HomeMy WebLinkAbout273688_2_Corrections.docxParking Garage
PLAN CHECK COMMENTS
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:
101106261
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:
I A (required per CBC 510.2), SPK
OCCUPANCY CLASSIFICATION(S):
A-3, B, S-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
4/20/2021
Garage Building-
INITIAL REVIEW
4/24/2021
Architectural and Structural review only
EXPIRATION
10/17/2021
RECHECKS:
1.7/8/2021
PROJECT APPLICANT CONTACT PERSON:
2.
Robert Reitenour
3.
TEL:
(949)955-4330
FAX:
VALUATION: $13,600,000.00
EMAIL:
rreitenour@lowe-re.com
FLOOD ZONE: X-0602320163J
APPLICABLE CODE: 2019 CALIFORNIA BUILDING CODE (CBC) WITH
CITY OF SANTA ANA AMENDMENTS
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 3corrected 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.PC#101106261 – 2nd Review CommentADMINSTRATIONCBC 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.PC2: Missing stamp, signature and date on the cover page.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.) Previously approved 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 the plan 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 issuanceState 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 than three 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 EquipmentProvide 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 buildingpermit 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.PC2: Not response. Please response to this item not referring to other plan check. Provide documentation on this set of plan.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. 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.PC2: Not response. Please response to this item not referring to other plan check.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.PC2: Not response. Please response to this item not referring to other plan check.Show and identify bike shop location on plan. Bike shop is mentioned on the leasing/amenity permit, but not on the plan.BUILDING ANALYSISSheet GG.20. Building Code Analysis: Provide complete code analysis meeting CBC Chapters 3 through 7 for parking garage (plan shows analysis for apartment building). Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503).PC2: Not resolved. Building analysis is not provided. Revie type of construction to type IA instead of IB per architectural design. Refer to plan check comment #31 under 101106257-60. (510.2)Sheet GG.20. Building Code Analysis: Add note to plan that “An open parking garage shall be equipped with a standpipe system as required by CBC Section 905.3.”Sheet GG.20. Building Area Summary: The square footage shown here is not consistent with paper permit application and therefore the square footage in our permit record does not match the plan. Please update both paper permit and the drawing to be consistent. Update square footage on each level and total square footage of the building. Please submit both new paper permit application and updated plans for next review.Sheet GG.20. Provide building grossarea breakdown on each floor of the building in a table format. Show use, occupancy, square footage of each area. All habitable, nonhabitable, hallway, storage, stairways, vertical shaft and deck shall be listed. The summation of area breakdown must match the total floor area. Please do not show “net” building area. (CBC gross area definition)Sheet GG.20. Building area. Provide a drawing showing how to obtain the 16,904 sf. basement. Clearly indicate if all other rooms in addition to parking garage area such as maker’s room, trash 1, elevator lobby, main electrical room are included.PC2: Pending. Refer to correction item #27. Show square footage of each room (e.g. B101-B112) and space (e.g. parking) on plan so that Building Division can verify the square footage in the table.Update type of construction to Type 1A and fire resistant rating requirement per Table 601.Fire Wall continuity. On Grid line 10, the fire wall separating Fire Area 4 and Fire Area 5 stops in the middle of the building and does not continue below the podium deck 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.PC2: Not response. Please response to this item not referring to other plan check. Fire walls separating garage and apartment building is not clearly address its continuity separating garage and apartment building at this location. Mixed Use: Provide garage building analysis.Please include The Fire Area 5 at the basement (AG0.10) and first level (AG0.11) into building analysis. Indicate which compliance method is selected. Show Code section. (CBC Ch. 5)PC2: Provide analysis based on type 1A construction. Part of the apartment building has basement shall be included in the building analysis (e.g. main electrical room B112). Refer to item 25.Mixed Use: The building as shown is a mixed-occupancy building (A3, B and S2). Please comply with Section 508.2 for accessory occupancies, section 508.3 for non-separated occupancies, or section 508.4 for separated occupancies. Please make building analysis part of the construction documents.PC2: The analysis is not provided on sheet GG.20. Show detailed calculation on plan.Sheet GG.20. Update plumbing fixture count for garage building. Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 412.0 and CPC Table 4-1.Sheet AG0.10 – AG0.17.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.PC2: The information is not provided.Sheet AG2.10. Show garage building overall height the elevations on plan, measured from grade plane to the average height of the highest roof structure. (Chapter 2, definition)Sheet AG1.0. The lowest subterranean basement garage area does not meet the opening requirement. Please provide the following: Identify the area requiring mechanical ventilation on plan (see red marks on first review set).Note on the applicable drawings that “Mechanical ventilation is required and shall comply with the applicable mechanical code. Mechanical permit is required.” (406.5.2)Note on the applicable drawings that “contaminants source shall be removed in accordance with the California Mechanical Code including natural or mechanical ventilation. (1202.5.2)Sheet GG24 through Sheet GG26. Show vertical opening height on all openings.Sheet GG24. On elevation 1, I do not find openings and walls at the basement level. It appears there is no basement on the north elevation. Please clarify.PC2: Refer to first review set. Remove the basement openings from north elevation for clarity.Sheet AG0.10-AG-0.17. Identify the fire-rated elevator walls and shaft walls by the vest room in the wall legend. Those walls are not labeled in the wall legend.Sheet AG0.13. Provide ¾ hour protection at the door G301 and show it in the door schedule on sheet AGS.10. (713.13.3)Sheet AGS.10. Provide door notes description to the bottom of the door schedule. Provide description for: C, SS, FOB, PH…Sheet GG21-GG23. AG010-AG016. Trash chute access room and chute discharge room shall be enclosed by not less than 1-hour fire barrier (707). Revise wall legend and provide assembly details to provide required fire rating construction on plan. (713.13)EGRESSSite egressSheet AG0.01. Clarify the accessible egress route from each building exit door to the public sidewalk. Use different legend to show site egress route from each building exit to the public sidewalk. Show building ingress and egress routes separately. Revise the legend and designated routes on plan for clarification.PC2: Not resolved. Show egress design on the architectural drawings. This is the responsibility of the architect in record. Please do not refer design to landscape or civil drawings.Sheet AGD1.1 through AGD2.1. Show UL or ICC number and fire-rating for the sealant at the rated wall and slab joint on plan.PC2: Not resolved. The UL or ICC number for fire-rated sealant is not available on sheet AGD1.1.Building egressSheet GG.21 through GG.23.Note on the floor plan the square footage,occupancy group 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.PC2:Bike storage (accessory to maker’s room) and elevator lobby may be classified as B occupancy. Per current design, occupancy B cannot egress into S2 occupancy.Revise level B1 table to show square footage and occupancy group for bike storage and elevator lobby.Sheet GG.21through GG.23. Provide illuminated sign in front of the exit door at each interior exit stairway. (1013). Refer to comments on the drawings.PC2: Level B1 elevator lobby. Provide one sign at the exit door leading to exit passageway.Sheet GG.21 through GG.23. Please revise occupant analysis table to indicate actual occupant load, required stairway width and required door width in the table on each exit (or on the drawings).PC2: Update the occupant load information at each exit. See comments on this check set.Sheet GG.21 through GG.23. Travel distance. Make it clear that each travel distance, measured from its origin point to the exit doorway, precisely. The origin of the travel distance is at the edge of the parking space, not in the middle of the driveway. Exits shall be so located on each story such that the maximum length of exit access travel, measured from the most remote point within a story to the entrance to an exit along the natural and unobstructed path of egress travel, shall not exceed the distances given in Table 1017.2. (1016.1)Sheet GG.21 through GG.23. Common path of travel. Make it clear that each travel distance measurement on plan. Precisely show the origin and end point of each common path of travel on plan.Sheet GG.21. Show width of the corridor on plan.CBC Section 1020.2, Corridor width. The minimum corridor width shall be as determined in Section 1005.1, but not less than 44”. (1020)PC2: Per item #44, show width on plan to comply with exit passageway capacity per CBC 1024.2.Sheet GG21. Provide a corridor construction between the elevator lobby and the exit door. (1020)PC2: The architect has clarified it to an enclosed exit passageway. On the plan, provide enclosure with 1-hour rated wall and ceiling with 60 minimum fire-rated doors. (Exterior door is exempt). Refer to comments on this check set.Corridor.CBC Section 1020.5, Air movement in corridors. Corridors shall not serve as supply, return, exhaust, relief or ventilation air ducts when required to be fire-resistive rated in accordance with Table 1017.1.PC2: On this plan, provide notes showing following code language: CBC 1024.6 through 1024.8.Corridor.Provide a complete architectural section of 1-HR. corridor detailing fire resistive rated construction of the walls and ceilings. Detail all duct and other penetrations CBC Sections 708.4, 1020.1, 716.1, Table 716.1(2) & 717.5.4.Corridor. Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1017 and 708:
- Size, spacing, and material of framing members. Note gauge and ICC number and installation/construction
requirements for metal framing members.
- 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 drawings 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’.
- Sheathing material and details of attachment. Note type, size, and spacing of fasteners.
- Height of partition, suspended ceiling, structure above.
- Reference each wall and ceiling 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 GG.21.Add the occupant load in the elevator lobby (room B101) into egress analysis. Show assigned occupancy, occupant load factor, occupant load, square footage and revise egress load calculation and egress plan.Sheet GG.21.Common path of travel and exit.Clarify the measurement of the 51 feet common path of travel from Maker’s room. Use the right-angle method and measured from the remotest point in the maker’s room to the point having two egress options. Note that egress cannot from A to the S2 garage. Two exits are required if either the occupant load or common path of travel exceeds the allowable in Table 1006.2.1. (A3 occupancy, 75 feet max) (Recommend to provide an exterior exit door in the maker’s room for second exit).PC2: The 133 feet travel distance to an exit exceeds 100 feet maximum common path of travel. Therefore, two exits from maker’s room is needed. However, it can be resolved since an exit door is provided at the exit passageway (see item 44). The travel distance is terminated at the exit door. Please update travel distance on the plan. Only one exit will be required if maximum common path of travel is not more than 100 feet. Sheet GG.21.Posting of Occupant Loads. Any room used that is used for an assembly purpose shall have the capacity of the room posted in a conspicuous place on an approved sign near the main exit or exit-access doorway. (CBC 1004.9)Sheet GG.21. Travel distance and common path of travel. Clarify the measurement of the 88 feet common path of travel from basement parking. The origin point shall be at the remotest point from the parking space, not the middle of the driveway. The common path of travel cannot exceed 100 feet. (S2 occupancy, Table 1006.2.1)Sheet AG5.00 through AG5.14. Floor identification sign. Cross-reference detail 18/AGD9.2 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).PC2: In addition to typical stairway plan, show signage location at the actual stairway plans on those sheets.Sheet AG5.00 through AG5.14. Exit signs. Cross-reference detail 17/AD9.2 into this plan.PC2: In addition to typical stairway plan, show signage location at the actual stairway plans on those sheets.Sheet AG0.10. Per section 1/AG3.10, show guardrail by the vehicular entrance on plan.
ELEVATORS Sheet AGD7.2. See Figure 11A-7B, 7C and update the elevator details in compliance with Chapter 11A Section 1124A.PC2: Detail 2/AGD7.2. Revise doorjamb marking height: 48 inches minimum above the finish floor or ground surface, measured from the baseline of the lowest Braille cells and 60 inches maximum above the finish floor or ground surface, measured from the baseline of the highest line of raised characters. (1124A.8)Show compliance with Section 1009.4, in order to be considered part of an accessible means of egress, an elevator shall comply with the emergency operation and signaling device requirements of California Code of Regulations, Title 8, Division 1, Chapter 4, Subchapter 6, Elevator Safety Orders, Standby power shall be provided in accordance with Chapter 27 and Section 3003. PC2: Show on the drawing the location where standby power is provided. Also coordinate with the Electrical plan.CBC Section 707.14.1 and Chapter 30 CBC, Elevator Lobby. An enclosed elevator lobby shall be provided at each floor where an elevator shaft enclosure connects more than two stories in high-rise buildings, Group A, S-2, B, R-2 occupancies. The lobby shall separate the elevator shaft enclosure doors from each floor by fire partitions equal to the fire-resistance rating of the corridor and the required opening protection. Elevator lobbies shall have at least one means of egress complying with Chapter 10 and other provisions within this code.ACCESSIBILITYSite accessibilitySheet AG0.01. Clarify the accessible route from the public sidewalk to each building entrance door. Sheet AG0.10. Provide accessible pedestrian sidewalk or walkway from public sidewalk to the building southwest entrance/exit doors (S06B1 and B113A). On sheet AG0.10, revise the accessible route from the vehicular way and show compliance design. On the large floor plan on sheet AG0.10. Show fully accessible route design and detail with dimensions on plan.PC2: Please update the plan. Show compliance on plan at the next submittal for approval.Provide the following on site accessibility plan: Reference Sheet AG0.01, Site plan, show the followings:Site accessibility compliance per Chapter 11A, CBC for R occupancy and Chapter 11B, CBC for A, S-2, M/BShow each exit door is continued by accessible walkway to public way/City sidewalk.PC2: Provide information on the site plan. Show slope and cross slope of walkway to public way.See additional plan check comments on site accessibility and signage.PC2:Provide accessible ramp design and details on plan in detail 3/AG0.01 complying with 1114A.Provide accessible curb ramp design and details on plan in detail 5/AG0.01 complying with 1112A.Details, dimensioned plans, drawings are needed. Please do not just add notes such as “design shall comply with XXX or refer to Civil or landscape drawings”.Provide 3 accessible guest parking spaces in the parking garage, not off-site. The current design is missing one standard guest accessible parking space. (Based on 45 lots in the parking garage). 45*5%=2.15. Minimum 3 (1 van) is required.PC2: The accessible parking space on the curb side is partially across the property line (access aisle and parking space are on different properties) is not accepted.In addition, if the required parking spaces are both provided in the garage building and on the street, calculation on sheet GG.20 shall be revised to show the required guest parking spaces separately per each facility. Street parking and parking garage are considered different facilities. Then provide the required accessible parking fully within the property.(1109A.8 Fig. 11A-2A, 11A-2B, and 11A-2C).Building accessibilitySheet AG0.10. Door S06B1 and B113A shall not swing into the required 24” strike edge clearance of each other. Please revise design. (1126A.3)PC2: Not resolved. The floor or landing area within the required maneuvering clearance shall be level and clear.Sheet AG0.10. By the door S01B1, provide detectable warnings across the full length of the landing at the vehicular way. See redmarks.Sheet AG0.10. By the vehicular entrance, show maximum slope in the direction of the ramp run not to exceed 1:20.Sheet AG5.13. Detail 1. Correct the interior elevation reference in the accessible restroom.Sheet AG5.12. Cross slope of ramp runs shall not be steeper than 1:48 (2.083%). (1122A.2.1)Sheet AG3.10. Elevation 2. A curb or barrier shall be provided that prevents the passage of a 4 inch diameter sphere, where any portion of the sphere is within 4 inches of the finish floor or ground surface. To prevent wheel entrapment, the curb or barrier shall provide a continuous and uninterrupted barrier along the length of the ramp. (1122A.6, 1012.10.1)Sheet AG3.10. Elevation 2. Ramp handrails shall extend horizontally above the landing for 12 inches minimum beyond the top and bottom of ramp runs. Extensions shall return to a wall, guard, or the landing surface, or shall be continuous to the handrail of an adjacent ramp run.(1122A.5)PC2: Show extension ends either return to wall or comply with other approved methods on plan.Sheet AG5.11.Show elevator shaft interior dimensions on plan to show compliance with CBC Section 1124A. Sheet AGD9.2 Detail 15. Provide towing information. Towed vehicles may be reclaimed by telephoning The Santa Ana Police Department at (714) 245-8665. CVC 22658a."2nd review new corrections:Provide 2-hour exterior wall construction and 90 minimum fire-rated door at the door S06B1 per CBC 1023.7. (This comment is duplicated from apartment comment #124.c.)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. Provide separate single-use restrooms for each sex. Please review and revise design. (CPC 422.2).ENERGYThis 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.PC2:On the submitted sheet EN-2 through EN-4, I do not find the energy design for the conditioned space at the basement level (e.g. maker’s room, bike storage, and elevator lobby area). Please clarify with energy designer. Attach correct energy sheets along with all other submitted plans.The following corrections are found on the submitted EN sheets. Please apply them to the revised or correct energy sheets.Please sign and complete the “responsible envelope designer” section by the architect. (Refer to page 28 on sheet EN-4.)Attach all energy sheets that related to this permit as part of the submitted plans.Update sheet number and description on the sheet index to include all energy sheets.GREENProvide 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.Provide exterior door weather protection at the exterior doors (e.g. door # B113A, S06B1, S01B1A and S021A). Show design on plan in addition to general CALGreen notes.(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.STRUCTURALPC#101106261 – 2nd Review CommentReview by: Tung LeEmail: Tle10@santa-ana.org Phone: 714-647-5896Reminder: Final plan and calculation shall be stamped, signed, and dated by the engineer or record. Wall line A and line 1: Cantilever diaphragm – Please show loading diagram and check for shear transfer and moment connection from cantilever diaphragm to shear wall, include check for cantilever diaphragm chord. Clearly demonstrate. Could not locate shear wall schedule for shear walls: SW-H.P., SW-11, SW-U4, etc. Please review plan and provide complete shear wall schedules. Calculation program (software): Concrete and CMU wall calculation – please update code reference to the current code edition. Update design software, formulas and design stress as necessary. Garage wall and footing along gridline H (Detail 15/SC1.0) – Please design wall and footing with surcharged loads from adjacent apartment building. Plans submit to geotechnical engineer for review should be the final set plans and be the same sets submit to Building Safety. Please DO NOT submit two separate sets of plans.(End of Comments)