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Home My WebLink AboutXC2025-5159 - BLDG XC2025-5159_2.docxCorrList\TenantImprovementPlanReview 04/2022 Page 1 of 3 CITY OF NEWPORT BEACH COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 100 Civic Center Drive | P.O. Box 1768 | Newport Beach, CA 92658-8915 www.newportbeachca.gov | (949) 644-3200 COMMERCIAL PLAN REVIEW COMMENTS Project Description:COMM - RELOCATE (2) TEMP MODULAR TRAILERS 960 SF EACH, PRE-FAB METAL WALK-WAYS & STAIRS Project Address:1 HOAG DR Plan Check No.:XC2025-5159 Permit App. Date:06/02/25 Permit Valuation:$85,000 Occ. Group:B Occ. Load:Type of Const:VB Stories:1 Fire Sprinklers:NO Plan Check Expires: Architect/Engineer:STEVEN LIEBKE Phone:949-400-5462 Applicant/Contact:STEVEN LIEBKE Phone:949-400-5462 Plan Check Engineer:Zhao Zhang, SE Phone:949-644-3279 Engineer’s email:zzhang@newportbeachca.gov 1st Review:(06/23/25)2nd Review:07/30/25 3rd Review:X X Italic comments By Appointment The project plans were reviewed for compliance with the following codes and standards: 2022 CBC; 2022 CPC; 2022 CEC; 2022CMC; 2022 California Energy Code & Chapter 15 of the Newport Beach Municipal Code (NBMC). The code section references are from the 2022 CBC, unless otherwise stated. •TO EXPEDITE PROJECT APPROVAL: Please provide a written response indicating how and where each comment was resolved on the plans. •Resubmit all previously reviewed plans, updated plans and supporting documents with each subsequent review. •AFTER 2nd PLAN REVIEW: Please call the plan check engineer listed above to schedule a plan review appointment, to expedite project approval. •For clarification of any plan review comment, please call the plan check engineer listed above. •Plan review status is available online at https://newportbeachca.gov/civic. Project status is also available by speaking with a permit technician at 949-718-1888 during business hours. CorrList\TenantImprovementPlanReview 04/2022 Page 2 of 3 1. Obtain plan review approval from the following: a. Building Division – EMP Plan Review, b. Grading Review, c. Fire Department, d. Planning Division, e. Public Works Department, 2nd Review: Reminder. 2. Final drawings which will be approved for permit issuance shall be signed by the respective design professionals. Verify at final approval. 2nd Review: Reminder. AS1-101 and AS1-102 are not sealed by architect. 3. Cover sheet indicates trailer size is 40’x24’, but ZE7-02 Sheet 2 shows 60’x24’. Please verify the size and provide correct state approved plans for trailer. 4. Sheet ZE7-04 and ZEL-05 are identical, both for anchorage details. Please update ZEL-05 to include pad/pier anchorage plan, details and construction notes to match the sheet index. 2nd Review: Clarify if the stairs and walkway on ZE7-05 are state approved. If yes, provide the drawings with state approval stamp. 5. Show an accessible route from public street and accessible parking stalls to the entrance of relocated trailer on plan. 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) Identify the following applicable elements on the plans: a. Accessible Parking Stalls b. Detectable Warning Devices c. Signs d. Accessible Walks e. Doors/Gates 2nd Review: AS1-101: Specify the width, running slope and cross slope of the accessible walk on site plan. Specify the width of doorway after the gate near coach building is removed. GIS map shows Coach Building has an existing canopy over accessible walk. Specify the height of the canopy. Vertical clearance at accessible walk shall be 80” high minimum. AS1-102: Specify the width of walk near the removed gate. 6. Identify the location of the existing accessible standard parking stall, van parking stall and their signs on plan. Provide details on plan to show their compliance or add a note “SEE ACCESSIBLE PARKING STALLS AND SIGNS ON APPROVED PLANS UNDER 0628-2021” on drawing. 7. The location of concrete walkway on grading plan doesn’t match the location on AS1-102. Please coordinate. Accessible Walk shall comply with the following (11B-206.2): a. The running slope of walking surfaces shall not be steeper than 1:20. (11B-403.3) b. The cross slope of walking surfaces shall not be steeper than 1:48. (11B-403.3) c. The clear width of sidewalks and walks shall be 48 inches. (11B-403.5.1). 2nd Review: See comment 5. 8. Landings of 48 inches shall be provided at the tops of curb ramp. The slope of the landing in all directions shall be 1:48 maximum. (11B-406.5.3) Show landing area on top of the curb ramp and indicate the slope. 9. Detectable Warnings (11B-247): CorrList\TenantImprovementPlanReview 04/2022 Page 3 of 3 a. Detectable warning at curb ramps shall extend 36 inches in the direction of travel. 11B- 705.1.2.2 b. Detectable warnings shall be located so the edge nearest the curb is 6 inches minimum and 8 inches maximum from the line at the face of the curb marking the transition between the curb and the gutter, street or highway. c. Detectable warning surfaces at hazardous vehicular areas shall be yellow and approximate FS 33538 of Federal Standard 595C. (11B-247.1, 11B-705.1.1.3) d. Specify detectable warning product and incorporate a copy of state approval or 5-year warranty on plan. (11B-705.3) (CBC 11B-705.3) Warranty shall indicate compliance with architectural standards as published in the current edition of the California Building Standards Code, and also include durability criteria which indicate that the shape, color fastness, confirmation, sound-on-cane acoustic quality, resilience, and attachment will not degrade significantly for at least five (5) years after initial installation. e. Write a note on drawings, “Contractor to provide a detectable warning product sample to the Building Inspector for approval of color contrast with finish surface.” 10. Clarify if the gate at retaining wall is new or existing to remain. Gate on accessible route shall comply with the following: a. Specify the size of the gate. Gate opening 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). b. Swinging gates’ maneuvering clearances, complying with table 11B-404.2.4.1, shall extent the full width of the doorway and the required latch side or hinge side clearance. (11B-404.2.2). c. Ground surfaces within required gate maneuvering clearances shall be stable, firm, and slip resistant. Surfaces shall be level with a slope not steeper than 1:48. (11B-302.2) (11B-404.2.4.4). d. Handles, pulls, latches, locks, and other operable parts on 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). e. Operable parts of gate hardware shall be 34” minimum and 44” maximum above the finish floor or ground (11B-404.2.7). f. Swinging gate surfaces within 10” of the finish floor 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” of the same plane as the other. (11B- 404.2.10). g. Maximum force for pushing or pulling open gate, shall not exceed five pounds. (11B- 404.2.9) 11. Handrails shall extend a minimum of 12” beyond the top nosing and ends shall be returned or terminate in newel posts or safety terminals. (11B-505.10.2, 505.10.3 & figures 11B—505.10.2, 505.10.3). Provide handrail extension at the top of stairs. 12. See red marks on plans for additional comments and clarifications.