HomeMy WebLinkAbout290914_4_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, Wayne / Huang, GarryTEL:714
647-5848
EMAIL:
wlee@santa-ana.org
ghuang@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:
1.9/24/2022
PROJECT APPLICANT CONTACT PERSON:
2.11/11/2022
Andrew Nelson
3.4/13/2023
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.
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).
PLAN CHECK COMMENTS:
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).
Please pick up submitted plans. All comments marked on the drawing must be addressed. Design appears incomplete at this submission. 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. Refer to check set for additional comments.
School fee calculation.A-005 and A-006. The mailrooms and parcel rooms located in the parking garages of building A and building B served as part of the apartment’s common area are residential assessable area. Please revise exhibits plans and table to include the square footage of those rooms.
Provide complete fire protection plan design and cross-reference all applicable details. Revise all plans. (e.g. sheet A0-21).
PC3: Revise and clarify all fire protection plans. Please refer to general comments andredlines on sheet A0-11:
Type IIIA
Minimum STC 50 is required for detail 4/AD-26 and 1/AD-22.Provide sound rating design in detail 1/AD-22.
Sheet A0-11 through A0-25. Identify all exterior wall with fire-resistant assembly details on the type IIIA conduction. Plans are partially identified.Show 2-hour column fire protection and made of FRTW treated wood at all dwelling unit decks. See A0-11.
Type IA
Detail 4/AD-25A. Revise detail 21/AD-26 to provide 3-hour fire rated wall and revise detail 16/AD-24 to provide 1-hour fire rated wall.Missing detail 21/AD-26.
Detail 10/AD-25A, 11/AD-25A. Provide missing detail 9/AD-21.Revise detail 9/AD-21 to provide 2-hour fire wall assembly.
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)
PC3. It appears an approach to use fire wall to separate 5-story and 7-story buildings. Please clarify fire wall design, opening location and structural stability:
Fire wall on the 7-story building part should extend to the roof to comply with vertical continuity per CBC 706.6. The current design shows that firewall around the hallway stops at the level 5 which shall be extended to the roof. Clarify and revise design.
Identify on plan for all levels that 3-hour fire rated fire wall is required except back-to-back wall section could be individual 2-hour rated wall per NFPA221. (706)
Clarify the structural stability in the vestibule area bounded by fire walls. Show design to comply with CBC 706.2.
Please schedule a meeting to discuss this item.
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).
PC3: Please schedule a meeting to discuss this item.Design is incomplete.
Sheet A0-01. Add note to the cover sheet to clarify whether the interior design package are deferred submittal package. Clarify. It appears ID sheets are deferred submittals.
Community spaces. Provide partition design, assembly and connection details (E.g. Sheet A5-54, A5-55.)Refer to detail 16/AD-26, missing connection details for 25/AD-26.
Sheet A5-61 is incomplete. Cross-reference design, keynotes, legends…into the empty floor plan. Further plan check is needed.Incomplete.
Sheet A5-64 is incomplete. Cross-reference design, keynotes, legends…into the empty floor plan. Further plan check is needed.Incomplete.
BUILDING PLANNING
Identify finish floor elevation on the apartment buildings on the floor plan and on each level. Within the same level, show elevation on each side between inclined walkways. (e.g. sheet A2-11…)
PC3: Not resolved.Provide missing elevations on sheet A2-13 through A2-17 and A2-51 through A2-55. See red marks on plan.
Verify the elevation height on A2-14 and A2-15. It appears typo on the apartment finish floor elevation. See redline on plan.
Provide missing elevation height of the finish floor on A2-16 and A2-17. See redline on plan.
Provide ceiling plan and complete ceiling system design in the common area (e.g. club room, fitness, leasing office…) and commercial area (retail, restaurant...).
PC3: Please schedule a meeting to discuss this item.Design is incomplete.
Sheet A0-01. Add note to the cover sheet to clarify whether the interior design package are deferred submittal package. Building permit is required.Clarify.It appears ID sheets are deferred submittals.
Sheet A2-19.1 through A2-19.7 and A2-57.1 through A2-57.5. Please complete RCP plans. Please key-in the keynotes, legend, types into the plan. Show ceiling height and remove the floor height from the plan.Design is incomplete.
ID-plans maybe submitted as deferred submittals under separate permit number. Please clarify and note on the plans.Clarify.
Specify ICC approval number and weight per square foot for tile and special roof coverings.
PC3. Not resolved. Please specify make and model and update ICC number or provide approved third party test report number. The ESR-1900 is not available.Sheet A2-18 and A2-56. Update plans to show IAPMO (not ICC) ESR-1900 report number.
Provide ICC number for the water-proofing material on all roof decks.
PC3: Not resolved.Update ICC number or provide approved third party test report number. The ESR-1597 is not available.Sheet A2-18 and A2-56. Update plans to show UL ER1306-01 report number.
Provide parapet construction and details on plan complying with 705.11 and cross-reference into the floor plan and building sections.
PC3: Revise and clarify detail 2/AD-61. Parapets shall have the same fire-resistance rating as that required for the supporting wall, and on any side adjacent to a roof surface, shall have noncombustible faces for the uppermost 18 inches, including counterflashing and coping materials. Provide non-combustible surface on each side of the parapet and cross-reference fire assembly detail as type IIIA construction for exterior walls. (705.11.1). Refer to detail 2/AD-61.0, Provide missing detail 16/AD-24 and 20/AD-24.
FIRE PROTECTION
Identify the location of the building envelope and required R-value insulation on the building cross-sections. Please be consistent with the energy design.
PC3:Revise insulation evaluation table to match energy calculations to R13 include interior wall, R19 floor/ceiling and additional R13 continuous roof insulation:
Sheet A2-30 and A2-31 (Building A). For example, see sheet EN.1 page 5.
Sheet A2-70 (Building B). For example, see sheet EN.2 page 5.
Specify insulations at the interior walls and floor/ceiling on plan.Please do not indicate in the note to ask GC to read energy calculation to determine the required insulation.
ACCESSIBILITY
Provide complete site accessibility design, plans and details. (CBC 11A and 11B)
PC3: Sheet A1-24 and A1-25. Show following design on those plans. See redmarks:
The running slope of walking surfaces shall not be steeper than 1:20 (5%). The cross slope of walking surfaces shall not be steeper than 1:48 (2.083%). §11B-403.3. In addition to notes, show actual design of the slope on plan for building division to verify the design. Note that Building Division does not review and approve grading plans. Do not refer the design to grading plan.
The clear width for sidewalks and walks shall be 48 inches minimum. §11B-403.5.1 exception 3.Not shown.
Show required width of the open clearance and maneuvering clearance of the accessible pedestrian gates.Not shown.
Show dimensions on plan for the landings on each side of the accessible pedestrian gates.
Incomplete. All requested information must be shown on sheet A01-24 and A1-25 or architectural drawings. Do not refer to grading, civil or landscape plans.
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.
PC3: Note that the accessibility will be checked when the Interior design are submitted.
Sheet A5-56 is incomplete. Cross-reference design, keynotes, legends…into the empty floor plan. Further plan check is needed.Please schedule a meeting to discuss this item.Design is incomplete.
Sheet A5-54, A5-55 and A5-56. Cross-reference the interior building cross-sections from sheet A5-57 to the applicable location on the floor plan (where the cross-section is cut).Please schedule a meeting to discuss this item.Design is incomplete.
Sheet A5-60A and A5-60B. Keynotes. Provide missing detail in keynote #R2.Provide restroom signage detail in keynote #R10.
Detail 18/AD-02. Delete pictograms on restroom door-mounted signs. Delete pictogram on the uni-sex sign on plan.
Sheet A5-54, A5-60A. Provide Wing walls, clear floor space at the lower fountain with dimensions on the floor plan.Please indicate wing wall length on plan on both accessible drinking fountains on the 1st level hallway and 3rd level pool area.
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)
PC3: Clarify Building A and building B parking layout:
The EV charging station shall not be either installed or assigned on the required accessible parking spaces. Parking keynote #9 and ISA sign shall not be on any EVCS. Please revise parking layout and clarify EVCS, accessible EVCS and accessible parking space on plan. (CGBC 4.106.4.2.1.1, 11B-208.1). Sheet A2-11. Revise stripping at the retail accessible van EV space to have 12 feet wide parking + 5 feet wide access aisle instead of 9 feet wide parking + 8 feet wide access aisle. See redline on plan.
NEW CORRECTIONS PER REVISED PLANS:
Building A. Sheet A2-11. Provide enlarged plan to show design and dimensions for the steps, guardrails and accessible ramp design by the door #A114.
This item is nor fully resolved because of the following:
On sheet A2-11, please clarify the slope of the ramp up on the drawing. Maximum 2% slope and cross-slope along the marked accessible route is required.
The space between the concrete column and the landing of the ramp does not have minimum 48” clearance which are part of the accessible route. Please revise the design.
Refer to sheet A0.15 for building A and sheet A0-24 for building B, door #A509, #A517 and #B409 and #B413. Doors could be on the apartment side fire wall complying with CBC 706.1.1 for opening protection and all other egress and accessibility requirements.
Please have a plan check meeting to discuss doors #A409 and #B509.
Space between two doors in a series shall be 48 inches minimum plus the width of a door swinging into the space. Refer to: (1010.1.8)
Sheet A2-11 for door #A114 and #A115.
Sheet A2-51 for door #B113 and #B130.
Justify on plan. Sheet A2-11 and A2-51. Show dimensions on plan to provide 48” wheel chair clear floor space.
END OF COMMENTSSTRUCTURAL PLAN REVIEW COMMENTS: BY Gary Huang, PE.Phone number: 714-647-5862
Email: ghuang@santa-ana.org☒ Structural Review Comment: ☒ Additional Structural Review Comment (9/19/2022):
Sheet S2-12S
Provide construction details for 3 columns at three locations (grid N3.5 at grid 6.2S, grid 7.0S, and grid 8.0S)
DCI Response – Please see Updated structural sheet for the combined footing layout and reinforcing. See calculation sheet PCC1 for the design of the combinedfootings.
[COMMENT NOT RESOLVE – updated drawing missing column location on plan, but detail is referenced]
DCI Response – HSS storefront details added at all side of the open podium structure. See updated plans.
Sheet S7-02:
Detail 20: provide maximum height allowed for the CMU parapet
DCI Response – see updated sheet S7-02 for added parapet maximum height.
[COMMENT RESOLVE]
Provide calculation for out-of-plan design analysis
DCI Response – Please see structural calculation for CMU out of plane design loads
[COMMENT NOT RESOLVE – calculation not found; please provide for review and specify calculation page]
DCI Response – See calculation page PCC142 for the out of plane design of the masonry walls.
[COMMENT NOT RESOLVE – calculation shall include design of wall anchorage per ASCE 7 section 12.11.2.1 & section 12.11.2.2.2, please provide calculation for review](End of Comment)