HomeMy WebLinkAbout284524_2_Corrections.docxRESIDENTIAL PLAN CHECK
COMMENTS
Planning & Building Agency
Building Safety Division
20 Civic Center Plaza
P.O. Box 1988 (M-19)
Santa Ana, CA 92702
(714) 647-5800
www.santa-ana.org
PLAN CHECK NO:
101109517-23 (exclude 101109518 as deferred submittal per plan)
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:
1.04/29/2022
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.PC2: there is no updated permit application submitted. Please coordinate permit applicant to verify the permit application, submit update permit application 101109517-101109523 for review.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 and roof top 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.PC2: Sheet A0.00. Revise scope of work table:Provide a brief, but complete narrative of the scope of work in the table for each permit. Description shall be of sufficient clarity to indicate the location, nature and extent of the work proposed.Add note: “deferred submittal” to trellis (#101109518)Add note: “separate permit” to all other items (#101109514-101109532)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.PC2: Approved under this review as deferred submittal. Plan check will be perform under separate submittal.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.PC2: Not resolved.Add additional row at the bottom of school fee calculation table on each floor and total identify chargeable/assessable spaces square footage on each level.Without clear building gross area breakdown (shown in building information), City is unable to verify your school fee calculation. Please provided needed information for further review. Refer to plan check #17 for more information.Create a table or tables for residential assessable spaces and for commercial/industrial chargeable space and school fee exempt area. (See School fee exhibits Handout for more information)Use footnotes or a second table to identify where the square footage numbers are coming from.(See School fee exhibits Handout for more information)
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.PC2: A few details are still showing under 2016 Codes. Please update. (e.g. door schedule notes and other locations. I am not able to list all locations, please review all sheets)Sheet A0.02 (See redlines on plan)Show number of stories, type of construction and occupancy group, fire-sprinklered (if installed) on all trellis patio.PC2: Not clear. Show requested information under Type of Construction Table clearly indicate for each Building 1, Building 2 and trellis.Per your response, you assign trellis as type IB construction. This will require 2-hour fire protection on the columns and 1-hour roof. Are you sure? Fire sprinkler may be needed if consider trellis and building 1 as one building due to FSD and opening limitation, also see correction comment item #28.Revise CBC Table 601 for exterior non-bearing walls. Change from “none” to “See table 602”(IMPORTANT) BUILDING AREA BREAKDOWN. 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)PC2: Not responded. The requested information must be provided.Show NFPA 13 Fire sprinklered system on plan for both buildings and trellis (if installed).PC2: Plans are not clear. This item is combined with item #15. Refer to plan check comment #15.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)PC2: The approach is correctly updated. However, without clear building gross area breakdown, City is unable to verify your analysis. Please provided needed information for further review. Refer to plan check #17 for more information.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.PC2: The approach is correctly updated. However, without clear building gross area breakdown, City is unable to verify your analysis. Please provided needed information for further review. Refer to plan check #17 for more information.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 PC2: Please add a note to clarify that weather the net SF is calculated. Is the patio/balcony square footageincluded in the net SF? Show additional column for gross dwelling unit SF. 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.PC2: Justification of the opening limitation between the trellis and Building 1 is not provided. Per current design, the opening limitation may not work. Unless provide fire-sprinkler within the trellis then justification will not be required. (Same building)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. (17 non-residential parking)PC2: Clearly label and identify “clean air vehicle” parking space(s) on plan. (3) Spaces are required.Provide and cross-reference required “marking” for the “clear air vehicle” parking space(s).PC2: Provide cross-referencing to detail 10/A0.20 sheet on the site plan where the clean air vehicle parking space marking can be found.Based on 15 residential accessible parking spaces provided, 3 out of 15 shall be van accessible. Only (2) are provided on plan.PC2: Total residential parking: 102 spaces. 11B-208.2.3.1- Mobility requires: (15) accessible. 11B-208.2.3.2- 2% of (102-15)=1.74: (2) accessible. Therefore, total (17) accessible parking spaces required for residential parking, including (3) van accessible and (14) standard accessible. Plan provides (3) van and (13) standard which is short on (1) standard accessible. Please revise plan.Provide enlarged, scaled and dimensioned floor plan and provide accessible design and detail for all pedestrian gates on the accessible routes.PC2: Not resolved. If pedestrian gates are under separate permit, please add “under separate permit” on the pedestrian gate note to clarify. Otherwise, provide requested information on plan.Sheet A0.00. Review and revise parking number to match the site plan and the breakdown of the parking shall match the total number parking space.PC2: Provide dimensions on all accessible parking space and access aisles.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 footagePC2: Show square footage on all spaces, including hallways, elevators, stairways, laundry… This information is required on the floor plan to verify gross building area table, building analysis and school fee calculation.Interior dimensions on each level to locate each partition, wall and indicate corridor widthPC2: Dimensions are not provided on the first level of the building 1 and all levels on building 2.Sheet 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.PC2. Refer to redmarks on sheet A1.11.Provide wall assembly detail for wall type A2.Provide correct wall assembly detail for wall type F1 through F4. Plan shows 20/A8.10 is not correct.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)PC2: In the wall legend, type F3 is incorrectly referred to 20/A8.10. Please revise.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.PC2: sheet A5.11. A missing window information at the case manager office #1.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).PC2: Refer to note #124. The legacy report number ER-6030 is outdated. Provide valid report showing compliance with 2019 CBC or 2018 IBC.Provide complete roof plan keynotes on sheet A1.24 from sheet A1.15.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)PC2: Refer to markups on plan. A few units are not dimensioned and by measurement, they are located within 10 feet to the edge. Guards are required.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.PC2: Please use dashed line to show solar zone location with dimensions on each segment/side and square footage of the area to comply with minimum dimensions and size. See below.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.PC2: Plan is incomplete.On all flat roof area, the exception of 1/300 does not apply. Use 1/150 to increase required net vent free area. 1202.2 Exception #2 does not apply.Specify make, model, net vent free area and location on the roof plan. On the slope roof, show hi and low vents to comply with 1202.2 exception #2.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.PC2: Provide correct wall assembly detail for wall type F1 through F4. Plan shows 20/A8.10 is not correct.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. PC2: Provide correct wall assembly detail for wall type F1 through F4. Plan shows 20/A8.10 is not correct.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.PC2: Cross-reference 1-hour roof/ceiling assembly into the shaft enclosures (required by type VA construction). Please update all elevator enclosure and stairway enclosure sections.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.)PC2: Provide 1-hour minimum fire rating on all elevator doors within 1-hour enclosure which applies to:Door #109 on elevator 2.Door # 121 on elevator 3.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.PC2:Building 2. Provide an additional smoke door at the elevator door #109 in building 2.Cross-reference all smoke door from door schedule into the floor plan (where they located).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.PC2: Provide design on the trash chutes #2 and #3 on sheet A602 and A603. Chute #1 is ok.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.PC2: review is pending.A copy of energy building envelope design is required to verify window performance. Refer to correction item #179.Add a note to show SHGC, U-factor and VT value in the window and storefront schedule. They are required on plan. Show required performance number. Do not note as “See mechanical plan”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)PC2: Sheet A7.00. Show compliance on all doors located in common area and retail area (not within the dwelling unit). Handles, pulls, latches, locks, and other operable parts on doors and gates shall comply with 11B-309.4 Operation. Operable parts of such hardware shall be 34 inches minimum and 44 inches maximum above the finish floor or ground. Where sliding doors are in the fully open position, operating hardware shall be exposed and usable from both sides. §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)
PC2: Add note.
- 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.
PC2: Add a note to show SHGC, U-factor and VT value in the window and storefront schedule. They are required on plan. Show required performance number. Do not note as “See mechanical plan”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.”PC2: In your response, please clearly indicate sheet number and note number where this note is added.CBC Section 1010.1, Exit doors shall be marked so that they are readily distinguishable from the adjacent construction.PC2: In your response, please clearly indicate sheet number and note number where this note is added.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 DepartmentPC2: In addition to note on the plan, identify panic hardware on the specific door in the door schedule.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.”PC2: Specify which door to comply with this requirement in the door schedule. 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.PC2: Plywood still contacts with concrete. Please 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.PC2: Please response to this comment.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.PC2: Please response to this comment.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.PC2: Please response to this comment.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.PC2: Add note on the drawings.Fire Resistance Construction: Detail how fire resistance of wall construction is maintained behind mailboxes. (714)PC2: please provide detail to clarify. Mailbox is attached to D3 (1-hour) and E2 (2-hour) wall per floor plan on sheet A1.11.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.
PC2: sheet A4.02 through A4.04. Please update bearing wall location and provide 1-hour construction. Refer to redmarks on plan. Please also verify with framing plan.
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.
PC2: Detail is not available on sheet A8.10. Please clarify.
Exhaust fans from the bathroom must enter through the wall. Dampers are required if the ceiling is penetrated. (717.6.1)
PC2: Add note to plan.
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)
PC2: Add note to plan.
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. PC2: Sheet A1.24. Parapet is required above unit D1 in building 2. However, you may opt to use CBC 705.11 item 5.2. Please identify the applicable location on the roof plan. Provide roof detail applying to this area to show compliance of the parapet exception.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.PC2: Revise calculation for entire common area on the first floor. Not just community room. Fitness, offices and all other occupiable spaces are common area.Restrooms and shower serving the exterior common area. (courts, pool area…)PC2: Not provided.Provide drinking fountains serving exterior common area.PC2: Not provided.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’.PC2: Not responded.MEANS OF EGRESSEgress 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.PC2: In addition to roof deck. Provide occupant load information and calculation on each room/space. Plans are not really clear.Show number of occupants on each exit access and exit door and the capacity of the door.PC2: Show on each required door on plan. A lot of egress doors do not have the required information.Show total number of occupants on each level of the building.PC2: Not shown.Provide egress design on both courtyard A and courtyard B. Analysis the site egress system for combined occupant load from both buildings and courtyards.PC2: Not response. Per your response, please provide analysis on sheet A1.01.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.PC2: Provide occupant load calculation on each room/space and provide occupant load sign.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)PC2:No response. Unable to review. Pending to item #85.Building 2. Door #201. Change the door swinging that not to swing into the required exit door landing of the stairway #3.PC2: Refer to sheet A1.22 and A6.02. At door #201 swinging into the laundry room, provide 18” minimum maneuvering space on the latch side of the door at the pull side.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.PC2: Please show design in compliance on the site egress plan on sheet A1.01.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.PC2: Show occupant load egress through the egress court and show capacity of the egress court based on the width on plan to prove design is sufficient. All occupant load egressed from the courtyards, swimming pool and building exterior exit door are required to verify the capacity. The egress routes also required on plan to determine accumulated number of people to egress through the court.Provide egress design and egress plan in the common area in the courtyard and swinging pool area.PC2: Design is not provided.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.PC2: Pending. Provide complete site egress design on this submittal. Identify accessible egress routes (slopes, landing dimensions…), and relevant details (e.g. ramps, gates, handrails…) on plan. Site accessibility is part of the building plan review.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 ratedPC2: Building 2. Elevator door 109 and 121 shall be 60-minute rated. Elevator smoke door 205S, 208S, 305S shall be 20-minute rated. - Any one hour rated shaft to have 60-minute door.- A occupancy (Courtyard) to have panic hardwarePC2: Provide courtyard egress analysis to determine occupant load at each door and note on the drawing to have panic hardware (OCC>49).Provide 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)PC2: The submitted egress design is still incomplete. 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.PC2: Please indicate the sheet number and notes number where the notes can be found. In your response saying the notes were added to sheet A8.30. However, they were not there.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.PC2: Not resolved. Refer to sheet A0.03. In your response, you are proposing the exit passageway idea. However, the design does not comply with exit passageway. The opening from trash room into the exit passageway is not permitted (1024.5). Trash room is not considered as normally occupied space. All doors are 60-min minimum rated.Sheet A6.11 through A6.61. On the stairway floor plans, show width and length of each stairway and its landing on each level.PC2: Sheet A6.11. Show stairway width on each level of the stairway #1.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)PC2:Update detail 4/A6.10 to 2019 CBC.Provide signs on the first level. Signs are missing on a few stairways.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).PC2: The mounting height in the detail is confusing. Please specify clearly in the detail.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.PC2: Provide illuminated sign at each exit door by the exit stairways. See red marks on plan.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.PC2: Please add note to plan: “Requires means of egress from all occupied parts of the building be provided with at least 1’ candle of light at floor level”.Provide emergency egress and rescue opening in each bedroom. Cross-reference window schedule into each dwelling units. (1030)PC2: Missing window information.Sheet A4.01. Show compliance in plan A.Sheet A4.03. Show compliance in plan C.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.PC2: Please provide sheet number and detail number showing where this note can be found on plan.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.PC2: Unable to review. Submit all design on this package. Please do not refer to other drawings which are not submitted (e.g. Civil). 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)PC2: Unable to review. Submit all design on this package. Please do not refer to other drawings which are not submitted.Sidewalks accommodating the disabled must be at least forty-eight inches (48”) wide and at least sixty inches (60”) where door swings over walk.PC2: Unable to review. Submit all design on this package. Please do not refer to other drawings which are not submitted.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.PC2: Unable to review. Submit all design on this package. Please do not refer to other drawings which are not submitted.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.PC2: At the accessible guest parking, clarify that detectable warnings are not on the access aisle.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.PC2: Unable to review. Submit all design on this package. Please do not refer to other drawings which are not submitted. (E.g. landscape plan)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.PC2: Please incorporate description of the parking analysis from 1st submittal into the next parking analysis. Also, please clarify the parking analysis table to clearly show the required and provided parking spaces.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).PC2: item a and b. For residence parking, provide total (17) accessible parking spaces required for residential parking, including (3) van accessible and (14) standard accessible.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 residential 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.PC2: Clearly label on site plan, identify future residential EV spaces and future non-residential EV spaces differently. Show total (11) EVCs on plan. The (11) EVCs do not including non-residential EVCs. One of them is accessible.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.PC2: Clearly label on site plan, identify future residential EV spaces and future non-residential EV spaces differently. Identify (2) EVCs for non-residential on plan. One of them is accessible.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.PC2: Sheet A7.20. Provide dimensions and accessible details on the doors within the storefront SF-2 shall be fully accessible. ACCESSIBLE DRINKING FOUNTAINSheet A5.11. Cross-reference complete design of the accessible drinking fountains from sheet A5.00 into plan.PC2: A5.22. Cross-reference accessible details into the enlarged drinking fountain plan.Provide pedestrian protection design and details.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.PC2: Design is still incomplete. Provide fully accessible shower design and details on plan.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)PC2: Not resolved. Design is not available on sheet A5.22 and A5.23.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-604.5.1PC2: Provide requested dimensions on the details on sheet A5.22.The 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)PC2: Provide requested dimensions on the details on sheet A5.22.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-605.2PC2: Design is not available on sheet A5.22 or A5.23.Lavatories, 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-306.2.1PC2: Provide toe clearance detail on plan. Note that details for mobility units on A4.0B do not apply to common use facilities.Toe clearance shall extend 19 inches maximum under lavatories for toilet and bathing facilities and 25 inches maximum under other elements. §11B-306.2.2PC2: Provide toe clearance detail on plan. Note that details for mobility units on A4.0B do not apply to common use facilities.At 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)PC2: Provide knee clearance detail on plan. Note that details for mobility units on A4.0B do not apply to common use facilities.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-308.1.1PC2: Add note to the architectural plan.Electrical 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.PC2: Add note to the architectural plan.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.PC2: Detail 13/A4.0B is incomplete. As an option, incorporate figure 11B-308.2.1 into the drawing.High 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-308.2.2PC2: Detail 13/A4.0B is incomplete. As an option, incorporate figure 11B-308.2.2 into the drawing.High 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-308.3.1PC2: Detail 13/A4.0B is incomplete. As an option, incorporate figure 11B-308.3.1 into the drawing.High 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-308.3.2PC2: Detail 13/A4.0B is incomplete. As an option, incorporate figure 11B-308.3.2 into the drawing.Obstructions for high side reach shall not exceed 34 inches in height and 24 inches in depth. §11B-308.3.2, Figure 11B-308.3.2PC2: Detail 13/A4.0B is incomplete. As an option, incorporate figure 11B-308.3.2 into the drawing.Obstructed 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-308.3.2PC2: Add note to the common area laundry rooms.Operable 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.PC2:Detail 1/A7.02. Show ½” maximum threshold height, measured from finish surface.Detail 11/A7.02 is not for accessible door. Please indicate where is detail apply? If not, delete it from the plan.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). PC2: Detail 11/A4.0B. Show dimensions of the clear floor space on plan . Minimum 30” wide is required.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.PC2: Add code requirements into the detail, in addition to just code sections.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-604.7PC2: Provide design on sheet A4.0B for mobility units only. Please do not refer details to restrooms in the community area.COMMUNICATION 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-708.4.2PC2: Please do not combine the communication requirements into mobility unit design on A4.0B. Please create another sheet only for communication unit requirements such as sheet A4.0C.ADAPTABLE 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).PC2: Detail is not revised. There is redmarks on plan for the same correction.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.PC2: Please label tempered glass on window “F1” in the living room for Plan D1 (A4.04), Plan D2 (A4.05) and Plan E (4.06).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.PC2:Refer to detail 2-4 A6.21. Provide sound rating construction between the stairway #2 and dwelling units. Revise wall assembly from wall type E2 to E4.Refer to detail 2/A6.31. Provide sound rating construction between the stairway #3 and dwelling units at the 2nd level. Revise wall assembly from wall type D1 to D5.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.PC2: Please label (3) CAV parking spaces on the non-residential parking on the site plan.Provide parking stall marking per CGBC section 5.106.5.2.1 requirements on plan.PC2: Provide a note to show cross-reference from CAV legend to the detail 10/A0.20.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).PC2: Racks for short-term bicycle parking are provided. However, the long-term parking location and design is not found. Provide long-term bicycle parking design on plan, complying with CGBC 5.106.4.1.5ENERGY-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 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.PC2: For item #179-#192, please do not response: “refer to mechanical plan or mechanical design”. Please attach the updated energy building envelope design as part of the architectural package for Building Division to verify architectural building envelope design.
END OF NON-STRUCTURAL COMMENTS. REFER TO NEXT PAGE FOR STRUCTURAL RELATED COMMENTS.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
[COMMENT RESOLVED]
Note 2: clarify footing final grade with the soil report. Soil report provided with 2 different values
[COMMENT RESOLVED]
Sheet S1.11
Submit a review letter by the soil engineer indicate that all foundation/specifications have been implemented as per soil report
[COMMENT RESOLVED]
Show all depressed area/elevator pit on foundation plan per architectural drawing
[COMMENT RESOLVED]
Provide interconnected grade beam per soil report recommendation, typical for shallow foundation
[COMMENT RESOLVED]
Provide posts at shear wall from story above at the wall between secure bike storage/mail
[COMMENT RESOLVED]
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
[COMMENT RESOLVED]
Foundation legend, footing schedule detail 18/S302 not found
[COMMENT RESOLVED]
Foundation legend, note 4 – detail 3/S623 not found
[COMMENT RESOLVED]
Sheet S1.12
Identify all header/flush beam/ drop beam on plan – typical to all sheets
[COMMENT RESOLVED]
Corridor – (3) floor joists FJ2 callout are longer than maximum span per table
[COMMENT RESOLVED]
Reference drag strut detail(s) on plan, typical to all sheets
[COMMENT RESOLVED]
Verify beam RJ1 calculation (page v-76) indicate 15’-0” maximum, revise calculation/drawing where required
[COMMENT RESOLVED]
Room 202 – check drag and provide drag strut detail
[COMMENT RESOLVED]
Room 204 – provide detail at shear wall ends with beam support, show complete load transfer of column, hold down/strap to beam connection
[COMMENT RESOLVED]
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
[COMMENT RESOLVED]
Room 208 – clarify shear wall length
[COMMENT RESOLVED]
Room 209 - Verify if shear wall should be terminated at wall intersection or design/provide beam support with overstrength factor
[COMMENT RESOLVED]
Stair #2 – check drag along this line, verify if additional shear walls are required. Provide drag strut perpendicular to joist detail
[COMMENT RESOLVED]
Sheet S1.13
Identify all header/flush beam/ drop beam on plan – typical to all sheets
[COMMENT RESOLVED]
Corridor –
(3) floor joists FJ2 callout are longer than maximum span per table
[COMMENT RESOLVED]
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
[COMMENT RESOLVED]
Reference drag strut detail(s) on plan, typical to all sheets
[COMMENT RESOLVED]
Verify beam RJ1 calculation (page v-76) indicate 15’-0” maximum, revise calculation/drawing where required
[COMMENT RESOLVED]
Construction keynotes/ framing notes – provide/ reference correct details. Typical to all sheets.
[COMMENT RESOLVED]
Room 302 – check drag and provide drag strut detail
[COMMENT RESOLVED]
Room 309 –
Clarify why there are 2 different shear wall nailing patterns on the same wall.
[COMMENT RESOLVED]
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
[COMMENT RESOLVED]
Room 307 – provide drag design along this line and provide drag strut detail
[COMMENT RESOLVED]
Room 318 – Verify shear wall length and provide post/strap at end of wall.
[COMMENT RESOLVED]
Stair #2 – check drag along this line, verify if additional shear walls are required. Provide drag strut perpendicular to joist detail
[COMMENT RESOLVED]
Sheet S1.14
Identify all header/flush beam/ drop beam on plan – typical to all sheets
[COMMENT RESOLVED]
Identify all post, hold down/strap at each end of shear wall – typical to all sheets
[COMMENT RESOLVED]
Corridor – (3) floor joists FJ2 callout are longer than maximum span per table
[COMMENT RESOLVED]
Reference drag strut detail(s) on plan, typical to all sheets
[COMMENT RESOLVED]
Verify beam RJ1 calculation (page v-76) indicate 15’-0” maximum, revise calculation/drawing where required
[COMMENT RESOLVED]
Construction keynotes/ framing notes – provide/ reference correct details. Typical to all sheets.
[COMMENT RESOLVED]
Room 402 – check drag and provide drag strut detail
[COMMENT RESOLVED]
Room 405 – verify if shear wall length is enough to take half of tributary area from corridor wall
[COMMENT RESOLVED]
Room 408 – verify if it is shear wall on both sides, if so, revise nailing pattern
[COMMENT RESOLVED]
Stair #2 – check drag along this line, verify if additional shear walls are required. Provide drag strut perpendicular to joist detail
[COMMENT RESOLVED]
Sheet S1.15
Provide one sample hand calculation showing
Complete shear wall design from roof level to foundation level including hold down design
[COMMENT RESOLVED]
Show how each value (e.g. max ho, ∑L, co, Ar Red, Leff) were derive per spread sheet
[COMMENT RESOLVED]
Further review on calculation is required upon received revised calculation
[COMMENT RESOLVED]
Identify all header/flush beam/ drop beam on plan – typical to all sheets
[COMMENT RESOLVED]
Reference drag strut detail on plan, typical to all sheets
[COMMENT RESOLVED]
Construction keynotes/ framing notes – provide/ reference correct details. Typical to all sheets.
[COMMENT RESOLVED]
Provide overframing framing size on plan
[COMMENT RESOLVED]
Verify drag at following locations
Along 2 corridor walls near room 405 and storage
[COMMENT RESOLVED]
At stair #2
[COMMENT RESOLVED]
At stair #1
[COMMENT RESOLVED]
Room 413
[COMMENT RESOLVED]
Provide structural calculation for framings to 2-1.75x9.25 PSL and 5.125x10.5 GLB over Room 408
[COMMENT RESOLVED]
Sheet S1.21
Show all depressed area/elevator pit on foundation plan per architectural drawing
[COMMENT RESOLVED]
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
[COMMENT RESOLVED]
Foundation legend, #5 – detail 3/S623 not found
[COMMENT RESOLVED]
Foundation notes, note 5 – revise slab thickness to comply with soil report
[COMMENT RESOLVED]
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
[COMMENT RESOLVED]
Room 115 – verify shear wall length
[COMMENT RESOLVED]
Room 117/Room 119: verify shear wall length and provide missing wall segment
[COMMENT RESOLVED]
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
[COMMENT RESOLVED]
Verify post size and provide hold down at end of each shear wall. Typical to all floors/plans
[COMMENT RESOLVED]
Sheet S1.22
Construction keynotes/ framing notes – provide/ reference correct details. Typical to all sheets.
[COMMENT RESOLVED]
Identify all header/flush beam/ drop beam on plan – typical to all sheets
[COMMENT RESOLVED]
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
[COMMENT RESOLVED]
Room 217/Room 219 –
inconsistent shear wall panel length.
[COMMENT RESOLVED]
Verify nailing pattern, should the shear wall around opening has larger spacing than full-height wall segmented method?
[COMMENT RESOLVED]
Room 221 – verify if this shear wall is required, provide calculation for shear wall design and drag design
[COMMENT RESOLVED]
Corridor (right portion) – verify shear wall length, should it ended at post/strap
[COMMENT RESOLVED]
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
[COMMENT RESOLVED]
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
[COMMENT RESOLVED]
Verify reference if detail 12/S611 should be 4/S601?
[COMMENT RESOLVED]
Verify post size and provide hold down at end of each shear wall. Typical to all floors/plans
[COMMENT RESOLVED]
Corridor (left portion) – provide drag design along this lines
[COMMENT RESOLVED]
Room 212 –
Provide framing between gaps. It is still consider as one building
[COMMENT RESOLVED]
Provide tie/strap to tie building together.
[COMMENT RESOLVED]
Sheet S1.23
Construction keynotes/ framing notes – provide/ reference correct details. Typical to all sheets.
[COMMENT RESOLVED]
Identify all header/flush beam/ drop beam on plan – typical to all sheets
[COMMENT RESOLVED]
Provide detail/framing for overframing roof per architectural 3/A3.11, typical to all locations
[COMMENT RESOLVED]
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
[COMMENT RESOLVED]
Sheet S1.24
Construction keynotes/ framing notes – provide/ reference correct details. Typical to all sheets.
[COMMENT RESOLVED]
Identify all header/flush beam/ drop beam on plan – typical to all sheets
[COMMENT RESOLVED]
Provide detail/framing for overframing roof per architectural 3/A3.11, typical to all locations
[COMMENT RESOLVED]
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
[COMMENT RESOLVED]
Sheet S301
Detail 3 – provide/ reference correct detail
[COMMENT RESOLVED]
Detail 9 – provide/ reference correct detail
[COMMENT RESOLVED]
Detail 11 – provide maximum post height
[COMMENT RESOLVED]
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
[COMMENT RESOLVED]
Detail 2 – provide/ reference correct detail
[COMMENT RESOLVED]
Sheet S603
Detail 2 – call out hardware and bolt size
[COMMENT RESOLVED]
Detail 11 – provide structural calculation for guardrail design
[COMMENT RESOLVED]
Detail 13 – provide structural calculation for the stringer design
[COMMENT RESOLVED]
Detail 13 – provide design and call out stringer beam size. Plan didn’t show beam size
[COMMENT RESOLVED]
Detail 14 – provide/ reference correct detail
[COMMENT RESOLVED]
Sheet S611
Detail 1 – provide calculation to justify A34 at 48” o.c. is adequate to resist wind load at parapet
[COMMENT RESOLVED]
Sheet S612
Detail 3 – sheathing should be continuous from floor above.
[COMMENT RESOLVED]
Detail 14 – provide/verify top chord connection
[COMMENT RESOLVED]
Detail 16 – provide connection at the truss bottom chord to stud wall connection
[COMMENT RESOLVED]
Sheet S622
Detail 4 – reference detail on plan where it occur
[COMMENT RESOLVED]☒Additional Review Comment (4/7/2022):
Sheet S1.00
Provide enlarge plan and reference applicable details for the trellis for review
Sheet S1.12
Unit E: verify shear wall nailing pattern both walls should take similar tributary area, nailing be same. Should it be 22.5 instead 44.5
Sheet S1.13
Unit E: verify shear wall nailing pattern both walls should take similar tributary area, nailing be same. Should it be 33.5 instead 3.5
Sheet S1.15
Unit D2: verify reference 3/S6.11
Provide roof top mechanical unit anchorage detail and calculation. Framing calculation shall include effect due to the lateral loads. Revise framing where required
Indicate each individual roof top unit maximum operating weight on plan
Provide detail show how (2) or (3) framing joist are sistered together. Indicate nailing size and spacing
Sheet S1.21
Unit D1 & Unit C: detail 4/S303, architectural detail 3/A3.11 shown stem wall as CMU. Verify with architect and revise detail as required
Sheet S1.22
Unit A: identify (2) framing size. Should it be 3-2x10?
Unit D2: should the detail reference be 4/S601 instead 6/S611?
Sheet S1.24
Provide roof top mechanical unit anchorage detail and calculation. Framing calculation shall include effect due to the lateral loads. Revise framing where required
Indicate each individual roof top unit maximum operating weight on plan
Sheet S302
Detail 4 does not belong to this submittal package. Remove any details that are not pertain for this permit package
Detail 7:
Show nails stud minimum edge distance
Justify that 12” embed is able to resist the lateral earth pressure without the reliance on concrete; suggest to embed steel column to the bottom of ftg
Provide maximum steel post height
Steel tie required lap more than 6” per ACI 25.7.2.4.1
Detail 12:
Minimum mat slab thickness shall be 12” per plan
Detail 14:
Show nails stud minimum edge distance
Justify that 12” embed is able to resist the lateral earth pressure without the reliance on concrete; suggest to embed steel column to the bottom of ftg
Provide maximum steel post height
Steel tie required lap more than 6” per ACI 25.7.2.4.1
Sheet S303
Typical to all details, minimum mat slab thickness shall be 12” per plan
Detail 16: provide wall thickness for the elevator pit
Sheet S603
Detail 2: identify reference detail on plan
Detail 11: provide maximum height for the guardrail
Sheet S611
Detail 4: reference detail on plan where it occur
Sheet S621
Detail 2: provide detail 4/- and detail 8/- for review
Sheet S622
Detail 2:
Provide spacing between thru bolt
Should the ¾” diameter bolt include washers for note 4?
Detail 8: provide reference detail (End of Comment)