HomeMy WebLinkAbout290914_1_Corrections.docxPLAN 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:
101111464-467, 472, 473 (6 permits)
PROJECT ADDRESS:
415 E Fourth St and 515 E Fourth St
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
I A, III A, SPK HT Increase, SPK Story Increase
OCCUPANCY CLASSIFICATION(S):
A-2, A-3, B, M, R-2, S-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
8/1/2022
INITIAL REVIEW
8/5/2022
EXPIRATION
1/28/2023
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Andrew Nelson
3.
TEL:
(949)733-2000
FAX:
VALUATION: $29,549,594.00 / $2,462,274 / $2,385,810 /$6,648,987 / $22,431,747 / $5,316,131
EMAIL:
anelson@redoakinv.com
FLOOD ZONE: X-0602320276J
Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2019 California Residential Code (CRC); 2019 California Building Code (CBC); CMC = 2019 California Mechanical Code; CPC = 2019 California Plumbing Code; CEC = 2019 California Electrical Code; T = Table; ICC = International Code Council.All items noted on this plan check report must be addressed.Please indicate the sheet number and detail to the right of each correction, or note the number on the plans where the correction is made. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.
All drawings and supporting documents shall be prepared, stamped, and signed by a California licensed architect or registered professional engineer. (CRC R301.1.3, CBC 107.1 and 107.3.4.1).
This review does not include mechanical, plumbing or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, and electrical work. Call 647-5800 for information.
The applicant shall obtain clearances/approvals for the following, prior to building permit issuance:
-Planning Division approval on the corrected/final set of drawings (647-5804). Previously
approved plans should be submitted to expedite the process.
- Fire Department approval on the corrected/final set of drawings (647-5839 or 647-5700).
-Police Department approval on the corrected/final set of drawings (647-5840).
-Public Works Agency approval (647-5039).
- Proof of Worker's Compensation Insurance shall be required at the time of permit issuance.
- School District Compliance Certificate.
-Grading Permit. Application is made through the Building Safety Division (647-5800) and the
plan review is by the Public Works Agency (647-5039).
Obtain demolition permit for removing the existing buildings on the proposed site.
The project owner/developer shall designate a contact person who has the authority to act on behalf of the owner to coordinate and provide consistency for all of the plans required for the project including landscaping, grading, pedestrian protection, architecture, structural, electrical, mechanical and plumbing. On the drawings note the contact person's name, position, address and telephone number. (CBC 107.1 and 107.3.4.1)
There are multiple building permits included in this plan check submission. 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.
Please pick up submitted plans. All comments marked on the drawing must be addressed.Design appears incomplete at this submission. DO NOT SUBMIT INCOMPLETE DESIGN. Further review and new plan check comments may apply after next review. The Building Department plan check redline set MUST BE return to verify the corrections.
A separate Building Permit Application is required for:
- Fence(s)
- Block wall(s)
- Light standard(s)
- Pedestrian protection
- Demolition
- Site improvements
- Electric vehicle charging stations
- Pool and deck at the 3rd level of the building A.
- Tenant improvement for core and shell spaces.
List all deferred submittals and separate building permit items on cover sheet.
School fee calculation. Provide school fee calculation and fee floor plans demonstrating how the assessable and chargeable spaces are obtained in full size of sheets. Please 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 if you do not receive it.
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 (647-5039).
All architectural sheets shall have signature and date of the signature from the architect of record by the stamp.
Review and revise sheet index to match submitted drawings. The sheet number and description of each sheet shall be consistent.
Submit all sheets that listed in the sheet index. Refer to redlines on sheet A0-01 for missing sheets.
Print all unit floor plans to scale. Plans are out of scale. Revise all relevant sheets. (e.g. unit 1 on sheet A5-01)
Cross-reference all applicable details in the unit plan notes. Revise all relevant sheets. (e.g. unit 1 on sheet A5-01). Further plan check will be required. New plan check comments may apply.
Provide complete fire protection plan design and cross-reference all applicable details. Revise all plans. (e.g. sheet A-21).
Building A. At the first and second level of the type IIIA building (A2 and A3) next to the type 1A building, no opening in the firewalls is allowed per CBC 705.3. Ch 6 and Ch 7 based on fire separation distance <3 feet, two buildings with different type of construction. The CBC 705.3 exception 2 does not apply here. (refer to sheet A0-03A and A2-11 grid H.8)
Provide complete design and detail in all common and public area such as the leasing office, fitness, community restrooms, community decks, pools,and clubroom in building A. Plansare incomplete. Further plan check is required. (e.g. sheet A5-60).
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. Provide area breakdown in the common area, amenities and retail area with separate table including retail, restaurant, fitness, clubroom, restrooms, shower, hallway…The overall gross area on each level, entire building and area breakdown shall be consistent.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…)Dwelling unit / tenant unit / room numberOccupancy group (CBC Ch3)Square footage
Interior dimensions on each level to locate each partition, wall and indicate corridor width
BUILDING PLANNING
Sheet A0-02A. There are (4) buildings on this submittal: Two apartments and Two garages. Revise information table to show all the following information on each building: (1) type of construction, (2) building height, (4) number of stories, (5) occupancy group (6) total occupant load, (7) type of fire sprinkler system.
Identify finish floor elevation on the apartment buildings on the floor plan and on each level.
Identify finish floor elevation on the building elevations on each building. (e.g. sheet A2-20)
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.
Fire blocking. In combustible construction, fire blocking 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. Fire blocking shall be installed in the locations specified in CBC Sections 718.2.2 through 718.2.7.
CBC Section 717.2.6, Architectural trim. Fire blocking shall be installed within concealed spaces of exterior wall finish and other exterior architectural elements where permitted to be of combustible construction as specified in Section 1406 or where erected with combustible frames, at maximum intervals of 20’, so that there will be no open space exceeding 100 square feet. Where wood furring strips are used, they shall be of approved wood of natural decay resistance or preservative-treated wood. If non-continuous, such elements shall have closed ends, with at least 4” of separation between sections.
Provide ceiling plan and complete ceiling system design in the common area (e.g. club room, fitness, leasing office…) and commercial area (retail, restaurant...).
Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.13.
Provide interior finish design. Interior floor finishes shall show compliance with CBC Section 804.
For type III-A construction, clearly identify the location of fire-retardant treated wood on the floor plan and building cross-section details by different legend. Fire-retardant-treated wood framing and sheathing complying with section 2303.2 shall be permitted within exterior wall assembly (including exterior decks and balconies) of a 2-hour rating or less. (602.3)
For non-rated, type V balconies, add note to the detail that fire sprinkler toptection is extended to the balconies. (e.g. sheet A2-43)
Building A and Building B. Identify 3-hour exterior wall on the garage building AND2-hour fire-rated exterior wall on the apartment building including the apartment wall next to the 2-hour garage exterior wallper Type III-A construction. Revise floor plan to match the legend and cross-reference fire rated wall assembly detail into the drawing. The current design shows no-rating wall. This comment applies to all levels on each building. E.g. sheet A-021, A2-51 and etc. (705.3 exception 2)
Provide correct and complete details on floor plans. Details in the building notes and legends are not available. E.g. sheet A2-51.
Garage A and Garage B. Provide more information on plan to justify the opening requirements to comply with open parking garage per CBC 406.5.2. (E.g. building B on Sheet A1-56) or provide mechanical ventilation and redesign the garage as an enclosed garage (406). A more detail plan review will be performed after the clarification is made (current reviewed is assumed open garage):
Please add note to plan to clarify whether the garage design complies with open or enclosed garage.
Provide overall floor plan to show aggregate opening length and total perimeter wall length on all tiers.
Provide dimensions on plan to show length and height of each opening on all tiers.
Provide dimensions on plan to show length and height of each wall on all tiers.
The area of exterior openings in exterior walls on a tier shall be not less than 20% of the total perimeter wall area of each tier. Current design shows floor 1 does not comply. Please review design and clarify on the drawing.
The aggregate length of the openings shall be not less than 40% of the perimeter of the tier. Current design shows floor 1 and floor 2 do not comply. Please review design and clarify on the drawing.
The exterior elevation design is incomplete. Provide and cross-reference applicable details into the legend and into the building elevations. If fire-resistant-treated-wood is used for type IIIA construction, clearly indicate in the detail required structural member to be FRTW. (e.g. sheet A2-60)
Revise plan to clarify and identify two different types of cement pilaster on the elevation legends/notes and plan. (e.g. sheet A2-60)
For Type III-A Construction, show the following:
Continuous drywall behind all tubs is required unless the walls are within the unit and non- bearing. Back to back tubs with a common plumbing wall are impractical in 1-hour buildings.
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.
All openings in floors are required to be enclosed by a shaft having wall, floor, and ceiling shall be fire resistive construction meeting CBC 712.
Recessed ceiling light fixtures must be boxed around with 5/8" Type X drywall to maintain the 1-hour ceiling assembly.
Continuous drywall is required behind all electrical service panels, fire hoses and medicine cabinets.
Exhaust fans from the bathroom must enter through the wall. Dampers are required if the ceiling is penetrated. (717.6.1)
Plumbing penetration through horizontal occupancy separations shall be boxed out and filled with an approved material. Insulation is not approved. (714.5.1)
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)
Steel beams and columns shall be protected as required for 1-hour protection. Where ceiling forms the protective membrane for fire-resistive assemblies (occupancy separations and rated roof/ceiling or floor/ceiling assemblies), the construction (floor joists) and their supporting horizontal structural members (beams) need not be individually fire protected except where such members support directly applied loads from more than one floor or roof. The required fire resistance shall not be less than that required for individual protection of members. (704.3)
All plumbing penetrations through walls which require protected openings (Fire walls, Fire barriers, Fire partitions) are required to be galvanized or cast iron piping.
Building A. Provide building cross-sections and make references into the floor plan on each level.
Trash room plans. Key-in trash room keynotes into floor plan. E.g. sheet A5-96.
Provide 2-hour fire barrier detail in the trash vestibule. E.g. sheet A2-51 and A5-96. (713.13.4)
Identify all parking stalls, access aisle, guest parking, EV charging spaces, and clean air vehicle spaces. Provide keynote and dimensions on each space. Show design on all level and on each building. Submitted plans are incomplete.
Incomplete roof plans. Provide cross-reference applicable details into the legend. Cross reference keynotes into the roof plans. (E.g. sheet A2-56, A2-18)
Specify ICC approval number and weight per square foot for tile and special roof coverings.
Provide ICC number for the water-proofing material on all roof decks.
Cool roof is required on both buildings. On the roof plan, provide CRRC number for roof covering with minimum solar reflectance: 0.75 and thermal emittance: 0.87.
Provide solar zone design. Provide calculation to determine minimum required area for solar zone. Show location and dimensions of the provided solar zone on the roof plan in accordance with 2019 California Energy Code section 110.10. (E.g. sheet A2-56, A2-18)
Identify height of each parapet on roof plan and on the building cross-sections.
Provide parapet construction and details on plan complying with 705.11 and cross-reference into the floor plan and building sections.
All balconies shall be within the site and shall not encroach into public right-of-way. For example, balconies on building A unit 4.1H, building B unit 2.3 and 4.1 on the east side of the building does not comply.Revise balconies line to be within the property line. (e.g. sheet A1-20 and A2-53)
Located in building A pool area, provide glass guardrail architectural and structural design and details on plan.
The apartment building A and its garage appears structurally separated except portion of the ground level. However, on the first level, the separation is not continue through the trash room. Independent structures shall have sufficient separation for lateral building sway under the design lateral force. Please clarify the architectural drawings to provide continue separation between buildings.
FIRE PROTECTION
Provide additional sheets showing all applicable fire/sound rated assembly details from Gypsum Manual specified on the architectural drawings. (E.g.,Detail 1/AD-21).
Reference each fire-resistive assembly to a CBC Chapter 7, Table and Item number:
- Walls
- Ceilings
- Columns
- Shafts
- Structural Elements
- Fire walls
- Fire barriers
- Stair enclosures
- Horizontal exits
- Exit passageway
- Hallways
- Corridors
Detail 2/AD-22. The fire/sound assembly detail WP3380 is not available per Gypsum Manual (GA-600-2018), please revise this detail to provide available fire/sound assembly.
Detail 1/AD23. Please update the approved gypsum detail number from WP3820 to WP3725.
Cross-reference 2-hour fire assembly exterior wall detail into the building cross-sections. E.g. sheet A2-70.
Cross-reference wall section A2-70 into building sections of building A and building B (e.g. A2-70).
3-hour firewall: (e.g. common wall between area B1 and B2). Detail 1/SD-25. Revise 3-hour fire wall assembly design to comply with CBC 706. The wall assembly WP-7453 does not apply to fire wall location. According to gypsum manual, the area separation fire wall (ASW series) may be an option. Provide and revise fire wall assembly throughout this project.
Cross-reference missing fire/sound assembly details into the section. This comment applies to multiple locations. E.g. Detail 20/AD-22.1.
Detail 4/AD-22.1. Revise detail to extend fire partition to the underside of roof deck or comply with exception.
CBC Section 708.4, Fire partitions shall extend from the top of the foundation or floor/ceiling assembly below to the underside of the floor or roof sheathing, slab or deck above or to the fire-resistance-rated floor/ceiling or roof/ceiling assembly above, and shall be securely attached thereto. If the partitions are not continuous to the sheathing, deck or slab, and where constructed of combustible construction, the space between the ceiling and the sheathing, deck or slab above shall be fire-blocked or draft-stopped in accordance with Sections 718.2 and 718.3 at the partition line. The supporting construction shall be protected to afford the required fire-resistance rating of the wall supported
Detail 15/AD-23. Extend 2-layers of gypsum board to the underside of the roof sheathing through attic space.
Provide detail 24/AD-27 for 3-hour concrete podium deck fire assembly. (e.g. this detail is called out on detail 15/AD-23).
Revise detail 13/AD-21 to provide 2-hour floor/ceiling assembly. Minimum 5.0” thickness per CBC Table 721.1(3) item 1-1.1.
Provide complete design on sheet AD-26. Provide fire assembly details. Cross-reference grease duct section from sheet AD-26 into the floor plan and building cross-sections.
Provide approved fire-assembly detail to justify detail 12/AD-28 for 2-hour steel beam protection. This detail does not comply with UL N501 detail (See GA BM2120 for reference).
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; and
Include 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.
Review and revise all keynotes and sections on sheet AD-20. Details on plan are either not available or incorrectly cross-referenced.
If a door is provided between garage and stair B1, a minimum 1 ½-hour fire protection rating door in the garage exterior wall and door landing on both sides. Revise design on all levels. E.g. refer to sheet A on grid line B by the stair B1. Door #B121 does not comply.(705.3 exception 2) OR delete that door.
No openings are allowed within 3 feet to the imaginary lot line (705.3). Remove storefronts on the exterior wall of the apartment building next to the garage building. (e.g. sheet A2-16 and other sheets at the same location)
Revise plan to provide exterior landing within the property at the Door # B112. At least 60” in the direction of swing is required landing depth within the lot. Landings on the public sidewalk is not permitted. (E.g. sheet A1-20, A2-51)
Two sets of “stairs and corridors storefront” tables are shown on both sheet A7-30 and A7-40. Please clarify on plan which table is applicable and combined on a location to avoid confusion.
Where metal canopy is provided, revise design not to encroach into public right-of-way and provide architectural and structural design of the canopy. (e.g. A2-40 note #4, A2-42)
In building B, provide weather protection, guardrail and waterproofing design on the corridor where its exterior wall is exposed to weather. Clarify the exterior finish and transition between exterior and interior finish on plan and clarify drainage.E.g. sheet A2-53.
Identify the location of the building envelope and required R-value insulation on the building cross-sections. Please be consistent with the energy design.
Revise door and window schedule to indicate U-factor, SHGC value and VT for exterior windows and glazed doors.
ELEVATORS
CBC Section 1009.2.1, Elevators required. In buildings where a required accessible floor is four or more stories above or below a level of exit discharge, at least one required accessible means of egress shall be an elevator complying with Section 1007.4.
CBC Section 1009.4, Elevators. In order to be considered part of an accessible means of egress, an elevator shall comply with the emergency operation and signaling device requirements of Section 2.27 of ASME A17.1. Standby power shall be provided in accordance with Sections 2702 and 3003. The elevator shall be accessed from either an area of refuge complying with Section 1007.6 or a horizontal exit.
Refer to sheet A-045. A note B2 saying that elevator is not a required accessible means of egress.This is conflict with the design. Please clarify. This comment applies to all other relevant sheets.
two-way communication system complying with Sections 1009.8.1 and 1009.8.2 shall be provided at the landing serving each elevator or bank of elevators on each accessible floor that is one or more stories above or below the level of exit discharge
The elevator hoistway opening is required to be protected at the first level where the opening is open into a rated corridor. E.g. sheet A2-51, A5-92 at the elevator B1 and B2. (3006.2.1 and 3006.3)
For hoistway opening protection, additional doors shall be provided at each elevator hoistway door opening in accordance with Section 3002.6. Such door shall comply with the smoke and draft control door assembly requirements in Section 716.2.2.1.1 when tested in accordance with UL 1784 without an artificial bottom seal. (3006.3 exception 3)
Identifyfir-rated construction such as horizontal assembly, fire barrier, opening protection and fire-assembly details on all stairway plans (e.g. A5-78) and stairway cross-sections (e.g. A5-79).
Identify ceiling clear height on each level on both buildings, measured from fisnish surface to the bottom of the slab. The 98” minimum vertical clearance is required for accessible vehicular way and accessible parking spaces.
EXIT
Provide sheet A0-44 (Building B Fourth floor exiting analysis). This sheet is not submitted.
Provide (2) means of egress on each level of each garage building. (OCC > 29). The current design only provide one exit stairway and missing one means of egress.
Clearly identify (2) means of egress from the 3rd level pool area to exit. Egress conversion is not permitted. On sheet A0-33, identify second egress route to an exit. Along the egress path, provide fire rated construction and opening protection at the doors. Revise egress plan, floor plan and door schedule. (E.g. door #A312 and A313)
Show total occupant load on each level on plan. (E.g. sheet A0-45).
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.Show location. Notes alone are not accepted.
Clearly show corridor width on plan at each section of the corridor on the floor plan on all levels on each building. (E.g. see sheet A2-51).
Provide design, detail and building code sections and list requirement to justify the control access doors which on the required egress route from garage into the apartment meet CBC chapter 10 egress requirements. Unless detailed justification is provided with valid building code sections to meet the building code requirement, the control access shall not be on the egress side. (E.g. building B level 2 door B209).
Egress shall not pass through a storage room (E.g. building B, 1st level sheet A0-41). (1016.2 item #5)
On all egress plans, list maximum allowable travel distance and maximum allowable common path of travel on all applicable occupancies: A-2, A-3, B, R-2, S-2…
Provide egress design on all public and common area in the Building A. Show on the egress plan: travel distance, common path of travel, signage on restaurant, retail, leasing office, clubroom… E.g. Sheet A0-31.
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 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 1017.4 for exceptions.
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.
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.
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.
Provide 48” minimum exit stairway width. Stairway B2 does not comply (e.g. sheet A5-80).
Doors opening onto a landing when fully open, the door shall not project more than 7 inches into a landing. Stairway A1 and B2 at level one does not comply. 48” Required landing + 36” door -7” = 77”. However, provided landing length is 6’-2.5”. See redlines on sheet A5-80. (1011.6)
Steps are not allowed on the accessible means of egress. An accessible route is required within the exit access to the exit stairways. For example, refer to sheet A0-41 from parking to stairway #4 shall not have steps. Revise design at this and all other locations. (1009.3.1)
Building A roof deck at the 7th floor. Only one means of egress is provided, please justify on plan:
Justify how to obtain the net floor area is 735 sf. Please provide detailed floor plan with net area dimensions to show net area calculation.
Revise travel distance calculation to use right-angle method to negotiate obstructions (e.g. furniture, landscapes…). The maximum travel distance shall comply with 1006.2 for one exit.
Provide maximum occupant load sign at the deck area even the occupant load is less than 50.
Alternating tread device to the unoccupied roof shall comply with CBC 1011.14. Show compliance on the drawings.
Panic hardware shall comply with CBC Section 1010.1.10. Panic hardware shall be provided as required by CBC Section(s):
- Restaurant exit doors. A Occupancy with an occupant count > 50
- 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 Department
CBC Section 1009.5.3, the walls and soffits within enclosed usable spaces under enclosed and unenclosed stairways shall be protected by 1-hour fire-resistance-rated construction or the fire-resistance rating of the stairway enclosure, whichever is greater. (e.g. sheet A2-11 within the fitness room)
EXIT SIGNS
In addition to the notes, show each tactile exit sign where providedon each exit plan. Tactile exit signs shall be required at the following locations: (e.g. see redmarks on sheet A0-45)
- 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.”
CBC Section 1013.1. On each exit plan, provide a directional exit sign at changes in exiting direction. (e.g. see redmarks on sheet A0-45)
On each exit plan, provide and show illuminated exit sign at each exit door. (e.g. see redmarks on sheet A0-45)
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.
Cross-reference stairway identification sign from 17/AD-71 into each enlarged stairway plan and keynotes.
On each enlarged stairway plan, provide both illuminated exit sign and tactile exit sign at the exterior at-grade exit door. (e.g. see redmark on A5-78).
Handrails are required on both sides of the exit stairways. Identify handrails on plan with top and bottom extensions.
Refer to stairway A1. Identify handrail and its extensions on plan. Handrails shall be extended on the direction of travel, no turns. (see exception). On level 2, note that top handrail extensions shall NOT be encroached into required egress width of the stairway. (e.g. A5-70)
Horizontal exit. Add note to plan: Fire doors in horizontal exits shall be self-closing or automatic-closing when activated by a smoke detector in accordance with Section 716.2.6.6. Doors, where located in a cross-corridor condition, shall be automatic-closing by activation of a smoke detector installed in accordance with Section 716.2.6.6. (1026.3)
Horizontal exit. Design, provide and identify refuge area on plan per CBC 1026.4. Show refuge area on each floor plan where horizontal exit occurs. (1026.4)
Horizontal exit. The horizontal exit separation shall extend vertically through all levels of the building unless floor assemblies have a fire-resistance rating of not less than 2 hours and do not have unprotected openings. Building A 3rd through 7th level does not comply. (1026.2)
The top of the guards shall not be less than 42” in height. Provide design at the private balcony and community deck.
Provide 2-hour construction for the exit passageway that connecting 2-hour stairway enclosure on plan. Openings or rooms are not allowed within the protected enclosures. Revise plan to show all exit stairways and exit passageway in compliance. (e.g. Sheet A5-74 stairway A3 at the first floor) (1024.5)
Accessible routes are required at the level of discharge of the building along the accessible means of egress complying with CBC 1110A.1, 1120A or 11B-206 and 11B-402 as applicable. For example, steps to and within the exit stairway A1 and in the exit passageway of stair A3 does not comply.
Signs required by CBC Section 1009.9 to provide directions to accessible means of egress shall comply with CBC Section 11B-703.5. (CBC 11B-216.4.3)
Design is incomplete. Further comments may apply after next review.
EXIT DISCHARGE
Sheet A1-20. Identify all building required exits. Provide separate legend to identify accessible exterior egress routes, connecting from building exits to public streets.
ACCESSIBILITY
Provide complete site accessibility design, plans and details. (CBC 11A and 11B)
Sheet A1-20. Revise plan to identify accessible routes from public streets to each building accessible entrance. Label all accessible building entrances locations.
Provide an interior accessible route within building A from the non-residential accessible parking spaces to the accessible entrance of the retail, leasing office and restaurant. The accessible route shall be completely within the property of building A by not using the public sidewalk.
Coordinate with building plan legend and plans to show required 8 feet 2 vertical clearance location on plan on each level of each garage building. All entrances, exits and vehicular passageways to and from required accessible parking spaces within parking facilities, shall have a minimum vertical clearance of 8 feet 2 inches from the floor to the lowest projection of the ceiling. Reflective warning signs complying with Section 1143A for character height shall be installed at transitions from the 8 feet 2 inch ceiling to lower ceiling heights in vehicular passageways in the same parking level. (1109A.8.1)
Provide dimensions on each parking stall to show compliance of the accessibility requirements (11A and 11B). All accessible parking and access aisle, accessible EV charging spaces shall comply with the required dimensions.
Show slope, cross-slope, signage, marking on each accessible parking and EV charging space and connected by an accessible route to the accessible entrance.
Revise detectable warnings to be at the boundary between the pedestrian areas and the vehicular areas on both building A and building B. The continuous detectable warning shall be 36 inches wide minimum and shall not encroach to any required door landings (48” or 60” depending on door swing) , access aisles or vehicular ways. Revise plan and show dimensions. (Chapter 11B, Section 11B-705, 1116A.5) See sample redmarks on sheet A2-51.
For non-residential accessible parking spaces in building A, an additional language or an additional sign below the International Symbol of Accessibility shall state “Minimum Fine $250.” Is required. §11B-502.6.2. Update detail 6/AD-01.
Detail 9/AD-01. Where the sign is not located at the accessible path of travel, revise signage posted from 36 inches to 60 inches minimum above the finish floor or ground surface. (1109A.8.8.1)
Parking Table (A1-20) shows (37) non-residential parking spaces provided. Revise this table to show number of non-residential parking spaces and accessible parking spaces provided on each building.
All common and public area such as retail, restaurant, leasing office, fitness room, clubroom, pool, decks, and community restrooms shall be fully accessible. Design is incomplete. Provide fully and detailed accessible design on plan.
Sheet A2-12. Please clarify on plan whether the multiple accommodation restrooms are serving public such as guests of the leasing office, retail or restaurant. The restrooms shall be fully accessible. Provide enlarged and dimensioned floor plan to provide complete accessible design.
Provide interior ramp design and details for all interior accessible ramps. Enlarged plans with dimensions and details called out are needed. (E.g. sheet A2-51, A2-78…) (1122A)
Sheet A5-64. Mailroom A. Bottom landings shall extend 72inches minimum in the direction of ramp run. §11B-405.7.3.1
Detectable warning shall not be on the access aisle and not encroach into required door landing. Provide detectable warnings on the safe side of the pedestrian walkway and landings. Please revise design on both building A and building B.
Design is incomplete and unclear. Please provide complete design. Further review is required.
Adaptable dwelling units
Unit plan. Show 60” diameter circle complying with turning space within each bathroom. (E.g. sheet A5-01).
Unit plan legend. Revise the note that designated restroom design to show at least one restroom shall comply with option 2, not option 1. (E.g. sheet A5-01).
Where the water closet is not placed adjacent to a sidewalk capable of accommodating a grab bar, the bathroom shall have provisions for installation of floor-mounted, foldaway or similar altermative grab bars. Provide compliance on plan in unit 0.3A and all other units (e.g. A5-03…) (1134A.7.2)
Sheet AD-03. Specify height and depth of the kitchen counter in detail 20.
Design is incomplete. Further comments may apply after next review.
SANITARY FACILITIES
Plumbing facilities shall be provided in accordance with the California Plumbing Code (CPC) Section 422.0 and CPC Table 4-1. Revise plumbing calculation to calculate required occupant loads from all common and public use areas. Clearly show and identify square footage, occupant load factor, occupant load from each area and indicate where the proposed plubming fixture can be found (e.g. building XX, level XX). The table provided on sheet A0-02 is not clear and unable to review.
Sanitary facilities serving the area of new work shall be disabled accessible. Revise the drawings to show compliance. Design is incomplete. Further comments may apply after next review.
ENERGY (Building envelope)
Design is incomplete. Provide energy design for the non-residential portion and common area of the building A complying with 2019 California Energy Code. Verify energy performance in the glazed door, window and storefront schedule per provided calculation on plan.Further comments may apply after next review.
Revise energy performance (SHGC, U-factor, VT…) in the glazed door, window and storefront schedule within dwelling units.
The architect who is responsible for building envelope design shall complete and sign the energy NRCC form under Responsible Envelope Designer.
GREEN
Revise plan to show separate EV spaces calculation on each building. Revise table to show required and provided spaces on each building for (1) residence, (2) guest and (3) retail/ restaurant/ leasing office customers. (e.g. Sheet A1-20, building A, building B)
Per Calgreen Table 5.106.5.3.3, based on 37 retail parking, provide at least 4 EV charging spaces for retail/restaurant/leasing office customers. Revise calculation on sheet A1-20 and show provided EV spaces on the floor plan. Add keynotes on plan to indicate the location and detail.
Building A. Based on 37 retail parking, provide 2 long-term bicycle parking spaces. Revise calculation on sheet A1-20 and show provided long-term spaces on the floor plan. Add keynotes on plan to indicate the location and detail.
Provide dimensions on the building floor plan on all accessible EV charging spaces and connected by an accessible route to the apartment building entrance.
In addition to signage (detail 9/AD-31), provide design of the clean air vehicle parking stall marking and make cross-reference to the applicable parking space on plan. (5.106.5.2.1).
Sheet GN-1. Provide capillary breaks on all ground slab-on-grade dwelling units.
Sheet GN-1. On VCA form 4, please make the comment legible on compliance with 4.506.1.
Sheet A1-20. Please provide short-term bicycle parking on site within the lot line. The provided on the public sidewalks do not count to the required number. (5.106.4.1.1)
Sheet A1-20. Identify the location of the provided long-term bicycle parking on plan. (5.106.4.1.2)
Provide weather protection design on the exterior entries of the retail and leasing office. Note that required depth of awning or any structure shall not encroach into public right-of-way. (5.407.2.2.1).
Design is incomplete. Further comments may apply after next review.STRUCTURAL PLAN REVIEW COMMENTS: BY GARRY WANG, PE.Phone number: 714-647-5862
Email: ghuang@santa-ana.org☒ Structural Review Comment:
The drawings/information submitted for Building Safety Division review is incomplete. Further review is required
Submit a review letter by the soil engineer indicate that all foundation/specifications have been implemented as per soil report
Reference all applicable detail(s) on plan, typical to all sheets for both buildings
Structural calculation (loading analysis) submitted is inconsistent with what is represent on drawing. Further review is required.
Sheet S0-00
Update all design references to current code
Update Geotechnical report information
Sheet S0-02
Identify tie down system manufacture and provide ICC ESR Report number
Sheet S0-03
Update all design references to current code
Sheet S2-11N
Provide footing size to each individual one on plan
Provide combine footing design calculation & update footing table
Verify all details w/ arch’l drawings many do not match w/ arch’l, typical to all structural plan
Provide all necessary construction detail reference for review
Provide structural calculation for foundation under wood shear wall able to resist uplift
Sheet S2-11N-SSW:
See comment on Sheet S2-12N
Sheet S2-11S:
See comments on S2-11N
Sheet S2-12N
See comment on Sheet S2-16N, S2-15N-SSW, and S2-15N
Call out which column required 5” drop cap or 6” drop cap, typical to all
Provide all necessary construction detail reference for review
Provide seismic joint between grid K and grid L
Sheet S-12N-PT
See comment on sheet S2-16N, S2-15N-SSN, and S2-15N
Sheet S-12S
Provide column CC4 information on detail 16/S4-02
Sheet S2-12S-PT
See comment on S2-13N-PT
Sheet S2-13N
See comment on sheet S2-18S & S2-15N
Verify all reference details. They are not applicable as it is currently provided.
Sheet S2-13N-PT
For PT slab, indicate on plan
Location of pour strip
Location of blockout
Typical slab reinforcing and added reinforcing
Location of shear friction dowels from slab to wall
See comment on Sheet S2-55N
Sheet S2-13N
Provide all necessary construction details
Swimming Pool
Both gravity and seismic analysis/design shall consider water weight. Provide calculation for review
Provide reinforcing for the pool design
Indicate maximum design depth for the pool on plan
Sheet S2-13S-PT
See comment on S2-13N-PT
Sheet S2-13S-SSW
See comment on S2-17S-SSW
Provide all missing wall nailing information
Sheet S2-14N
See comment on sheet S2-18S
Provide plan legend reference for CC1 and CC2
Verify all details reference
Sheet S2-14N-PT
See comment on S2-13N-PT
Sheet S2-14N
See comment on sheet S2-18S
Sheet S2-14S-SSN
See comment on sheet S2-17S-SSW
Sheet S2-15N
See comment on sheet S2-18N
Indicate building separation typical at grid line 8.9N and K, typical on all sheets
Verify all details reference
Provide all necessary construction details
Sheet S2-15N-SSW
Provide calculation and identify LFRS along grid line 15N, 8.9N, 10N.
Provide drag design/calculation and reference shear transfer detail on plan
Provide all necessary construction details
Sheet S2-15S
See comment on sheet S2-18S
Sheet S2-15S-SSW
See comment on sheet S2-17S-SSW
Sheet S2-16N
See comment on sheet S2-18S
Provide drag design/calculation and reference shear transfer detail on plan
Verify all details reference
Identify on plan or legend what are this dotted line represent, typical on all sheets
Sheet S2-16S
See comment on sheet S2-18S
Sheet S2-16S-SSN
See comment on sheet S2-17S-SSN
Sheet S2-17S
See comment on sheet S2-18S
Verify all details reference
Provide all necessary construction details
Sheet S2-17S-SSW
Verify/identify LFRS along grid line 13S, 8.5S, N3, 5.5S, 2.1S
Lateral design is not complete. Further review is required.
Sheet S2-18S
Callout all framing size/spacing to each area typical to all floor/building
Callout all header size on plan
Identify on plan or legend what are the dotted line represent
Provide roof top unit design/anchorage detail & calculation
Verify all details reference
Provide all necessary construction details
Sheet S2-18S
Callout all framing size/spacing to each area typical to all floor/building
Callout all header size on plan
Identify on plan or legend what are the dotted line represent
Provide roof top unit design/anchorage detail & calculation
Verify all details reference
Provide all necessary construction details
Sheet S2-51N
Provide spread footing design for type F8.0 and F10.5, and provide missing reinforcing in footing schedule
Provide combine footing design calculation and update footing schedule
Verify all details reference
Provide all necessary construction details
Sheet S2-51N-SSW
See comment on sheet S2-55N-SSW
Sheet S2-51S
Provide structural calculation for foundation under wood shear wall able to resist uplift
Provide all necessary construction details
Sheet S2-51S-SSW
See comment on sheet S2-55S-SSW
Sheet S2-52N
See comment on sheet S2-55N
Sheet S2-52N-PT
See comment on sheet S2-55N
See comment on sheet S2-53N-PT
Sheet S2-52S
See comment on sheet S2-55S
Sheet S2-52S-SSW
See comment on sheet S2-55S-SSW
Sheet S2-53N
See comment on sheet S2-55N
Provide plan legend for the difference between CC1 & CC2
Sheet S2-53N-PT
See comment on sheet S2-55N
For PT slab indicate on plan
Location of pour strip
Location of blockout
Typical slab reinforcing and added reinforcing
Location of shear friction down from slab to wall
Provide legend what are number 6 ¾ and 10 ¾ represent
Sheet S2-53S
See comment on sheet S2-55N
Sheet S2-53S-SSW
See comment on sheet S2-55S-SSW
Sheet S2-54N
See comment on sheet S2-55N
Sheet S2-54N-PT
Provide PT design info on plan. Incomplete info for review. Further review is required
See comment on sheet S2-55N
Indicate minimum building separation required
Sheet S2-54S
See comment on S2-55S
Sheet S2-54S-SSW
See comment on S2-55S-SSW
Sheet S2-55N
Callout all header size on plan, typical to all sheets
Callout framing size/spacing to each area. Typical to all floor/building
Provide structural reference plan
Sheet S2-55N-SSN
Verify/identify LFRS location along grid line B7/B1
Provide drag design/calculation & reference shear transfer detail on plan
Provide all necessary construction detail
Sheet S2-55S
Call out all header size on plan
Call out framing size/spacing to each area typical to all floor/building
Provide all necessary construction details
Provide stair framing/design & details
Sheet S2-55S-SSW
Verify/identify LFRS location along grid line B5, B13, B16, B23, B17
Identify on plan or legend, what are this dotted line represent
Provide drag design/calculation & reference shear transfer detail on plan
Lateral design is not complete. Further review is required
Provide all necessary construction details
Sheet S2-56
Roof framing does not match arch’l provide framing of gable roof size/detail. Further review is required
See sheet S2-56 for additional comments
Provide all necessary construction details
Sheet S2-56S
Roof framing does not match arch’l provide framing of gable roof size/detail. Further review is required
Call out all header size on plan
Call out all framing size/spacing to each area. Typical to all floor/building
Provide all necessary construction details
ide roof top unit design detail and calculation
Architectural drawing shown hip roof at stair B3. Revise framing
Verify all details reference
Sheet S3-01 to Sheet S8-03 (general comment):
Detail sheets were not thoroughly review. Further review is required.
SEOR Please provide applicable detail reference on plan
SEOR to verify/fix detail cross reference.
Please delete detail(s) that are not applicable to this project.
Sheet S3-02
Detail 1: provide maximum pit depth, and provide pit elevation as per indicated per detail
Detail 2: provide trench maximum depth
Detail 19: show how parking structural footing integrate with building footing
Sheet S4-02
Detail 10: duplicate detail. Delete from drawing
Detail 16: missing information for column mark CC2, CC3, CC4, and CC5
Sheet S5-01
Detail 4: Indicate RIM joist on plan
Detail 9: Please verify if TIJ is used in this project. Delete if not use
Sheet S5-02
Provide detail for shear transfer where openings occur within shear wall. See elevation on sheet A2-61 between grid B17 and grid B18
Detail 2: specify/reference schedule
Detail 7: Indicate plate nailing on plan
Detail 13: specify tie down system manufacture and ICC ESR report for the Tie Down System (TDS)
Sheet S6-01: drawing is not legible for review. Further review is required
Sheet S7-01: Drawing is not legible for review. Further review is required
Structural Calculation (further review is required):
Page DC1: Clarify with architect which building is this roof assembly for, it will impact with gravity and seismic analysis
Page DC3: Clarify with architect which building is this roof assembly for, it will impact with gravity and seismic analysis
Page WL13: roof/floor loading is less than provided on loading criteria. Revise calculation and lateral analysis. (End of Comment)