HomeMy WebLinkAbout273684_1_Corrections.docxRESIDENTIAL PLAN CHECK
COMMENTS
Planning & Building Agency
Building Safety Division
20 Civic Center Plaza
P.O. Box 1988 (M-19)
Santa Ana, CA 92702
(714) 647-5800
www.santa-ana.org
PLAN CHECK NO:
101106257-60
PROJECT ADDRESS:
2727 N Main Place Dr
PLAN CHECK ENGINEER:
Lee, Wayne / Le, TungTEL:714
647-5848 / 647-5896
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
III A, SPK, SPK Story Increase
OCCUPANCY CLASSIFICATION(S):
A-3, B, R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
4/20/2021
Apartment Building-
INITIAL REVIEW
4/24/2021
Architectural and Structural review only
EXPIRATION
10/17/2021
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Robert Reitenour
3.
TEL:
(949)955-4330
FAX:
VALUATION: $61,900,000.00/$1,780,000/$10/$10
EMAIL:
rreitenour@lowe-re.com
FLOOD ZONE: X-0602320163J
Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2019 California Residential Code (CRC); 2019 California Building Code (CBC); CMC = 2019 California Mechanical Code; CPC = 2019 California Plumbing Code; CEC = 2019 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.Please indicate the sheet number and detail to the right of each correction, or note the number on the plans where the correction is made. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.
Resubmit 3 corrected sets of plans.
Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5848 for an appointment.
Please return marked up set of drawings with corrections.ADMINSTRATION
CBC Sections A106.1 and A106.3.4.1, All drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.
Provide complete job description on cover sheet of drawings.
Provide a note on cover sheet that proposed building is not a PUBLIC HOUSING building.
The applicant shall obtain clearances/approvals for the following prior to building permit issuance:
Planning Division approval on the corrected/final set of drawings (647-5804.) Previouslyapproved plans should be submitted to expedite the process.
Fire Department approval on the corrected/final sets of drawings ((714) 573-6100)
Police Department approval on the corrected/final set of drawings (647-5840)
Public Works Agency approval (647-5039)
Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039)
School District Compliance Certificate; a copy of the school fee form, signed by theplan check engineer, shall be required by the School District to verify the scope of work.
Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance.
State Division of Occupational Safety Permit (Cal/OSHA) (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 or demolition of any building, structure, false-work, or scaffolding more thanthree stories high or the equivalent height.
A separate Building Permit Application is required for:
- Pool/spa/lift including structures located on the court
- Trash enclosure(s)
- Fence(s)
- Block wall(s)
- Light standard(s)
- Pedestrian protection
- Site improvements
- Screen Wall for Proposed Equipment
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.
Provide school fee calculation (provided in table format) and fee floor plan. Show where “Chargeable covered and enclosed space” are calculated. 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.
Complete Part 1 of the school fee form (attached to email) and return it back at the next submission.
Submit interior design sheets for review, attached to architectural package. This is part of the building review and cannot being deferred. All interior design sheets shall be design, reviewed, stamped, dated and signed by the licensed register professional in responsible charge.
Scope of work: For this review, provide complete and detail description of the scope of work under each permit. The following permit application shall be shown with scope of work and permit number on the first sheet of the architectural plans:
101106257-Residential
101106258-Leasing office/amenities
101106259-Light Standards
101106260-Fence
Incomplete submittal:Site and courtyards where exiting and accessibility compliance is required to be part of architectural drawings for details and cross referencing, provide relevant plans as part of the architectural submittal. Plans are required to be reviewed, stamped, signed and dated by the licensed architect in responsible charge. When applicable, landscape drawings to be revised to match architectural drawings.
BUILDING ANALYSIS
Sheet G.20. Building information. Provide gross building area in a table format. Show use, occupancy group, square footage on each room/space (e.g. dwelling unit, storage, amenity, utility, hallway, stairway, elevator, shafts, void space…), total square footage on each level and total square footage on the whole building. The summation of the area breakdown shall be consistent with the building code analysis table, gross building area table and the permit application form. (Chapter 2)
Sheet G.20. Building information. The square footage shown in the building area summary does not meet the gross area per CBC definition. E.g. business room shall be 30.5’x28.5’=869 sf, but plan show only 818 sf. Please review all square footage on each room, space, each level and total building area on the plan.
Sheet G.20. Building area summary. Please add occupancy group (CBC 3) (e.g. R2, B, A3…) into each table.
Sheet G.20. Building area summary. Unit net rentable and unit net patio/deck table. Please clarify on plan if the net rentable square footage is the gross unit area.
Sheet G.20. Building area summary. Unit net rentable and unit net patio/deck table. Show area breakdown on each level by providing unit type, unit number and square footage. Please expand those two table to provide more information.
Sheet G.20. Mixed occupancy analysis. Show required Occupancy separation (hours) on plan. (Table 508.4).
Sheet A2.10 through A2.38. Show height of each finish floor elevations on each building elevation.
Sheet A2.10 through A2.38. Show building overall height the elevations on plan, measured from grade plane to the average height of the highest roof structure. (Chapter 2, definition)
Sheet A0.01. Average grade plane. Revise average grade plane calculation: (CBC Ch2 Definition: grade plane)
Comply with 2019 version of CBC and remove “for reference only” note.
All elevation points are 6 feet from the building. Some points are too far away from exterior walls.
Add west side grade elevation into calculation, points are taken equally spaced and one at the building corner.
Basement and story above grade plane. Per south elevations on sheet A2.10, the building is 6 story. Justify on sheet G20 if the lowest level of the Fire Area 5 meets the definition of basement in CBC chapter 2. If not, the number of story exceeds maximum allowable story per Table 504.4 (5 story max. Type IIIA) and show compliance of the allowable number of stories above grade plane.
Sheet G.20. Multiple locations. The roof deck shows 749 sf. in the multiple tables. However, per plan, the area appears greater than 749 sf. Please clarify in the table. Note that occupancy A3 is not permitted on the fifth level (Table 504.4) and two exits will be required.
Sheet G.20. Allowable area analysis. Area 4. Add the first floor pool restroom and shower into building analysis. Provide mixed-occupancy, multistory building provisions. (506.2.4)Fire walls.On Grid line 10, the fire wall separating Fire Area 4 and Fire Area 5stops in the middle of the building and shall be continued to the foundation. Please review and revise the design:Fire walls shall be extended to the exterior wall with not less than 18” extension. (706.5 and exceptions)Fire walls shall extend from the foundation to the roof. (706.6 and exceptions)Opening protection shall comply with Section 716.
Sheet G.20. Allowable area analysis. Area 5. Below podium concrete deck, add the Fire Area 5 at the basement (A0.10) and first level (A0.11) into building analysis. Indicate which compliance method is selected on plan. (Also missing fire wall)
Sheet A0.10 through A0.16. Note on the floor plan the gross square footage and occupancy group of each room and/or area. The summation of square footage of each level shall match the total gross area in the building area summary and Mixed Use building code analysis.
FIRE PROTECTION
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 primary structural frame (1 hour) , interior (I hour) and exterior (2hour) bearing walls, floor (I hour) and roof (I hour) construction.On Grid line 10, two fire wallsstop in the middle of the building andshall be continued to the foundation. (Fire wall separating Fire Area 3 and Fire Area 4and separating Fire Area 4 and Fire Area 5) Please review and revise the design:Fire walls shall be extended to the exterior wall with not less than 18” extension. (706.5 and exceptions)Fire walls shall extend from the foundation to the roof. (706.6 and exceptions)Structural stability between garage and apartment. (706.2).
Opening protection (716).
Sheet A1.11A through A1.15B. Fire Wall.3-hour fire wall horizontal continuity. Where fire walls are terminated at the interior surface of combustible exterior sheathing, provide ¾ hour opening protection of the windows and doors, located within 4 feet on both side of the fire wall. See sample location redmarks at the first level (A1.11A-A1.11B). Please revise the design on all levels. (706.5 Exception1)
Show 4 feet measurement on each side of the fire wall and note where the protection of the opening is required on the drawing.
Provide ¾ hour protection in the door and window schedule and cross-reference to floor plan.
Sheet A1.12A. Fire Wall. Horizontal projection element.Fire Walls shall extend to the outer edge of horizontal projections (balconies, roof overhangs, canopies marquees and architectural projections) that are within 4 feet of the Fire Walls. See sample location redmarks at unit 204 and 206 at the second level (A1.12A). Please revise the design on all levels. (706.5.2 Exception3, conceal space occurs between deck joists per detail 4/AD5.1)
Sheet A1.16A and AD1.1. Detail 3-10. Fire Wall. Fire wall vertical continuity. Revise roof plan and detail 1/AD6.1 to show compliance: For a distance of 4 feet on both sides of the fire wall, provide fire-retardant-treated wood sheathing OR the roof is protected with 5/8” Type X gypsum board directly beneath the underside of the roof sheathing, supported by not less than 2” nominal ledgers attached to the sides of the roof framing members. (706.6 Exception 4)
Sheet A1.11B. Fire Wall. Provide 3-hour fire wall assembly detail, located at the Fire area 4 and the exterior covered walkway.
Sheet G.27. Exterior wall and opening protection.At two court yard exterior side of each building bounded by fire walls:
Provide justification plan on level one and level 2.
Indicate distance from exterior walls to property lines,
Show dimension of each segment of the property lines,
Show exterior wall and opening protection of exterior walls in compliance with CBC Section 704 and CBC Tables 601, table 602 and Sections 705. Please show explanatory justification on plan. Why 20 feet to imaginary lot line is unlimited? What if less than 20 feet?
Provide copy of Table 601, 602 and Table 705.8 with footnotes on this sheet.
Provide justification on ALL elevations. At least half of them are not checked.
Where separation distance less than 30 feet to assumed line requires 1-hour fire-rated wall for non-bearing exterior wall protection. Show where the compliance is shown (e.g. detail and sheet number)
Part of the fire area 2 and area 4 only has 7 feet to the imaginary lot line. Show compliance of maximum 25% opening.
Sheet AD1.1 through AD9.2. Update all details to comply with 2019 version of the applicable codes.
Sheet AD2.1 through AD2.3. Provide a copy of GA File detail and CBC Table 721 items into the drawing where the fire assembly walls and floor/ceiling details are referenced. The provided copy shall be either next to the applicable details or make a cross-reference to those details if not on the same sheet.
Sheet AD2.1 through AD2.3. Provide UL design details into the drawing where the fire assembly walls and floor/ceiling details are referenced (e.g. 8/AD2.1). The provided copy shall be either next to the applicable details or make a cross-reference to those details if not on the same sheet.
Sheet AD2.2. Add note to detail 3 that the exterior gypsum board shall be “Type X” and the FRTW wood is required. (602.3)
Sheet AD2.1. Detail 2. Provide a copy of sound test report to prove this detail has 64 STC min.
Sheet AD6.1. Detail 1. Specify name of the product, manufacturer’s information and third party approval test report number (e.g. ICC, UL or IAPMO number) for Class A roof covering on plan.
Sheet AD8.1. Detail 5. Cross-reference detail 5/AD8.1 into building cross-sections.
Sheet A1.16A through1.16B. Parapet. Justify 6” high parapet above roof surface:
Show imaginary property lines on the roof plan. Lines shall be identical as sheet G24.
Parapets are required where fire separation distance is less than 30 feet per Table 602. Provide parapet construction to comply with section 705.11.1 or 705.11 Exception 5.2.
Sheet AS1.0. Revise door schedule to provide minimum ¾ hour fire rated door within 1-hour fire barrier at the occupancy separation wall between A and B/R2. (e.g. door 105D at the clubroom) (716)
Sheet A6.12. Detail 1. Provide 20 minimum fire rated door in the business room. (716)
Sheet A6.12. Detail 2. Provide 20 minimum fire rated door in the fitness room. Door 140F is not available in the door schedule. (716)
Sheet A6.13. Detail 1. Provide 45 minimum fire rated door at the roof deck. Door 564 is not available in the door schedule. (716)
Sheet A5.11 and A5.12. Provide smoke-activated doors at the level 1 of the elevator #3 and #4.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.(713.7, 716.2.6.6, 3006.2.1)
Sheet A6.10 through A6.10B. Vertical openings.Vertical openings are not permitted which is open to a corridor in R occupancies. The following area within or connected to a corridor which are not permitted, please revise design: (712.1.9 item 4)
Between level 1leasing office and level 2 lobby.
Between level 3 lobby and level 4 lobby.
Corridor continuity. Rated corridor to be separated from mail room (B OCC), leasing office (B OCC) with 20-minute rated door to maintain corridor continuity.
Sheet A1.12A through A1.13B. Corridor width. Show corridor width on plan on all corridors on each level.
Interior finish.Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.5.
Interior finish.Interior floor finishes shall show compliance with CBC Section 804.
FIRE ALARM SYSTEM AND SMOKE DETECTIOS
Sheet AD1.1 thoughAD2.5.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.
Concealed Spaces. 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. (718.2.7)
Concealed Spaces.Provide 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. (718).
Concealed Spaces.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 718.2.1 through 718.2.7.
Concealed Spaces.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.
MEANS OF EGRESS
Exit Analysis & Plan (CBC Chapter 10). Provide enlarged central courtyard egress plan with landscape, hardscapes, structures, walkway, pool, fencing...information. The landscape design currently on sheet LC.1 to be incorporated into the egress plan. Provide a complete exit analysis and exiting plan and identify all exit components, width of egress path, number of required exits, travel distances, fire-rated construction, hardware, lighting, signage, and occupant load on each area and at each exit door.
Posting of occupant load. Every room or space that is assembly occupancy (A3 and A2) shall have the occupant load of the room or space posted in a conspicuous place, near the main exit or exit access doorway from the room or space. Posted signs shall be of an approved legible permanent design. Show location/s on the drawings. (1004.3)
Cross-reference 1-hour corridor wall assembly detail between any storage room and the corridor into the floor plan. Show at least one typically location on each level.
Basement level
Show width of all corridors.
Doors, when fully opened, and handrails shall not reduce the required width by more than 7”. Doors in any position shall not reduce the required width by more than one-half. Other nonstructural projections such as trim and similar decorative features are permitted to project into the required width 1.5” from each side. (1005.7.1.)
Provide egress plan at the basement level in Fire Area 5. Plans is needed in this package.
Egress analysis general: Sheets from G.22 through G.26 have huge amount of information, it is strongly recommend to provide enlarged independent egress plan on each level from other sheets for clarity especially at the grade level.
Sheet G.22 through G26, all levels.
This project is a 309-unit apartment building of 5 stories with basement subdivided by eight building fire areas with two horizontal exits. The egress analysis is subject to section 1026 and the first level exit analysis provided does not work as shown. Some of areas have to go through multiple fire walls to reach an interior exit stairway and the same doors in the same fire wall are also serving as the required exit for the adjacent areas at the same time. This situation does not comply with the intent of the code. 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 egress 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 first level with courtyards and on all floors above.
Clarify why 36” wide exit doorsat the exit stairways have 34” net opening. Provide justification. (All exit doors. E.g. S031). Provide evidence to show justification.
Clarify why 48” wide exit doorsat the exit stairways have 46” net opening”. Provide justification. (All exit doors. E.g. S031A). Provide evidence to show justification.
Doors, when fully opened, and handrails shall not reduce the required width by more than 7”. Doors in any position shall not reduce the required width by more than one-half. Other nonstructural projections such as trim and similar decorative features are permitted to project into the required width 1.5” from each side. (1005.7.1.)
Sheet G.22. Level 1
Show location of any structure located in courtyard 1 and courtyard 2 per landscape drawings.
It is highly recommended to provide separate DIMENSIONED AND ENLARGED egress plans on courtyard 1, courtyard 2 and pool to verify court yard egress analysis to verify occupant load, common path of travel, travel distance and exits. Plans shall also include the complete information for egress analysis such as dimensions, square footage walkways, singages, egress doors/gates, fencing… DO NOT REFER EGRESS DESIGN TO LANDSCPAE OR OTHER PLANS.
Provide accessible egress gate from fitness deck to the courtyard. Showdesign and details on plan for egress path, travel distance, common path of travel, gate, landings, signage and accessibility.
Justify separation of exit doors for courtyard 1 and 2. Please note courtyard is not equipped with sprinklered system when separation distance and travel distance is justified.
Show location of exit all exit signs including directional signage and tactile. See accessibility comments.
Occupant load from courtyards shall be added to building egress design to determine the required width of the interior exit doors, horizontal exits, interior stairway #6 and exterior exit doors. Egress shall not passing through leasing office per 1016.2. (4 exits total, not 5)
Courtyards. Clarify and revise ALL MEASUREMENT travel distance from the remotest point to the exit (CBC CH2 definition), not to the corridor entrance. 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.
Justify egress door width at the end of corridor opening into the courtyard. (door #C117 and C107D)
Provide egress design at the stairway #6 exterior egress door. Show required capacity and provided door width.
Egress design per story.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 1255 people.A stairway width of 7.9’each exterior exit door width of 5.3’ is required for each exit. 4 exit door with width of 34” and 4 stairways with width of 4.83’ (stairway #6) is not acceptable.
Review the egress door width at the exterior exit door S041A. The 36” wide appears insufficient. The occupant load from courtyards appears also incorrect.
Show width of all corridors.
Doors, when fully opened, and handrails shall not reduce the required width by more than 7”. Doors in any position shall not reduce the required width by more than one-half. Other nonstructural projections such as trim and similar decorative features are permitted to project into the required width 1.5” from each side. (1005.7.1.)
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.
Doors, when fully opened, and handrails shall not reduce the required width by more than 7”. Doors in any position shall not reduce the required width by more than one-half. Other nonstructural projections such as trim and similar decorative features are permitted to project into the required width 1.5” from each side. (1005.7.1.)
Fire Area 1. 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. (CBC Section 1017.5)
Fire Area 1. No floor openings between level 1 and level 2 connected to corridor.
Fire Area 1. Corridor continuity. Rated corridor to be separated from mail room (B OCC), leasing office (B OCC) with 20-minute rated door to maintain corridor continuity.
Sheet G.23. Level 2
Show total occupant load per story and required stair and door width (courtyards and R-2) in compliance with Section 1005 CBC.
Occupant load calculation. Fire area 1. Tables and chairs are provided around the floor opening above leasing office, add occupant load in assembly area to the occupant analysis table. Revise plan for increased occupant load.
Fire Area 1. The upper club square gross footage does not match plan. See comment on A6.11. It is 807 sf. Please clarify how 735 sf. is obtain. If net area is utilized in A occupancy load calculation, show both gross area and net area in the table.
Show width of all corridors.
Doors, when fully opened, and handrails shall not reduce the required width by more than 7”. Doors in any position shall not reduce the required width by more than one-half. Other nonstructural projections such as trim and similar decorative features are permitted to project into the required width 1.5” from each side. (1005.7.1.)
Fire Area 1. Corridor continuity. Corridor shall not discontinued at the assembly area by the elevator #4. Fire-resistance-rated corridors shall be continuous from the point of entry to an exit, and shall not be interrupted by intervening rooms. (CBC Section 1017.5)
Fire Area 1. No floor openings between level 1 and level 2 connected to corridor.
Fire Area 1.Corridor continuity. Rated corridor to be separated from assembly space around the floor opening with 20-minute rated door to maintain corridor continuity. (1020.4)
Doors at each end of the bridge shall be double leafs opening into each direction of travel (similar to fire wall doors). (Door C200F, C210D)(1005.3.2)
Provide exit sign: “EXIT ROUTE” at fire area 1 door C201D. See comments on plan.
Sheet G.24. Level 3
Show total occupant load per story and required stair and door width (courtyards and R-2) in compliance with Section 1005 CBC.
Show width of all corridors.
Doors, when fully opened, and handrails shall not reduce the required width by more than 7”. Doors in any position shall not reduce the required width by more than one-half. Other nonstructural projections such as trim and similar decorative features are permitted to project into the required width 1.5” from each side. (1005.7.1.)
Revise occupant load calculation in area 7 and area 8. Calculation error.
Fire Area 1. 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. (CBC Section 1017.5)
Fire Area 1. No floor openings between level 3 and level 4 connected to corridor.
Sheet G.25. Level 4
Show total occupant load per story and required stair and door width (courtyards and R-2) in compliance with Section 1005 CBC.
Show width of all corridors.
Doors, when fully opened, and handrails shall not reduce the required width by more than 7”. Doors in any position shall not reduce the required width by more than one-half. Other nonstructural projections such as trim and similar decorative features are permitted to project into the required width 1.5” from each side. (1005.7.1.)
Revise occupant load calculation in area 7 and area 8. Calculation error.
Fire Area 1. 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. (CBC Section 1017.5)
Fire Area 1. No floor openings between level 3 and level 4 connected to corridor.
Sheet G.26. Level 5
Show total occupant load per story and required stair and door width (courtyards and R-2) in compliance with Section 1005 CBC.
Roof deck gross area exceed 750 sf. Provide 2 exits and egress system. The occupant load table shows only 746 sf. Please justify or revised design.
Rood deck. Revise design for common path of travel not to exceed 75 feet. See comments on plan. (Table 1006.2.1, A occupancy, right-angel method).
Show width of all corridors.
Doors encroach into corridor.Doors, when fully opened, and handrails shall not reduce the required width by more than 7”. Doors in any position shall not reduce the required width by more than one-half. Other nonstructural projections such as trim and similar decorative features are permitted to project into the required width 1.5” from each side. (1005.7.1.)
Provide exit sign: “EXIT ROUTE” at fire area 7 door C500N. See comments on plan.
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. DO NOT REFER DESIGN TO GRADING OR LANDSCAPE PLANS
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.
Emergency escape and rescue. Provide emergency escape and rescue openings open directly to the exterior from the bedroom in unit A0, A0.1, A0.2, A1, A1.1, and A2. (1030).
HORIZONTAL EXIT
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)
Detail horizontal exits as a 2 hour fire barrier or a fire wall in accordance to Section 706. (1026.2)
Provide self-closing or automatic closing doors. (1026.3)
Not allowed as the only exit from a space. (1026.1)
Horizontal exits cannot exceed 50% of total exits required. (1026.1)
Provide clear summary for the refuge area. Show capacity for a minimum of 3 sq. ft. for each combined occupant to be accommodated therein. (1026.4)
Add note plan: Standpipes and standpipe hose connection shall be provided where required by Sections 905.3 and 905.4. (1026.5)
DOORS
Provide the following on the door schedule of the drawings; Please add to door schedule
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 (courtyards).
STAIRWAYS AND HANDRAILS
Stairways shall show compliance with CBC Sections 1011 and 1123A including applicable accessibility requirements.
Sheet AD8.3. Cross reference handrail detail into stairway detail. (e.g. 5/AD8.3)
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.
Interior Stairway exterior walls. The non-rated exterior walls and unprotected openings are provided on all exterior stairways. The adjacent wall within 10 feet horizontally of a nonrated wall or openings at an angle of less than 180 degree to adjacent walls shall comply with section 1023.7. As an option, provide 2-hour rated exterior wall and 90 min. opening protection on the stairway enclosure. Revise exterior wall design and opening protection on all stairways (stairway #3 through #6) (1023.7)
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.
CBC Section 1008.3.5 Requires means of egress from all occupied parts of the building be provided with at least 1’ candle of light at floor level under emergency power. Note on the drawing.
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.
Sheet A5.00 through A5.14. Floor identification sign. Cross-reference detail 18/AD9.2 into this plan. Tactile floor designation signs that comply with Section 1143A or 11B, 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. (1023.9).
Sheet A5.00 through A5.14. Exit signs. Cross-reference detail 17/AD9.2 into this plan.
SOUND TRANSMISSION
Sheet A6.13 detail 1. Sheet AD6.4 detail 5 and 10. At the occupied 5th level roof deck, per acoustical report section 4.0, at least 5 feet sound screen wall is required at the south side of the roof deck and with no openings. Per detail 5 and 10/AD6.4, the upper portion of 3/8” temper glass only weighs 5 pcf. Revise design to provide overall density 15 pcf or more at least 5 feet tall above roof deck.
Identify location of Zone A and Zone B on the floor plan or overall floor plan.Cross-reference those details to the applicable location on the floor plan.
Sheet AS.10 and AS.20. Add note to doors and windows schedule to specify minimum STC per each Zone in the acoustical report Table 4.
LIGHT AND VENTILATION
Provide 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.
GLAZING
Safety glazing. 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.
Glass Guardrail (e.g. club room 2nd level).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 structuraldrawings where calculations for design and justification is required. (Show structural detail number, page and structural calculation page in the plan check response) (2407.1)
ELEVATORS
Sheet AD7.2. See Figure 11A-7B, 7C and update the elevator details in compliance with Chapter 11A Section 1124A.
Accessible means of egress. Show compliance with Section 1009.4, in order to be considered part of an accessible means of egress, an elevator shall comply with the emergency operation and signaling device requirements of California Code of Regulations, Title 8, Division 1, Chapter 4, Subchapter 6, Elevator Safety Orders, Standby power shall be provided in accordance with Chapter 27 and Section 3003.
CBC Section 713.14.1 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 ACCESSIBILITY
Design shall be provided for review, please do not refer to civil or landscape plans. Incorporate the relevant design into this submittal. Plans are reviewed, stamped, signed and dated by the license architect in responsible charge.
Drawings are missing site accessibility. Site accessibility design shall not be deferred or under separate permit. Please also refer to additional accessibility comments.
Identify all building accessible entrance (doors and gates) on both apartment and garage building. Entrance(s) to the building or facility and primary path of travel to site and building, shall be accessible.
Show accessible routes incorporated all elements from the exterior arrival site including public bus stop. Site development shall be designed to provide access to all entrances (not exits) and exterior ground-floor exits and site.
Revise site accessible route that vehicular way is not part of the accessible route. Provide sidewalk or walkway. (CBC Chapter 2 Definition). E.g. a route to loading zone.
Provide accessible ramp design and detail by the dog park.
If general circulation path is available around the dog park, provide continuous accessible route connecting between dog parks. All routes on site shall be accessible.
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 tosite /building entrance. Show location of entrance to site as well as sign on the site plan.
Sidewalks accommodating the disabled must be at least forty-eight inches (48”) wide and at least sixty inches (60”) where door swings over walk. Walks and sidewalks shall have a continuous common surface, not interrupted by steps or abrupt changes in level. Surfaces shall be slip resistant. Indicate maximum slopes and cross slope.
Provide missing drawings to show compliance with following accessibility and adaptability requirement of followings (11A); (elevator building)
Division I- Section 1102A.3.2 multi- dwellings units in building with elevator, including powder room or bathroom at primary level and one kitchen at primary entrance level and all room and spaces on each level (elevator building) shall comply with Division IV, 11-A.
Division II- Exterior facilities at the court, pool and roof deck.
Division III- Building features (Includes accessible parking spaces for parking garage)
Division IV- Dwelling Unit Features
Dwelling units. Provide dimensions for work surface and counter depths.Kitchen countertop shall comply with 1133A.
Dwelling units. Provide reposition countertops or specify countertop material to show design per exceptions (1133A.4.1)
Dwelling units. Provide accessible threshold at the exterior door to deck.
Dwelling units. Unit B1, B1.1. Provide accessible shower dimensions and design per 1134A.6.
Please note each detail in accessibility Sheets AD9.1 and AD9.2 must be crosses referenced to applicable site plan, floor plan and or elevations.
DOORS ACCESSIBILITY
Please note building and site plan accessibility items must be refer to accessibility Sheet AD9.1 and AD9.2. Show compliance with followings:
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. No deferred submittal.
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,
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.
SANITARY FACILITIES
Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 422 and CPC Table 422.1.
Provide fixture calculation for maker’s room (A occupancy specified by architect) at the basement.
A single-use restroom is not permitted for A occupancy (only B/M <51 occupants allowed) serving maker’s room at the basement and roof deck at the level 5. Provide separate single-use restrooms for each sex. Please review and revise design. (CPC 422.2).
Revise the square footage in the table does to match with plan.
Per Table, provide one accessible drinking fountain (hi-low) at the level 1.
Level 5, provide water filling station detail showing compliance of CBC section 602.
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 STANDARDS
This building is subject to the 2019 State of California Energy Conservation Regulations. Submit T-24 drawings to show compliance
Submit two signed copies of T-24 energy calculations in compliance with 2019 Energy Standards.
Submit T-24 drawings in compliance with 2019 Energy Standards.
Sheet A0.16. Provide solar area on Fire Area 4. (CEC110.10)
CALGreen AND EV CHARGING STATIONSProvide calculation on plan to determine how many short-term bicycle parking is required. (5.106.4.1.1)Indicate bicycle racks on the site or floor plan for short-term bicycle parking.Provide calculation on plan to determine how many long-term bicycle parking is required. (5.106.4.1.3)
Indicate enclosure or room on the site or floor plan for long-term bicycle parking.
(Advisory) When EVCS is installed on the van accessible Guest EVCS, it shall be in accordance with CBC. The access aisle shall be on the passenger side. Please note the current design will not comply with CBC when applying for EV charging station permit.
PHASE PLANPlease show the disabled access path-of-travel and egress routes on phase 1.Please show the disabled access path-of-travel and egress routes on combined phases.Exit Analysis & Plan on phase 1 only (CBC Chapter 10): Provide a complete exit analysis and exiting plan and identify all exit components, occupant load calculation, number of required exits, travel distances, fire-rated construction, hardware, lighting, signage, etc.Check maximum common path of travel (75 feet max) and travel distance (250 feet max) from the remotest point on the second floor of the club room (105) to the exit.The doorways between phase 1 and 2 shall be completely closed by furred-wall framing and drywall. Provide note or detail on the plan.
Provide note:” OCCUPANTS SHALL NOT OCCUPACY IN PHASE TWO AREAS UNTIL THE FINAL BUILDING INSPECTION.”
LIGHT STANDARD(101106259)
Provide construction cost.Submit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application. The plan check engineer may accept the contract price as the valuation of improvements for unique/unusual projects in lieu of using a cost per square foot basis.
Provide design,plans and details of the proposed lights on the architectural plans, structural design shall be on the structural plans. All design and details shall be stamped, signed by the license design professionals. REFEREING TO CIVIL OR LANASCPE IS NOT ACCEPTABLE.
FENCE (101106260)
Provide construction cost.Submit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application. The plan check engineer may accept the contract price as the valuation of improvements for unique/unusual projects in lieu of using a cost per square foot basis.
Provide design, plans and details of the proposed fence on the architectural plans, structural design shall be on the structural plans. All design and details shall be stamped, signed by the license design professionals. REFEREING TO CIVIL OR LANASCPE IS NOT ACCEPTABLE.
STRUCTURAL ELEMENTS
Provide structural calculations and drawings, stamped and signed by a California licensed
architect or registered civil engineer for:
Awning shown on Sheet AD3.4.
Deck balcony railing Sheet AD5.2
Guardrail Sheet AD8.3.
Fortina System at clubroom AD8.4 or provide ICC number on plan.
42” high glass guardrail at club room 2nd floorAD8.3.
Stairway(s), Handrail(s) / guard(s)
Mechanical equipment on roof
New equipment screening on roof (if applicable)
Pool and spa
Structures shown on courtyards and dog park.
Reminder: Landscape drawings are for referenced only and are not part of this review. However, the exiting and accessibility compliance is required to be part of architectural drawings. We also strongly recommend Landscape drawings to be reviewed by the architect in responsible charge. If applicable, revise landscape plans to match architectural drawings for exit and accessibility requirement.
BUILDING STRUCTURAL COMMENTS:
By: Tung Le Email: Tle10@santa-ana.org Phone: 714-647-5896Final plan and calculation shall be stamped, signed, and dated by the engineer or record. Omit statement “NOT FOR CONSTRUCTION” off the plans. Up on reviewing of Soil report by Leighton and Associates, Inc., dated June 4, 2019, the following are required. Submit final plans with final design loads to the geotechnical engineer of record for review and verify the foundation recommendations. The geotechnical engineer should “review” stamp the plan for general conformance with the soil report recommendations. Soil repot page 11 and 12: Please update report to show seismic load design parameters in accordance with the 2019 CBC. Structural Calculation: Design Criteria: Please update Soil parameters in accordance with the provided soil report. Design Criteria, Lateral Load Analysis: Please revise code standard reference to the ASCE7-16. Design Criteria, Lateral Load Analysis: Seismic Parameters – Please update seismic parameters in accordance with the Seismic Design Parameters provided in the soil report. Sheet SN1: Rainfall – Please revise roof rainfall intensity to show 4-inches per hour for roof drainage design. Sheet SN1: Deferred Submittal – Please review and revise the deferred submittal items. Only show the applicable items and delete the one that does not apply to the project. Sheet SN1: Construction Type – For clarity, please include construction type I-A for the podium level that’s supporting the residential structure above. Sheet SN1: Seismic Design Parameters – Please revise Seismic Design Parameters to match with the parameters provided in the soil report. Sheet SN-1: Seismic Force Resisting System – Please specify/identify the Seismic Force Resisting system for the assembly use areas (fitness, clubhouse, and leasing office).Sheet SN1: Project Information – Please specify the Job Address under the Project Information. Sheet SN1: Please complete the Slab/Foundation Loading parameters. Segment Plans: Please provide a master plan or key plans to show where those Segment Plans are occurred. Building Elevations: Please specify/show maximum building height tower. Structural height shall be limit to ASCE7-16, Table 12.2-1; 65-ft maximum for Light-frame construction. Please coordinate with architectural plans. Provide structural attachment detail for exterior wall finishing (ex. Metal panels siding, veneers, etc.). Provide structural calculation and detail for seismic separation between residential building and parking structure. Roof framing plans: Please clearly show drag trusses with specified drag loads for trusses align with shear wall. Sheet S5.10 – S5.14, Stairways frames – Please provide structural details and references for the stairway framing. Sheet S6.13: Roof Deck Framing For clarity and for future reference – Please provide/show gridlines. Detail 17/SW3.1 called out at the W steel beams are not applicable. Please coordinate and review detail reference accordingly. Please provide detail to show shear transfer from the roof cover to the shear wall below. Please provide/identify lateral resistance system along the two open sides (along the W steel beams). Provide calculation. Sheet S1.16B, at gridline X1 (left of line U1) – Please provide details connection of wood beams to girder truss, beam to beam, beam to post, etc. Details shall be clearly cross-referenced onto the plan. Sheet S1.16A, at gridline X1 (adjacent to stair 4 – left of line U2) - Please provide details connection of wood beams to girder truss, beam to beam, beam to post, etc. Details shall be clearly cross-referenced onto the plan.Sheet S1.15A: Please provide detail reference for joist to wood beam, beam to post, etc. details shall be clearly cross-referenced onto the plan. Sheet S6.12: Fitness room – Floor framings and its support shall be designed with a live loads of 100 psf. Please revise calculation and plan framings accordingly. Sheet S6.12.1 and S6.12: For clarity, please provide elevation of the moment frame, MF-6, MF-7 and MF-8 with reference details. Show moment frames from 3rd floor framing with continuous columns down to foundation. Sheet S6.12 & S6.12.1: Steel beam and columns and its supports supporting discontinuous shear walls and hold-down above: Beam shall be designed with an omega factor and vertical Seismic Load Effect, Ev. (12.3.3.3 & 12.4.2.2)Sheet S6.12: Please provide/show structural frames and calculation for the stairway at the Fitness area. Sheet S6.12: Please provide lateral resisting system for the second level of the Fitness area. Sheet S6.11: For clarity, please provide elevation of the moment frame. Sheet S6.11: Please provide/show structural frames and calculation for the stairway at the clubhouse. Clubhouse: Floor framings and its support shall be designed with a live loads of 100 psf. Please revise calculation and plan framings accordingly. Sheet S6.11: Steel beam and columns and its supports supporting discontinuous shear walls and hold-down above: Beam shall be designed with an omega factor and vertical Seismic Load Effect, Ev. (12.3.3.3 & 12.4.2.2).Sheet S6.11: Please provide lateral resisting system for the second level of the Clubhouse area. Sheet S6.11: Please provide construction details for floor joists to beams, beams to post, etc. Details shall be clearly cross-referenced onto the plan. Sheet S6.10: Leasing office - Steel beam and columns and its supports supporting discontinuous shear walls and hold-down above: Beam shall be designed with an omega factor and vertical Seismic Load Effect, Ev. (12.3.3.3 & 12.4.2.2).Sheet S6.10: Leasing office – Please provide/show lateral resisting element for the second level of the lease office. Leasing office 2nd floor framing: Framing and its support shall be designed with a live loads of 50 psf. Please revise calculation and plan framing accordingly. Sheet S1.11A.H & S1.11B.H: PT tendons spacing are vary throughout the concrete slab – Please clearly show limit tendons spacing for each area. Sheet S1.11A.H & S1.11B.H: Should a continuous footing (grade beam) require under the moment frame? For example: MF-3, MF-6, MF-4, MF-4, etc. Provide calculation. Sheet S1.11A.H & S1.11B.H: Gridline J, wall adjacent to garage structure – Please provide detail to show PT slab edge in relative to the garage structure. Sheet S1.11B.H: For clarity, please show outline of the pool (see architectural plan) with required distance from the building footing so that supporting building loads would not surcharge into the swimming pool wall. Hardware Placement plan: Could not find information for tie down anchor minimum embedment into the concrete footing. On the plan, please clearly specify minimum embedment. Hardware Placement Plan: On the plan, please provide information for P1 as indicated on the plan. Submit foundation plan to the geotechnical engineer for review and approval. If applicable, please provide structural calculation and details for guardrails. Details shall be clearly cross-referenced onto the plan. Please coordinate with architectural plans and provide detail to show fire-protection details for structural frames.Light standard and fences: Please provide structural plans, calculations and details for the proposed light standard and fences. Retaining wall calculations were provided. On the plan, please clearly show where are the retaining occurred. Provide details and clearly cross-reference details onto the plan. Reminder: Miscellaneous structures provided on the Landscaping plans are for referenced only and are not subject to this plan review. Structural plans and calculation shall be provided and separated from the Landscaping plans for plan review and approval.
(End of Comments)