HomeMy WebLinkAbout272728_2_Corrections.docxRESIDENTIAL PLAN CHECK
COMMENTS
Planning & Building Agency
Building Safety Division
20 Civic Center Plaza
P.O. Box 1988 (M-19)
Santa Ana, CA 92702
(714) 647-5800
www.santa-ana.org
PLAN CHECK NO:
101105958
PROJECT ADDRESS:
401 W First St
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/24/2021
INITIAL REVIEW
3/14/2021
EXPIRATION
8/23/2021
RECHECKS:
1.06/13/2021
PROJECT APPLICANT CONTACT PERSON:
2.
Scott Sullivan
3.
TEL:
(323)309-0445
FAX:
VALUATION: $75,000.00
EMAIL:
scott@relativityarchitects.com
FLOOD ZONE: X-0602320276J
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.
This review does not include mechanical, plumbing or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, and electrical work. Call 647-5800 for information.
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). Previously
approved plans should be submitted to expedite the process.
- Fire Department approval on the corrected/final set of drawings (647-5839 or 647-5700).
-Police Department approval on the corrected/final set of drawings (647-5840).
-Public Works Agency approval (647-5039).
- School District Compliance Certificate; and a copy of the building permit application, signed by
the plan check engineer, shall be required by the School District to verify the scope of the work.
PLAN CHECK CORRECTIONS
Refer to plan check comments on the drawings. Schedule an appointment to pick up redline set.
Submit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application. The permit valuation shows $75,000.Please justify. 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.
PC2: The valuation or construction cost is not justified. There is no response to this item.
Fill out PART 1 of the “Building permit school fee worksheet” and submit it back at the next review.
Sheet AA210.1. Clarify the scope of work:
On the proposed floor plan, there are NEW WALLS occurs on the (1) office, (2) single use accessible restroom, (3) storage room, and (4) new mailboxes. Those are NOT part of the permit application. Revise plans (including all other relevant plans) NOT to include them on plan OR add them to building permit. Provide design and detail for plan review.
Sheet A000. Add the square footage of the reroof area (see keynote #1) on wing A into building scope of work description and to the permit application.
Clarify in the scope of work if there is any rooftop units added, removed or altered. Building permit and plan review is required for those work.
PC2: On sheet A000. Under project scope, site general item #4 shows no rooftop units are added, altered or removed. However, the structural roof framing plan shows a few equipment are added. Please clarify on the scope, architectural roof plan and structural roof framing plan. Structural calculations and anchorage detail will be needed for rooftop equipment anchorage.
Sheet A000. Project summary:
Clarify number of stories in the building “Wing A”. (1 story?). Plan shows two stories.
Indicate existing, new addition and total square footage of Wing A (including existing plus new addition). If wing A is a multi-story building, also show each floor square footage. (1 story?)
Sheet A000. Under “project info/ legal description”:
Add occupancy A3 (e.g. community room) and B (office) on plan to the building wing A.
Revise the room’s name, square footage in the occupant load calculation to match plan. Duplicate the revised occupant load calculation on the egress plan (AA213).
Sheet A000. Under “General project scope”,
Indicate the square footage of the interior tenant improvement area within the scope (e.g. computer, reading, fitness room, community room…)
Indicate the building name where the tenant improvement occurs.
PC2: Per submitted package, please add note the landscape drawings:” for reference only”.
Sheet A000. Clarify the note “Refer to permit #2019-156465 for building accessibility upgrades”.
Revise permit # to show correct building permit number. That number is not a valid building permit number.
Provide a list on plan what accessibility upgrades that you are referring to?
List all deferred submittal items and under separate permit items on the cover sheet.
PC2:Note that structural design, calculation and attachment detail is NOT provided for awning design. Per structural response on item #51, the design is deferred. Please clarify with your structural engineer.
If the design is deferred, list it as deferred item on the cover sheet. If not, provide structural framing plan, calculation and details on the drawings.
Sheet A101.1. Provide correct keynote descriptions on the site plan. Provide complete exterior site improvement design. (new corrections may apply)
PC2: Please add note to the scope of work that this building permit does not include courtyard alteration.
Sheet DA100.1, DA100.2, AA210.1, AA213 and all relevant sheets. Clarify the interior columns design and location to be consistent with structural design. Per architectural plan, two interior existing columns are replaced with one new column; however, the structural design assumes the existing columns to stay. Please clarify on both architectural and structural plans and make design consistent.
Sheet A310.1. Elevation drawings shall include following information:
Height dimensions
Exterior finishes and materials
Exterior building components (walls, roof, doors, windows, etc.)
Window types
Window header height
Height from finish floor to bottom of the opening in egress window(s)
Roof slope/pitch
Roof venting
Top of floor elevations(s)
Top of finished grade (referenced to site plan)
Attachment/relationship of existing buildings (where applicable)
Sheet A310.1. Cross-reference elevation #3 into plan. I cannot find this elevation match the floor plan. In addition, correct the orientation. There is no west facing elevation called out on the floor plan.
Sheet A410.1. On the proposed Section 2, show new roof height, measured to finish floor AND new parapet height, measured to finish roof surface.
Sheet A551.2. Provide dimensions to indicate the new wall length at each wall section and overall wall length.
Sheet A551.2. Cross-reference wall assembly details to the wall legend for new partitions and new exterior walls.
Provide typical section view detail of all new partitions and ceilings showing:
- Size, spacing, and material of framing members
- Note gauge and ICC Research Report number and installation/construction requirements for metal framing members.
- It is the project designer’s responsibility to coordinate work with the various trades to ensure that the size of the wall cavity will be large enough to accommodate piping, fittings, ducts, etc. There has been a continuing field problem of 2½” wide metal studs not being able to accommodate plumbing pipes.
- Method of attaching framing to the building structure. Compliance shall be shown with CBC Section 1607.13 for lateral support of the walls. Do not support top of walls to suspended ceiling system unless calculations and drawing prepared by a registered engineer are submitted for review. Submit structural engineering calculations for walls in rooms with a floor to building structure above height greater than 14’.
- Provide on the drawings details for the lateral support of partitions, rails and similar space dividers less than 5’ 9” in height.
- Sheathing material and details of attachment. Note type, size, and spacing of fasteners.
- Heights of partition, suspended ceiling, structure above.
- Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number.
- Fire-blocks and draft-stops in combustible construction in accordance with CBC Section 717. Show
location(s) and provide typical construction details.
- Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC Section 716 and mechanical Code Section 606.
Sheet A610 and A620. Revise note #10 to show MAXIMUM U-factor, SHGC and VT number in accordance with revised energy calculation.
Sheet A702. Revise details to avoid plywood sheathing directly in contact with concrete. (CBC 2304.12.1.2)
Sheet A702. Detail 8. Revise finishing concrete not to contact with plywood and extend weather protection to the entire plywood. Maintain minimum 2” vertical clearance from bottom of the weed screed to the concrete paving.
EGRESS
Sheet A101.1. Identify each exterior egress door on the building wing A on the site plan. Per egress floor plan (sheet AA213), there are 5 egress doors required.
Sheet A101.1. Provide additional legend to show on site exterior egress route. Identify all egress routes from each exterior egress door on building wing A to the public street. Show width of the site egress routes. The exit discharge shall be at grade or shall provide direct access to grade. The exit discharge shall not reenter a building. CBC Section 1028.1.
Sheet AA213. Note on the floor plan the use and occupancy load of each room and/or area. Relate each use to a CBC Table item. Note occupant loads which are the greater number based on CBC Section 1004 and Table 1004.1.1 or the actual number of occupants.
Sheet AA213. Specifying the cumulative occupant load at exit access doors and exit doors on plan.
Sheet AA213. CBC Section 1004.3, Posting of occupant load. Every room or space that is assembly occupancy 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 and shall be maintained by the owner or authorized agent.
Sheet AA213. Note on drawing: “Exit doors shall be openable from the inside without the use of a key or any special knowledge or effort.”
Panic hardware shall comply with CBC Section 1010.1.10. Panic hardware shall be provided asrequired by CBC Section(s):
- A Occupancy with an occupant count > 50. Refer to CBC section 1010.1.9.4, Item 2 for Exception.
PC2: Refer to sheet AA213. Please provide panic hardware on the north exterior existing door which serves 70 occupant load.
Revise the drawings to reflect under CBC Section 1010.1.9.4 Exception 2.2, which reads “THIS DOOR MUST REMAIN UNLOCKED WHENEVER THE BUILDING IS OCCUPIED.”
Sheet AA213. Note the following on the plans: “The means of egress, including the exit discharge, will be illuminated to a level of not less than one foot-candle at the walking surface at all times the building space served by the means of egress is occupied”. [CBC 1006.1; 1006.2]
Sheet AA213. Identify on the plans the lighting fixtures connected to an emergency power system (batteries, unit equipment or an on-site generator) that will automatically illuminate the means of egress for a duration of not less than 90 minutes. [CBC 1006.3]
Sheet AA213. Provide exit signs at all exit access doors and exit doors. The exit signs shall be readily visible from any direction of egress travel and clearly indicate the direction of egress travel. [CBC 1013]
PC2: Refer to sheet AA213 alt. Please add an illuminated exit sign on the hallway leading to the existing lobby and exit door. See red marks on this plan.
Sheet AA213. Note on the plans: “Exit signs shall be internally or externally illuminated at all times. Externally illuminated exit signs shall be connected to an emergency power system (batteries, unit equipment or an on-site generator) that will automatically illuminate the exit signs for a duration of not less than 90 minutes in case of primary power loss.” [CBC 1013]
Sheet AA213. Provide and show tactile exit signs complying with Section 11B-703 and in accordance with Section 1013.4 at all exit access doors and exit doors.
PC2: Please provide signage detail and cross-reference to construction keynote #5
ACCESSIBILITY
Sheet A101.1. Justify if the accessible path of travel from public street and from an accessible parking space to the building entrance (wing A) complying with 2019 CBC. If the accessible path of travel upgrades are fully complies with 2019 CBC under previous project, add note to the plan with building permit number to verify.
Indicate on plan where the accessible restrooms for each sex serving the tenant improvement area. Those restrooms shall fully comply with 2019 CBC. Provide design and details on plan.
Verify the entrance door (Wing A) to comply with 11B-206.4 and 11B-404.
PC2: Refer to redlines on sheet A101.1. This entrance door where new awning is provided shall be accessible.
Sheet A101.1. Under accessible route legend, revise the pedestrian walk to minimum 48 inches in width (not 36”) (CBC 11B-403.5.1 exception 3)
The central courtyard shall be fully accessible, provide entire site accessible plan showing:
No steps on the accessible walkway. Change in level shall comply with 11B-303.
Ramps shall comply with 11B-405. Provide ramp details, including slope, landings, and handrails. Or revise the ramp to a walk (maximum 5% running slope)
The running slope of walking surfaces shall not be steeper than 1:20 (5%). The cross slope of walking surfaces shall not be steeper than 1:48 (2.083%). §11B-403.3
The clear width for sidewalks and walks shall be 48 inches minimum. §11B-403.5.1 exception 3.
BBQ counter height shall not exceed 34” maximum, measured from finished surface.
At all exterior doors, the front approach level area shall have a length in the direction of door swing of at least 60”.
Units shall have a clear floor or ground space complying with Section 11B-305 Clear Floor or Ground Space positioned for a forward approach and centered on the unit. Knee and toe clearance complying with Section 11B-306 Knee and Toe Clearance shall be provided. §11B-602.2
The spout shall be located 15 inches minimum from the vertical support and 5 inches maximum from the front edge of the unit, including bumpers. §11B-602.5
Add note to plan: The spout shall provide a flow of water 4inches high minimum and shall be located 5 inches maximum from the front of the unit. The angle of the water stream shall be measured horizontally relative to the front face of the unit. Where spouts are located less than 3 inches from the front of the unit, the angle of the water stream shall be 30 degrees maximum. Where spouts are located between 3 inches and 5 inches maximum from the front of the unit, the angle of the water stream shall be 15 degrees maximum. §11B-602.6
Wall and post-mounted cantilevered drinking fountains shall be 18 inches minimum and 19 inches maximum in depth. §11B-602.8
Sheet A553.2. Show 30”x48” clear floor space, positioned for a forward approach and centered on the lower accessible drinking fountain. Justify and revise door location that the door swing cannot encroach into the required clear floor space of the unit.
Fitness room. At least one of each type of exercise machine and equipment shall comply with section 11B-1004.
ENERGY
Revise the total conditioned floor area in wing A shall match the building. (4106 sf vs 2823 sf.).
PC2: Sheet PERF-1. On page 1 item #12, it shows existing alteration for the scope. This project has 550 sf. addition. Please verify the compliance method for existing+alteration+addition.
Revise building envelope and fenestration area and orientation to match the building.
The energy design shows metal roof in new addition area which does not match the building (wood framed). Please revise.
Sheet PEFR-2. The license architect shall complete and sign the responsible person’s declaration statement under the responsible envelope designer’s section.
PC2: Sheet PEFR-2. Page 14. In addition to architect’s signature, the date signed, title and license number are required on the plan.
GREEN
Plans shall demonstrate satisfactory conformance with CALGreen mandatory measures. Fill out City's Mandatory Measures Checklist “GRN-03_CalGreen Non-Residential Checklist” to verify compliance with all CALGreen requirements and incorporate it into the plans.
PC2: Sheet A010. On the checklist, please show cross-reference correctsheet number to each item.
STRUCTRUAL
Sheet S200, S210 and all other relevant sheets. Clarify the interior columns design and location to be consistent with architectural design (e.g. Sheet DA100.1, AA210.1 and etc.). Per architectural plan, two interior existing columns are replaced with one new column; however, the structural design assumes the existing columns to stay. Please clarify on both architectural and structural plans and make design consistent.
For the new awning, located at the entrance, provide structural design, calculation and detail for the new awning’s framing and attachment to the building structural framing. (See architectural sheet A557)
PC2: The architectural plan does not specify the structural awning design is deferred. Please clarify with the architect. Also refer to this correction item #9.
Provide connection details for the beams to the columns. Post-beam connections must be detailed on the drawings ensuring against uplift and lateral displacement. See requested detail location marked on the drawings.
Provide a note or detail on the foundation plan to specify the slab-on-grade design. Specify the thickness of the concrete, reinforcement, vapor retarder, subgrade and capillary break.
PC2: Sheet S200. Please provide vapor retarder, subgrade and capillary breakdesign on note #208 and #209 on the drawing. Please do not refer the information to the soils report.
Lateral
Provide a complete and consistent grid system with grid lines for each lateral line of resistance on structural framing plans. Lack of grid lines makes the review process difficult and may delay the planreview and permit process.
Provide page number on each page of the structural calculation.
PC2: Please submit updated structural calculation. 2 copies are required.
The tributary area on the X-direction shall be extended to the edge of the building. The current tributary edge stops at the interior non-bearing partition is not a lateral force resisting system. Revise calculation for HFX-D and HFX-2 design.
PC2: Please submit updated structural calculation. 2 copies are required.
Horizontal distribution of shear on Y-direction. Revise shear wall calculation to design each grid line WSW_L, HFX-D and WSW_R based on their own tributary area on each line of resistance. Do not combine. (Flexible diaphragm design, SDPWS 4.2.5). Design each shear wall based on its demand force.
PC2: Please submit updated structural calculation. 2 copies are required.
Add the lateral force from tributary area of the existing portion of the building to the wall WSW_L. Tributary area on the west part of the building shall be resisted by the interior shear wall WSW_L.
PC2: Please submit updated structural calculation. 2 copies are required.
Provide shear calculation for wall WSW_R.
PC2: Please submit updated structural calculation. 2 copies are required.
Chords/collector and struts (ASCE Section 12.10.2, SDPWS 4.11.4): Provide calculations and details to show that collector elements, splices, and connections to resisting elements have the strength to resist the combined loads resulting from the load combinations with over-strength factor:
On grid line WSW_L. Specify connecting hardware and details on plan for a continuous collector.
On grid line WSW_L. Provide shear transfer detail at the interior shear wall.
On grid line HFX-D. Provide detail showing installation of the MST60 strap.
PC2: Please submit updated structural calculation. 2 copies are required.
Provide shear transfer details and connection details along grid line WSW_L.
Nonparallel system irregularities. The Hardy Frame wall on line HFX-D resists both X and Y-direction horizontal forces. Please provide calculation to check orthogonal effect per ASCE 7-16 section 12.5.3.1 on the HFX 18x11 wall.
Detail 7/S310. The plywood panel in direct contact with concrete footing shall be naturally durable or preservative-treated or revise footing design to avoid plywood contacting concrete footing. (CBC 2304.12.1.2).
Provide design and detail for shear wall holdown anchor bolts. Provide details showing installation on both new concrete and post-installed on the existing concrete footing.
PC2: Please submit updated structural calculation. 2 copies are required.
Manufactured Shear walls:
Provide manufactured shear wall installation drawings and note ICC ES report number on the plans: Hardy Frames (ICC ESR-2089)
PC2: Sheet S141. Part of the information are missing. Please submit new sheets with complete information on plan.
Show and call out the size of the pads for the manufactured shear walls.
Provide special inspections for the manufactured shear walls per their ICC ESR reports.
PC2: Sheet S001. Please include this item on the inspection schedule.
Response to redlines marked on the check set. Return the check set at the next submittal. Thank you.
PC2: Please refer to the plan check set for the redlines.