HomeMy WebLinkAbout261072_3_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:
1.05/18/2020
PROJECT APPLICANT CONTACT PERSON:
2.06/18/2020
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 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 issuance
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.
PC3: Documents are not provided.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. PC3: Cover sheet. School fee calculation table:The school fee table still does not match the guideline. Please fix the table or remove it from plan.Review the square footage in the gross building area tableto match the revised plan.The square footage of the permit application for each permit (101102455, 101102456, 101102457, and 101102458)shall match the square footage shown on the gross building area table 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)PC3:Sheet A0.01. The interior lot line location does not match precise grading plan. Please clarify on the site plan.The building height shows only 75’-5” appears incorrect. The building height shall be measured to the highest roof surface, and not to exceed 85 feet. See comments on sheet A2.10.Show maximum building height on the elevations on sheet A2.10, A2.11 and A2.12. The rooftop exception does not apply to this project. Per CBC 1015.2.3, penthouses shall not be used for purposes other than the shelter of mechanical or electrical equipment, thanks or vertical shaft openings in the roof assembly. 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 PC3: 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. PC3: 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.PC3: Not done.See additional plan check comments on site accessibility and signage.
PC3: Show location and details of the accessible routes, width, ramps, exterior steps, handrails, landings, truncated domes, signage and accessible means of egress. on plan. Indicate the egress occupant load at each egress door. Ensure the site egress routes have sufficient capacity to accommodate the occupant load.Those information are not available on the Civil or Landscape plans.BUILDING ANALYSISReference Sheet 1G.10 (B-2) and 1G.11, (B-1) - Code Analysis, provide the followings (3 stairways provided): Correct allowable area as shown on the Sheet to Type I-A, unlimited floor area for S-2 and R-2 occupancy.Provide dimensions, Occupancy, Type of construction and North arrow. (all floors)Show dimensioned Common path of egress travel and exit access travel distance to each exit starting at storage room near elevator #4. Refer to Table 1006.2.1 for 100’-0” and Table 1017.2. 250’-0”/400’-0”.PC3: Instead of note #3, show dimensioned exit access routes on plan to justify both travel distance and common path of travel.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.PC3: The square footage does not match the gross building area table on the cover sheet.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.
PC3: Show location of tactile signs on plan.See correction item # 59e for requirements.Reference Sheet 1G.12, 1st story, (Ground) Code Analysis, provide the followings: (4 stairways provided): Correct allowable area as shown on the Sheet to Type I-A, unlimited floor area for S-2 and R-2 occupancy.Provide 3-hour stairway enclosure separation from mail room. Enclosed stairway/ lobby stairway is discharging to lobby area/mail room is not permitted. Once a given level of exit protection is achieved (3-hour enclosed stairway), such level of protection shall not be reduced until arrival at the exit discharge. Exits shall be continuous from the point of entry into exit to the exit discharged. Section 1022 and 713.11 CBC. See red marks on Sheet 1A1.1AStairway number 3 with 3- hour fire rating to continue to exterior of building with the same fire rating as part of “Exit”. Provide 2-hour stairway enclosure extension to connect to exterior of building “EXIT”. 2 -hour exit enclosure to maintain 2-hour fire rating separated from mail room and rated corridor. Elevator # 3 and #4, elevator door with fire rating of 180 minutes to provide 20-minute smoke rating when elevator is open into fire rated corridor area and 20-minute smoke rating of door is required.Rated corridor to be separated from mail room with 20-minute rated door to maintain corridor rating.Identify location of fire department access and show clear compliance with building height per definition of grade plane (Average of finished ground level and lowest points -more than 6’-0” away from building) on building elevations. Show compliance with building height and number of stories meeting Table 504.3, Table 504.4 and Section 504 CBC. Show total occupant load per story and required stairway and door width in compliance with Section 1005 CBC. See red marks on the drawings.Please verify total floor area of 74,988 SF does include the entire 1st floor meeting in definition of “Gross floor area of defined in Section 202 CBC.PC3: The square footage does not match the gross building area table on the cover sheet.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.
PC3: Show rated corridor between commercial areas on plan.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.
PC3: Instead of note #3, show dimensioned exit access routes on plan to justify both travel distance and common path of travel for (1) live/work unit and (2) parking garage.Please note 48” wide corridor, does not provide required door clarence for interior and exterior accessible doors.Change door swings of doors as marked on the drawings with serving 50 people or more.Exit passageway/corridor is not connected with the same fire rating and continuity to rated stairway.Note on the plan 8’-2” height clearance for this floor. Show Location of exit all exit signs including directional signage and tactile.
Show compliance with Section 1023.8, exit stairway shall not continue below its level of exit discharge. Show location of guard by stairway landing at ground level including directional signage as specified in Section 1013, CBC.
PC3: Show location of tactile signs on plan. See correction item # 59e for requirements.Reference Sheet 1G.13, 2ndstory, Code Analysis, provide the followings: (4 stairways provided):Correct allowable area as shown on the Sheet to Type I-A, unlimited floor area for S-2 and R-2 occupancy.Show total occupant load per story and required stair and door width. Section 1005 CBC.Please verify total floor area of 57,103 SF does include the entire 2nd floor meeting definition of “Gross floor area of defined in Section 202 CBC.
PC3: The square footage does not match the gross building area table on the cover sheet.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.
PC3: Show location of tactile signs on plan. See correction item # 59e for requirements.(New correction) 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.(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)Correct occupancy of incorrect S-2 to R-2 for this floor as shown on “Code analysis” See red marks.Provide floor area justification for Type III-A specific to this floor, include showing calculations to meet Section 506.2.4, Equation 5-3 (Mixed-occupancy, multistory building). for entire 3rd floor.Show total occupant load per story and required stair and door width (courtyards and R-2) in compliance with Section 1005 CBC. Based on occupant load of 1229 people a stairway width of 7.7’ and exit door width of 5.2’ is required for each exit. 4 stairways with width of 48” is not acceptable. Please verify total floor area of 79,192 SF does include the entire 3rd floor and also meeting the definition of “Gross floor area of defined in Section 202 CBC. PC3: The square footage does not match the gross building area table on the cover sheet.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 openingsPC3: Show complete approved test assembly detail number and report number for 3-hour core wall system on detail 6 on sheet 1AD2.2. E.g. Gypsum Manual XXXX for noncombustible area separation fire walls.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) PC3: There seem to be two alternatives: 1.) provide additional “exit stairways” so that not more than ½ of the total number of exits shall be a horizontal exit or: 2.) have a fire protection engineer evaluate this project for its existing system and provide a signed and stamped report. Per Section 1026, in the egress analysis code justify the total number of occupants using the horizontal exits serving the occupants of the amenity deck and on all floors above.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.PC3: If main exit does not provided, per CBC1029.2, “total capacity of egress is not less than 100% of the required capacity and not less than one exit shall discharge on a street or an unoccupied space of not less than 20 feet in capacity that adjoins a street or public way”. This design still not work because there is no direct exit to the public street.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?).PC3: Please review egress design in Courtyard A and Courtyard B.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.
PC3: Show complete approved test assembly detail number and report number for 3-hour core wall system on detail 6 on sheet 1AD2.2. E.g. Gypsum Manual XXXX for noncombustible area separation fire walls.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.
PC3: At the 2-hour corridor:Provide 90-minute doors. Provide 2-hour fire-rated wall assembly details and cross-reference to the floor plan.Provide 2-hour fire-rated joint details and cross-reference to the floor plan.In the legend, cross-reference the fire-assembly detail (XX/XXX) to plan.Show location of any structure located in courtyard A, B and C per landscape drawings. Elevator door with fire rating of 180 minutes does not provide 20-minute smoke rating when elevators are open into fire rated corridor area.Provide correct number of toilet facilities to matched required number of toilet facilities as shown on the drawing’s calculations. Due to short travel distance, combining occupant load of this floor is permitted to be combined in one location for required toilet facilities. Show Location of exit all exit signs including directional signage and tactile.
PC3: Show location of tactile signs on plan. See correction item # 59e for requirements.Reference Sheet 1G.15, 4th floor Code Analysis, provide the followings: (4 stairways provided): Type 111-A,All stairways and elevators to have 20-minute rated doors(smoke). All other doors in to rated corridor to have 20-minute rating (smoke). Refer to rated corridor plan check comments. Applies to All floors Provide floor area justification for this floor incompliance with Section 506.2.3, single occupancy, multistory building for entire 4th floor.Please verify total floor area of 64,763 SF does include the entire 1st floor meeting definition of “Gross floor area of defined in Section 202 CBC.
PC3: The square footage does not match the gross building area table on the cover sheet.Label fire rating of all corridors, stairway, elevator shaft, including fire rated doors.PC3: 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.
PC3: Show location of tactile signs on plan. See correction item # 59e for requirements.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. 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.
PC3: The square footage does not match the gross building area table on the cover sheet.Label fire rating of all corridors, stairway, elevator shaft, including fire rated doors.
PC3: 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.
PC3: Show location of tactile signs on plan. See correction item # 59e for requirements.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.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.
PC3: The square footage does not match the gross building area table on the cover 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/ 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.
PC3: Show location of tactile signs on plan. See correction item # 59e for requirements.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.PC3: See redmark on sheet 1G.18. Show correct At number for A-3 occupancy and revise the table. Please update the same table on other sheets. At for A-3 occupancy shall be 42,000 sf. Update the allowable table for this level and other levels.Please verify total floor area of 67,039 SF does include the entire 1st floor meeting definition of “Gross floor area of defined in Section 202 CBC.
PC3: The square footage does not match the gross building area table on the cover sheet.Provide fire rated exterior wall/window of corridor by stairway #3 to maintain rating of corridor area. Code Analysis on the drawings showing S-2 occupancy, correct occupancy of S-2 to R-2Show Location of exit all exit signs including directional signage and tactile.
PC3: Show location of tactile signs on plan. See correction item # 59e for requirements.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.PC3: Provide dimensions on plan to show water closet clearance to 60 inches minimum measured perpendicular from the sidewall.Show occupancy separation between 1st floor M/B and 2nd floor R-2. Call out the rating of door near stairway on 1st floor as part of occupancy separation.Provide Stairway, handrail and guards details and cross- reference to Sheet and detail number for non-combustible construction.Provide wet bar height not to exceed 34” in height (Shown 36”). We bar is located within M/B occupancy. Provide required accessibility clearance for wet bar as follow:- Provide a minimum 30” x 48” wheelchair clear floor space.
- Provide knee space at tables at least 27” high, 30” wide and 19” deep.
- Provide height of tables between 28” – 34” from the floor ground.ADDITIONAL COMMENTS 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. PC3: There seem to be two alternatives: 1.) provide additional “exit stairways” so that not more than ½ of the total number of exits shall be a horizontal exit or: 2.) have a fire protection engineer evaluate this project for its existing system and provide a signed and stamped report.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.PC3: Provide additional dimension showing maximum building height measured to the highest roof plane on sheet A2.10, A2.11 and A2.12. Note that the maximum height cannot exceed 85 feet measured from grade plane.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
PC3: Show complete approved test assembly detail and detail number. for 3-hour core wall system on detail 6 on sheet 1AD2.2. E.g. Gypsum Manual XXXX for noncombustible area separation fire walls. 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. PC3: Pending to item a above. Revise relevant details if there are changes on the fire-wall assembly.
MEANS OF EAGRESS
Provide egress plan on each floorTable 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”
PC3: Show egress common path of travel and travel distance with dimensions on each level.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
PC3: Show egress common path of travel and travel distance with dimensions on each level.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 1017.2PC3: 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.PC3: Sheet A0.01. The site plan is very unclear. Show compliance on site plan from each exterior exit to public way including accessible walkways and door landing. Show dimensions on the egress routes. Use separate legend to show the accessible routes (11B) from site arrival points to building accessible entrance and egress routes (chapter 10) from exits to the public street.
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.
PC3: Sheet 1G.12. Provide illuminated exit sign in the hallway outside the maintenance office to show the direction to the stairway #2 and in the stairway #2 to identify the exit door.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.”PC3: Show all tactile exit signs on the egress plan in addition to notes alone. The wording on each sign shall bespecified at the applicable location.In your response, you identify the sign at the stairway exit door. However, the tactile exit signs are not only at the stairway exit door, but also need to have at the horizontal exit doors and other exit access doors (e.g. 1st floor between garage and corridor). 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. 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).PC3:Detail 1, 2, 3 and 8 on sheet 1AD2.1 does not have STC 50 per gypsum manual. Provide evidence to prove the design.Detail 6, 9 on sheet 1AD2.2 shall have approved test report for the proprietary gypsum assembly. A note stating that those details constructed according to UL design U435 is insufficient. Show complete approved test assembly detail and detail number.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.PC3: The assembly detail GA5406 still does not have STC 50 and IIC 50 value. Provide evidence to prove the design. Once again, per gypsum manual, it is only STC 39 maximum.
BUILDING AND SITE ACCESSIBILITYDrawings are missing site accessibility and parking structure accessibility. Please refer to additional accessibility comments. PC3:For clarity, please provide architectural site accessibility plan, separating from other plans such as site egress plan and fire access plan. The site accessibility design is building code requirement. Do not refer design to either civil or landscape plans.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 missing drawings to show compliance with following accessibility and adaptability requirement of followings (11A); (elevator building)Division I- Section 1102A.3.2 multi- dwellings units in building with elevator, including powder room or bathroom at primary level and one kitchen at primary entrance level and all room and spaces on each level (elevator building) shall comply with Division IV, 11-A.Division II- Exterior facilitiesDivision III- Building features (Includes accessible parking spaces for parking garage)PC3: Sheet 1G.16, 1A5.11. Provide a letter stating that the building owner and the architect in responsible of charge are aware that the provided single all-gender restroom is below the fixture numbers required in the California Plumbing Code for the 5th floor game room and verify that the majority of the residents live within 300 feet travel distance to their private facilities as the alternate method. The letter shall be signed and dated by both building owner and the architect and incorporated into the drawing next to the game room.Division IV- Dwelling Unit Features 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. PC3: Refer to item 70a and 70b. Do not refer design to civil or landscape plans.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.
PC3: Provide site accessibility plan and show compliance. Do not refer design to civil or landscape plans.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. PC3: Show slope, and width of the accessible route on the architectural site plan in addition to notes on G.31A. This is architectural design required by CBC. Do not refer design to civil or landscape plans.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.PC3:Provide detectable warnings at or adjacent to the door of the accessible rooms and commercial hallway on the parking garage side:B2 level. Sheet 1A1.B2A: storage B202, B205. Sheet 1A1.B2B: storage B209. Sheet 1A1.B2C: storage B216. Sheet 1A1.B2D: storage B215.B1 level. Sheet 1A1.B1A: storage B112, B108, B117. Sheet 1A1.B1B: storage B107. Sheet 1A1.B1A: storage B110, B119. Level 1. Sheet 1A1.1A: at door C100E, door R110A. Sheet 1A1.1C: residential trash. Sheet 1A1.1D: at door C100E.Level 2. Sheet 1A1.2B: storage C208.
DOORS ACCESSIBILITYPlease note building and site plan accessibility items must be refer to accessibility Sheet 1AD9.1 and 1AD9.2. Show compliance with followings: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.PC3: Show compliance on the architectural site plan with dimensions shown. Make cross-reference of the detail to site plan. Please do not refer design to civil 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, PC3. Sheet 1AS2.0. Clarify note #8. There are two different mounting height requirements (11A and 11B). It is not clear which door should comply with which requirement. Please specifically assign the mounting height to each door in the schedule. As an option, you may specify between 34”-44” for all doors which is more conservative, but simple.
SANITARY FACILITIES
Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 422 and CPC Table 422.1.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.PC3: Sheet 1A7.50. All relevant details. Provide dimensions on plan to show water closet clearance to 60 inches minimum measured perpendicular from the sidewall.Detail 19/1A7.50. Add note to the accessible urinal that the accessible urinal shall have13 ½” deep minimum measured from the outer face of the rim to the back of the fixture.Provide restroom signage at all accessible restroom doorway. Make cross-reference the applicable details for both multiple-use and single-use restrooms.
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.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.PC3: Combine accessible parking with charging station on the same stall does not allowed per CGBC 4.106.4.2.1. Provide at least one oversized parking space for future residential EV charging station with dimensions. This spaces shall be connected by an accessible route. See red marks on sheet 1A0.B1. This is the Building code requirements and shall be design and approved under building review. Do not refer to civil drawings.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. PC3: The design was not revised. Combine accessible parking with charging station on the same stall does not allowed per 11B-208.1. Provide at least one oversized parking space for future commercial EV charging station with dimensions. This spaces shall be connected by an accessible route. See red marks on sheet 1A0.B1. This is the Building code requirements and shall be design and approved under building review. Do not refer to civil drawings.Show dimensions (width x length) of all accessible parking spaces (EV, VAN and standard) on the overall floor plan.
PC3: Dimensions are not provided. PLEASE DO NOT refer to civil drawings or add notes only.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. PC3: Add future Electric Vehicle Charging Station to comply slope/cross slope requirement to note item #40 on the overall plans A0 series and A1 series.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. PC3: Pending to item 83c. Please determine the location of the oversized parking space for future residential EV charging station. Provide 8’-2” clear height at the B1 level on the vehicular way and on the future (oversized) residential EV charging station.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. PC3: Pending to item 83d. Unable to review because the location of the oversized parking space for futurecommercial EV charging station on this submittal is still unknown.
STRUCTURALProvide structural calculations and drawings, stamped and signed by a California licensed
architect or registered civil engineer for:
a. Awning shown on Sheet 1AD5.1
PC3: Please response and resolve this item.Structural Review Comments: Reminder:Final plan and calculation shall be stamped, signed, and dated by the engineer or record. 3rd Review Comment:Two copies of each structural calculation package and soils reports, with stamp, signatures and signing date for final review and approval. (End of Comments)