HomeMy WebLinkAbout261072_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:
101102455 / 101102458
PROJECT ADDRESS:
100 S Elk Ln
PLAN CHECK ENGINEER:
Tung Le, P.E. / Wayne Lee, P.E.TEL:714
647-5896 / 647-5848
EMAIL:
Tle10@santa-ana.org / wlee@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.
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 issuancePC2: pending.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 the equivalent 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 south side of the property. However, it does not match the location in our record. Please provide approved lot line adjustment record (8.5”x11”) to verify the final property line on your site plan.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. PC2: Cover sheet. Please clarify the school fee calculation table for showing correct assessable space to include the first and second floor commercial tenant spaces and live/work units.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 equipmentPC2: Add the remaining items to the separate permit items on the cover sheet.Show 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)
- 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)PC2:A parcel line is shown on the south 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.The building height shows only 75’-5” appears incorrect. The building height shall be measured to the highest roof plane, not to exceed 85 feet. 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 11A, CBC for R occupancy and Chapter 11B, CBC for A, S-2, M/B 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 is 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. Do not cross lot lines. The exit routes shall have sufficient width per design occupant load. Show slope and cross slope of walkway to public way.PC2: Not done.See additional plan check comments on site accessibility and signage.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 show exterior wall and opening protection of exterior walls in compliance with CBC Section 704 and CBC Tables 601, and Sections 705.PC2:A parcel line is shown on the south side of the property. However, it does not match the location in our record. Please provide approved lot line adjustment record to verify your site plan. 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. PC2: See item 20.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)PC2: Provide building dimensions on plan.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”.PC2: Instead of note #3, show dimensioned exit access routes on plan to justify both travel distance. For clarity, provide separate egress plan (exit access, exit and exit discharge) showing all compliance of CBC chapter 10.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.
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 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 1A1.1A
PC2: Because the stairway #3 enclosure is rated 3 hours, provide 3-hour fire barrier at exit discharge lobby per 1028.1 exception 1 to match stairway enclosure. Revise 2-hour to 3-hour wall to have the same rating as the interior exit stairway enclosure (3-hour per plan) per 1024.3. Show compliance in the mailroom, transit lobby (stair #3) and the exit lobby (stair #4)Stairway 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.
PC2: See item 23.b.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.
PC2: Door (C105C) located within 3-hour fire barrier (see item 23.b) shall be rated as 3-hour rated door per Table 716.5. Please revise design.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.
PC2: Provide code analysis for the commercial area located on the north side of the building with occupancy specified in the code analysis table.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, commercial, loft, Live/work residential, mechanical and electrical rooms fire rating including fire rating and smoke rating of doors.
PC2: All corridors, show rated corridor walls between corridor and residential units and show rated walls in the rated lobby. Corridor (C-112), corridor may be continue to a lobby with the same fire protection. See redmark on plan to show required rated walls, rated glazing and rated doors at the lobby area per CBC 1020.6 exception 1 and CBC 716.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.
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 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.
PC2: See item 23.b.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.
PC2: see item 22g.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.
PC2: Show total occupant load per story at the code analysis table.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.
PC2: See item 25e.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.
PC2: Show all signage on the egress plan to review CBC chapter 10 compliance. Please do not refer them to Electrical or other plans.(New correction) Labelfireratingofallcorridorwalls,occupancyseparationwalls,stairway,elevatorshaft,storage,residentialtrash,leasingoffice,commercial,loft,Live/workresidential,mechanicalandelectricalroomsfireratingincludingfireratingandsmokeratingofdoors.(New correction) Corridor (C218) shall be enclosed and continued to exit stairways. Clearly show required fire-rated walls, and rated doors on plan to maintain corridor continuity and protection.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)
PC2: Show type of construction in the allowable area analysis.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.
PC2: Provide building analysis for building A through building H under “allowable area”. Revise the allowable area to clarify:Check allowable areaper story, the allowable area ratio shall not exceed 1.Check total allowable area of the building, the allowable area ratio shall not exceed 3.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. PC2: See item 25c.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. 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.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 openingsPC2: ***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.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) PC2:The design does not comply with “main exit” requirement. For courtyard B alone, the occupant load exceeds 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 B alone shall have a main exit or an exit access to an exit to accommodate 227 occupant load (453 x 50% = 227) AND direct discharge to the public street. Assuming the main exit door is by the stairway #1, then the exit door (S013 only 170 occupant capacity) and stairway #1 (200 occupant capacity) width does not work. An alternative is to provide additional exterior exit stairway at courtyard B for main exit.The egress from courtyard A and B does not work at the horizontal exit. For example, part of the occupant egress from courtyard Binto building (B+C+D) will be sent to the horizontal exit(s) and have area of refuge on the other side. However, part of the occupant egress from courtyard B into building (A+E+F+G+H) will be sent to the same horizontal exit(s), back to building (B+C+D) and have area of refuge on building (B+C+D). Basically, the egress routes are going in a loop. This is also not allowed to have area of refuge occurs simultaneously on both side of the horizontal exit (which side is safe?).Revise door egress capacity at all horizontal exits. The door capacity at the horizontal exit shall only count the clear open width of the leaf open in the direction of travel (occ.> 50), not the entire door width. For example, the horizontal exit door C300B show 72” capacity is not correct.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 25g, revise structural design and show compliance 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 the drawings for missing rated door and windows.
PC2: Show 1-hour corridor walls on the floor plan AND provide a note on plan forrequired rated hour for all fire rated doors and glazing on this sheet.Show location of any structure located in courtyard A, B and C per landscape drawings.
PC2: Courtyards are part of the building. Show complete information on the architectural plan for building code plan review for egress, accessibility, structural design to comply with Building codes. If courtyard design is under separate permit, put a note this sheet and add to the under separate permit item on the architectural cover sheet.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.
PC2: see item 22g.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.PC2: See item 25c and also provide justification for building area D and area E in the allowable area table.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.PC2: See item 25e.Label fire rating of all corridors, stairway, elevator shaft, including fire rated doors.PC2: Show 1-hour corridor walls on the floor plan AND provide a note on plan for required rated hour for all fire rated doors and glazing on this sheet.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.
PC2: see item 22g.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 5th floor. PC2: PC2: See item 25c.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.PC2: See item 25e.Label fire rating of all corridors, stairway, elevator shaft, including fire rated doors.
PC2: Show 1-hour corridor walls on the floor plan AND provide a note on plan for required rated hour for all fire rated doors and glazing on this sheet.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.
PC2: see item 22g.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 6th floor. To be discussed with applicant prior to release of plan check comments.
PC2: See item 25c.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.
PC2: See item 25e.Provide fire rated exterior wall/window of corridor by stairway #3 to maintain rating of corridor area.
PC2: See item 26e.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.
PC2: see item 22g.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 7th floor.
PC2: See item 25cPlease 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.
PC2: See item 25e.Provide fire rated exterior wall/window of corridor by stairway #3 to maintain rating of corridor area.
PC2: See item 26e.Code Analysis on the drawings showing S-2 occupancy, correct occupancy of S-2 to R-2Show Location of exit all exit signs including directional signage and tactile.
PC2: See item 22g.Live/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.PC2: Sheet 1A4.19. The 1st floor restroom (BATH 1B) is located at the non-residential area. The restroom shall be fully accessible. Revise design per following: Toilet room per 11B-603
Water closet per 11B-604
Lavatory per 11B-606
Shower per 11B-608
Grab Bar per 11B-609Show 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.PC2: Cross-reference handrail detail for residential dwelling to plan.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. PC2: See item 25g.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.PC2: Provide additional dimension showing maximum building height measured to the highest roof plane in detail 2/1A3.11 above unit 707. Note that the maximum height cannot exceed 85 feet measured from grade plane.Delete note on 1A2.10 because it does not meet the requirement of section 1510.2.3.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 rating
PC2: Revise detail to provide non-combustible firewall detail.Details 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.
PC2: See item 37a.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.
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 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.
PC2: Specify fire-rating at the 3rd floor restroom doors.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 Area 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”.
PC2: 1. The corridors open into the court yard is not permitted.
2. Revise egress design in mailroom area to maintain continuous exit passageway from interior exit stairway #3 to the building exit door and from the corridor to either exit passageway or exit door. Calcify fire-rating of the walls and the floor/ceiling construction.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.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. 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”
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.Table 1017.2 Exit Access Travel Distance Limitation: Show dimensioned travel distance on the drawings
OCCUPANCYWITH SPRINKLER SYSTEM (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 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.CBC 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.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.
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).
PC2: Provide exterior corridor doors at the courtyard and comply with this requirement.
STAIRWAYS AND HANDRAILS Stairways 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 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.
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: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 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.
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 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.
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.PC2:Sheet 1AS.10 and 1AS.20. Clarify safety glazing on SFFD and SFSD doors.Sheet 1A4.10 through 1A4.20 and 1AS.20. Window F4, SM-2 at some location (near the door) are required to be safety glazing. Sheet 1A4.19. Specify missing exterior door by the patio in the live/work unit.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.
PC2: According to structural response, structural design will be deferred submittal:Add a note to detail 1/1AD5.4 and 4/AD5.4 that structural design and calculation is differed submittal.Add this item to structural deferred submittal item on the architectural cover sheet.
ELEVATORS Reference 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.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. PC2: In your response, it is indicated that the compliance is in note 1124A.11.4 on sheet G.31A. However, this note is for platform lift. Please coordinate on the floor plan which elevator is provided with standby power and add note for the requirements on plan.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. 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 A sheets.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.PC2: See item 72.Division II- Exterior facilitiesPC2: 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: Sheet 1G.16, 1A5.11. The unisex restroom serving the game studio does not have water closet and does not have sufficient number of plumbing fixtures per plumbing design shown on sheet 1G.16. Please revise and provide accessibility design.Division IV- Dwelling Unit Features PC2: a. Provide accessible threshold detail at the exterior door 2 by the deck.b. Sheet 1A4.19. The 1st floor restroom (BATH 1B) is located at the non-residential area, it shall be design per 11B Division 6. Refer to comment #30.Please note each detail in accessibility Sheets1AD9.1 and 1AD9.2 must be crosses referenced to applicable site plan, 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.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 item 70a and 70b.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 in parking garage.PC2: See item 70c.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.PC2: Add note to the parking level floor plan.
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. 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, PC2: The mounting height between 30” and 44” does not apply to public area such public garage, leasing office, live/work unit non-residential part and etc…Please clarify these two separate requirement in the door schedule.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 422.1. 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.PC2: show interior dimensions for restroom (1101), restroom (1201) by leasing office, 1st floor restroom by the club, Sheet 1A5.10. Revise water closet location between 17” min and 18” max measured from the sidewall to the centerline of the water closet.Sheet 1/A6.19. Increase the accessible water closet clearance to 60 inches minimum measured perpendicular from the sidewall. Detail 19/1A7.50. Provide one accessible urinal. Revise height and depth of the accessible urinal and provide clear floor space in front of it. See CBC 11B-605.Detail 19/1A7.50. Revise the grab bar length to be one side at least 24” and the other side at least 12”.Detail 1/1A5.11. Provide an accessible water closet in the unisex restroom with detail cross-referenced. Provide interior floor plan dimensions in this restroom.Provide restroom signage at all accessible restroom doorway. Make cross-reference the applicable details for both multiple-use and single-use restrooms.Reference 1A6.19, provide fully dimensioned floor plan, elevation and cross sections of toilet rooms in compliance Section 1127A CBC PC2: See item 81c.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.”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.
CALGreen AND 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.PC2: Cover sheet. Revise parking analysis to add accessible parking calculation for 91 commercial parking spaces.Remove the note below the parking table “Include one extra HC van parking for EV”. (Per CBC 11B-208.1, EV charging spaces are not parking spaces).Show at least one oversize parking space for residential parkingANDone 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.Based on total 8 commercial EVCS, provide at least one van accessible EVCS plus one standard EVCS per CBC Table 11B-228.3.2.1. Revise plan to show compliance per correction item 84 and item 87 and cross-reference design and details to plan. These EVCS shall be accessible and connected by an accessible route. Notes alone is not satisfied. Cover sheet, under the “residential EV parking” table, please explain how to obtain the number of 152 space in the clean air vehicle space row. Explain why required 16 EV space and why only 4 provided? How many clean air vehicle space do you provide? Clarify the total parking number used to calculate the clean air vehicular spaces, how many is required and how many will be provided. For example, if total nonresidential parking is 91 space, per Table 5.105.2, at least 8 will be required. Show dimensions (width x length) of all accessible parking spaces (EV, VAN and standard) on the overall floor plan.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. PC2: See item 83d.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. PC2: 8’-2” clear height is required at the B1 level to and at the future accessible (oversized) residential EV charging station.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. PC2: See item 83d.
STRUCTURALProvide structural calculations and drawings, stamped and signed by a California licensed
architect or registered civil engineer for:
a. Awning shown on Sheet 1AD5.1PC2: 1. Show awing dimensions on detail 1AD5.1 or on plan. The structural design is not available on structural sheet SW-8.0.b. 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)
PC2: Per your response, it is deferred submittal. Please indicate this item in the deferred submittal list on the cover sheet.
g. Mechanical equipment on roof
h. New equipment screening on roof i. Trash EnclosurePool 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. PC2: LC sheets are not submitted. Per your response, they are under separate permit. However, The information shown on the A sheets are not very clear at the courts (court A, B and C) to verify occupant load, egress system and accessible means of egress.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 PC2: These items are signed off because they are not part of this permit per architectural response per architect’s response.Structural Review Comments: Reminder:Final plan and calculation shall be stamped, signed, and dated by the engineer or record. Sheet SN-1: Soil bearing pressure, a minimum footing width of 60” is required for specified soil bearing pressure, 5000 psf. 2nd Review Comment: Note was not revised. Please specify a minimum footing width of 60” is required for using soil bearing pressure of 5000 psf. 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.). 2nd Review Comment: Plans were not revised. Please review printouts and revise texts so that plans are legible (i.e., sheet 1S03.1, 1S03.4, etc.). Sheet 1S0.3.S: 3rd Story Podium Plan – Please show recess slab (change in elevations) between exterior deck and interior residential floor. 2nd Review Comment: Response was incomplete. For clarity, please provide detail at the exterior walls where change in elevations between exterior deck and interior residential floor are occurred. Clearly cross-reference detail onto the plan. 2nd Review Comment:Sheet 1S0.B1.3, B1 Slab Distribution Tendon Plan: Please adjust printing layout and reprint plan so that all information are shown.Sheet 1S0.2.10 & 1S0.2.11: Details referenced on framing plans were not applicable. Please coordinate and revise plan accordingly.2nd Review Comment: Response was incomplete. Please provide references on the framing plans. For example, joist to walls, beam to posts, beam to concrete columns, etc. Details shall be clearly cross-reference onto the plan. Note G referenced to detail 10/SC8.2 was not applicable. In additional to details referenced under the Legend and Notes, details should be clearly called out on the plans so that it can be easily located for the inspectors and contractors. For clarity, please provide section through the light-frames (metal) area to show concrete floor in relative to light-frame system. 2nd Review Comment: Please comply. Detail 23/SC-9.1 as responded was not applicable. 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. 2nd Review Comment: Sheet 1S0.1.1, 1st Story Slab North / South Rebar Plan – Rebar (reinforcement) information was missing on the plan. Please turn on the rebar layer(s) prior to printing. Provide details to show how the PT tendons are reinforced around slab openings. 2nd Review Comment: Please cross-reference details provided on sheet SC-2.2 onto the plans. Sheet SC-5.1: Shear walls – Please specify minimum development length for the dowel rebar between concrete slab and shear wall, for shear transfer. 2nd Review Comment: Shear wall schedule and details provided on sheet SC-5.0 through SC-5.4 – Rebar lap and development lengths shall be calculated and clearly identified/specified on the wall schedule based on the required reinforcement. Referenced to general detail 2/SC-1.0 was insufficient. 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. 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 Comments)