HomeMy WebLinkAbout335193_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:
101125501
PROJECT ADDRESS:
1535 E First St Unit# A
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
Plan shows A-2. (change of use)
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
11/6/2025
INITIAL REVIEW
12/9/2025
EXPIRATION
5/5/2026
RECHECKS:
1.1/13/2026
PROJECT APPLICANT CONTACT PERSON:
2.2/23/2026
Samuel Duarte
3.
TEL:
(424)494-9592
FAX:
VALUATION: $40,000.00
EMAIL:
samdj13@outlook.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.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.
- Police Department approval on the corrected/final set of drawings (647-5840)
- Public Works Agency approval (647-5039)
- County of Orange Health Department approval on the corrected/final set of drawings ((714)433-6000)All persons preparing plans, specifications, and instruments of service for others shall sign those plans, specifications and other instruments of service for others shall sign those plans, specifications and other instruments of service and all contracts therefore. This requirement applies to both exempt and non-exempt projects. Business and Professions Code Chapter 3, Division 3, Section 5536.1(a).Include address and telephone number of the responsible designer, and date of signing of drawings.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. Remove sheet A102 from the building plan check set.Sheet C101. Identify on plan if the existing building is equipped with automatic fire-sprinklered system.Sheet C101. For proposed suite A, specify the occupancy group of the building on the plans based upon the 2022 CBC. Plan shows group B-2is not recognized in the Code.Building division 3rd response: Plan show change of occupancy to A-2 occupncies. 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.Sheet C101. On the site plan, show demising walls, suite number and occupancy group of each suite within the building.Building division 3rd response: Not resolved. Show occupancy group of each suite and clarify if suite D occurs.Sheet C101. Provide and identify with dotted line from an accessible parking space to the accessible entrance of the suite A.Building division 3rd response:Not resolved. Not available on the site plan. Note that the accessible path of travel must be within site and cannot use public sidewalk as the required accessible path of travel.The proposed accessible route must have no obstructions (e.g. not blocked by fence) to the suite A accessible entrance. Provide design showing how the site accessible route complies to code.Sheet A101. Identify on the proposed floor plan that if (3) existing windows are remain and how will be covered.Building division 3rd response:Not resolved. Details 3,8,9/A201 are not available.Show detailed information, including dimensions, on existing accessible parking, detectable warnings, to verify conformance with the current requirements. (CBC 11B-502, 11B-405, 11B-603 through 11B-606.7)Building division 3rd response:Not resolved. No information is provided on plan.Walks that cross or adjoin a route provided for vehicular traffic, such as in a street, driveway, or parking facility, shall be separated by detectable warnings, curbs, railings or other elements between the pedestrian areas and vehicular areas. (CBC 202, 11B-247.1.2.5, 11B-705.1.2.5)Building division 3rd response:Not resolved. Plans are not clear. Design is not available.Detectable warnings provided to separate walks that cross or adjoin a route provided for vehicular traffic, such as in a street, driveway, or parking facility, shall be 36 inches in width and continuous at the boundary between the pedestrian areas and vehicular areas. (CBC 202, 11B-247.1.2.5, 11B-705.1.2.5)Building division 3rd response:Not resolved. Plans are not clear. Design is not available.Detectable warning surfaces shall be yellow and approximate FS 33538 of Federal Standard 595C. (CBC 11B-705.1.1.3.1)Building division 3rd response:Not resolved.A minimum of 20% of valuation of construction is required to be spent towards providing disabled access in the priority order noted in Chapter 11B, 2022 CBC. Revise the drawings to show compliance. Provide details to show how existing non-compliant items will be upgraded to current standards.Building division 3rdresponse: Not resolved.
Based on the permit valuation of $40,000 in the application, a minimum of $8,000 (20% of the permit valuation) is required to be allocated toward Path of Travel upgrades. The proposed expenditure of $1,500 for the ADA mat alone does not satisfy the minimum accessibility upgrade requirement.
Please consult with a design professional knowledgeable in accessibility requirements to address the required Path of Travel upgrades. Clarify and complete Section 6 of the Disabled Access Compliance Form (e.g., restroom upgrades, exterior accessible routes).
Provide detailed drawings and notes on the plans identifying all accessibility improvements corresponding to the items listed in Section 6, and ensure consistency between the form and the plans.Fill out the disable access compliance form. https://www.santa-ana.org/documents/disabled-access-compliance-and-unreasonable-hardship-form-2022/ Clarify in the form and on plan if the existing accessible path of travel fully or partially complies with 2022 CBC and show if any proposed design, detail and location of improvement in compliance with accessibility requirements along the accessible path of travel in accordance with CBC Section 11B-202. Note: Return the filled form at the next plan check submittal.Building division 3rd response: Not resolved. Design is not clear and the filled form is rejected. Form to be completed and filled out by the architectural designer. Show proposed improvement in the form and provided related design and details on the drawings. See item #17.The unisex restroom shall be accessible. The design is incomplete. In addition, the restroom appears having insufficient size to accommodate required plumbing fixture clearance and maneuvering space. Please review your design and provide the following:Complete dimensioned restroom floor plan layout plan 7/A201.Lavatories, when located adjacent to a side wall or partition, shall be a minimum of 18 inches to the centerline of the fixture. (11B-606.6).At lavatories in toilet and bathing facilities, knee clearance shall be provided that is 30 inches in width for a depth of 11 inches at 9 inches above the finish floor or ground and for a depth of 8 inches at 27 inches above the finish floor or ground increasing to 29 inches high minimum above the finish floor or ground at the front edge of a counter with a built-in lavatory or at the front edge of a wall-mounted lavatory fixture. §11B-306.3.3, Figure 11B-306.3(c)
Turning space complying with section 11B-304 (60” diameter circle or T-shape) shall be provided within the room. (11B-603.2.1). Exception: Where the toilet room or bathing room is for individual use and a clear floor space complying with Section 11B-305.3 is provided within the room beyond the arc of the door swing, doors shall be permitted to swing into the clear floor space or clearance required for any fixture.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-703.7.2.6(See exception)Clearance 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 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.Lavatories and sinks shall be installed with the front of the higher of the rim or counter surface 34 inches maximum above the finish floor or ground. §11B-606.3Building division 3rd response:Only item g is signed off. The balance of comments are not resolved.Doors, doorways and gates that are part of an accessible route shall comply with 11B-404 Doors, Doorways, and Gates. §11B-404.1. The following comments apply to all doors:Sheet A101. The proposed barn style door (door #107) shall be accessible per CBC 11B-404.2. Provide fully details and door elevation to justify the design. OR remove it.
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
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
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
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
Building division 3rd response: Not resolved.Doors within the suite shall comply with applicable accessibility requirements. The proposed design does not demonstrate compliance with code. Revise the plans to provide compliant door clearances (36” wide swing doors), maneuvering clearances, hardware, and threshold details as required.
New comments from the revised plans:Remove the “employee only restroom sign”. The restroom shall be available and accessible for both employees and customers per CPC 422.4.
New comments from the revised plans:Specify the use of the open space that in front of the new counter.
New comments from the revised plans:Revise plans and elevations of the proposed 2 feet long counter to comply with accessibility requirements. Show dimensions of length, width and height of the accessible counter and show a clear floor space. Comply with the following:
A portion of the counter surface that is 36 inches long minimum and 34 inches high maximum above the finish floor shall be provided. A clear floor or ground space complying with Section 11B-305 shall be positioned for a parallel approach adjacent to the 36 inch minimum length of counter. CBC 11B-904.4.1
New comments from the revised plans:Due to the change in occupancy, provide the total square footage of the entire building on the cover sheet. Include an area breakdown identifying each suite, common hallways, and common restrooms. Ensure the area summary is clearly tabulated and consistent with the plans.
END OF COMMENTS