HomeMy WebLinkAbout261094_2_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:
101102459 - 101102460
PROJECT ADDRESS:
200 S Elk Ln
PLAN CHECK ENGINEER:
Tung Le, P.E. / Wayne Lee, P.E., CASpTEL:714
647-5896 /
EMAIL:
Tle10@santa-ana.org / Wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
I A, III A, SPK
OCCUPANCY CLASSIFICATION(S):
A-3, B, R-2, A2, S-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
12/12/2019
(Not a Public Housing Building ; Not High-rise Building)
INITIAL REVIEW
2/18/2020
EXPIRATION
6/9/2020
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Debra Pember
3.
TEL:
(714)334-8385
FAX:
(949)265-6959
VALUATION: $60,323,340.00
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 the drawings to indicate the proposed project is not a public housing building.PC2: Delete “FHA safe harbor, Fair Housing Act and ANSI A117.1-1986” on the cover sheet. According to the architectural response, this is a private funding project.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 issuancePending.Orange 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.
PC2: A parcel line is shown on the north side of the property between building 100 and building 200. However, it does not match the location in our record. Please provide approved lot line adjustment record to verify your site plan.List all architectural and structural deferred submittals on the drawings including plan check review and permit is required.Drawings to show floor calculation for school fees. please refer to attached copy of guideline and provide final floor calculations for School District.Remove Not FOR CONSTRCTUION note on final sets of drawings. PC2: Remove the note on the following sheets: 2A6.15, 2A6.10, 2A5.13, 2A2.37, 2A2.36, 2A2.30, 2A2.15, 2A1.1CS, 2A1.1DS, 2G.50A.A separate Building Permit Application is required for:
- Pool/spa/lift including structures located on the ground/1st floor - Trash enclosure(s)
-Fence(s)/gate
- Block wall(s)
- Light standard(s)
- Pedestrian protection
- Roof Screen and equipmentPC2: Add the remaining items to the separate permit items on the cover sheet.Provide more detail what is the scope under “landscape” item.Show on cover Sheet of plans:
- Area tabulation justifying floor area(s) of building. (To be discussed prior to release of plans to applicant 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/recorded PL.
- Number of stories/mezzanines and building height in feet.(To be prior to release of plans to applicant and also see red marks on cover Sheet)Add R-2 occupancy to “Building Area Summary”. See red marks on the drawings.PC2: A parcel line is shown on the north side of the property between building 100 and building 200. However, it does not match the location in our record. Please provide approved lot line adjustment record to verify your site plan.Please clarify why there is an assumed property line crossing two properties? Assumed property line is placed between buildings on the same lot.Show distance between two buildings on the cover sheet.The building height shows only 75’-5” appears incorrect. The building height shall measure to the highest roof plane. See comments on sheet A2.10. The rooftop exception does not apply to this project.Provide the following on site plan: Reference Sheet 1A0.01, Site plan, show the followings:Site accessibility compliance per Chapter 11-A
PC2: For clarity, please provide architectural site accessibility plan, separating from other plans such as site plan and fire access plan. The current site plan on A0.01 is unclear and missing site accessibility information.Show each exit door ids continued by accessible walkway to public way/City sidewalk.
PC2: Provide site egress plan. Show clear exit discharge from each building exit to the public street. The exit routes shall have sufficient width per design occupant load.Show slope and cross slope of walkways to public way.
PC2: Not done.See additional plan check comments on site accessibility.
PC2: Provide another overall site plan for 100 ELK and 200 ELK buildings including property lines, accessible routes between two buildings and public streets, site amenities….Show all property lines of record on the site plan. Indicate distance from exterior walls to property lines and showexterior 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 openingsPC2:A parcel line is shown on the north side of the property between building 100 and 200. However, it does not match the location in our record. Please provide approved lot line adjustment record to verify your site plan. BUILDING ANALYSISReference Sheet 2G.10 (B-2) and 2G.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 and note Occupancy and Type of construction (All floors)
PC2: Provide building dimensions on plan.Show exit access travel distance compliance with Table 1016.2. and Common Path of egress travel Table 1014.3.
PC2: Instead of note #3, show dimensioned exit access routes on plan to justify both travel distance. For clarity, it is highly recommend to provide separate egress plan (exit access, exit and exit discharge) showing all compliance of CBC chapter 10.Please verify total floor area of (B-2 floor, 104,121 sf ) and B-1 floor 94,196 sf) meeting the definition of “Gross floor area as defined in Section 202 CBC.Provide correct floor area justification on the drawings for B-2 and B-1 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 each floor and refer to accessibility comments.PC2: For plan clarity, provide separate egress plan for each level of the building. Show all signage on the egress plan to review CBC chapter 10 compliance. Please do not refer them to Electrical or other plans.Reference Sheet 2G.12, 1st story, (Ground) Code Analysis, provide the followings: (4 stairways provided):Type III-A, One hourPlease verify total floor area of 78,854 SF to include the entire 1st floor meeting definition of “Gross floor area of Section 202 CBC.
PC2: The floor area in egress analysis for occupant load calculation does not match the gross floor area. Some occupancies may use net floor area. Please verify and clarify on plan. Show building gross floor area and show net floor area separately if it is used in the occupant load calculation.Label fire rating of all corridors, occupancy separation walls, stairway, elevator shaft, storage, residential trash, mechanical and electrical including fire rated doors. Show exit access travel distance compliance with Table 1016.2. for 250’-0” and Common Path of egress travel Table 1014.3 for 125’-0” PC2: Instead of note #3, show dimensioned exit access routes on plan to justify both travel distance. For clarity, it is highly recommend to provide separate egress plan (exit access, exit and exit discharge) showing all compliance of CBC chapter 10.Justify separation of exit doors for courtyard A and B. Please note courtyard is not equipped with sprinklered system when separation distance and travel distance is justified.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 openings
PC2: ***Per CBC Section 706.3, Firewalls shall be approved non-combustible material for Type IIIA construction. E.g. the firewall details shown in sheet 1AD2.2 showing wood construction are not allowed. Revise all relevant design and details requested in this comment.
Per CBC Section 706.5 exception 1, openings within 4 feet on both side of the fire wall shall be protected by opening protectives having a fire protection rating not less than ¾ hour (e.g. sheet 2A1.1A, door C100S should be 45 minutes fire-rated). Label fire rated windows and doors on the floor plan and window/door schedules.
Basement B1 and B2. Please clarify the fire-rating construction in the elevator shaft to be consistent with wall legend. The walls are label with both 2 and 3 hours.Show 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.
PC2: Pending. Per item 22e, revise structural design and show compliance on plan.Show Location of exit all exit signs including directional signage and tactile. See accessibility comments.PC2: For plan clarity, provide separate egress plan for each level of the building. Show all signage on the egress plan to review CBC chapter 10 compliance. Please do not refer them to Electrical or other plans.Add occupant load of pool deck using Table 1004.1.2 with factor of 15 adding to Occupant load of pool, deck, club room and courtyard to determine the required number of outdoor shower and toilet facilities in compliance with Table 442.1 of CPC. (Previous comment marked on plan) 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 sheet 2A01 for missing rated door and windows.(New correction) Show design occupant load and capacity of each egress door on plan.(New correction) The total design occupant load on the first floor of building D+E+F+G+H+J+ partial Courtyard A + Courtyard B (occ:514) may exceed the total egress door capacity specified (occ: 316). Please revise and clarify the egress design on plan.(New correction) Courtyard A has occupant load exceed 300. Per CBC 1029.2, the main exit shall be sufficient capacity to accommodate not less than one-half of the occupant load, but not less than the total required capacity of all means of egress leading to the exit. For example, the courtyard A alone shall have a main exit or an exit access to an exit to accommodate 174 occupant load (348 x 50% = 174) AND direct discharge to the public street. Assuming the main exit door is the west gate, it requires (51+174+54)*0.2=56”. Therefore, the 46” clear gate width does not work.(New correction) Provide separate site plan showing exit discharge and accessible means of egress from each building exit to the public street.Reference Sheet 2G.13, 2nd story, Code Analysis, provide the followings: (4 stairways provided);Type III-A, One hour Please verify total floor area of 71,635 SF to include the entire 2nd floor meeting definition of “Gross floor area in Section 202 CBC.
PC2: The floor area in egress analysis for occupant load calculation does not match the gross floor area. Some occupancies may use net floor area. Please verify and clarify on plan. Show building gross floor area and show net floor area separately if it is used in the occupant load calculation.Label fire rating of all corridors, occupancy separation walls, stairway, elevator shaft, mechanical and electrical fire rating including doors. Show Location of exit all exit signs including directional signage and tactile. See also accessibility comments.
PC2: See item 22h.Show exit access travel distance compliance with Table 1016.2. for 250’-0” and Common Path of egress travel Table 1014.3 for 125’-0. Applies to 2nd floor through 5th Floor.PC2: See item 22c.Reference Sheet 2G.14 through 2G.16, 3rd ,4th and 5th story, Code Analysis, provide the followings: (4 stairways provided) Type III-A, One hourPlease verify total floor area of 76,937 SF of each floor meeting the definition of “Gross floor area of defined in Section 202 CBC. PC2: See item 23a.Show Location of exit all exit signs including directional signage and tactile. Refer to accessibility comments.
PC2: See item 22h.Show Location of exit all exit signs including directional signage and tactile. See accessibility comments.Show exit access travel distance compliance with Table 1016.2. for 250’-0” and Common Path of egress travel Table 1014.3 for 125’-0. Applies to 2nd floor through 5th Floor.
PC2: See item 22c.ADDITIONAL COMMENTS 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 2AD1.1 and Coordinate with structural drawings to ensure compliance with fire resistive requirement of primary structural frame (1-hour) , interior (I-hour) and exterior (2-hour) bearing walls, floor and roof (I-hour) construction. Reference Sheet 2A0.B2 through 2A0.5, show compliance with followings:We highly recommend that fire rating of all doors to be shown on Sheets 2A0.B2 through 2A0.5 since doors fire rating can be established for code compliance where complete floor layout is shown. PC2: Sheet 2A7.41. Add 90 minutes fire-rated to the storefront SF15, SF16 and SF 17.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 minutes (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- Any one hour rated shaft to have 60-minute door. - Correct 45-minute door to 1-hour rated door, see Table 716.5 - A occupancy (Courtyard) to have panic hardware 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.
PC2: structural attachment design is not available.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 2AD1.1 though 2AD2.6 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 2AD2.1 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:Reference Sheet 2A1.1A through 2A1.5D, Callout the missing door numbers and add to door schedule for smoke and fire rating. Show 45-minute rating for glass door for door 11A of club room. Said door is part of occupancy separation between A occupancy and R-2 occupancy and part of rated door. Club room doors to be One-hour rated door and equipped with 20-minute smoke rating. 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 Provide a complete architectural section of 1-HR. 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.PC2: The access doors are required. Show compliance on plan.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.PC2: Please add complete notes to plan.
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”
R10/125’-0”
S29/100’-0”
PC2: For plan clarity, provide separate egress plan for each level of the building. Show egress common path of travel and travel distance with dimensions.CBC 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 1017.2PC2: For plan clarity, provide separate egress plan for each level of the building. Show egress common path of travel and travel distance with dimensions.Table 1017.2 Exit Access Travel Distance Limitation: Show dimensioned travel distance on the drawings:
OCCUPANCYWITH SPRINKLERSYSTEM (feet)
A, R,250b
S-2,400c
PC2: For plan clarity, provide separate egress plan for each level of the building. Show egress common path of travel and travel distance with dimensions.CBC Section 1028.5 Continuity and components. Each required means of egress shall be continuous to a public way.Show compliance on site plan from each exterior exit toward public way including accessible walkways and doors/gates landing.PC2: For plan clarity, provide separate egress site plan, separated from sheet A0.01 to show clear egress design. The current site plan is very unclear.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.
DOORSProvide the following on the door schedule of the drawings; (See additional plan check comments for incomplete 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 and gates shall swing in the direction of exit travel when serving an occupant load of 50 or A occupancies.PC2: Provide exterior corridor doors at the courtyard and comply with this requirement.
STAIRWAYS AND HANDRAILS 47. Stairways shall show compliance with CBC Sections 1011 including applicable accessibility requirements.Show location of guard for stairway at ground level in compliance with Section 1023.8-discharging identification. An interior stairway shall not continue below its level of exit discharge unless an approved barrier at the level of exit discharge to prevent persons from unintentionally continuing into level below. Directional exit signs shall be provided as specified in Section 1013. CBC, to prevent continuing exiting to basement Reference Sheet 2A6.11, Stairway for co-working room, provide a cross Section of stairway (Type III-A) and show compliance with Section 1011 CBC.PC2: 6/2A6.11. Show compliance on this stairway. Minimum 1-hour fire-rated construction and show general compliance of the stairway steps, risers, landings, handrails, guardrails and accessibility. Reference Sheet 2AD7.1. railing change to 3-7/8” max for opening and bottom railing of stairway railing to 5-7/8” opening maximum.Open 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.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.
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.
PC2: Show sign locations on the egress plan.CBC Section 1008.3.5 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.
PC2: Add this complete note on plan. The note shall have requirements in detail.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.”PC2: Show all tactile exit signs on the egress plan in addition to notes alone. The wording on each sign shall be specified at the applicable location.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. PC2:Walls, partitions and floor/celling assemblies separating dwelling units from each other or from public or service area shall be at least STC50 sound transmission class. Revise detail 1, 2, 3 and 8 on sheet 1AD2.1 and detail 6, 9 on sheet 1AD2.2 to have STC 50 test approved assemblies. The current details are less than STC50 which are not acceptable. (CBC 1207.2).Floor/ceiling assemblies between dwelling units or between a dwelling unit and a public or service area within the structure shall have an impact insulation class rating at least 50 (IIC50). Revise detail 8 on sheet 1AD2.1 to have IIC test approved assemblies (CBC1207.3). The current design use GA 5406 only has STC 39 max and has no IIC value.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.PC2: Please provide a note with the above wording, including reference Building Code section on plan.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.”PC2: Please provide a note with the above wording, including reference Building Code section on the garage floor plans.Courtyard area A, B and C to provide ventilation calculations in compliance with 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 2A7.40 through 1A7.41 Provide on the drawings a complete window schedule showing:Some of windows are not called out with tempered glass on the drawings, please clarify. 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.
ELEVATORS Section 1009.4, indoor to be considered part of an accessible means of egress, an elevator shall comply with emergency operation and signaling device requirements of California Code of Regulation, Title 8, Division 1, Chapter 4, subsection6, Elevator safety Orders. Standby power shall be provided in accordance with Chaprt27 and Section 3003.
PC2: In the architect’s response, it is indicated that the compliance is in note 1124A.11.4 on sheet G.31A. However, this note is for platform lift, not for elevators. Please coordinate on the floor plan which elevator is provided with standby power and add note for the requirements on planReference Sheet 1AD7.2, See Figure 11A-7B, 7C and update the elevator details in compliance with Chapter 11A Section 1124A.
PC2: Detail 2/1AD7.2. Revise mounting height to 48” minimum and 60” maximum at the floor landing number sign. Refer to figure 11A-7C.
BUILDING AND SITE ACCESSIBILITYProvide 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.
PC2: Refer tocomment #64.Division II- Exterior facilities
PC2: Court A, court B and court C shall be accessible. Provide accessibility design and detail on the architectural sheets. Do not reference to landscape plans. If those are not under this permit, specifically indicate on the cover sheet. Per this submittal, it shows only “landscape” under separate permit which is not clear.Division III- Building features (Includes accessible parking spaces for parking garage)
PC2: Provide 2 van accessible parking spaces for residential parking. On sheet 2G.11 and 2A0.B1 and 2A1B1D. Do not combine EV charging station and parking space on the same stall.Division IV- Dwelling Unit Features
PC2: Provide accessible threshold detail at the exterior door 2 by the deck.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. PC2: Refer to comment 65a and 65b.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.PC2: Sheet A0.01 does not show complete information between buildings. Provide an overall site plan showing 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. PC2: Provide separate site accessibility plan and show compliance.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.PC2: Show slope, and width of the accessible route on the architectural site plan in addition to notes on G.31A. Show how your design complies with code.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. show location/s in parking garage.PC2: See item #65c.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.Please note each detail in accessibility Sheets1AD9.1 and 1AD9.2 must be crosses referenced to applicable siteplan, floor plan and or elevations.PC2: Note #14/1A4.00 and #34/A1 alone are not acceptable. Revise drawings to cross-reference those accessible details to the requested locations. Please comply.Drawings are missing building, site and parking structure accessibility. Please refer to additional accessibility comments.
PC2:For clarity, please provide architectural site accessibility plan, separating from other plans such as site egress plan and fire access plan.Along the accessible routes, please coordinate with civil drawings AND indicate all accessibility elements such as ramps, stairways, curb ramps, handrails, detectable warnings and etc. on the architectural site accessibility plan. Please site accessibility element design and details on the architectural plans and make cross-reference to the architectural site plan.Provide detectable warnings at or adjacent to the accessible storage door and commercial hallway on the parking garage side. In addition, revise the location of the detectable warnings not within the required width of the accessible parking access aisle. Refer to comments on segment 2A0.B1 and 2A0.B2.Refer to sheet 2A0B.2. Provide accessible routes to storage B211 and storage B212. Note that the accessible route cannot pass behind any parked cars.Provide enlarge floor layout of two exterior stairway is shown on east and west. Provide exterior ramp and handrail/guards in compliance with Section1117A.2, All primary entrance and exterior ground floor exits are required to be accessible. Show location of ramp and provide enlarged plan to show compliance with Section 1114A, CBC. Please refer to grading drawings Sheet 12 and LS stairway is shown at a different location. Provide stairway drawings to show structural, architectural and accessibility compliance. PC2: Please DO NOT refer any accessibility design to Civil drawings. Provide requested design and details on the architectural drawings and make cross-reference to the site accessibility plan.
DOORS ACCESSIBILITYPlease note building and site plan accessibility items must be refer to accessibility Sheet 2AD9.1 and 2AD9.2. 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.PC2: Provide 18” clear maneuvering clearance pass the strike edgeon the pull side Sheet 2A4.10 detail 3. Sheet 2A4.11 detail 3,5,6,7,. Sheet 2A4.13 detail 2 through 8, sheet 2A4.14 detail 3 through 13 at the exterior door #2. (1132A.5.2).Sheet 2A4.15 detail 2 and 3 at the bedroom door #3. 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. PC2: Hardware schedule is not available on sheet 1AS2.0. Provide hardware schedule on plan.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.PC2: Show compliance on the architectural site plan with dimensions shown. Make cross-reference of the detail to site plan.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.PC2: Please add notes to plan.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 422.1PC2: Provide EITHER toilet facilities serving 1. First floor common use area: co-working, club, fitness and 2. Second floor yoga and co-working room. If you believe your design complies with Code, provide detailed justification and Code sections on the drawings OR Provide an interior accessible route and entrances to the first floor restrooms without traveling into the courtyard.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.PC2: Provide drinking fountain per plumbing calculation on plan serving all common area. Drinking fountain shall be accessible. Show details.Sheet 2A6.13. Revise elevation 1 and 5 to provide 9“ vertical clearance underneath accessible compartment doors.Providesignage for common use restrooms per 1127A.7. Show design and details on plan.Cross-reference details from sheet AD9.2 to plan.Reference 1A6.19, provide fully dimensioned floor plan, elevation and cross sections of toilet rooms in compliance Section 1127A CBC (show compliance. 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
- Submit two signed copies of T-24 energy calculations in compliance with 2016 Energy Standards. - Submit T-24 drawings in compliance with 2016 Energy Standards -The energy plan check consultant must complete the attached “Energy Conservation Plan Check
Consultant Qualification Statement.”PC2: Sheet EN 1.0. The responsible building envelope designer (TCA Architect) shall comply and sign the NRCC-PRF-01-E form on page 14 in sheet EN1.0.CALGreenAND EV CHARGING STATIONS Please refer to red marks on Sheets 2A0.B2 and 2A0.B1 for location on truncated dome, door landing, and dimensioned accessible parking and parking aisle. parking for each category in Parking Legend as shown on Sheet 2A0.B1. PC2: Please refer to plan check comments on the drawings. Parking layout is not showing compliance with required number of accessible resident parking, 10 accessible stall and 1 van is showing. See Parking legend red marks on Sheet 2A0B1.PC2: Provide total 2 van accessible parking spaces AND one oversized EVCS (CGSC 4.106.4.2.2) for residential. Do not combine EV charging station with van accessible parking space.Provide one oversized EVCS (CGSC 4.106.4.2.2) for guest.Guest accessible parking is shown with 2 accessible parking and 1 van accessible. 1 out 8 be van accessible)Residential (R2 only) EVE spaces may be not be located with wheeling behind parked cars (11-a only)PC2: Remove the note below the parking table “Include one extra HC van parking for EV”.Show and identify at least one oversize parking space for residential parkingAND one for residential guest parking for future EV charging station in the “residential EV parking” table. The size shall comply with CALgreen 4.106.4.2.2 and located to an adjacent accessible residential parking space AND connected by an accessible route.Provide dimensions (width x length) of all accessible parking spaces (EV, VAN and standard) on the overall floor plan.Provide drawings to show accessible parking/ landing, slope/cross slope and signage requirements. PC2: Details are not available on sheet 2AD8.1. Show location of short-term bicycle parking for R-2 with Section 5.106.4.1.1 CALGreen. Show location of bicycle racks on the drawings.
STRUCTURALProvide structural calculations and drawings, stamped and signed by a California licensed
architect or registered civil engineer for:
a. Deck balcony railing/ guardrail c. Stairway(s), Handrail(s) / guard(s)
g. Mechanical equipment on roof
h. Equipment and screening on roof
i. Trash Enclosure Pool and spaStructures shown on podium levelPC2: If these are under separate permit, please identify them on the cover sheet.Veneer as shown on building elevationsPC2: Provide design to justify complying with 2016 California Building Code.Awning shown on Sheet 1AD5.1PC2: 1. Show awing dimensions on detail 1AD5.1 or on plan. The structural design is also not available on structural sheet SW-8.0. Provide structural design.Landscape 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.
PC2:Design is not submitted.Clarify with clear description on the cover sheet if any of the items are not under this permit or to be deferred. For example, the cover sheet shows pool/spa are under separate permit. Please clarify. Note the item f requires all common facilities are accessible. In the architect’s response, it appears the mentioned cabana is still not accessible which is not allowed.Submit calculations for design and justification for following; (Sheets LC3 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 including pool liftPC2: Per architect’s response, those items are under separate permit. Please indicate them on the cover sheet as under separate permit.On the general floor plan sheet 2G.12. Add note “separate permit” to the courtyards.Structural Review Comments: Reminder:Final plan and calculation shall be stamped, signed, and dated by the engineer or record. Omit statement “NOT FOR CONSTRUCTION” off the plans. 2nd Review Comment: Review was incomplete. The “NOT FOR CONSTRUCTION” statement is still on some of the plan sheets. Please remove note from all plan sheets. B1 Slab Plans (Sheet 2S0.B1.S; 2S0.B1.1 through 2S0.B1.4): Information provided under the Legend were not clear, please provide the following additional informationProvide details to show how the PT tendons are reinforced around slab openings.2nd Review Comment: Details shall be clearly cross-referenced onto the plan so that it can be easily located for builders and inspectors. Provide details to show shear wall anchor at top and bottom of wall. Details shall be clearly cross-referenced onto the plan. 2nd Review Comment: Details provided on sheet SC-4.2, SC-4.3 & SC-6.0 –On the plan, please specify/show the required lap and development lengths on the wall schedule and details. Referenced to general detail 2/SC-1.0 was insufficient. Podium slab (Sheet 2S0.1.S; 2S0.1.1 through 2S0.1.4)Provide details to show how the PT tendons are reinforced around slab openings.2nd Review Comment: Details shall be clearly cross-referenced onto the plan so that it can be easily located for builders and inspectors. Provide details to show shear wall anchor at top and bottom of wall. Details shall be clearly cross-referenced onto the plan. 2nd Review Comment: Details provided on sheet SC-4.2, SC-4.3 & SC-6.0 – On the plan, please specify/show the required lap and development lengths on the wall schedule and details. Referenced to general detail 2/SC-1.0 was insufficient.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. 2nd Review Comment:Columns details on sheet SC-3.0: Rebar lap and development lengths shall be calculated and clearly identify/specify on the details based on the provided bar sizes. Referenced to general detail 2/SC-1.0 was insufficient. 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. 2nd Review Comment: Per soil report, minimum footing width of 60” is required for using soil bearing pressure of 5000 psf. Please revise foundation plan and detail to provide minimum 60” wide footing; otherwise, revise calculation with adjusted soil bearing pressure. Superstructure 2nd Review Comment: Detail 17, 18 & 30 on SW-1.0 – Wood construction at the exterior columns shall be fire-retardant wood, including posts, studs and sill plate. Please revise details specifying fire-retardant wood. 2nd Review Comment: Fire Walls – Fire walls shall be of any approved non-combustible materials. Please coordinate with architectural plans for detailing fire-wall assembly and structural stability. (706.2, 706.3)Calculation: Roof dead loads – Please include roof equipment loads (roof top units and future Photovoltaic arrays). Revise calculation and plan as necessary. 2nd Review Comment: Part of the Energy Code requirement, roof framing and its support designated for the solar zone (see architectural roof plans), shall be designed to accommodate the future installation of the solar energy system. This is required so that the structural loads are known if a solar energy system is installed in the future.Typical at all level: Please provide typical detail at interior bearing wall. Detail shall be clearly cross-referenced onto the plan. 2nd Review Comment: 3/SW-2.0: Typical Cross-reference Detail Callouts Floor Framing – Detail 10 called out at wall perpendicular to joists was not applicable. Please provide detail to show joists perpendicular to wall. Floor Framing Plans (Segment plans): The Header over opening Legend appeared misleading. Please clarify to see Unit Framing Plans for header sizes. 2nd Review Comment: Framing Notes at the bottom of the plan – Please make notes more visible/noticeable and make reference to Unit Framing Plans for additional information.Provide structural calculation and detail for guardrails. Glass guardrails and its support shall comply with Section 2407.1. 2nd Review Comment: If Glass Guardrails will be a deferred submittal, please list it under the Deferred Submittals on the cover page (SN-1).
(End of Comment)