HomeMy WebLinkAbout261094_4_Corrections.docxRESIDENTIAL PLAN CHECK
COMMENTS
Planning & Building Agency
Building Safety Division
20 Civic Center Plaza
P.O. Box 1988 (M-19)
Santa Ana, CA 92702
(714) 647-5800
www.santa-ana.org
PLAN CHECK NO:
101102459 - 101102460
PROJECT ADDRESS:
200 S Elk Ln
PLAN CHECK ENGINEER:
Tung Le, P.E. / Wayne Lee, P.E., CASpTEL:714
647-5896 /
EMAIL:
Tle10@santa-ana.org / Wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
I A, III A, SPK
OCCUPANCY CLASSIFICATION(S):
A-3, B, R-2, A2, S-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
12/12/2019
(Not a Public Housing Building ; Not High-rise Building)
INITIAL REVIEW
2/18/2020
EXPIRATION
6/9/2020
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Debra Pember
3.
TEL:
(714)334-8385
FAX:
(949)265-6959
VALUATION: $60,323,340.00
EMAIL:
debra@developersedge.com
FLOOD ZONE: X-0602320276J
Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2016 California Building Code (CBC); CMC = 2016 California Mechanical Code; CPC = 2016 California Plumbing Code; CEC = 2016 California Electrical Code; T = Table; ICC = International Code Council.All items noted on this plan check report must be addressed. If you feel that an item is not applicable to your project, note “N/A” and discuss the reason with the plan checker.Resubmit marked original, calculations and this correction sheet. Submit response letter to plan check comments. Resubmit 4corrected sets of plans. Please return marked up set of drawings with corrections.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647- 5800 for an appointment.ADMINSTRATION All final drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer. CBC Sections A106.1 and A106.3.4.1.This review does not include mechanical, plumbing, fire sprinkler system, or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, fire sprinkler systems, and electrical work including deferred items as called on the architectural and structural drawings. Provide complete job description on cover Sheet of drawings. Provide a note on the drawings to indicate the proposed project is not a public housing building.The applicant shall obtain clearances/approvals for the following prior to building permit issuance:
- Planning Division approval on the corrected/final set of drawings (714-647-5804.) Previously approved plans
should be submitted to expedite the process.
- Fire Department (OCFA) approval on the corrected/final sets of drawings
- Police Department approval on the corrected/final set of drawings (714-647-5840)
- Public Works Agency approval (714-647-5039)
- Grading Permit. Application is made through the Building Safety Division (714-647-5800) and the plan review is by the Public Works Agency (714 647-5039)
- County of Orange Health Department approval on the corrected/final set of drawings (714 667- 3600) (Pool and
spa)
- School District Compliance Certificate; a copy of the building permit application, signed by the plan check engineer including one set of approved drawings, to be submitted by the School District to verification. See City of
Santa Ana floor/building square footage guild line for calculating for School fees. Provide a copy of floor square footage calculation on the drawings.
- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuancePending.Orange County Fire Authority approval is required for final permit issuance. Provide the following:
Submit a completed OCFA clearance form. Clearance forms are available at the Building Department permit counter and may be required to be reviewed along with plans by OCFA staff.
Plan review by the OCFA is required for this use or occupancy. The OCFA plan check package shall be submitted at the Building Department permit counter. Please consult with staff for specific application, fees and submittal requirements.State Division of Occupational Safety Permit (Cal/OSHA) (714-939-0145). A Cal/OSHA permit is required for:
- Construction of trenches or excavations which are 5‘or deeper and into which a person is required to descend.
- The construction of any building, structure, false-work, or scaffolding more than three stories high or theequivalent height. Provide pedestrian protection in accordance with CBC Section 3306. Show location and type of protection on plan view. Provide typical construction details, sections, and elevations of pedestrian protection required. Pedestrian protection constructed within a public right of way shall require a building permit issued by the Building Safety Division and a separate approval from the City’s Public Works Agency (714) 647-5039.Prior to the issuance of building permit(s), tract maps, parcel maps, lot line adjustments, public way abandonments, covenant, conditions and restrictions (CC&R’s), etc., related to the subject project must be legally recorded. Provide a copy on the drawings.
PC3: Please provide documents.Drawings to show floor calculation for school fees. Please refer to attached copy of guideline and provide final floor calculations for School District.
PC3: Cover sheet. School fee calculation table:The school fee table still does not match the plan. 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 (101102459, and 101102460)shall match the square footage shown on the gross building area table.A separate Building Permit Application is required for:
- Pool/spa/lift including structures located on the ground/1st floor - Trash enclosure(s)
-Fence(s)/gate
- Block wall(s)
- Light standard(s)
- Pedestrian protection
- Roof Screen and equipmentPC3: Delete geotechnical report from the separate permit item. The geotechnical report is part of the structural review and shall be submitted with this plan check.Provide the following on site plan: Reference Sheet 1A0.01, Site plan, show the followings:PC3:Refer to plan check comment on the site plan. There are two steps on the designated accessible route to the door S011D (Refer to civil drawing page 5). There is also no identified use of the space behind the door S011D. Please clarify if the door S011D is for entrance or exit only. If for exit only, revise the designated accessible route on plan. If it is an entrance, provide an accessible route (e.g. ramp) to that entrance complying with CBC 11B-Division 4.Please use different legend to identify the exit path to show the exit discharge route from each exit to the public way. Or provide separate site egress plan.Show all property lines of record on the site plan. Indicate distance from exterior walls to property lines and showexterior wall and opening protection of exterior walls in compliance with CBC Section 704 and CBC Tables 601, and Sections 705 or in absent of recorded property line between two buildings show distance between buildings. 100 and 200 to establish location of recorded or assumed property line for determining floor area justification and fire protection of exterior walls and openingsPC3: A parcel line is shown on the north side of the property between building 100 and building 200. However, it does not match the location with the precise grading plan. Please clarify. Please provide approved lot line adjustment record to verify your site plan.BUILDING ANALYSISReference Sheet 2G.10 (B-2) and 2G.11, (B-1) - Code Analysis, provide the followings (3 stairways provided):Show Location of exit all exit signs including directional signage and tactile each floor and refer to accessibility comments.PC3: Show location of tactile signs on plan. See correction item # 48e for requirements.Reference Sheet 2G.12, 1st story, (Ground) Code Analysis, provide the followings: (4 stairways provided):Type III-A, One hourPlease verify total floor area of 78,854 SF to include the entire 1st floor meeting definition of “Gross floor area of Section 202 CBC.
PC3:See comments on sheet 2G.12:Provide area breakdown per story by gross area for each fire area (fire area A through J) under allowable area analysis. The square footage total gross area adding up per story shall match the square footage shown in the allowable area table. For example, the total fire area per story in building area A shall match 38,305 in the allowable area. (5198+6175*4=29898 ≠ 38305).It appears the code analysis table is used for egress analysis only. Please clarify. Add note to the total area column if the square footage for each occupancy is taken from net area or gross area.The gross area added up for the entire building from allowable area table shall match the gross area on the cover sheet.( front cover sheet: 71002+71987+76914+76915+76835=373653 does not match front sheet 2G.12: 34586+38305+54209+42529+40210+39999+46091+44804+32484=373217)Fire walls to comply with Section 706 CBC. Each portion of a building separated by one or more fire walls shall be considered a separate building. The extent and location of such fire walls shall provide a complete separation. Provide dimensioned drawings to show compliance with Section 706.5-Horizontal & 706.6- Vertical continuity exceptions for termination or intersects. Show compliance with following Sections; (applies to all floors with Type III-A building where Fire wall is proposed) -Sections 706.2 structural stability, -Section 706.4 fire-resistive rating, -Section 706.5 horizontal continuity- Section 706.5.1, exterior walls-Section 706.5.2 horizontal projecting elements-Section 706.6 vertical continuity-Section 706.8 openings--Section 706.11 ducts and air transfer openings
PC3: Show complete approved test assembly detail number and report number for 3-hour core wall system and make cross-reference on detail 6 on sheet 1AD2.2. E.g. Gypsum Manual XXXX for noncombustible area separation fire walls.Show Location of exit all exit signs including directional signage and tactile. See accessibility comments.PC3: Show location of tactile signs on plan. See correction item # 48e for requirements.(Previous comment marked on plan) Fire rating of corridor to be maintained and provide 20-minute door between corridor and (courtyard, fitness room and other areas) with 20- minute smoke door or 45 minute rated fixed window. See red marks on sheet 2A01 for missing rated door and windows.PC3: Sheet 2A1.1A, 2A1.1B. Provide minimum 90-rated door at the 2 hour corridor at door C107, C108, C113 and C127 and other doors at the corridors. See red mark location on the drawings on plan check set.(New correction) The total design occupant load on the first floor of building D+E+F+G+H+J+ partial Courtyard A + Courtyard B (occ:514) may exceed the total egress door capacity specified (occ: 316). Please revise and clarify the egress design on plan.PC3: There is no response to this item. Please resolve this item.(New correction) Courtyard A has occupant load exceed 300. Per CBC 1029.2, the main exit shall be sufficient capacity to accommodate not less than one-half of the occupant load, but not less than the total required capacity of all means of egress leading to the exit. For example, the courtyard A alone shall have a main exit or an exit access to an exit to accommodate 174 occupant load (348 x 50% = 174) AND direct discharge to the public street. Assuming the main exit door is the west gate, it requires (51+174+54)*0.2=56”. Therefore, the 46” clear gate width does not work.PC3: There is no response to this item. Please resolve this item.(New correction) Provide separate site plan showing exit discharge and accessible means of egress from each building exit to the public street.PC3: There is no response to this item. Please resolve this item.j. The design does not comply with “main exit” requirement. For courtyard A, 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.
PC3: Please resolve this item.Reference Sheet 2G.13, 2nd story, Code Analysis, provide the followings: (4 stairways provided);Type III-A, One hour Please verify total floor area of 71,635 SF to include the entire 2nd floor meeting definition of “Gross floor area in Section 202 CBC.PC3: See item 22a.Show Location of exit all exit signs including directional signage and tactile. See also accessibility comments.
PC3: Show location of tactile signs on plan. See correction item # 48e for requirements.Reference Sheet 2G.14 through 2G.16, 3rd ,4th and 5th story, Code Analysis, provide the followings: (4 stairways provided) Type III-A, One hourPlease verify total floor area of 76,937 SF of each floor meeting the definition of “Gross floor area of defined in Section 202 CBC. PC3: PC3: See item 22a.Show Location of exit all exit signs including directional signage and tactile. Refer to accessibility comments.
PC3: Show location of tactile signs on plan. See correction item # 48e for requirements.ADDITIONAL COMMENTS CBC Section 1028.5 Continuity and components. Each required means of egress shall be continuous to a public way.Show compliance on site plan from each exterior exit toward public way including accessible walkways and doors/gates landing.PC3: Show designated egress route from each exit to public way. Note that use different legend to show accessible routes and egress routes.
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: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 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. 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 numberFloor/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 ACCESSIBILITYProvide missing drawings to show compliance with following accessibility and adaptability requirement of followings (11A); (elevator building)Division III- Building features (Includes accessible parking spaces for parking garage)
PC3: Correct numbers of the accessible parking spaces provided. See comments on the cover sheet.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: 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.The information is not available on the 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: Please resolve this item.Parking structure- If a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements between the pedestrian areas and vehicular areas, the boundary between the areas shall be defined by a continuous detectable warning which is 36” wide. Show compliance on the drawings. Section 1116A.5 and 11B-705, 2016 CBC. show location/s in parking garage.PC3: a. Provide missing detectable warnings on plan. See red marks on sheet 2A1.B2C, 2A1.B1B, 2A1.B1C and 2A1.B1D.b. Sheet 2A1.B2C storage room B212 and sheet 2A1.B1D storage room B102. If those storages serves adaptable dwelling units, an accessible route shall be provided to the accessible entrance of these rooms, from the nearest elevator. The accessible route shall not pass behind any parking stalls.Provide enlarge floor layout of two exterior stairway is shown on east and west. Provide exterior ramp and handrail/guards in compliance with Section1117A.2, All primary entrance and exterior ground floor exits are required to be accessible. Show location of ramp and provide enlarged plan to show compliance with Section 1114A, CBC. Please refer to grading drawings Sheet 12 and LS stairway is shown at a different location. Provide stairway drawings to show structural, architectural and accessibility compliance. PC3: Please DO NOT refer any accessibility design to Civil drawings. Provide requested design and details on the architectural drawings and make cross-reference to the site accessibility plan. The design is NOT available on the civil drawings. The site accessibility is part of the architectural design to comply with the Building Code.
DOORS ACCESSIBILITYPlease note building and site plan accessibility items must be refer to accessibility Sheet 2AD9.1 and 2AD9.2. Show compliance with followings: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.PC3: Sheet 2A4.15 detail 2 and 3 at the bedroom door #3. Show maximum 8” recess on plan.CALGreenAND EV CHARGING STATIONS Residential (R2 only) EVE spaces may be not be located with wheeling behind parked cars (11-a only)PC3: Sheet 2G.11. Remove the accessible sign from the oversized future EV spaces (2 locations). See red marks on the drawings.
STRUCTURALProvide structural calculations and drawings, stamped and signed by a California licensed
architect or registered civil engineer for:
1. Awning shown on Sheet 1AD5.1PC3: Please 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, are required for final review and approval.
(End of Comment)