whether a fire sprinkler system is being added to this project. If so, specify in the building summary and under the scope of work.
Note that the jurisdiction for this project is the City of Santa Ana, not Riverside. Ensure that all references to Riverside are corrected to reflect the proper jurisdiction.
Under the applicable code section, revise the wording to reflect the correct code reference:
City of Santa Ana Municipal Code
2022 California Green Building Standards Code (instead of "2022 Green Standards Code").
The font size for the general notes is too small. Increase the font size to ensure readability.
On the title block, the address appears to have handwritten notes regarding Unit C. Ensure that these handwritten notes are incorporated into the CAD drawing, and update the address with Unit C throughout all the drawings.
Sheet GRN1
The plan currently shows the 2022 California Green Building Standards Code with residential mandatory measures. Since this is a tenant improvement project, these residential measures are not applicable. Revise the checklist to reflect the commercial mandatory measures instead.
When providing the commercial mandatory measures, the checklist must be completed. Currently, it appears blank. Ensure that the checklist is filled out with appropriate responses, such as "Yes," "Not Applicable," and a list of the responsible parties. Ensure all sections are properly filled out on the revised checklist.
There are some typing errors where words are joined together. Review Division 4.3, Water Efficiency and Conservation, under Sections 4.3.031.3.2 and 4.3.031.1.4. There are also other sections that contain similar graphic errors. Correct these typographical issues throughout the document.
SHEET A1.0
Some text appears upside down, such as the text where it says "Proposed TI Space" and "Chestnut Avenue." Rotate the text so it is readable from a landscape orientation.Showonsiteplan/floorplantheaccessiblepathoftravelfromstreet,sidewalks,accessibleparking spaces,accessiblepassengerdrop-offandloadingzone.Anaccessiblepathoftraveltothespecific area of remodel and addition shall be provided.Show all grade changes, ramps, and other elements along the path of travel indicating whether those elements comply with current code for accessibility.Non-complying elements must be brought to compliance.(11B-202.4)Identifythefollowingelementsontheplans:AprimaryentrancetothebuildingRestroomsservingtheareaAccessibleParkingStallsDetectableWarningDevicesSignsAccessibleWalksProvide notes and details that complies withaccessiblerouterequirements per CBC Section 11B-206.2:Therunningslopeofwalkingsurfacesshallnotbesteeperthan1:20.(11B-403.3)Therunningslopeofsidewalksshallnotexceedthegeneralgradeestablishedforthe adjacent street or highway.(11B-403.3, Exception)Thecrossslopeofwalkingsurfacesshallnotbesteeperthan1:48.(11B-403.3)Theclearwidthofwalkingsurfacesshallbe36inches.(11B-403.5.1,Exception)TheclearwidthofcorridorsservingOL>10shallbe44inches.(11B-403.5.1,Exception)Theclearwidthofsidewalksandwalksshallbe48inches.(11B-403.5.1).SeeException.Aislewidthshallbe36”servingoneside,(44”servingbothsides),ofanaisle.(11B-403.5.1)Anaccessibleroutewithaclearwidthlessthan60inchesshallprovidepassingspacesat intervals of 200 feet maximum.Passing space shall be either 60”x60” minimum or intersectionoftwowalkingsurfacesprovidingaT-shapespacecomplyingwithSection11B-304.3.2 where the base and arms of the T-shape space extend 48 inches minimum beyond the intersections.(11B-403.5.3)Walkswith continuous gradientsshallhaveresting areas,60 inchesin length, at intervals of 400 feet maximum.The resting area shall be at least as wide as the walk with 1:48 maximum slopes in all directions.(111B-403.7)Provide notes and details that complies with Changesinlevel:Changes in level up to ¼ inch may be vertical and without edge treatment.Changes in level between ¼ inch and ½ inch shall be beveled with a slope no greater than 1 unit vertical in 2 units horizontal.(11B-403.4, 11B-303.3)Changes in level greater than ½ inch shall be accomplished by means of a ramp.(11B- 403.4, 11B-303.4)Abrupt changes in level exceeding 4 inches in a vertical dimension between walks, sidewalksorotherpedestrianwaysandadjacentsurfacesorfeaturesshallbeidentifiedby warning curbs at least 6 inches in height above the walking surfaces.(11B-403.4, 11B- 303.5)
Provide notes and details that complies with Opening Surfaces:
Openings in floor or ground surfaces, such as steel grating, shall not allow passage of a sphere more than ½ inch diameter. Elongated openings shall be places so that the long dimension is perpendicular to the dominant direction of travel. (11B-403.2, 11B-302.3)Provide notes and details that complies with Vertical Clearance:Theverticalclearanceshallbe80incheshighminimum.Freestandingobjectsmountedonposts or pylons shall not overhang the circulation path more than 12 inches when placed between 27 inchesand80inches.Objectsleadingedgeshallnotprojectmorethan4inchesintothecirculation path (11B-204.1, 11B-307.4, 11B-307.2, 11B-307.3).
SpecifythetotalnumberofparkingspacesanddisabledparkingspacesrequiredbyTable11B-208.2 on site plan.(11B-208.1)One in every six accessible spaces, but not less than one, shall be designated “van accessible”. (11B-208.2.4) Identify the ‘van accessible’ location on the site plan.Van accessible parking spaces shall have an additional sign or additional language stating “Van Accessible” mounted below the symbol of accessibility. (11B-502.6)Anadditionalsignshallalsobepostedeither,inaconspicuousplace,ateachentrancetooff-street parkingfacility,orimmediatelyadjacenttoon-siteaccessibleparkingandvisiblefromeachstallor space.The sign shall be not less than 17” by 22” in size with lettering not less than 1” in height, which clearly and conspicuously states the following (11B-502.8):
“Unauthorized vehicles parked in designated accessible spaces not displaying distinguishingplacards orspeciallicense platesissued forpersonswith disabilities willbe towed away at owner’s expense.Towed vehicles may be reclaimed by telephoning the Police Dept. (949) 644-3681.”Accessiblesignageshallbelocated60inchesminimumabovethefinishedfloororgroundsurface measuredtothebottomofthesign.Signageshallbe postedataminimumheightof80” fromthe bottomofthesigntotheparkingspacefinishedgradewhenlocatedinapathoftravel.(11B-502.6)
SHEET A1.1Sheet A1.1 shows a side plan for off-site parking; however, it lacks any notes or indications specifying the scope of work being proposed. Clarify what work is being done on this sheet or indicate if the sheet is for reference only.
SHEET A2.0At the reception area, cross-reference Detail ‘1/A3.0’ at the accessible counter.At the attic area, cross-reference Detail ‘3/A3.0’ at the water heater.Specify the required fire rating of the existing demising wall between Unit B and Unit C. Refer to CBC Table 508.4 for requirements.The restroom on the second floor is not accessible. It lacks dimensions and appears too small to meet all accessibility requirements. Redesign the restroom to comply with accessibility standards per CBC Chapter 11B – Division 6.Unisextoiletandbathingfacilitiesshallbeidentifiedbyacircle¼”thick,12” indiameter,witha¼” thicktrianglewithavertexpointingupwardsuperimposedonthecircleandwithinthe12”diameter. Thetrianglesymbolshallcontrastwiththecirclesymbol,eitherlightonadarkbackgroundor 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-216.8.1,11B-703.7.2.6.3)Accessible restroom geometric symbol shall be mounted at 58-60 inches above the finished floor measured from the centerline of the symbol.(11B-703.7.2.6)Single-usertoiletroomsshallhaveprivacylatches.(11B-213.2.1).Turningspaceof60”minshallbeprovidedwithintheroom(11B-603.2.1).Centerlineofwaterclosetshallbe17”-18”fromsidewall.Ambulatoryaccessibletoiletcompartment specified in Section 11B-604.8.2 shall have water closet center line 17”-19” from side wall. (11B- 604.2).Clearance around water closet shall be 60” measured perpendicular from side wall and 56” from rearwall.A60”wideby48”deepmaneuveringspaceshallbeprovidedinfrontofthewatercloset. (11B-604.3.1 & Figure 11B-604.3.1)Flushcontrolsshallbelocatedontheopensideofthewatercloset,44inchesmaximumabovethe floor.(11B-604.6)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.(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.See Figure 11B-604.7.(11B-604.7)WaterCloset:Thesidegrabbarshallbe42incheslongminimum,located12inchesmax. fromtherearwallandextend54inches min. fromthe rearwallwith the front-end position 24 inches min. in front of the water closet.(11B-604.5.1)Water Closet: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-604.4.5.2)Grabbarsshallbeinstalled33–36inchesaboveandparalleltothefloor,measuredtothe top of the gripping surface.(11B-604.5, 11B-609.4)The space between the wall and the grab bar shall be 1-1/2 inches. The space between thegrabbarandwalls/projectingobjectsshallbe1-1/2inchesminimum.(11B-604.5,11B- 609.3)Provide minimum 5’0” depth in front of the sink for maneuvering to allow for forward approach to sink.(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.(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 Figure 11B-306.3(c).(11B-306.3.3, Example #1, 11B-606.2)Kneeclearanceshallbe11 inches deepminimumat9 inches abovethefinishfloorand8 inches deep minimum at 27 inches above the finish floor.(11B-306.3.3, 11B-606.2)Sinkshallbelocated18inchesminimumfromsidewallmeasuredtocenterlineoffixture. (11B-606.6)Sinksshallbe6-1/2inchesdeepmaximum.(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.(11B-606.2, 11B-360.2.4, 11B-605.5.4)Handles, pulls, latches, locks, and other operable parts on doors and gates that are in a path of travel shall be operable with one hand and shall not require tight grasping, pinching or twisting of the wrist. (11B-309.4, 11B-404.2.7).Operablepartsofdoorhardwareshallbe34”minimumand44”maximumabovethefinishflooror ground (11B-404.2.7).Door openings shall provide a clear width of 32” minimum. Swinging doors clear opening shall be measured between the face of the door and the stop, with the door open 90 degrees. Openings more than 24” deep shall be 36” minimum. (11B-404.2.3).Floor or ground surfaces within required door maneuvering clearances shall be stable, firm, and slip resistant. Surfaces shall be level with a slope notsteeper than 1:48. Changes in level are not permitted except at thresholds. Opening in floor shall not allow passage of sphere more than ½” diameter. (11B-302.2) (11B-404.2.4.4).Thefrontapproach levelareashall have alength inthedirectionof door swing of atleast60” 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. (11B-404.2.4.1 & Table 11B-404.2.4.1).Thresholds shall be ½” high maximum. Raised thresholds and changes in level at doorways shall comply with section 11B-302 and 11B-303. (11B-404.2.5).Swinging door and gate surfaces within 10” of the finish floor shall have a smooth surface on the pushsideextendingthefull widthofthedoororgate.Parts creatinghorizontalorverticaljoints in these surfaces shall be within 1/16” of the same plane as the other. (11B-404.2.10).Maximumforceforpushingorpullingopen,exteriororinteriorhingeddoorswithclosersandsliding or folding doors, shall not exceed five pounds.Minimum allowable opening force, for fire doors, not to exceed 15 pounds. (11B-404.2.9)
Submit an exit plan that labels and clearly shows compliance with all required egress features such as, but not limited to, common path of travel, required number of exits, occupant load, required width, continuity, travel distance, etc. (CBC 1001.1)
Two exits or exit access doorways from any space shall be provided where the design occupant load or the common path of egress travel distance exceeds the values listed in Table 1006.2.1. (CBC 1006.2)
The number of exits shall comply with CBC Table 1006.3.2.
Travel distance to reach an exit shall not exceed that allowed in CBC Table 1017.2. Measure shall be from the most remote point of each room, area or space along the natural and unobstructed path of horizontal and vertical egress travel to the entrance to and exit. (CBC 1017.3)
Each leaf of door in the means of egress shall provide 32 inches clear opening and a minimum height of 6'-8", but in no case shall any single door leaf exceed 48 inches. (CBC 1010.1.1)
Provide specifications for the door hardware to comply with disabled access requirements. (Lever type, push-pull, panic, etc) [CBC 11B-309.4] (CBC 11B-404)
Egress doors shall be of the pivoted or side-hinged swinging type. (CBC 1010.1.2)
Landings or floor level at doors shall not be less than ½ inch below the threshold. Raised thresholds and floor level changes greater than 1/4 inch at doorways shall be beveled with a slope not greater than one unit vertical in two units horizontal. [CBC 1010.1.7] 21. The bottom 10 inches of all doors on the push side except sliding shall have a smooth, uninterrupted surface. (CBC 11B-404.2.10)
Exit signs are required when 2 or more exits are required. Show location of all exit signs. (CBC 1013.1)
Show two sources of power for exit signs. (CBC 1008.3)
SHEET A3.0
Detail 2/A3.0
The accessible parking detail does not match the site plan. Revise the detail to accurately reflect the site plan.
The new signage requirement references Detail 30 ADA1, but no such reference is found. Provide the correct reference or update the detail accordingly.
The plan also references a post-mounted sign detail (Detail 1). This detail is not found. Provide the correct detail for the post-mounted sign.
SHEET ADA.2
Sheet ADA.2 shows accessibility details, but they are not referenced on the floor plan. Ensure that all these details are cross-referenced appropriately on the floor plan."
The notes on Detail 32 are too small to read clearly. Enlarge the text for better readability.
The End