HomeMy WebLinkAbout276832_1_Corrections.docxSPC
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:
101107166-70
PROJECT ADDRESS:
1821 N Grand Ave
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):
A-3, B, E
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
7/19/2021
INITIAL REVIEW
7/29/2021
EXPIRATION
1/15/2022
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Tony Pacheco-Taylor
3.
TEL:
(949)774-2906
FAX:
VALUATION:$3,170,000.00
EMAIL:
tonyp@bcaarchitects.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.Please refer to red marks on the drawings for additional plan check comments. Revise drawings to show compliance.This review does not include mechanical, plumbing, fire sprinkler system, or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, fire sprinkler systems, and electrical work. 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 sets of drawings ((714) 573-6100).
- Police Department approval on the corrected/final set of drawings (647-5840).
- Public Works Agency approval (647-5039).
- County of Orange Health Department approval on the corrected/final set of drawings ((714) 433-6000).
- School District Compliance Certificate. 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 work. Refer to the attached handout.A separate Building Permit Application is required for:
- Fence(s)
- Block wall(s)Scope of work. In addition to total 16022 sf for the school building, show overall building area on each level. Indicate if the exterior stairway are part of the 16022 sf. area.Add a note on the cover sheet to clarify that if this is also a Day Care Facility. Note that if it is a child day care facility under Group I occupancy, additional review and comments may apply.Per 1027.5, the shade structure and school building shall be treated as separate building on the same lot. When two or more buildings are on the same property and they are not analyzed to comply as one building, the building shall have an assumed property line between them for determining wall and opening protection, and roof cover requirements. (CBC 705.3)It is recommended to discuss this major item with building plan reviewer.Sheet A0.5. Mixed Use:The building as shown is a mixed-occupancy building. Please comply with section 508.3 for non-separated occupancies. Please make building analysis part of the construction documents.Provide separate building analysis for shade structure and school building. Do not combine.Incorrect allowable area shown in the calculation. At cannot be obtain from SM area divided by 2.The allowable area, At, shall be (E): SM 9500 sf., (A3):S1 24000 sf. Assuming shade and school building are considered separate building on the same lot.Revise allowable area analysis for school building on plan to comply with 506.2.3.Sheet A1.0. Site plan. Show distance from the exterior wall of each building perpendicular to the lot line.Sheet A1.0. Site plan. Show distance between shade structure and school building and overall dimensions of each building.Sheet A1.0. Site plan. Show comply with exterior wall and openings (601, 602, 705.8.1) for shade and school building. This is also related to item #11.Sheet A4.1. Provide ICC Research Report number for the Class A roof covering.Sheet A10.9.3. Provide and cross-reference 1-hour fire-rating detail on plan. This assembly detail shall be per CBC Chapter 7, generic assemblies of Gypsum Handbook, or have a current ICC-ESR approval.Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.5.EGRESSSheet A0.6 and A0.7. Exit Analysis & Plan (CBC Chapter 10): Provide a complete exit analysis and exiting plan and identify all exit components, number of required exits, common path of travel, travel distances, fire-rated construction, hardware, lighting, signage, etc.Sheet A0.6 and A0.7. Tactile exit signs shall be required at the following locations:
- Each grade-level exterior exit door shall be identified by a tactile exit with the word “EXIT.”
- Each exit door that leads directly to a grade-level exterior exit by means of a stairway or ramp shall be
identified by a tactile exit sign with the following words as appropriate:“EXIT STAIR DOWN”“EXIT RAMP DOWN”“EXIT STAIR UP”“EXIT RAMP UP”
- Each exit door that leads directly to a grade-level exterior exit by means of an exit enclosure, or an exit
passageway, shall be identified by a tactile exit sign with the words “EXIT ROUTE.”
- Each exit access door from an interior room or area to a corridor or hallway, which is required to have a visual
exit sign, shall be identified by a tactile exit sign with the words “EXIT ROUTE.”
- Each exit door through a horizontal exit shall be identified by a sign with the words “TO EXIT.”Posting of Occupant Loads (CBC 1004.9): 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.Sheet A0.6 and A0.7. Provide exit signs at the hallway. The exit signs shall be readily visible from any direction of egress travel and clearly indicate the direction of egress travel. [CBC 1013].Sheet A0.6 and A0.7. Locate the exit signs at the hallway such that no pointin the corridor/exit passageway is more than 100 feet or the listed viewing distance for the sign, whichever is less. [CBC 1013.1]Sheet A0.6. Show occupant load factor and occupancy number in the shade structure based on assembly group A3. Two means of egress may be required.Sheet A0.6. It appears the occupant load exceeds 50 people in the shade structure. The direction of the door swing (#128A) shall be in the same direction of egress travel and open 180 degree into egress court. The door shall equipped with panic hardware.Sheet A7.2. Detail 5. Show stairway width on stair #2.Major revision. Increase egress balcony from 5 feet to 72 inch minimum on the west side of the building, connecting door #207A to stairway 2. Revise plans, details including structural design. (1021.1)Refer to Sheet A2.5, A2.6 and elevations A5.1. Exterior exit stairway shall be protected from the interior of the building. Provide 1-hour exterior wall and 45 minutes opening protection for a distance of 10 feet horizontally and vertically from stairway edges and from the ground to a level of 10 feet above the highest landing.Revise plans to show compliance (1027.6).Refer to sheet A2.1. Provide 1-hour construction with 45 min opening protection on the exterior wall and ceiling below 2nd floor walkway on the west side of the building. See red marks on plan.Egress court between shade structure and school building (4’6” wide, measured from stairway and 10’8” wide, measured from building to building). Provide egress court design and details showing compliance of section 1028.4. Note that the stairway design does not have 1-hour construction and opening does not comply. Please consider to widen the court width from 4’6” to 10 ‘clear minimum.Provide illuminated and tactile signs in the shade structure on the plan.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.”ACCESSIBILITYRevise detectable warning location. Remove it from the curb ramp and provide it at the zero curb location across the entire length. See red marks on plan.Sheet A1.0. Show dimensions of accessible parking spaces, access aisles, and accessible EV charging spaces on the site plan.Sheet A1.0. Provide one van accessible EV charging stall at least 12 feet in width plus 5 feet access aisle on the passenger side. (11B-812.6)Sheet A1.0. Show minimum 48” clear wide sidewalk between the drop off zone and the shade structure on the site plan.Sheet A10.2.1 Detail 1. Additional language or an additional sign below the International Symbol of Accessibility shall state “Minimum Fine $250.” §11B-502.6.2
An additional sign shall be posted either; 1) in a conspicuous place at each entrance to an off-street parking facility or 2) immediately adjacent to on-site accessible parking and visible from each parking space. §11B-502.8
The additional sign shall not be less than 17 inches wide by 22 inches high. §11B-502.8.1
The additional sign shall clearly state in letters with a minimum height of 1 inch the following: §11B-502.8.2
"Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards or special license plates issued for persons with disabilities will be towed away at the owner’s expense. Towed vehicles may be reclaimed by telephoning The Santa Ana Police Department at (714) 245-8665. CVC 22658a."Sheet A1.0. Show dimensions on plan. Passenger drop-off and loading zones shall provide a vehicular pull-up space 96 inches wide minimum and 20 feet long minimum. §11B-503.2Sheet A1.0. Passenger drop-off and loading zones shall provide access aisles complying with the following adjacent and parallel to the vehicle pull-up space. Access aisles shall adjoin an accessible route and shall not overlap the vehicular way. §11B-503.3Access aisles serving vehicle pull-up spaces shall be 60 inches wide minimum. §11B-503.3.1Access aisles shall extend the full length of the vehicle pull-up spaces they serve. §11B-503.3.2Access aisles shall be marked with a painted borderline around their perimeter. The area within the borderlines shall be marked with hatched lines a maximum of 36 inches on center in a color contrasting with that of the aisle surface §11B-503.3.3Door 208A, 209A and 218A. Door openings shall provide a clear width of 32 inches minimum. Clear openings of doorways with swinging doors shall be measured between the face of the door and the stop, with the door open 90 degrees. Openings more than 24 inches deep shall provide a clear opening of 36 inches minimum. There shall be no projections into the required clear opening width lower than 34 inches above the finish floor or ground. Projections into the clear opening width between 34 inches and 80 inches above the finish floor or ground shall not exceed 4 inches. §11B-404.2.3Sheet A1.0. The front pedestrian double gate shall be accessible. Provide accessible gate design and specify in the door schedule.Revise plan. Exterior stairs shall have the upper approach and all treads marked by a stripe providing clear visual contrast. §11B-504.4.1Sheet A10.13. Detail 8. At the top of a stair flight, handrails shall extend horizontally above the landing for 12 inches minimum beginning directly above the first riser nosing.Provide stairway bottom handrail extension detail. At the bottom of a stair flight, handrails shall extend at the slope of the stair flight for a horizontal distance equal to one tread depth beyond the last riser nosing. The horizontal extension of a handrail shall be 12 inches long minimum and a height equal to that of the sloping portion of the handrail as measured above the stair nosings. Extension shall return to a wall, guard, or the landing surface, or shall be continuous to the handrail of an adjacent stair flight. §11B-505.10.3Update design on sheet A7.1 and cross-reference to A10.10.2 sheet. Water closets and toilet compartments for children’s use shall comply with Section 11B-604.9 Water Closets and Toilet Compartments for Children’s Use and follow suggested dimensions on Table 11B-604.9. §11B-604.9Refer to sheet A8.1 Detail 30. Show minimum 18 inches deep alcove where the drinking fountains are located.Provide second floor enlarged restroom plan showing dimensions, fixtures, clear floor spaces, maneuvering spaces and interior elevations. Cross-reference accessibility details to the applicable plumbing fixtures and signage.ENERGY
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.Architectural and structural drawings have to be consistent with building envelope energy design.GREENSheet A0.4. Show sheet number where short-term bicycle parking design can be found. On the site plan on sheet A1.0. Identify both short-term and long-term bicycle parking location on plan. (min. 5% of new parking spaces) (CGBC 5.106.4.1.1)Show long-term bicycle parking facility on plan, complying with one of the three requirements in accordance with CGBC 5.106.4.1.5.The plan is submitted after July 1, 2021, please update the required number of clean air vehicular space per Table 5.106.5.2 on sheet A0.5. Provide total 6 clean air vehicular parking space on the site plan on A1.0.The plan is submitted after July 1, 2021, please update required number of EV charging spaces per Table 5.106.5.3.3. Provide total 4 EV charging space on the site plan on A1.0, one of them shall be van accessible per CBC Table 11B-228.3.2.1.Sheet A0.4. On the CALGreen checklist, a number of items are referring to sheet A0.4 for showing compliance. However, the information is not available. Please clarify in the checklist and provide compliance on the drawing.Identify the readily accessible area for recycling on floor or site plan per CGBC 5.410.1.STRUCTURAL
Please clarify the horizontal joists’ dimensions on roof framing plan. E.g. calculation shows RJ-1: 16” deep, but plan shows 14.5”-21.4” deep.
The geotechnical report requires foundation excavations to be reviewed by a geotechnical engineer. Note on the foundation plan "Prior to requesting a Building Safety Division foundation inspection, the geotechnical engineer shall inspect and approve the foundation excavations." (1803)
Provide a signed statement incorporated on the foundation plan by the geotechnical engineer stating that she/he has reviewed the foundation plan and pertinent details and found them to be in conformance with geotechnical recommendations. (1803)
Note on the Foundation Plan(s): “Prior to calling for Foundation Inspection, the building corners shall be surveyed and staked by a California licensed Land Surveyor or qualified Civil Engineer. The survey and staking must be documented and bear the stamp and signature of the person responsible for the survey and staking. The certification document must be submitted to the Building Inspector at the time of Foundation Inspection.”
Update design provisions to ASCE 7-16, CBC2019 and relevant provisions on all structural calculation pages.LATERAL
N-S direction. Revise grid line numbering to match structural calculation on roof, floor and foundation plans.
Structural calculation page 35. Grid line 1 at 2nd floor. Per calculation, indicate MST60 tie-down on each end of the 6.5 feet wide shear wall on framing plan.
Provide shear wall design and calculation on E-W direction on grid line 2, 3 and 4. The calculation for grid line A does not apply to other grid lines due to the shear walls’ location and length are not consistent.
Show required shear wall length on structural plans for E-W direction on grid line 1 through 4. It is ok to apply plywood the entire length of the grid line, but please specify the minimum required length for each segment wall and ensure vertical tie-downs at each end of the wall.
Structural calculation page 51. Please take lateral in-plane and out-of-plane lateral force into account on the gate framing design. Revise calculation and plans if needed.
Detail 7/S2.3, 4/S3.3. Clarify in the detail that non-treated plywood not directly contact with concrete footing.
Rooftop equipment
Specify the weight of the roof mounted equipment on the roof framing plan. Provide engineering calculations and structural plans for the support and anchorage of the roof mounted equipment weighing more than 400 pounds or with a center of mass located more than 4-feet above the roof level. [ASCE 7-16, Sections 13.1]
END