HomeMy WebLinkAbout261072_1_Corrections.docxRESIDENTIAL PLAN CHECK
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:
101102455 / 101102458
PROJECT ADDRESS:
100 S Elk Ln
PLAN CHECK ENGINEER:
Tung Le, P.E. / Zac MazrjiTEL:714
647-5896
EMAIL:
Tle10@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
I A, III B, SPK
OCCUPANCY CLASSIFICATION(S):
A-2, A-3, B, R-2, S-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
12/12/2019
(Chapter 11-A & 11-B; Not Public Housing project)
INITIAL REVIEW
3/2/2020
EXPIRATION
6/9/2020
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Debra Pember
3.
TEL:
(714)334-8385
FAX:
(949)265-6959
VALUATION: $62,323,800.00
EMAIL:
debra@developersedge.com
FLOOD ZONE: X-0602320276J
Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2016 California Building Code (CBC); CMC = 2016 California Mechanical Code; CPC = 2016 California Plumbing Code; CEC = 2016 California Electrical Code; T = Table; ICC = International Code Council.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.Resubmit marked original, calculations and this correction sheet. Submit response letter to plan check comments. Resubmit 4corrected sets of plans. Please return marked up set of drawings with corrections.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647- 5800 for an appointment.ADMINSTRATION All final drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer. CBC Sections A106.1 and A106.3.4.1.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 including deferred items as called on the architectural and structural drawings. Provide complete job description on cover Sheet of drawings. Provide a note on cover Sheet that proposed building is not a PUBLIC HOUSING building.The applicant shall obtain clearances/approvals for the following prior to building permit issuance:
- Planning Division approval on the corrected/final set of drawings (714-647-5804.) Previously approved plans
should be submitted to expedite the process.
- Fire Department (OCFA) approval on the corrected/final sets of drawings
- Police Department approval on the corrected/final set of drawings (714-647-5840)
- Public Works Agency approval (714-647-5039)
- Grading Permit. Application is made through the Building Safety Division (714-647-5800) and the plan review is by the Public Works Agency (714 647-5039)
- County of Orange Health Department approval on the corrected/final set of drawings (714 667- 3600) (Pool and
spa)
- School District Compliance Certificate; a copy of the building permit application, signed by the plan check engineer including one set of approved drawings, to be submitted by the School District to verification. See City of
Santa Ana floor/building square footage guild line for calculating for School fees. Provide a copy of floor square footage calculation on the drawings.
- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuanceOrange County Fire Authority approval is required for final permit issuance. Provide the following:
Submit a completed OCFA clearance form. Clearance forms are available at the Building Department permit counter and may be required to be reviewed along with plans by OCFA staff.
Plan review by the OCFA is required for this use or occupancy. The OCFA plan check package shall be submitted at the Building Department permit counter. Please consult with staff for specific application, fees and submittal requirements.State Division of Occupational Safety Permit (Cal/OSHA) (714-939-0145). A Cal/OSHA permit is required for:
- Construction of trenches or excavations which are 5‘or deeper and into which a person is required to descend.
- The construction of any building, structure, false-work, or scaffolding more than three stories high or theequivalent height. Provide pedestrian protection in accordance with CBC Section 3306. Show location and type of protection on plan view. Provide typical construction details, sections, and elevations of pedestrian protection required. Pedestrian protection constructed within a public right of way shall require a building permit issued by the Building Safety Division and a separate approval from the City’s Public Works Agency (714) 647-5039.Prior to the issuance of building permit(s), tract maps, parcel maps, lot line adjustments, public way abandonments, covenant, conditions and restrictions (CC&R’s), etc., related to the subject project must be legally recorded. Provide a copy on the drawings.In addition to the provisions of the 2016 California Building Code, this project is subject to the Live/Work provisions of the Santa Ana Municipal Code (SAMC) Section 8-2700. A copy of SAMC Section 8-2700 may be obtained by visiting the City of Santa Ana’s website at www.santa-ana.org.List all architectural and structural deferred submittals on the drawings including required plan check review and permit. building floor area/square footage to be calculated for school fees please refer to attached copy of guideline and provide floor area/square footage floor calculations for School District on the drawings. A separate Building Permit Application is required for:
- Pool/spa/lift including structures located on the Podium floor - Trash enclosure(s)
- Fence(s)/gate
- Block wall(s)
- Light standard(s)
- Pedestrian protection
- Roof Screen and equipmentShow on cover Sheet of plans:
- Area tabulation justifying floor area(s) of building. (To be discussed with applicant prior to release of plans and also see red marks on cover Sheet)- Fire Sprinkler System (State purpose of sprinkler system, for example, height, area increase, story increase.
- Number, width, and purpose yards required including distance between two buildings.
- Number of stories/mezzanines and building height in feet.(To be discussed in meeting prior to release of plans and also see red marks on cover Sheet) Provide the following on site plan: Reference Sheet 1A0.01, Site plan, show the followings:Site accessibility compliance per Chapter 11A, CBC for R occupancy and Chapter 11B, CBC for A, S-2, M/B Show each exit door is continued by accessible walkway to public way/City sidewalk. Show slope and cross slope of walkway to public way.See additional plan check comments on site accessibility and signage.Show all property lines of record on the site plan. Indicate distance from exterior walls to property lines and show exterior wall and opening protection of exterior walls in compliance with CBC Section 704 and CBC Tables 601, and Sections 705.Show all property lines of record on the site plan. Indicate distance from exterior walls to property lines and show exterior wall and opening protection of exterior walls in compliance with CBC Section 704 and CBC Tables 601, and Sections 705 or in absent of recorded property line between two buildings show distance between buildings 100 and 200 to establish location of recorded or assumed property line for determining floor area justification and fire protection of exterior walls and openings. BUILDING ANALYSISReference Sheet 1G.10 (B-2) and 1G.11, (B-1) - Code Analysis, provide the followings (3 stairways provided): Correct allowable area as shown on the Sheet to Type I-A, unlimited floor area for S-2 and R-2 occupancy.Provide dimensions, Occupancy, Type of construction and North arrow. (all floors)Show dimensioned Common path of egress travel and exit access travel distance to each exit starting at storage room near elevator #4. Refer to Table 1006.2.1 for 100’-0” and Table 1017.2. 250’-0”/400’-0”.Show total occupant load (See red marks) per story and required stair and door width. Section 1005 CBC.Please verify total floor area of (B-2 floor) 92,743 sf and (B-1 floor) 89,203 sf for meeting the definition of “Gross floor area as defined in Section 202 CBC.Provide correct floor area justification for B-1 floor and B-2 floor in compliance with Table 506.2. (S-2, Type I-A, SPK), unlimited. Show Location of exit all exit signs including directional signage and tactile. Reference Sheet 1G.12, 1st story, (Ground) Code Analysis, provide the followings: (4 stairways provided): Correct allowable area as shown on the Sheet to Type I-A, unlimited floor area for S-2 and R-2 occupancy.Provide 3-hour stairway enclosure separation from mail room. Enclosed stairway/ lobby stairway is discharging to lobby area/mail room is not permitted. Once a given level of exit protection is achieved (3-hour enclosed stairway), such level of protection shall not be reduced until arrival at the exit discharge. Exits shall be continuous from the point of entry into exit to the exit discharged. Section 1022 and 713.11 CBC. See red marks on Sheet 1A1.1AStairway number 3 with 3- hour fire rating to continue to exterior of building with the same fire rating as part of “Exit”. Provide 2-hour stairway enclosure extension to connect to exterior of building “EXIT”. 2 -hour exit enclosure to maintain 2-hour fire rating separated from mail room and rated corridor. Elevator # 3 and #4, elevator door with fire rating of 180 minutes to provide 20-minute smoke rating when elevator is open into fire rated corridor area and 20-minute smoke rating of door is required.Rated corridor to be separated from mail room with 20-minute rated door to maintain corridor rating. Identify location of fire department access and show clear compliance with building height per definition of grade plane (Average of finished ground level and lowest points -more than 6’-0” away from building) on building elevations. Show compliance with building height and number of stories meeting Table 504.3, Table 504.4 and Section 504 CBC. Show total occupant load per story and required stairway and door width in compliance with Section 1005 CBC. See red marks on the drawings.Please verify total floor area of 74,988 SF does include the entire 1st floor meeting in definition of “Gross floor area of defined in Section 202 CBC.Label fire rating of all corridor walls, occupancy separation walls, stairway, elevator shaft, storage, residential trash, leasing office, commercia, loft, Live/work residential, mechanical and electrical rooms fire rating including fire rating and smoke rating of doors. Show dimensioned Common path of egress travel and Exit access travel distance to each exit with Table 1006.2.1” and Table 1017.2, CBC. Please note 48” wide corridor, does not provide required door clarence for interior and exterior accessible doors.Change door swings of doors as marked on the drawings with serving 50 people or more.Exit passageway/corridor is not connected with the same fire rating and continuity to rated stairway. Note on the plan 8’-2” height clearance for this floor. Show Location of exit all exit signs including directional signage and tactile.
Show compliance with Section 1023.8, exit stairway shall not continue below its level of exit discharge. Show location of guard by stairway landing at ground level including directional signage as specified in Section 1013, CBC. Reference Sheet 1G.13, 2ndstory, Code Analysis, provide the followings: (4 stairways provided):Correct allowable area as shown on the Sheet to Type I-A, unlimited floor area for S-2 and R-2 occupancy.Show total occupant load per story and required stair and door width. Section 1005 CBC.Please verify total floor area of 57,103 SF does include the entire 2nd floor meeting definition of “Gross floor area of defined in Section 202 CBC.Please note 48” wide corridor does not provide required door clarence for accessibility of interior side of doors.Change door swings of doors as marked on the drawings with serving 50 people or more.Note on the plan 8’-2” height clearance for this floor. Show Location of exit all exit signs including directional signage and tactile. Reference Sheet 1G.14, 3rd story, Code Analysis, provide the followings: (4 stairways provided): Type 111-A, Provide dimensions, Occupancy, Type of construction and North arrow. (All floors)Correct occupancy of incorrect S-2 to R-2 for this floor as shown on “Code analysis” See red marks.Provide floor area justification for Type III-A specific to this floor, include showing calculations to meet Section 506.2.4, Equation 5-3 (Mixed-occupancy, multistory building). for entire 3rd floor. Show total occupant load per story and required stair and door width (courtyards and R-2) in compliance with Section 1005 CBC. Based on occupant load of 1229 people a stairway width of 7.7’ and exit door width of 5.2’ is required for each exit. 4 stairways with width of 48” is not acceptable. Please verify total floor area of 79,192 SF does include the entire 3rd floor and also meeting the definition of “Gross floor area of defined in Section 202 CBC. Fire walls to comply with Section 706 CBC. Each portion of a building separated by one or more fire walls shall be considered a separate building. The extent and location of such fire walls shall provide a complete separation. Provide dimensioned drawings to show compliance with Section 706.5-Horizontal & 706.6- Vertical continuity exceptions for termination or intersects. Show compliance with following Sections; (applies to all floors with Type III-A building where Fire wall is proposed) -Sections 706.2 structural stability, -Section 706.4 fire-resistive rating, -Section 706.5 horizontal continuity- Section 706.5.1, exterior walls-Section 706.5.2 horizontal projecting elements-Section 706.6 vertical continuity-Section 706.8 openings--Section 706.11 ducts and air transfer openingsShow compliance with Section 1026.2 “a horizontal exit shall be provided by fire wall complying with Section 706. ALL horizontal exits to comply with fire wall requirement of Section 706 and “not more than one-half of total number of exits or total exit minimum width or required capacity shall be horizontal exit”. (Applies to all floors with horizontal exits) Section 706.2 Structural stability, fire walls shall be designed and constructed to allow collapse of the structure on either side without collapse of the wall under the fire condition. Fire walls to be designed and constructed in accordance with NFPA 221 is deemed to comply with this Section. Please provide a note on the drawings if the Fire wall is designed in accordance with NFPA 221. Coordinate with structural drawings for compliance. Fire rating of corridor to be maintained and provide 20-minute door between corridor and (courtyard, fitness room and other areas) with 20- minute smoke door or 45 minute rated fixed window. See red marks on the drawings for missing rated door and windows. Show location of any structure located in courtyard A, B and C per landscape drawings. Elevator door with fire rating of 180 minutes does not provide 20-minute smoke rating when elevators are open into fire rated corridor area.Provide correct number of toilet facilities to matched required number of toilet facilities as shown on the drawing’s calculations. Due to short travel distance, combining occupant load of this floor is permitted to be combined in one location for required toilet facilities. Show Location of exit all exit signs including directional signage and tactile. Reference Sheet 1G.15, 4th floor Code Analysis, provide the followings: (4 stairways provided): Type 111-A,All stairways and elevators to have 20-minute rated doors(smoke). All other doors in to rated corridor to have 20-minute rating (smoke). Refer to rated corridor plan check comments. Applies to All floors Provide floor area justification for this floor incompliance with Section 506.2.3, single occupancy, multistory building for entire 4th floor.Please verify total floor area of 64,763 SF does include the entire 1st floor meeting definition of “Gross floor area of defined in Section 202 CBC.Label fire rating of all corridors, stairway, elevator shaft, including fire rated doors.Provide fire rated exterior wall/window for corridor by stairway #3 and open area at fire Area E to maintain corridor area rating. Show Location of exit all exit signs including directional signage and tactile.Reference Sheet 1G.16, 5th floor Code Analysis, provide the followings: (4 stairways provided): Type III-AShow compliance with Table 504.4 number of stories for proposed A-3 occupancy located on 5th and 6th floor. Allowable number of stories is limited to 4th floor.Provide floor area justification for this floor incompliance with Section 506.2.3, single occupancy, multistory building for entire 4th floor. Please verify total floor area of 69,976 SF does include the entire 1st floor meeting definition of “Gross floor area of defined in Section 202 CBC.Label fire rating of all corridors, stairway, elevator shaft, including fire rated doors. Provide fire rated exterior wall/window of corridor by stairway #3 to maintain rating of corridor area. Code Analysis on the drawings is showing S-2 occupancy, correct occupancy of S-2 to R-2Show occupancy separation between A-3 (Game room) and R-2 occupancy including the doors rating. Please note door for A occupancy to be 1-hour rated for occupancy separation and 20- minute smoke rating for corridor area. Label doors as 1-hour + 20 smoke rated. (applies to both floors with A occupancy). Show Location of exit all exit signs including directional signage and tactile.Reference Sheet 1G.17, 6th floor Code Analysis, provide the followings: (4 stairways provided):Type III-AShow compliance with Table 504.4 number of stories for proposed A-3 occupancy located on 5th and 6th floor. Allowable number of stories is limited to 4th floor.Provide floor area justification for this floor incompliance with Section 506.2.3, single occupancy, multistory building for entire 4th floor. To be discussed with applicant prior to release of plan check comments.Please verify total floor area of 67,778 SF does include the entire 1st floor meeting definition of “Gross floor area of defined in Section 202 CBC.Provide fire rated exterior wall/window of corridor by stairway #3 to maintain rating of corridor area. Code Analysis on the drawings is showing S-2 occupancy, correct occupancy of S-2 to R-2Show occupancy separation between A-3 (Game room/ mezzanine) and R-2 occupancy including the doors rating. Provide two exit doors for A-3 occupancy with occupant load of 50 (showing one exit) and correct B occupancy to A-3 occupancy. Show Location of exit all exit signs including directional signage and tactile.Reference Sheet 1G.18, 7th floor Code Analysis, provide the followings: (4 stairways provided): Type III-A Provide floor area justification for this floor incompliance with Section 506.2.3, single occupancy, multistory building for entire 4th floor.Please verify total floor area of 67,039 SF does include the entire 1st floor meeting definition of “Gross floor area of defined in Section 202 CBC.Provide fire rated exterior wall/window of corridor by stairway #3 to maintain rating of corridor area. Code Analysis on the drawings showing S-2 occupancy, correct occupancy of S-2 to R-2Live/work units to comply with Section 419 CBC. (Sheets 1A0.1, 1A0.2 and 1A4.19) (Type I -A construction) Combustible construction not allowed)Accessibility of (B/M 1st floor) is required to comply with Chapter 11B, CBC and R-2 occupancy on 2nd floor to comply with Chapter 11-A occupancy.Show occupancy separation between 1st floor M/B and 2nd floor R-2. Call out the rating of door near stairway on 1st floor as part of occupancy separation.Provide Stairway, handrail and guards details and cross- reference to Sheet and detail number for non-combustible construction.Provide wet bar height not to exceed 34” in height (Shown 36”). We bar is located within M/B occupancy. Provide required accessibility clearance for wet bar as follow:- Provide a minimum 30” x 48” wheelchair clear floor space.
- Provide knee space at tables at least 27” high, 30” wide and 19” deep.
- Provide height of tables between 28” – 34” from the floor ground.ADDITIONAL COMMENTS Proposed building is required to comply with Section 403 as HIGH-RISE building having occupied floor located more than 75’-0” above lowest level of Fire Department vehicle access. Provide drawing showing compliance with Sections 403.1 through 403.6.2 of CBC, Chapter 9 CBC. Identify location of fire department access on evaluation plans including highest occupied floor. Please coordinate with Fire department and MEP drawings. Horizontal exit to comply with Section 1026. A horizontal exit shall not serve as the only exit from a portion of a building, and where two or more exits are required, not more than one-half of total number of exits or total exit minimum with or enquired capacity shall be horizontal exits. Please refer to Section 202 CBC for definition of “Building Height” and Provide vertical dimension for proposed building per Table 504.3 (85’-0”) CBC. Show correct building height on elevations/Sections where applicable. Height of Building definition, The vertical distance from grade plane to the average heights roof surface). The average height for roof surface is not shown. Please refer to Section 202 for definition of grade plane.Refer to Table504.4 for R-2 occupancy and Type III-A with 5 story maximum. Please clarify. Type III-A is required to be 1-hour construction throughout except exterior bearing walls to 2-hour. Provide a copy of Table 601 CBC on Sheet 1AD1.1 and Coordinate with structural drawings to ensure compliance with fire resistive requirement of perimetry structural frame (1 hour) , interior (I hour) and exterior (2hour) bearing walls, floor and roof (I hour) construction. Reference Sheet 1A5.10 through 1A5.15 provide the following:
Show 20-minute smoke roll-up or swing door for elevator #1, #3 and #4.
Show door #S015A at staiway#1 on 5th and 6th floor to open at 180 degree
Show 18” door clearance when door is equipment with latch and closer for door # C216 and # S03R.Reference Sheet 1A1.3A through 1A1.7D, show compliance with followings:Please correct incorrect reference detail of 3-hour fire wall. Detail 1/1AD1.1 is not provided for 3-hour fire ratingDetails 9/1AD2.2 and 10/1AD2.2 correct detail to match 3-hour fire rating of wall for horizontal exits to have a minimum of 3-hour fire rated fire wall is required in compliance with Table 706.4 and openings to comply with Table 716.5 with 3-hour rating. We highly recommend that fire rating of all doors to be shown on Sheet 1A1.3A through 1A1.7D since doors fire rating can be established for code compliance where complete floor layout is shown. Compliance with followings in compliance with Table 716.5 CBC. Please review the followings for compliance:- All doors located in one-hour fire rated corridor to be 20- minute (see additional plan check comments for smoke rating of doors.- Horizontal exit doors to be 3-hour fire rated- Stairway doors to be 90-minute door- Elevator to be 90-minute door and 20-minute smoke rated- One hour rated shaft to have 60-minute door. - Correct 45-minute door to 1-hour rated door, see Table 716.5 - All doors/gates when serving occupant load of 50 or more and A occupancy to have panic hardware and door to open in the direction of exit travel and continue the rating to 1st floor exit door/s Provide positive attachment detailing for soffit and furred out walls, including number, type, location of fasteners and how is made to the building structure. Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.9. Interior floor finishes shall show compliance with CBC Section Show compliance with CBC Section 803 & 804 CBC.Provide positive attachment and show compliance with CBC Section 1405.5 requirements for fiber cement siding/veneer construction. Structural calculations for design and justification is required. FIRE ALARM SYSTEM AND SMOKE DETECTIOS Provide a note on the drawings, fire alarm systems and smoke detections/alarms shall be provided in accordance with Sections 907.2.6, 9072.8, 907.2.10 and 907.2.11, CBC. Show compliance on Fire Department drawings for review and approval. FIRE RESISTIVE ASSEMBELY AND FIRE BLOCKING Reference Sheets 1AD1.1 though1AD2.6 fire resistive assembly/penetration, provide a note on he plans to refer to Section 717 CBC and mechanical drawings for rating and location of dampers including wall /floor and ceiling assembly. Also Provide a copy of Table 601 and revise detail 4 on Sheet 1AD2.1 to 2016 CBC. Type III-A building, exterior walls to be 2- hour fire rated and non-combustible or fire-retardant wood and floor and ceiling to be one-hour fire rated complying with Table 601 CBC. Clarify applicable detail/s on the drawings.When applicable,- Where wood sleepers are used for laying wood flooring on masonry or concrete fire-resistive floors, the space between the floor slab and the underside of the wood flooring shall be filled with non-combustible material or fire blocked in such a manner that there will be no open spaces under the flooring that will exceed 100 square feet in area and such space shall be filled solidly under all permanent partitions so that there is not communication under the flooring between adjoining rooms. Section 718.2.7 CBCProvide 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. CBC Section 718 CBC.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 717.2.1 through 717.4.3 CBC.Architectural trim. Fire blocking shall be installed within concealed spaces of exterior wall finish and other exterior architectural elements where permitted to be of combustible construction as specified in Section 718 CBC.CORRIDORSCorridors shall be fire-resistance rated in accordance with Table 1020 CBC. Show compliance with followings:Callout the missing door numbers on Segment plans and to door schedule for smoke and fire rating. Show 45-minute rating for glass door located in the corridor area. All doors located in one-hour fire rated corridor to be 20- minutes, including storage room, electrical room, IDF, electrical meter room. Please review door schedule for missing door rating for said rooms on all floors. 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 1020.5.1 for exceptions.CBC Section 1020.5, Air movement in corridors. Corridors shall not serve as supply, return, exhaust, relief or ventilation air ducts Reference Sheet 1G12, corridor area of Loft Aera is not permitted to open into mail room. CBC Section 1020.6 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. Opening in the corridor wall is not permitted including any Courtyard area or “open below”.Provide a complete architectural section of 1-houre corridor detailing fire resistive rated construction of the walls and ceilings. Detail all duct and other penetrations CBC Sections 708.4, 1017.1, 715.1, Table 715.4 & 716.5.4.Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1020 and 709 and 716 CBC:
- Fire/smoke damper locations, installation requirements, and required access doors. Refer to CBC Section 716. and 717 CBC. Please coordinate with MEP drawings.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.
- Penetrations in fire-resistive walls shall comply with CBC Sections 714 and 715.
- 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.
MEANS OF EAGRESSCBC Section 1004.3, Posting of occupant load. Every room or space that is assembly occupancy (A3 and A2) 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. Show location/s on the drawings.Table 1006.2.1 Common Path of Egress Travel : Show dimensioned common path of travel on the drawings;
OccupancyMaximum Occupant Load/Common Path of Travel (Maximum)
A, (courtyard) 49/75’-0”
R 10/125’-0”
S 29/100’-0”Table 1017.2 Exit Access Travel Distance Limitation: Show dimensioned travel distance on the drawings
OCCUPANCYWITH SPRINKLER SYSTEM (feet)
A, R, 250b
S-2,400cCBC Section 11017.1, Travel distance limitations. Exits shall be so located on each story such that the maximum length of exit access travel, measured from the most remote point within a story to the entrance to an exit along the natural and unobstructed path of egress travel, shall not exceed the distances given in Table 1017.2CBC Section 1028.5 Continuity and components. Each required means of egress shall be continuous to a public way. All exit doors equipped with panic hardware from A occupancy to be continued to 1st floor exist door/s. Show compliance on site plan from each exterior exit to public way including accessible walkways and door landing.When applicable, boiler, Incinerator and furnace rooms. Two exit access doorways are required in boiler, incinerator and furnace rooms where the area is over 500 square feet and any fuel-fired equipment exceeds 400,000 British thermal units (Btu) input capacity. Where two exit access doorways are required, one is permitted to be a fixed ladder or an alternating tread device.
DOORS57. Provide the following on the door schedule of the drawings; Please add to door schedule
a. 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) Panic hardware shall comply with CBC Section 1010.1.10.;
- Electrical rooms with equipment rated 1,200 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 Exit doors/gates shall swing in the direction of exit travel when serving an occupant load of 50 or more for A occupancies (courtyard).
STAIRWAYS AND HANDRAILSStairways shall show compliance with CBC Sections 1011 and 1123A including applicable accessibility requirements.Reference Sheet 1AD7.1. railing change to 3-7/8” max for opening and bottom railing of stairway railing to 5-7/8” opening maximumOpen guards shall have intermediate rails or an ornamental pattern such that a sphere 4” in diameter cannot pass through.The triangular opening formed by the riser, tread, or bottom elements of a guard at the open side of a stairway may be of such size that a sphere 6” in diameter cannot pass through.Reference game/studio room;stairway headroom clearance. 6’ 8” minimum clearanceProvide complete architectural drawings for review including structural calculations for design and justification Areas with a vertical clearance of less than 80” must have a barrier to warn blind or visually impaired personsDimension rise of steps shall be not less than 4” or greater than 7”. The run shall not be less than
11”.When applicable- The walls and soffits within enclosed usable spaces under enclosed and
unenclosed stairways shall be protected by 1-hour fire-resistance-rated construction and door.
Show compliance withSection 1023.8, exit stairway shall not continue below its level of exit discharge. Show location of guard by stairway landing at ground level including directional signage as specified in Section 1013, CBC.
EXIT SIGNS Exit illumination and exit sign requirements in accordance with CBC Section 1013 shall be shown on the drawings. Be specific as to the type of exit signs to be installed. Provide directional exit sign at changes in exiting direction and show compliance with followings:a. CBC Section 1013 Requires exit signs to be readily visible from any direction of approach. No point shall be more than 100’ from the nearest visible exit sign. drawings to show compliance.CBC Section 108.3.5 Requires means of egress from all occupied parts of the building be provided with at least 1’ candle of light at floor level under emergency power. Note on the drawing.Show location of required signs on the floor plan, Section 1023.9 Stairway identification signs- Tactile floor designation signs shall be located at each floor level landing in all enclosed stairways in buildings two or more stories in height to identify the floor level. At exit discharge level, the sign shall include a raised five-pointed star located to the left of the identifying floor level. The outside diameter of the star shall be the same as the height of the raised characters.Fire alarm system and smoke alarms shall be installed in group R-2 occupancies in Sections 907.2.9.1 and 907.2.9.4. Provide a note on the drawings and show compliance with OCFA drawings.Tactile exit signs shall be required at the following locations: Section 1013.4 CBC. Show location of each applicable sign on the floor plan and provide cross reference to detail/s on Sheets 1AD9.1 and 1AD9.2.
- 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 words as appropriate:“EXIT STAIR DOWN”“EXIT RAMP DOWN”“EXIT STAIR UP”“EXIT RAMP UP”
- Each exit door that leads directly to a grade-level exterior exit by means of an exit enclosure, or an exit
passageway, shall be identified by a tactile exit sign with the words “EXIT ROUTE.”
- Each exit access door from an interior room or area to a corridor or hallway, which is required to have a
visual exit sign, shall be identified by a tactile exit sign with the words “EXIT ROUTE.” - Each exit door through a horizontal exit shall be identified by a sign with the words “TO EXIT.”SOUND TRANSMISSION Provide a copy of Sound Transmission report (8.5x11 Sheets) in compliance with Section 1207 CBC. Provide details/drawings to incorporate the results and recommendation of report. LIGHT AND VENTILATIONProvide a note on the drawings lighting (Section 1205 CBC) and ventilation (Section1203) to be provided for this project. Full compliance to be shown on EMP drawings.Show ventilation system for S-2 occupancy in compliance with Section 1203.5.2 Contaminates exhaust. Note on the applicable drawings that “contaminants source shall be removed in accordance with the California Mechanical Code including natural or mechanical ventilation. Courtyard area 1, 2 and 3 to provide ventilation per Section 1206.3.2 Air intake for Courts more than two stories, shall be provided with a horizontally air intake at the bottom not less than 10 square feet in area and leading to the exterior of building unless abutting a yard or public way. show on the drawings how ventilation is provided in compliance with this Section.
GLAZINGReference Sheets 1A7.41 through 1A7.44 Provide on the drawings a complete window schedule showing:Some of windows are not called out with tempered glass on the drawings. Note type of safety glazing complying with CBC Section 2406 for glazing in fixed or operable panels adjacent to a door where the nearest exposed edge of the glazing is within a 24” arc of either vertical edge of the door in a closed position and where the bottom exposed edge of the glazing is less than 60” above the walking surface.CBC Section 2407.1, Glass used as a guard shall be constructed of either single fully tempered glass, laminated fully tempered glass or laminated heat-strengthened glass. Please coordinate with structural drawings where calculations for design and justification is required
ELEVATORS Reference Sheet 1AD7.2, See Figure 11A-7B, 7C and update the elevator details in compliance with Chapter 11A Section 1124A.Show compliance with Section 1009.4, in order to be considered part of an accessible means of egress, an elevator shall comply with the emergency operation and signaling device requirements of California Code of Regulations, Title 8, Division 1, Chapter 4, Subchapter 6, Elevator Safety Orders, Standby power shall be provided in accordance with Chapter 27 and Section 3003. CBC Section 707.14.1 and Chapter 30 CBC, Elevator Lobby. An enclosed elevator lobby shall be provided at each floor where an elevator shaft enclosure connects more than two stories in high-rise buildings, Group A, S-2, B, R-2 occupancies. The lobby shall separate the elevator shaft enclosure doors from each floor by fire partitions equal to the fire-resistance rating of the corridor and the required opening protection. Elevator lobbies shall have at least one means of egress complying with Chapter 10 and other provisions within this code.
BUILDING AND SITE ACCESSIBILITYDrawings are missing site accessibility and parking structure accessibility. Please refer to additional accessibility comments. Provide missing drawings to show compliance with following accessibility and adaptability requirement of followings (11A); (elevator building)Division I- Section 1102A.3.2 multi- dwellings units in building with elevator, including powder room or bathroom at primary level and one kitchen at primary entrance level and all room and spaces on each level (elevator building) shall comply with Division IV, 11-A.Division II- Exterior facilities Division III- Building features (Includes accessible parking spaces for parking garage)Division IV- Dwelling Unit Features please note each detail in accessibility Sheets1AD9.1 and 1AD9.2 must be crosses referenced to applicable site plan, floor plan and or elevations.Entrance(s) to the building or facility and primary path of travel to site and building, shall be accessible. Path of travel incorporated all elements from the exterior arrival site including public bus stop. Site development shall be designed to provide access to all entrances and exterior ground-floor exits and site. When more than one building or facility is located on a site, accessible routes of travel shall be provided between buildings between buildings 100 and 200.The accessible route of travel shall be the most practical direct route between accessible building entrances, accessible site facilities, and the accessible entrance to the site. Show accessible walkways between buildings.At every entrance and at every major junction along or leading to an accessible route of travel, there shall be a sign displaying the international symbol of accessibility. Signs shall indicate the direction to site /building entrance. Show location of entrance to site as well as sign on the site plan. Sidewalks accommodating the disabled must be at least forty-eight inches (48”) wide and at least sixty inches (60”) where door swings over walk. Walks and sidewalks shall have a continuous common surface, not interrupted by steps or abrupt changes in level. Surfaces shall be slip resistant. Indicate maximum slopes and cross slope. Parking structure- If a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements between the pedestrian areas and vehicular areas, the boundary between the areas shall be defined by a continuous detectable warning which is 36” wide. Show compliance on the drawings. Section 1116A.5 and 11B-705, 2016 CBC. how location in parking garage.Parking spaces must be located so that the disabled are not compelled to walk or wheel behind parked cars other than their own. Chapter 11-A and 11B, CBC. Accessible parking located in the parking structure Surface slopes of accessible parking spaces shall be the minimum possible and shall not exceed 1-unit vertical to 48 units horizontal (2% slope) in any direction in parking structure. Verify and note on the drawings.
DOORS ACCESSIBILITYPlease note building and site plan accessibility items must be refer to accessibility Sheet 1AD9.1 and 1AD9.2. Show compliance with followings:All doors require a level floor landing on each side in accordance with CBC Sections 11B-404.2.5 for B and M occupancies and CBC Figures 11A-1F for R occupancy. Correct detail #20 on Sheet 1AD9.1 and provide cross reference from floor plan to detail in accessibility Sheet 1AD9.1 and 1AD9.2. Remove ¾” door threshold detail #20. The width of the level area on the side to which the door swings shall extend 24” past the strike edge of the door for exterior doors and 18” past the edge for interior doors. See red marks on the drawings.Hardware complying with exiting and disabled accessibility requirements 1132A and 11B-404 CBC. Provide specifications for doors hardware (i.e., lever type, push-pull panic, etc.) to comply with disabled access requirements. The floor or landing at each side of an exit door shall be level and having a length in the direction of the 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. Show compliance on the site plan including cross referencing to accessibility Sheet.Show landing on each side of a door. The floor or landing shall be not more than ½” lower than the threshold of the doorway. Change in level between ¼” and ½” shall be beveled with a slope no greater than 1:2. Change in level greater than ½” shall be accomplished by means of a ramp. See red marks on the drawings.Hand-activated door opening hardware shall be centered between (30” and 44” 11A) and (34” and 44” 11B) above the floor. Latching and locking doors that are hand activated and which are in a path of travel shall be operable with a single effort by lever-type hardware, by panic bars, push-pull activating bars, Note on the drawings: “Maximum effort to operate doors shall not exceed 5 pounds for interior and exterior doors and interior doors 11B and shall not exceed 5 pounds for interior and 8.5 pound for exterior doors. When fire doors are required, the maximum effort to operate the door may be increased to the minimum allowable by the appropriate administrative authority, not to exceed 15 pounds.All building entrances that are accessible to and usable by persons with disabilities shall be identified with a least one standard sign and with an additional directional sign, as required, to be visible to persons along approaching pedestrian ways.Required the bottom 10” of all doors except automatic and sliding shall have a smooth uninterrupted surface to allow the door to be opened by a wheelchair footrest without creating a trap or hazardous condition.
SANITARY FACILITIES
Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 422 and CPC Table 422.1.Provide toilet facilities for pool /spa/courtyard area in compliance with Table 422.1. See red marks on the drawings and show compliance with drawings calculations for minimum number of required toilet facilities.
Note on the drawings future TI permit is required to have sanitary facilities in compliance with California Plumbing Code (CPC) Section 422 and CPC Table 422.1 for each M/B occupancy. Separate, disabled accessible, sanitary facilities shall be provided for each gender in accordance with the California Plumbing Code (CPC) Section 412.3. for B/M occupancies.Provide dimensioned enlarged floor plan (General accessibility detail is not acceptable) of toilet room, DF, and shower in compliance with Chapter 11-A to meet accessibility requirements.Reference 1A6.19, provide fully dimensioned floor plan, elevation and cross sections of toilet rooms in compliance Section 1127A CBC Sanitation facility toilet room floors shall have a smooth, hard, non-absorbent surface such as Portland cement, concrete, ceramic tile or other approved material which extends upward onto the walls at least 6”. Walls within 2’ of the front and sides of urinals and water closets shall be similarly finished to a height of 4’.Provide complete grab bar details on the drawings for structural strength to support a 250-pound point load.
ENERGY STANDARDSThis building is subject to the 2016 State of California Energy Conservation Regulations. Submit T-24 drawings to show compliance
a. Submit two signed copies of T-24 energy calculations in compliance with 2016 Energy Standards.Submit T-24 drawings in compliance with 2016 Energy StandardsThe energy plan check consultant must complete the attached “Energy Conservation Plan Check
Consultant Qualification Statement.”
CALGreenAND EV CHARGING STATIONS Please refer to red marks on Sheets1A0.B2 through 1A0.2 for additional plan check comments for location on truncated dome, door landing, and location of accessible parking/access aisles. Also, callout the number of required parking for each category in Parking Legend as shown on Sheet 1A0B1. Wheeling behind parked cars are not permitted. Sections 1109.7 11-A, CBC and 502.7.1,11B, CBC. Including EV stations.Provide drawings to show parking size including van accessible parking/ landing size, slope/cross slope and signage to show compliance with Table 11B-208.2 and Table 228.3.2.1, CBC and Sections 11B-812.1 through 11B-812.10.4, CBC for Electric Vehicle Charging Station specific requirements. Please coordinate with electrical drawings. Show compliance on the drawings with Section 4.106.2 of 2016 of CALGreen , EV charging for new multifamily dwellings. Show location/s in the parking structure and compliance with Sections 4.106.4.2.1 through 4.106.4.2.4 of 2016 of CALGreen. Clarify location of missing parking stalls for residential EV parking (17), residential guest parking (4), retail parking (8) and clean air parking (4) in parking structure. Please note 8’-2” clear height is required for retail parking for EV as well as accessible van parking. Show location of short-term bicycle parking for both R-2 and B/M occupancy in compliance with Section 5.106.4.1.1 CALGreen. Show location of missing bicycle racks for retail and lease office and residence on the drawings. (15) For retail and office area, refer to Section 11B-812.5.4 EV, 1109.7.11 and 502.7.1 CBC, arrangement, vehicle spaces and access aisles shall be designed so that person using them are not required to travel behind vehicle spaces or parking spaces other than the vehicle space in which their vehicle has been left to charge. See said Section for exceptions.
STRUCTURALProvide structural calculations and drawings, stamped and signed by a California licensed
architect or registered civil engineer for:
a. Awning shown on Sheet 1AD5.1b. Deck balcony railing Sheet 1AD5.2c. Guardrail Sheet 1AD5.3 and 1AD5.4
folding door system for residence lounge
42” high glass guardrail at game studio deck Stairway(s), Handrail(s) / guard(s)
g. Mechanical equipment on roof
h. New equipment screening on roof
i. Trash Enclosure Pool and spaStructures shown on podium levelLandscape drawings Sheets LC.3 through LC.18We strongly recommend that LC drawings where exiting and accessibility compliance is required to be part of architectural drawings for details and cross referencing. When applicable, LS drawings to be revised to match architectural drawings. Show compliance with followings:Refer to Division III of Chapter 11A and show compliance with Common Use facilities at podium/courtyards, including pool/spa, toilet facilities, shower rooms, kitchen and BBQ. Clarify location of 5’-0” pool and spa enclosure on the drawings including two accessible exit doors equipped with panic hardware. Provide a signage at entrance to indicate this facility is open to residence and their guests only and NOT OPEN TO PUBLIC.Refer to Section 1141A for accessible swimming pools. Show location of pool lift devise including pool and spa steps and railing in compliance with Figure 11A-6A, CBC or correct detail A on Sheet LC15Correct pool/spa handrail detail on detail C Sheet LC6 to meet Figure 11A-6A or refer to correct detail A on Sheet LC15. Review foundation plan as podium level is not located at ground level and revise drawings for correct detailing and structural calculationsReference Sheet LC.11, wood steps for Cabanas is not accessible. provide one cabana to be accessible by ramp/rail. Reference Sheet LC.16, Revise counter height for bar and BBQ to at 34” height maximum and correct Legend to indicate correct height.Provide accessible drinking fountains on the drawings. Provide a copy of Figure 11A-11A. Show location at podium level. Submit calculations for design and justification for following; (Sheets LC.3 through LC.18)- Glass wall (detail C Sheet LC6) and glass pool fencing detail A on Sheet LC10. - free standing entry structure as shown on Sheet LC.8. Also, for free standing metal cabanas on Sheet LC.11 - Reference Sheet LC.10 detail E cable railing, Provide vertical support for horizontal cables at 32” maximum spacing to maintain 3-7/8” spacing. - Pool and spa at podium level Structural Review Comments: Final plan and calculation shall be stamped, signed, and dated by the engineer or record. Omit statement “NOT FOR CONSTRUCTION” off the plans. Correct the job address on each plan sheet. Sheet SN-1: Soil bearing pressure, a minimum footing width of 60” is required for specified soil bearing pressure, 5000 psf. Sheet SN-1: Please complete the Project Design Parameter, item #6. Sheet SN-1: Seismic Force Resisting System – Please specify/identify the Seismic Force Resisting system for the assembly use areas (fitness, lounge, game room). Please coordinate with non-structural comments for building height limitation. Sheet 1A2.30: Please specify/show maximum building height tower. Structural height shall be limit to ASCE7-10, Table 12.2-1; 65-ft maximum for Light-frame (wood) construction. Please provide justification for the structural height limitation per Table ASCE 7-10. Should structural height shall be measured from the grade level?Plan shall be legible. Texts and numbers are overlapping – Please coordinate and revise plan so that it will be legible (i.e., sheet 1S03.1, 1S03.4, etc.). Sheet 1S0.3.S: 3rd Story Podium Plan – Detail 29/SC6.0 called out on plan was not applicable. Please coordinate and revise plan accordingly. Please show recessed slab for swimming pool.Please show recess slab (change in elevations) between exterior deck and interior residential floor. Please typical detail(s) to show podium lab edges. Details shall be clearly cross-referenced onto the plan. Plan called out B-# - Please provide schedule and details accordingly. The shear wall legend did not match with shear wall symbol (notation) showed on the plan. Please revise shear wall legend with the correct notation. Please clarify whether structural beams are required between structural concrete columns. Plans were lack of detail reference. Please clearly cross-reference details onto the plan so that construction details can be easily located on the plan. Foundation Plan: In addition to the information provided under the Legend and notes, specific details shall be provided and cross-referenced to specific locations so that it can be easily located. Provide detail to show wall footing and slab positive connection/anchor. Provide detail to show pad footing and slab positive connection.Provide detail slab with rebar layout and underlayment specification. Provide structural details and support for vehicular ramp. PT slabs (typical at all levels): On the plan please clearly show limit of PT tendons (each direction), and identify ‘Dead end’ and ‘Stressing end’. Sheet 1S0.2.4: 2nd Story Slab & FramingFor clarity, please indicate floor joists as showed on the slab plan.Please provide/show lateral resisting system for the light-frame areas. Provide calculation and details. Sheet 1S0.2.10 & 1S0.2.11: Details referenced on framing plans were not applicable. Please coordinate and revise plan accordingly. For clarity, please provide section through the light-frames (metal) area to show concrete floor in relative to light-frame system. Concrete slab (typical for all levels): Please provide slab rebar layout details to show rebar placement and spacing. Detail shall be clearly cross-reference onto the plan. Slab Plans: Information provided under the Legend were not clear, please provide the following additional informationDistributed & Banded Tendons: For clarity, please show limit and spacing of the tendons. Details shall be clearly cross-referenced onto the plan (please see marked-up plans for specific locations). Provide details to show how the PT tendons are reinforced around slab openings. Provide detail to show column to slab positive connection/anchor. It’s a two-way slab design – Please explain why the spacing of the Distribution tendons spacing are further apart then the banded tendons as referenced details 9/S2.2 and 5/S2.2. Provide details to show shear wall anchor at top and bottom of wall. Details shall be clearly cross-referenced onto the plan. Please provide vehicular ramp slab information and provide construction details. Details shall be clearly cross-reference onto the plan. Foundation Design: Soil allowable bearing pressure is varied based on the footing width, per soil report page 13. Please revise foundation calculation and plan as necessary. Sheet SC-5.0: Detail 1, note #17 – Please provide specification for the drag-tie rebar (bar sizes and spacing). Sheet SC-5.1: Shear walls – Please specify minimum development length for the dowel rebar between concrete slab and shear wall, for shear transfer. At 3rd, 2nd and 1st level: Please show shear walls at grid wall line 8. Please provide detail(s) to show minimum reinforcement clearance to permit concrete to flow readily into spaces between bars. (ACI 318, Section 25.2)Please provide structural analysis to show compliance with Section 12.2.3.2 ASCE 7 -10. SUPERSTRUCTURE For clarity, please provide additional gridlines on the framing plans for future reference. Sheet 1S1.RA: Please provide lateral resisting at the exterior wall line of the covered deck (adjacent to gridline A). Roof Framing Plan level: Where shear walls are horizontally offset along a shear-wall line, please provide blockings and straps for transferring diaphragm loads into the shear wall panels. (See marked up plan for similar locations). Shear walls along the corridor (typical at all level): Walls are offset (discontinuous) at the unit entry door – Please develop/provide a continuous chord/strut along the shear wall line. Detail 18/SW-4.0: Floor joists run perpendicular to wall – for clarity, please eliminate the floor joist symbol that is run parallel with the wall. Calculation: Roof dead loads – Please include roof equipment loads (roof top units and future Photovoltaic arrays). Revise calculation and plan as necessary. Typical at all level: Provide typical details for non-bearing support at ceiling (perpendicular to joists and parallel to joists). Detail shall be clearly cross-referenced onto the plan. Typical at all level: Please provide typical detail at interior bearing wall. Detail shall be clearly cross-referenced onto the plan. Floor Framing Plans (Segment plans): The Header over opening Legend appeared misleading. Please clarify to see Unit Framing Plans for header sizes. Sheet 1S1.3A, 3rd Floor Hardware Placement Plan – For clarity, please specify it’s at the Podium Level. 3rd Floor Hardware Placement Plan: Legend and Hold-down schedule referenced to sheet SW-1.1 were not valid. Please coordinate and revise plan accordingly. Provide columns base connection information. Calculation: Where two different seismic force-resisting systems are used, the most stringent applicable structural system limitation contained in Table 12.2-1 shall apply and the design shall comply with Section 12.2.3 ASC7-10. Steel moment frames on sheet 1S6.13 & 1S6.14: Please provide frames elevations. Lateral analysis: Please explain the Rigid Diaphragm – Load Eccentricity analysis. Provide structural calculation and detail for guardrails. Glass guardrails and its support shall comply with Section 2407.1. Structural material and specification: Please provide testing and listing report number for the fire-retardant wood. Provide structural specification for the fire-retardant woods (studs, beams/headers, and plywood sheathing). Adjust shear wall schedule as necessary.Please coordinate with architectural plans and provide detail to show fire-protection details for structural frames. Miscellaneous structures provided on the Landscaping plans: Structural plans and calculation shall be provided and separated from the Landscaping plans for plan review and approval.(End of Comments)