HomeMy WebLinkAbout284524_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:
101109517-23
PROJECT ADDRESS:
1126, 1136, 1146 E Washington Ave
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V A, V B, SPK
OCCUPANCY CLASSIFICATION(S):
U, A-3, B, M, R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/25/2022
INITIAL REVIEW
3/7/2022
EXPIRATION
8/24/2022
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Collin Tateishi
3.
TEL:
(949)660-7272
FAX:
VALUATION:
EMAIL:
ctateishi@related.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.Merging parcels of City’s and County’s properties to form the proposed joint property is required on this site. Recordation of the lot merger shall be completed prior to building permit issuance.All items noted on this plan check report must be addressed.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.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 (647-5839 or 647-5700)
- 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 building permit school fee worksheet, signed by the plan check engineer, shall be required by the School District to verify the scope of work. Refer to the attached handout.
- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance
- Recordation of the lot mergerPlease review the square footage on the paper-based permit application from 101109517 through 101109523. The scope of work and square footage shall match the drawings. A copy of the application will be attached with the plan check set for your reference. Submit the updated permit applications if changes are made.Per energy design, add note to the cover page of the architectural drawings that “119.88 kid solar PV system is required on the 3-story building 2 (1146 E Washington Ave).”Add note on the first sheet that “Solar permit issuance is required prior to perform framing inspection”.List all applicable separate permit items on the cover sheet related to this project. Additional separate Building Permit Application is required for:
- Pedestrian protection
- Electrical vehicle charging stations
- Screen Wall for Proposed Equipment?
- Courtyard A and courtyard B?
- Solar PV system for Building 2 (1146 W Washington)
- Accessory structures and facilities in the common area.
- Fence, block walls and gates
- Light standard(s)There are multiple building permit sharing the same plan. Revise and clarify the scope of work description on the cover sheet. List all building permit number and under each number, show relevant scope of work in detail.On the permit scope for 101109518, the application shows 442 square feet of the tub steel trellis: (review is pending)The site plan shows (2) trellis. Provide dimensions and square footage of the trellis on plan.Add the trellis on the scope of work description of the drawings.Please identify the location, cross-reference design and details on the site plan.Provide structural calculations design and details for all trellis.School fee.See City of Santa Ana floor/building square footage guild line for calculating for School fees. Refer to the school fee exhibit handout for requested information to be submitted. The handout may be on the same plan check comment email or on a separate email. Please contact your permit applicant or contact building plan reviewer.
BUILDING PLANNING 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.All sheets. Update details and notes throughout the submitted package to comply with 2019 version of the California Building Standards Codes, not the 2016 version. Please review each sheet carefully.Sheet A0.02 (See redlines on plan)Show type of construction and occupancy group, fire-sprinklered (if installed) on all trellis patio.Revise CBC Table 601 for exterior non-bearing walls. Change from “none” to “See table 602”Provide more detailed information on the building gross area in accordance with CBC Ch2 definition, include floor, functions, occupancy, and square footage on plan. Use separate table for separate buildings. (See example below)Show NFPA 13 Fire sprinklered system on plan for both buildings and trellis (if installed).Accessible roof decks shall be included in the design and building analysis: For building 1 (1136 E Washington Ave), two accessible roof deck is provided on the 4th level. For building 2 (1146 E Washington Ave), one accessible roof deck is provided on the 3rd level:Please show dimensions, square footage and occupancy group on plan. For building 1, the occupied roof deck for A3 occupancy is not allowed on the 4th level and two means of egress will be required for occupancy greater than 49 people (only 1 door provided). As an option, reduced the occupied floor area less than 750 sf for assembly area to be classified as B occupancy and comply with occupied roofs requirement (503.1.4). The occupant load shall be calculated, identify on plan and incorporated into egress design.Include the roof deck floor are into building information and building analysis.Add “with area increase” into the table tile for “building height and stories” and “floor are justification” tables.Under the table:“building height and stories” and “floor are justification”, show correct building area for maximum allowable area, allowable height, number of stories, sprinkler system…for all applicable occupancies including occupancy M and U. Building analysis for Building 1 (1136 E Washington Ave) is incorrect. Plan shows single occupancy in accordance with 506.2.3. The occupancy A3 is governed the design. However, this is a 4-story building exceeds the allowable number of story which is only 2. It is recommend to use 508.4 mixed-occupancies provisions. Revise plan.Mixed-Occupancies: Where the building contains mixed-use occupancy, each portion of the building shall be individually classified and comply with the allowable area, height and number of stories. Separated occupancies shall comply with CBC 508.4 and occupancy separation shall serve to define area limits set by Chapter 9 requiring fire protection system. Detail the required fire barrier & joint system construction between the separate occupancy areas. (CBC 508.4, 707, 711 and 715)Building analysis for Building 2 (1146 E Washington Ave) is incorrect. The allowable area (Aa) for each story is 36,000 sf. Clarify and revise analysis table and check area ration per each story and per total building. Also, show Equation 5-2 in the table.Sheet A0.05. Provide description and square footage for suites from suite A to suite H in the table.Sheet A0.05. Add additional column in the table to indicate the square footage of the patio/deck Sheet A0.07. Detail 2 and detail 3. Show story height on each story on the building elevations.Sheet A0.07. Show trellis with dimensions, imaginary lot line and fire separation distance on the site plan.Sheet A1.00. Provide the following on the site plan:The site plan must be to scale. Identify the scale and print the drawing to scale.Show dimensions of the trellis patios on plan.Show separation distance, measured perpendicular from edge of each trellis to the nearest building exterior wall face.The exterior accessible route(s) from Santa Ana Boulevard’s public sidewalk to all building entrances must be shown on the site plan.The orientation of the North Arrow shall match the true north.The current north arrow on the site plan is pointing to the west which is not correct.Show fire separation distance (FSD) on the north side of each building, measured at right angles from the face of the wall to the closest lot line (the lot line at between freeway right-of-way and the site).Provide drawing legend for all identifications on the parking spaces such as EV, S1, G1, FEV…EV charging space cannot be as the same space on any accessible parking space. Show and identify “clean air vehicle” parking space(s) based on the non-resindential parking numbers in accordance with CALGreen Table 5.106.5.2.Provide and cross-reference required “marking” for the “clear air vehicle” parking space(s).Based on 15 residential accessible parking spaces provided, 3 out of 15 shall be van accessible. Only (2) are provided on plan.Provide enlarged, scaled and dimensioned floor plan and provide accessible design and detail for all pedestrian gates on the accessible routes.Clearly show swimming pool, trellis, facilities and highlight all free-standing fences and gates within the fence on plan.Sheet A1.11 through A1.24. Show the following information clearly on each individual room/space on each level. Note that the total square footage shown must be consistent with the gross floor area:Use of each room (e.g. office, porch, storage, hallway, stairway…)Room numberOccupancy group (CBC Ch3)Square footageInterior dimensions on each level to locate each partition, wall and indicate corridor widthSheet A1.11 through A1.24 and A8 sheets. Revise wall legend to identify fire partition and fire barriers. Detail the required fire partition, fire barrier & joint system construction. In addition, the provided wall legend shows only fire assembly details which need more clarification for either fire partition or fire barrier and joint system construction is required where rated walls intercepted the horizontal assembly.
Fire Barriers (707):
Shaft enclosure (713.4)
Exit enclosure (1023.1)
Exit passageway (1024.3)
Atrium (404.6)
Incidental use area (509)
Control areas (414.2.4)
Occupancy separation (508.4)
Fire area separation (707.3.10)
Fire Barriers shall be used for shaft enclosures, exit enclosures, exit passageways, horizontal exits, separation of mixed occupancies and incidental use areas. (707.3)
Openings shall be limited to a maximum width or 25 percent of the length of the wall with a maximum area of any single opening of 156 sq ft. (707.6)
Structural system supporting Fire Barriers shall have an equivalent fire-resistive construction. (707.5.1)
The Fire Barrier or Horizontal Assembly, or both, separating a single occupancy into different fire areas shall have a fire resistance rating of not less than that indicated in Table 707.3.10
Fire Barriers shall extend through under-floor, attic areas, and suspended ceiling areas including areas where fire- resistive ceilings are provided. (707.5)
Fire Partitions (708):
Walls separating dwelling units (420.2)
The corridor (1020.1)
The elevator lobby (3006.3)Detail the required fire barrier & joint system construction between the separate occupancy areas. (CBC 508.4, 707, 711 and 715)Sheet A1.11 through A1.24. Revise wall legend to cross-reference correct fire-rated wall assembly into plan. A number of details on A8 sheets are incorrectly, not consistent with the wall legend or missing.Sheet A1.11 through A1.15. Provide 2-hour exterior and interior fire barriers at the stairway enclosure on the stair #1 and stair #2. Provide correct wall assembly type and detail on both exterior walls and interior walls. Revise wall type E1 and E2 to the correct location (exterior vs interior) and with correct referenced fire assembly in A8.10 sheets. Sheet A1.11. Provide missing wall assembly for wall type F3 on plan. (Tech suite H)Sheet A1.11. Provide 1-hour fire barrier between parcel room and bike storage.Sheet A1.11. Label all exterior and interior windows on plan. Cross-reference window size, type and fire-rating into the window schedule.Sheet A1.14. Provide minimum 30 inches height of parapet above the roof surface on plan.Sheet A1.15 and A1.24. Provide test report number for approved agencies for roofing material (note #124) and tile roof (note 126).Sheet A1.15 and A1.24. Identify all rooftop units and service path to all units on roof plan.Sheet A1.15 and A1.24. On the roof plan, provide dimensions to show distance from the edge of the rooftop equipment to the edge of the building. Guards shall be provided where various components that require service are located within 10 feet of a roof edge. The guard shall be constructed so as to prevent the passage of a sphere 21 in diameter and minimum 42 inches height. (1015.6)Sheet A1.15 and A1.24. Provide calculation to determine minimum required area for solar zone. Show location and dimensions of the solar zone on the roof plan in accordance with 2019 California Energy Code section 110.10.Sheet A1.15 and A1.24. Provide roof ventilation design on plan. Roof assemblies shall be ventilated in accordance with CBC Section 1202.2or 1202.3.Sheet A3.00 through A3.11. Key-in building sections where the sections are cut on the key plan on every sheet.Sheet A3.00 through A3.11. Cross-reference all details from A8.XX sheets applying to fire-barrier, fire-partition, shaft, horizontal assemblies and joints (e.g. intersection at horizontal assembly and fire-rated walls) into each building sections.Sheet A3.00 through A3.11. At the top level, clarify on plan that fire separation between dwelling units and between dwelling units and other occupancies shall be continuous through the attic to the underside of the roof sheathing. (708.4)Sheet A5.00 through A5.23. Revise wall assembly called out on the floor plan and wall legend details and notes to be consistent with plans and with the legend shown on sheet A1.11.Sheet A5.10 through A5.23. Review and revise all storefront, windows and doors to correctly cross-reference to the storefront, door and window schedule. Please check each window and door. A number of them are neither not specified nor incorrectly referenced.Sheet A5.12 and sheet A5.13. Provide complete design information on all common areas on plan, including ceiling height, type, ICC number, structural design of ceiling system, illuminated exit signage, lighting legend, mechanical legend…Sheet A6.01 through A6.61. Please update wall legend to identify correct wall fire-rating and detail cross-referencing in consistent with the floor plans. Refer to redline on sheet A1.11 for more information. Sheet A6.01 through A6.61. Cross-reference fire-rating construction assembly and joint details into the elevator and trash sections. See red marks on plan.Sheet A6.01 through A6.03. Provide 1.5-hours minimum fire rating on all elevator doors within 2-hour elevator shaft enclosure. (E.g. sheet A601, door 302 and etc.)Sheet A6.01 through A6.03. Provide elevator hoistway opening protection in accordance with CBC section 3006.2 and 3006.3. If an additional smoke and draft control door is provided in accordance with 3006.3 exception 3, show compliance on plan and door schedule.Sheet A6.01 through A6.11. Provide opening protection at the trash chutes access door in accordance with 713.13.1 and 713.13.2.Sheet A6.01 through A6.11. Chute access rooms (level 2 through level 4). Access openings for waste or linen chutes shall be located in rooms or compartments enclosed by not less than 1-hour fire barriers (not fire partitions) constructed in accordance with Section 707 or horizontal assemblies constructed in accordance with Section 711, or both. Openings into the access rooms shall be protected by opening protectives having a fire protection rating of not less than 3/4 hour. Doors shall be self- or automatic-closing upon the detection of smoke in accordance with Section 716.2.6.6. (713.13)Sheet A6.01 through A6.11. Chute discharge room (level 1). Waste or linen chutes shall discharge into an enclosed room separated by fire barriers with a fire-resistance rating not less than the required fire rating of the shaft enclosure and constructed in accordance with Section 707 or horizontal assemblies constructed in accordance with Section 711, or both. Openings into the discharge room from the remainder of the building shall be protected by opening protectives having a fire protection rating equal to the protection required for the shaft enclosure. Doors shall be self- or automatic-closing upon the detection of smoke in accordance with Section 716.2.6.6. (713.13.4). Revise plan, details and door schedule.For 1136 trash/recycle room, provide 2-hour fire barrier interior walls and 2-hour floor/ceiling assembly with 1.5-hour fire rated doors.For 1146 trash/recycle room, provide 1-hour fire barrier interior walls and 1-hour floor/ceiling assembly with 1-hour fire rated doors.Sheet A7.00 through A7.20. Provide complete information in the window and storefront schedule. Show energy performance (SHGC, U-factor, VT…), Fire-rating protection, material, finish and etc.Provide on the drawings a complete door schedule, showing:
- Door sizes (CBC Sections 1010.1.1 and 11B-404.2)
- Hardware complying with exiting and disabled accessibility requirements (CBC Sections 1010.1.9 and
11B-404.2.7)
- Compliance with limitation of viewport size (CBC Section 716.2.2.1 Exception 1)
- Fire-rating of door assembly complying with CBC Section 716 Opening Protection
- Note smoke seal (in accordance with CBC Section 716.2.2.1, required for doors forming part of the one-hour
exit corridor envelope)
- 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)
- SHGC, U-factor and VT on glazed doors within building envelope.CBC Section 1010.1.9, Note on drawing: “Exit doors shall be openable from the inside without the use of a key or any special knowledge or effort.”CBC Section 1010.1, Exit doors shall be marked so that they are readily distinguishable from the adjacent construction.Panic hardware shall comply with CBC Section 1010.1.10. Panic hardware shall be provided as required by CBC Section(s):
- A Occupancy with an occupant count > 50. Refer to CBC section 1010.1.9.4, Item 2 for Exception.
- Electrical rooms with equipment rated 800 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 DepartmentRevise 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 A7.00 through A7.20. Please assign individual number to each type of door. Do not use the same number (e.g. door #107 applies to both restroom and kid room) to eliminate confusion.Sheet A7.10. Provide dimensions of windows in the window schedule. If multiple types of window provided, specify each type of window. DO NOT USE “VERIES” to cover all windows.Sheet A8.10. Detail 5. Provide type “X” gypsum wallboard on both side of the interior partitions. (714.5.2 Exception 7)Sheet A8.10. Detail 13. Add note to the detail to specify the proprietary gypsum board per approved detail.Sheet A8.10. Detail 31. Add note to the detail to specify the proprietary gypsum board per approved detail.Sheet A8.10. Detail 14. Provide a copy of sound tested detail OC-5FC and specify type of insulation to achieve STC 51 on plan.Sheet A8.20. Detail 10. Continue 2-layers of type “X” gypsum board through concealed space to the underside of the roof sheathing. (707.5)Sheet A8.50. Detail 11. Wood structural panels shall not directly in contact with concrete. Revise detail.Sheet A8.60. Revise detail 5 and detail 16 to provide noncombustible faces for the uppermost 18 inches parapet wall. (705.11.1)FIRE ALARM SYSTEM AND SMOKE DETECTIOS Provide a note on the drawings, fire alarm systems and smoke detections/alarms shall be provided in accordance with Sections 907.2.6, 9072.8, 907.2.10 and 907.2.11, CBC. Show compliance on Fire Department drawings for review and approval.FIRE PROTECTIONPlans shall indicate how required structural and fire resistive integrity will be maintained where a penetration will be made for electrical, mechanical, plumbing and communication conduits, pipes and similar systems. CBC Section 106.1.1 and CBC Chapter 7. Note on the plans the ICC Research Report number, U.L. number, State Fire Marshal number, or approval number of another agency accepted by the City of Santa Ana.CBC Section 718.2.2, 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.CBC Section 718.2.7, 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.Fireblocking. In combustible construction, fireblocking 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. Fireblocking shall be installed in the locations specified in CBC Sections 718.2.2 through 718.2.7.Fire walls, fire barriers, fire partitions, smoke barriers and smoke partitions or any other wall required to have protected openings or penetrations shall be effectively and permanently identified with signs or stenciling. Such identification shall: CBC 703.7
Be located in accessible concealed floor, floor-ceiling or attic spaces;
Be located within 15 feet of the end of each wall and at intervals not exceeding 30 feet measured horizontally along the wall/partition; andInclude lettering not less than 3 inchin height with a minimum 3/8 inch stroke, incorporating the suggested wording: "FIRE AND/OR SMOKE BARRIER-PROTECT ALL OPENINGS" or other wording.Fire Resistance Construction: Detail how fire resistance of wall construction is maintained behind mailboxes. (714)For Type V-A/III-A Construction, show the following:
All interior partitions shall be constructed of not less than 1-hour fire-resistive construction.
Attic access openings in 1-hour ceiling can be 2 layers of 3/4" plywood or one layer of 1-5/8" T&G material, self-closing.
Exhaust fans from the bathroom must enter through the wall. Dampers are required if the ceiling is penetrated. (717.6.1)
Penetration of the 1 hour ceiling by ducts from the FAU and the stove hood require dampers (use a ductless hood whenever possible). Attic units (including heat pumps) require dampers at all ceiling penetrations. (717.6.1)
For standalone columns, the entire column shall be provided individual encasement protection by protecting it on all sides for the full column height, including connections to other structural member with materials having the required fire-resistance rating. Provide 1.5-hours minimum fire rating on the elevator doors within 2-hour elevator shaft enclosure. (E.g. sheet A601, door 302 and etc.)Provide elevator hoistway opening protection in accordance with CBC section 3006.2 and 3006.3. If an additional smoke and draft control door is provided in accordance with 3006.3 exception 3, show compliance on plan and door schedule.Provide parapet construction details complying with CBC 705.11 on plan. SANITARY FACILITIESPlumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 422.0 and CPC Table 4-1. Provide calculation or table on plan:Justify if the (2) single-use restroom are sufficient to serve the entire common area on the first floor in Building 1.Restrooms and shower serving the exterior common area.Provide drinking fountains serving exterior common area.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’.MEANS OF EGRESS-incompleteEgress plan: Sheet A0.03 and A0.04It is recommended to enlarge the egress plan to scale to clearly show all required information. The 1/16”=1’-0” scale may be too small.Note on the floor plan the use and occupancy load of each room and/or area including (3) roof decks. 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.Show number of occupants on each exit access and exit door and the capacity of the door.Show total number of occupants on each level of the building.Provide egress design on both courtyard A and courtyard B. Analysis the site egress system for combined occupant load from both buildings and courtyards.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.Provide width of exit complying with:
- CBC Section 1005 (Egress Width)
- CBC Sections 1017.2 and 1133.B.3 (Corridors, Hallways, and Exterior Exit Balconies)
- CBC Section 1021.2 (Exit Passageways)
- CBC Section 1024.5.1 (Egress Courts)
- CBC Sections 1025.9.1 and 1133.B.6.2 (Aisles)
- CBC Section 1133.B.5.2 (Ramps)
- CBC Sections 1007.3 and 1009.1 (Stairs)
- CBC Section 1025 (Assembly Occupancy)Building 2. Door #201. Change the door swinging that not to swing into the required exit door landing of the stairway #3.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.Identify guard or guardrails on the floor plan and building sections. (E.g. roof deck, dwelling units, stairways…). Unenclosed floor and roof openings, open and glazed sides of stairways, landings and ramps, balconies or porches, which are more than 30” above grade or floor below, and roofs used for other than service of the buildings shall be protected by a guardrail, measured 42” minimum guard above the finish roof surface.EXITProvide individual site egress plan showing compliance of the egress discharge requirements. Provide continuous and unobstructed egress path from all building exits and courtyard exits to the public way. After egress from one building, the exterior exit route shall not re-enter into or pass through other buildings. On plan, use dotted line to show egress route from each egress door to the public way.The width of the egress court (between building 1 and building 2) shall be not less than the required capacity. Show justification on the site egress plan.Provide egress design and egress plan in the common area in the courtyard and swinging pool area.CBC Section 1007.2, Continuity and components. Each required accessible means of egress shall be continuous to a public way and shall consist of one or more of the following components: Accessible Routes, Stairways, Elevators, Horizontal Exits, Ramps, or Areas of Refuge.Compliance with followings in compliance with Table 716.5 CBC. Please review the followings for compliance:- All doors located in one-hour fire rated corridor to be 20 minutes (see additional plan check comments for smoke rating of doors.- Stairway doors to be 90-minute door (2-hour enclosure) or 60-minute door (1-hour enclosure)- Elevator to be 90-minute door and 20-minute smoke rated- Any one hour rated shaft to have 60-minute door.- A occupancy (Courtyard) to have panic hardwareProvide width of exit complying with:
- CBC Section 1005 (Egress Width)
- CBC Sections 1020.2 and 11B-402 (Corridors, Hallways, and Exterior Exit Balconies)
- CBC Section 1024 (Exit Passageways)
- CBC Section 1028 (Egress Courts)
- CBC Section 11B-405 (Ramps)
- CBC Sections 1023 and 11B-504 (Stairs)
- CBC Section 1029 (Assembly Occupancy)EXIT ACCESSFor building 1 (1136 E Washington Ave), two accessible roof deck is provided on the 4th level. Please show square footage and occupancy group. Note that the occupied roof deck for A3 occupancy is not allowed on the 4th level and two means of egress will be required for occupancy greater than 49 people (only 1 door provided). As an option, reduced the occupied floor area less than 750 sf for assembly area to be classified as B occupancy and comply with occupied roofs requirement (503.1.4).Stairway #4 shall be enclosed within 1-hour rated shaft enclosure constructed in accordance with section 713. Provide rated walls and rated door at the 2nd level to completely enclose the stairway. (1019.3)CORRIDORSCBC Section 1020.4.1, Corridor ceiling. Use of the space between the corridor ceiling and the floor or roof structure above as a return air plenum is not permitted. See CBC Section 1020.4 for exceptions.CBC Section 1020.5, 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.Foyers, lobbies or reception rooms constructed as required for corridors shall not be construed as intervening rooms. In fully sprinklered office buildings, corridors may lead through enclosed elevator lobbies if all areas of the building have access to at least one required exit without passing through the elevator lobby. [SFM]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 1020.1.CBC Section 716.3.2. Where corridor walls are required to be one-hour fire-resistive construction by Section 1020, windows shall be protected by fixed glazing listed and labeled for a fire-protection rating of at least three-fourths hour in accordance with Section 716.3.CBC Section 716.2.2.Callout the missing door and window numbers and add to door schedule for smoke and fire rating. When corridor walls are required to be of one-hour fire-resistive construction by Section 1020, every interior door opening shall be protected by a tight-fitting smoke-and-draft-control assembly having a fire-protection rating of not less than 20 minutes. Viewport in 20-minute rated door limited to 1” in diameter. Said doors shall not have louvers. The door and frame shall bear an approved label or other identification showing the rating, thereof, followed by the letter “s,” the name of the manufacturer, and the identification of the service conducting the inspection of materials and workmanship at the factory during fabrication and assembly, in accordance with NFPA 80 and UL 1784. Doors shall be maintained self-closing or shall be automatic closing by actuation of a smoke detector in accordance with Section 715.4.7. Smoke-and-draft-control door assemblies shall be provided with a gasket so installed as to provide a seal where the door meets the stop on both sides and across the top.Revise plan to provide elevator lobbies or meet the exceptions to elevator lobby requirements:
- Where additional doors are provided in accordance with Section 3002.6.Include the following notes with typical one-hour corridor section view:
- Interior openings for other than doors or ducts shall be protected by fixed glazing listed and labeled for a fire
protection rating of at least three-fourths hour in accordance with CBC Section 716.3.
- Penetrations in fire-resistive walls shall comply with CBC Sections 716 and 717.
- Cabinets such as recessed electrical panels, fire hose cabinets, and recess fire extinguisher cabinets
constructed of steel are permitted, provided that the openings in the fire rated corridor are sealed with
approved sealant material to prevent the passages of smoke.
- Other cabinets should be installed or recessed so that there is no reduction in the fire rating of the wall, or
opening which would allow smoke to pass. This would mean that the cabinet must be surrounded with
material which provides the equivalent of one-hour fire resistance.STAIRWAYSInterior exit stairway #6 shall be terminated at an exit discharge. The door #115 shall be relocate to open directly to outside or revise design to fully comply with CBC section 1023.3.Sheet A6.11 through A6.61. On the stairway floor plans, show width and length of each stairway and its landing on each level.Areas with a vertical clearance of less than 80” must have a barrier to warn blind or visually impaired persons. Show compliance on the stairway at the first level. Show barrier design and location on plan and stairway sections.Show location on the enlarged stairway plan for the tactile floor designation signs, 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 A6.10. Add note to detail 4: “The sign shall be located 5 feet (1524 mm) above the floor landing in a position that is readily visible when the doors are in the open and closed positions.”Sheet A6.21. Stairway 2. Provide dimensions on the landing parallel to the direction of travel, equal to the width of the stairway or 48”, whichever is less. Revise plan to comply.Tactile exit signs shall be required at the following locations. Show location and wording of all required signs on the egress plan:
- 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.”Sheet A5.00. Detail 13. For wall-mounted signage, revise the mounting height to be located 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. Refer to Figure 11B-703.4.1. (11B-703.4.1).EXIT SIGNSExit 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.CBC Section 1013.1. Provide a directional exit sign at changes in exiting direction.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. Revise the drawings to show compliance.CBC Section 1008, Requires means of egress from all occupied parts of the building be provided with at least 1’ candle of light at floor level. Show compliance on the drawings.Provide emergency egress and rescue opening in each bedroom. Cross-reference window schedule into each dwelling units. (1030)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.ACCESSIBILITYSITE ACCESSIBILITYSheet A1.00Site development shall be designed to provide access to all entrances and exterior ground-floor exits and access to normal paths of travel; and where necessary, to provide access shall incorporate pedestrian ramps, curb ramps, etc. Show slope and cross-reference details to identify accessible walks, sidewalks, ramps, curb ramps, etc.Provide an accessible route with the site (not use any part of public sidewalk) from the guest accessible parking space(s) to the retail entrance.(11B-206.2.2)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 not have cross slopes exceeding ¼” per foot (2% slope). Slopes along the path of travel shall not exceed 5% unless designed as a pedestrian ramp in accordance with CBC Section 11B-405. For curb ramps refer to CBC Section 11B-406.If a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements between the pedestrian areas and vehicular areas, the boundary between the areas shall be defined by a continuous detectable warning which is 36” wide, complying with the CBC Section 11B-247. Identify zero curb location with detestable warnings on the site plan.Provide detectable warning details showing compliance with the following:Detectable warning surfaces at transit boarding platform edges, bus stops, hazardous vehicular areas, reflecting pools, and track crossings shall comply with Section 11B-705.1.1.3.1. §11B-705.1.1.3Detectable warnings at other locations shall comply with either Section 11B-705.1.1.3.1 or Section 11B-705.1.1.3.2. The material used to provide visual contrast shall be an integral part of the surface. §11B-705.1.1.3Provide enlarged floor plan to scale with dimensions and accessibility details to provide complete design of all accessible pedestrian gates.Clearly show and identify required accessible parking space on plan (total 103 parking spaces serving residential units):For accessible parking serving mobility units (based on 15 parking spaces), provide (3) van accessible parking and (12) standard accessible parking spaces. (11B-208.2.3.1). Those spaces shall be located on the shortest accessible route to the residential dwelling unit entrance they served.For accessible parking serving adaptable units (based on 88 parking spaces), provide (1) van accessible parking and (1) standard accessible parking spaces. (11B-208.2.3.2).For guest, employee and other non-resident (based on 17 parking spaces), provide (1) van accessible parking space. (11B-208.2.3.2).Provide legend and description to for parking legends. E.g. ADA, FEV, EV, S, G, and etc.For (11) future EVCS serving dwelling units, at least one shall have parking and access aisle complying with CGBC 4.106.4.2.2 for dimensions and surface slope and 11B-228 EV charging station cannot be installed on any required accessible parking spaces. Do not label FEV and ADA on the same space to create confusing. A recommendation is just label FEV with dimensions to show enlarged spaces, access aisles, accessible routes… Revise plan to clarify.For 11 future EV spaces serving public housing, at least (1) van accessible and (1) standard accessible EVCS shall be provided per CBC Table 11B-228.2.3.1. Provide required dimensions, access aisles, details and shall be connected by accessible routes to building and common area per CBC 11B-812.In addition to 11 future EV spaces, provide at least (2) future electric charging spaces for guests. (CGBC Table 5.106.5.3.3). At least one shall be van accessible and on the shortest distance to the retail and leasing offices connected by accessible routes. (CBC Table 11B-228.3.2.1). Revise plans to show location, dimensions and accessible routes, accessible elements and details.Sheet A0.20. Revise detail 5. Detectable warning surfaces shall be yellow and approximate FS 33538 of Federal Standard 595C. Delete Note #1 for contacting color. §11B-705.1.1.3.1Sheet A0.20. Revise detail 15. Provide following information on the tow-away sign. "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."BUILDING ACCESSIBILITYRecessed doors maneuvering clearances for forward approach shall be provided when any obstruction within 18” of the latch side at an interior doorway, or within 24” of the latch side of an exterior doorway, projects more than 8” beyond the face of the door, measured perpendicular to the face of the door or gate. (CBC 11B-404.2.4.3 & Figure 11B-404.2.4.3 (a))Revise door design at the door #102G, #117A.Relocate bike racks at the door #123A.ACCESSIBLE DRINKING FOUNTAINSheet A5.11. Cross-reference complete design of the accessible drinking fountains from sheet A5.00 into plan.Sheet A5.00. Detail 18. Provide dimensions of the width of the alcove (32” min).ACCESSIBLE SHOWER IN COMMON AREA SHEET A5.22 and A5.23Sheet A5.22. Detail 5. Revise the wall design to flush with the back wall. Compare with Figure 11B-608.2.2 and revise plan and relevant other floor plans.Sheet A5.22. Provide dimensions to show the width of the shower compartment from the sidewall to the shower edge. (Figure 11B-608.2.2)Sheet A5.00. Revise detail 8 to provide complete design on plan. Shower compartments shall comply with section 11B-608 including the requirements for clearances, grabbars, seats, controls, shower spray unit and water,thresholds, shower enclosures, shower floor or groundsurface and soap dish.ACCESSIBLE RESTROOMS IN COMMON AREA SHEET A5.22 and A5.23Door shall not swing into the clear floor space or clearance required for any fixture. Other than the door to the accessible water closet compartment, a door in any position may encroach into the turning space by 12 inches maximum. §11B-603.2.3The water closet shall be positioned with a wall or partition to the rear and to one side. The centerline of the water closet shall be 17 inches minimum to 18 inches maximum from the side wall or partition.The seat height of a water closet above the finish floor shall be 17 inches minimum and 19 inches maximum measured to the top of the seat. Seats shall not be sprung the return to a lifted position. Seats shall be 2 inches high maximum and a 3-inch high seat shall be permitted only in alterations where the existing fixture is less than 15 inches high. §11B-604.4 (Seeexception for Residential Units)The sidewall grab bars shall be 42 inches long minimum, located 12 inches maximum from the rear wall and extending 54 inches minimum from the rear wall with the front end positioned 24 inches minimum in front of the water closet. §11B-604.5.1The rear grab bar shall be 36 inches long minimum and extend from the centerline of the water closet 12 inches minimum on one side and 24 inches minimum on the other side. §11B-604.5.2 (See exception)Urinals shall be the stall-type or the wall-hung type with the rim 17 inches maximum above the finish floor or ground. Urinals shall be 13½ inches deep minimum measured from the outer face of the urinal rim to the back of the fixture. §11B-605.2Lavatories, when located adjacent to a side wall or partition, shall be a minimum of 18 inches to the centerline of the fixture. (11B-606.6).For lavatories and built-in dining and work surfaces required to be accessible, toe clearance shall be provided that is 30 inches in width and 9 inches in height above the finish floor or ground for a depth of 19 inches minimum. §11B-306.2.1Toe clearance shall extend 19 inches maximum under lavatories for toilet and bathing facilities and 25 inches maximum under other elements. §11B-306.2.2At lavatories in toilet and bathing facilities, knee clearance shall be provided that is 30 inches in width for a depth of 11 inches at 9 inches above the finish floor or ground and for a depth of 8 inches at 27 inches above the finish floor or ground increasing to 29 inches high minimum above the finish floor or ground at the front edge of a counter with a built-in lavatory or at the front edge of a wall-mounted lavatory fixture. §11B-306.3.3, Figure 11B-306.3(c)REACH RANGES IN COMMON AREA SHEET A5.22 and A5.23Electrical controls and switches intended to be used by the occupant of a room or area to control lighting and receptacle outlets, appliances or cooling, heating and ventilating equipment shall be located within allowable reach ranges. Low reach shall be measured to the bottom of the outlet box and high reach shall be measured to the top of the outlet box. §11B-308.1.1Electrical receptacle outlets on branch circuits of 30 amperes or less and communication system receptacles shall be located within allowable reach ranges. Low reach shall be measured to the bottom of the outlet box and high reach shall be measured to the top of the outlet box. §11B-308.1.2.High forward reach that is unobstructed shall be 48 inches maximum and the low forward reach shall be 15 inches minimum above the finish floor or ground. §11B-308.2.1, Figure 11B-308.2.1High forward reach shall be 48 inches maximum where the reach depth is 20 inches or less and 44 inches maximum where the reach depth exceeds 20 inches. High forward reach shall not exceed 25 inches in depth. §11B-308.2.2, Figure 11B-308.2.2High side reach shall be 48 inches maximum and the low side reach shall be 15 inches minimum above the finish floor where the side reach is unobstructed or the depth of any obstruction does not exceed 10 inches. §11B-308.3.1, Figure 11B-308.3.1High side reach shall be 46 inches maximum above the finish floor or ground where the high side reach is over an obstruction more than 10 inches but not more than 24 inches in depth. §11B-308.3.2, Figure 11B-308.3.2Obstructions for high side reach shall not exceed 34 inches in height and 24 inches in depth. §11B-308.3.2, Figure 11B-308.3.2Obstructed high side reach for the top of washing machines and clothes dryers shall be permitted to be 36 inches maximum above the finish floor. §11B-308.3.2Operable parts shall be operable with one hand and shall not require tight grasping, pinching, or twisting of the wrist. Force required to activate operable parts shall be 5 pounds maximum. §11B-309.4MOBILITY UNITS- apply to all types of unitsThresholds, if provided at the door ways shall be ½” maximum. Raised thresholds and changes in level at doorways shall comply with 11B-302 and 11B-303 (11B-809.2 11B-404.2.5). Show compliance at the door #02 at the rear patio/deck.On the Unit A mobility plan, show kitchen work and sink surface not to exceed 34” maximum above finish floor. (11B-804.3.2). Show dimensions on plan. Provide 30” minimum wide clearance for parallel approach on the accessible bathtub (11B-607.2 Figure 11B-607.2). Sheet A4.0B. Detail 11. A removable in-tub seat shall comply with Section 11B-610. Provide design on plan.Sheet A4.0B. Detail 1. List the code requirement in the detail Shower spray unit and water shall comply with 11B-607.6. Show design on plan.Toilet paper dispensers shall comply with Section 11B-309.4 Operation and shall be 7 inches minimum and 9 inches maximum in front of the water closet measured to the centerline of the dispenser. The outlet of the dispenser shall be below the grab bar, 19 inches minimum above the finish floor and shall not be located behind the grab bars. Dispensers shall not be of a type that control delivery or that does not allow continuous paper flow. §11B-604.7COMMUNICATION UNITS- apply to all types of unitsResidential dwelling units required to provide communication features shall comply with the following: Where a building fire alarm system is provided, the system wiring shall be extended to a point within the residential dwelling unit in the vicinity of the residential dwelling unit smoke detection system. §11B-809.5.1Where alarm appliances are provided within a residential dwelling unit as part of the building fire alarm system, they shall comply with 702 Chapter 9, Section 907.5.2.3.4. §11B-809.5.1.1All visible alarm appliances provided within the residential dwelling unit for building fire alarm notification shall be activated upon activation of the building fire alarm in the portion of the building containing the residential dwelling unit. §11B-809.5.1.2Residential dwelling unit smoke detection systems shall comply with Chapter 9, Section 907.2.11. Residential dwelling unit carbon monoxide detection systems shall comply with Chapter 4. §11B-809.5.2All visible alarm appliances provided within the residential dwelling unit for smoke detection notification shall be activated upon smoke detection. All visible alarm appliances provided within the residential dwelling unit for carbon monoxide detection notification shall be activated upon carbon monoxide detection.11B-809.5.2.1The same visible alarm appliances shall be permitted to provide notification of residential dwelling unit smoke detection and building fire alarm activation, and carbon monoxide detection. §11B-809.5.3Visible alarm appliances used to indicate residential dwelling unit smoke detection, carbon monoxide detection, or building fire alarm activation shall not be used for any other purpose within the residential dwelling unit. §11B-809.5.4Communication features shall be provided at the residential dwelling unit primary entrance complying with the following:A hard-wired electric doorbell shall be provided. A button or switch shall be provided outside the residential dwelling unit primary entrance. Activation of the button or switch shall initiate an audible tone and visible signal within the residential dwelling unit. Where visible doorbell signals are located in sleeping areas, they shall have controls to deactivate the signal. §11B-809.5.5.1A means for visually identifying a visitor without opening the residential dwelling unit entry door shall be provided and shall allow for a minimum 180 degree range of view. §11B-809.5.5.2Where a system, including a closed-circuit system, permitting voice communication between a visitor and the occupant of the residential dwelling unit is provided, the system shall comply with 11B-708.4. §11B-809.5.6Common use or public use system interface of communications systems between a residential dwelling unit and a site, building, or floor entrance shall include the capability of supporting voice and TTY communication with the residential dwelling unit interface. §11B-708.4.1Residential dwelling unit system interface of communications systems between a residential dwelling unit and a site, building, or floor entrance shall include a telephone jack capable of supporting voice and TTY communication with the common use or public use system interface. §11B-708.4.2ADAPTABLE UNITSSheet A4.0A. Detail 13. Revise grab bar reinforcement to be 10” maximum from the rear wall and shall extend 30” minimum in front of the water closet. Revise all other interior elevations. (e.g. sheet A4.01 detail 5E) (11B-809.10.7.3 item #3, Figure 11B-809.10.7.3).LIGHT AND VENTILATIONProvide 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.GLAZINGSome of windows are not called out with tempered glass on the drawings, please clarify. 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.SOUNDShow compliance of sound transmission to common interior walls, partitions and floor/ceiling assemblies between adjacent dwelling units or between dwelling units and adjacent public areas such as halls, corridors, stairways or service area. (1206) Cross-reference assembly details into plan (e.g. wall legend, building cross-sections…) to have minimum airborne sound and structural-borne sound. Minimum STC 50 and IIC 50.GREENThis design shall meet all of the requirements of 2019 CalGreen:Residential portion shall comply with Divisions 4.1 through 4.5 such as residential parking, common use area, dwelling units…Nonresidential portion shall comply with Divisions 5.1 through 5.5 such as customer parking, public use area, retail space, offices…Based on the 17 parking spaces provided for non-residential parking, provide at least (3) designated parking for any combination of low-emitting, fuel-efficient and carpool/van pool vehicle per CGBC Table 5.106.5.2.Show designated parking spaces on the site plan.Provide parking stall marking per CGBC section 5.106.5.2.1 requirements on plan.Refer to site plan correction comments regarding future EV charging stations.Provide and identify both short-term and long-term bicycle parking spaces serving guests and employees for the retail and office area. Show number of rack (short-term) and parking space (long-term) on the plan. (5.106.4.1).ENERGY-Building envelopeEach page of energy calculation shall be incorporated into the drawings.Update the address for Building 1 (4-story) to 1136 E Washington Ave.Update the address for Building 2 (3-story) to 1146 E Washington Ave.Clarify building orientation based on the revised North arrow. The North arrow shall be aligned with true north. The current north arrow on the site plan is pointing to the west which is not correct.This project requires HERS verification. Submit CF-1R forms with HERS registration and incorporate theregistered pages into plans (24”x36”) for plan review.Sheet A3.00 and other relevant sheets. Update the roof/ceiling assembly to R38 insulation.Identify the location of the building envelope and required R-value insulation on the building cross-sections. (E.g. sheet A3.00. Cross-reference keynote into the applicable location on building sections).Revise door and window schedule to indicate U-factor, SHGC value and VT for exterior windows and glazed doors.Complete and sign the DOCUMENTATION AUTHOR'S DECLARATION STATEMENTon NRCC form page 24 (Building 1) and CF1R form page 75 (Building 2).Building 1, page 24. The architect who is responsible for building envelope design shall complete and sign the energy NRCC form under Responsible Envelope Designer.Building 2 page 75.The architect who is responsible for building design shall complete and sign the energy CF1R form under RESPONSIBLE PERSON'S DECLARATION STATEMENT.Building 1 is required to be solar ready per CEC section 110.10. Show solar ready design on the roof plan.Building 2 is required to have solar PV system per energy design. Add note to the cover page of the architectural drawings that “119.88 kWdc solar PV system is required on the 3-story building 2 (1146 E Washington Ave).”Cool roof is required on both buildings. Provide CRRC number for roof covering with minimum reflectance: 0.6 and emittance: 0.9.STRUCTURAL PLAN REVIEW COMMENTS: BY GARRY WANGPhone number: 714-647-5862Email:ghuang@santa-ana.org☒ Structural Review Comment:
Sheet S001, Soil & Foundations Notes
Note 1: verify allowable lateral bearing pressure, not found in the soil report
Note 2: clarify footing final grade with the soil report. Soil report provided with 2 different values
Sheet S1.11
Submit a review letter by the soil engineer indicate that all foundation/specifications have been implemented as per soil report
Show all depressed area/elevator pit on foundation plan per architectural drawing
Provide interconnected grade beam per soil report recommendation, typical for shallow foundation
Provide posts at shear wall from story above at the wall between secure bike storage/mail
Foundation drawings and calculation not reviewed at this submittal – per conversation with SEOR 3/15/2022, the foundation is redesigned from conventional wall footing to mat foundation. Further review is required
Foundation legend, footing schedule detail 18/S302 not found
Foundation legend, note 4 – detail 3/S623 not found
Sheet S1.12
Identify all header/flush beam/ drop beam on plan – typical to all sheets
Corridor – (3) floor joists FJ2 callout are longer than maximum span per table
Reference drag strut detail(s) on plan, typical to all sheets
Verify beam RJ1 calculation (page v-76) indicate 15’-0” maximum, revise calculation/drawing where required
Room 202 – check drag and provide drag strut detail
Room 204 – provide detail at shear wall ends with beam support, show complete load transfer of column, hold down/strap to beam connection
Room 207 – verify/provide post size and hold down/strap. Post does not continue from floor above to foundation, either provide post at the shear wall ends or provide beam support with overstrength factor and provide detail
Room 208 – clarify shear wall length
Room 209 - Verify if shear wall should be terminated at wall intersection or design/provide beam support with overstrength factor
Stair #2 – check drag along this line, verify if additional shear walls are required. Provide drag strut perpendicular to joist detail
Sheet S1.13
Identify all header/flush beam/ drop beam on plan – typical to all sheets
Corridor –
(3) floor joists FJ2 callout are longer than maximum span per table
Shear wall in any resistant line shall have equal nailing pattern by its tributary area otherwise justify shear wall deformation compatibility. Revise calculation/drawing to all locations
Reference drag strut detail(s) on plan, typical to all sheets
Verify beam RJ1 calculation (page v-76) indicate 15’-0” maximum, revise calculation/drawing where required
Construction keynotes/ framing notes – provide/ reference correct details. Typical to all sheets.
Room 302 – check drag and provide drag strut detail
Room 309 –
Clarify why there are 2 different shear wall nailing patterns on the same wall.
Also shear walls in the same resistant line shall have equal nailing pattern by its tributary area otherwise justify shear wall deformation compatibility. Revise calculation/ drawing to all locations
Room 307 – provide drag design along this line and provide drag strut detail
Room 318 – Verify shear wall length and provide post/strap at end of wall.
Stair #2 – check drag along this line, verify if additional shear walls are required. Provide drag strut perpendicular to joist detail
Sheet S1.14
Identify all header/flush beam/ drop beam on plan – typical to all sheets
Identify all post, hold down/strap at each end of shear wall – typical to all sheets
Corridor – (3) floor joists FJ2 callout are longer than maximum span per table
Reference drag strut detail(s) on plan, typical to all sheets
Verify beam RJ1 calculation (page v-76) indicate 15’-0” maximum, revise calculation/drawing where required
Construction keynotes/ framing notes – provide/ reference correct details. Typical to all sheets.
Room 402 – check drag and provide drag strut detail
Room 405 – verify if shear wall length is enough to take half of tributary area from corridor wall
Room 408 – verify if it is shear wall on both sides, if so, revise nailing pattern
Stair #2 – check drag along this line, verify if additional shear walls are required. Provide drag strut perpendicular to joist detail
Sheet S1.15
Provide one sample hand calculation showing
Complete shear wall design from roof level to foundation level including hold down design
Show how each value (e.g. max ho, ∑L, co, Ar Red, Leff) were derive per spread sheet
Further review on calculation is required upon received revised calculation
Identify all header/flush beam/ drop beam on plan – typical to all sheets
Reference drag strut detail on plan, typical to all sheets
Construction keynotes/ framing notes – provide/ reference correct details. Typical to all sheets.
Provide overframing framing size on plan
Verify drag at following locations
Along 2 corridor walls near room 405 and storage
At stair #2
At stair #1
Room 413
Provide structural calculation for framings to 2-1.75x9.25 PSL and 5.125x10.5 GLB over Room 408
Sheet S1.21
Show all depressed area/elevator pit on foundation plan per architectural drawing
Foundation drawings and calculation not reviewed at this submittal – per conversation with SEOR 3/15/2022, the foundation is redesigned from conventional wall footing to mat foundation. Further review is required
Foundation legend, #5 – detail 3/S623 not found
Foundation notes, note 5 – revise slab thickness to comply with soil report
Room 113 – clarify if panels along the line is designed as a part of force-transfer method. If so, indicate shear panel opening legend per drawing. If not, provide hold down and post size for each individual panel
Room 115 – verify shear wall length
Room 117/Room 119: verify shear wall length and provide missing wall segment
Elec/Mech room: shear walls in any resisting line shall have equal nailing pattern by its tributary area; otherwise justify shear wall deformation compatibility. Revise calculation/ drawing typical to all
Verify post size and provide hold down at end of each shear wall. Typical to all floors/plans
Sheet S1.22
Construction keynotes/ framing notes – provide/ reference correct details. Typical to all sheets.
Identify all header/flush beam/ drop beam on plan – typical to all sheets
Room 215 – please clarify why 2 different shear wall nailing. If it is designed as full-height wall segmented method, then provide hold down and post at end of each shear wall
Room 217/Room 219 –
inconsistent shear wall panel length.
Verify nailing pattern, should the shear wall around opening has larger spacing than full-height wall segmented method?
Room 221 – verify if this shear wall is required, provide calculation for shear wall design and drag design
Corridor (right portion) – verify shear wall length, should it ended at post/strap
Room 222 –
clarify why 2 different shear wall nailing pattern, if it is designed as full-height wall segmented method, then provide hold down and post at the end of each shear wall
Clarify shear wall length. Why shear wall panel around opening has less shear wall length than as full-height wall segmented method? Should it be other way around? This comment is typical to all building/floor/plans
Verify reference if detail 12/S611 should be 4/S601?
Verify post size and provide hold down at end of each shear wall. Typical to all floors/plans
Corridor (left portion) – provide drag design along this lines
Room 212 –
Provide framing between gaps. It is still consider as one building
Provide tie/strap to tie building together.
Sheet S1.23
Construction keynotes/ framing notes – provide/ reference correct details. Typical to all sheets.
Identify all header/flush beam/ drop beam on plan – typical to all sheets
Provide detail/framing for overframing roof per architectural 3/A3.11, typical to all locations
Room 202 – detail reference not applicable at this location. It is a sloped roof per architectural drawings. Verify and provide applicable reference, typical to all locations
Sheet S1.24
Construction keynotes/ framing notes – provide/ reference correct details. Typical to all sheets.
Identify all header/flush beam/ drop beam on plan – typical to all sheets
Provide detail/framing for overframing roof per architectural 3/A3.11, typical to all locations
Room 323 – detail reference not applicable at this location. It is a sloped roof per architectural drawings. Verify and provide applicable reference, typical to all locations
Sheet S301
Detail 3 – provide/ reference correct detail
Detail 9 – provide/ reference correct detail
Detail 11 – provide maximum post height
Sheet S302
Detail 11 – provide
Minimum concrete cover for the pipe sleeve
minimum deepen concrete coverage and slope ratios
Sheet S601
Detail 1 – provide/ reference correct detail
Detail 2 – provide/ reference correct detail
Sheet S603
Detail 2 – call out hardware and bolt size
Detail 11 – provide structural calculation for guardrail design
Detail 13 – provide structural calculation for the stringer design
Detail 13 – provide design and call out stringer beam size. Plan didn’t show beam size
Detail 14 – provide/ reference correct detail
Sheet S611
Detail 1 – provide calculation to justify A34 at 48” o.c. is adequate to resist wind load at parapet
Sheet S612
Detail 3 – sheathing should be continuous from floor above.
Detail 14 – provide/verify top chord connection
Detail 16 – provide connection at the truss bottom chord to stud wall connection
Sheet S622
Detail 4 – reference detail on plan where it occure
END OF COMMENTS