HomeMy WebLinkAbout291652_3_Corrections.docxTENANT IMPROVEMENT
PLAN CHECK COMMENTS
COMMENTS
Planning & Building Agency
Building Safety Division
20 Civic Center Plaza
P.O. Box 1988 (M-19)
Santa Ana, CA 92702
(714) 647-5800
www.santa-ana.org
PLAN CHECK NO:
101111652
PROJECT ADDRESS:
1938 E Warner Ave Bldg# P
PLAN CHECK ENGINEER:
Anson So & Jonathan LoTEL:714
647-5830
EMAIL:
aso@santa-ana.org
jlo@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
I B, SPK
OCCUPANCY CLASSIFICATION(S):
A-3, S-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
9/1/2022
INITIAL REVIEW
9/21/2022
EXPIRATION
2/28/2023
RECHECKS:
1.3/24/2023
PROJECT APPLICANT CONTACT PERSON:
2.
Heidi Hare
3.
TEL:
(949)246-0492
FAX:
VALUATION: $22,700,000.00
EMAIL:
heidi@jlhare.com
FLOOD ZONE: X-0602320279J
APPLICABLE CODE: 2019 CALIFORNIA BUILDING CODE (CBC) WITH
CITY OF SANTA ANA AMENDMENTS
All items noted on this plan check report must be addressed. If you feel that an item is not applicable to your project, note “N/A” and discuss the reason with the plan checker.Please indicate the sheet number and detail to the right of each correction, or note the number on the plans where the correction is made. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.Resubmit 3corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5830 for an appointment.Please return marked up set of drawings with corrections.
GENERAL REQUIREMENTS
Clearances - Please obtain approval from the following agencies prior to permit issuance:
Planning Division – After the building division’s approval, request a planner to stamp the plans that building division approves.
Public Works Agency (PWA) – After the building division’s approval, obtain a PWA clearance if any of the following apply: project valuation exceeds $30,000, project has added plumbing fixtures, added bedrooms, or project exceeds 500 square foot in new construction (not renovation).
Police Department (PD) – After the building division’s approval, request a PD reviewer to stamp the plans that building division approves.
Orange County Fire Authority (OCFA) - Submit plans to OCFA as soon as possible if you answer “Yes” to any part of questions 1 through 10 on the plan submittal criteria.
School District
Orange County Health Department (OC Health)
Redline Pickups Instructions - The drawings markups (redlines) are available, but pickup is not required. This Plan Check Comments cover all of the correction items. If you decide to pick up the redlines, it is available at the building-division counters located at the City Hall Ross Annex building. The business hour is Monday through Thursday and alternative Fridays from 8:00 am to 1:00 pm. See the Holiday and Closed Friday Schedule before you plan your visit.
Resubmittal Instructions – Please provide a written response to the Plan Check Comments. Provide two copies of the latest construction document (drawings, calculations, and others related document). Provide one additional copy of drawings for new constructions or additions. Resubmit all construction document with one of the three options below:
Resubmittal Bin:Complete the Plan Check Re-Submittal Form along with the resubmittal. The resubmittal bin is available at the City Hall Ross Annex lobby, Monday through Thursday and alternating Fridays from 8:00 am – 4:00pm. See the Holiday and Closed Friday Schedule before you plan your visit.
Walk-ins: Daily walk-ins are available for resubmittals at first come first serve basis. Please note all scheduled appointments will be served first prior to any walk-ins.
Appointment: Call the Building division at 714-647-5800 to schedule a resubmittal appointment, or contact your assigned permit counter staff for your specific project.
Plan Check Expiration – This plan-check will expire after 180 days from the submittal date unless the applicant request for an extension. The extension request must be in writing and demonstrate a justifiable cause. The Building Official is authorize to grant a one-time extension of additional 180 days. If the plan-check expires after December 31, 2022, the new 2022 California Code of Regulations will be in effect; an expired plan designed with the 2019 California Code of Regulations will be no longer acceptable after December 31, 2022.
Architectural Plan Check Comments
General Architectural Comments
Architect-On-Record shall stamp and sign the plans.
Architectural drawings are reviewed by Anson So. Structural drawings are reviewed by Jonathan Lo. See page one for contact information.
Sheet GA0.1.1 - Parking Count
On the sixth tier, one accessible parking space is required for residential parking, and two accessible parking spaces are required for non-assigned residential parking. On the sixth tier plan (sheet GA2.6), only two access aisles are shown. In addition, the two accessible parking spaces are missing the International Symbol of Accessibility on the floor.
GA0.1.0 – Sheet Index & Deferred Submittal
Mechanical, Electrical, and Plumbing (MEP) sheets are on a separate permits. Omit sheets or reference ‘Per Separate Permits’.
Omit Landscape sheets under the Sheet Index.
Include the swimming pool as deferred submittal.
GA0.1.1 – Under Code Classification
Revise the code section reference to ‘CBC 602.2’ at the Type of Construction.
Under Area of Refuge, revise code section reference to ‘1009.3.3 exception 2’.
Under Exit, revise the occupant load to ‘478’ on the A-3 occupancy. Egress plan (sheet GA1.6) on the Amenity Deck shows 478 occupants.
Under Allowable Height & Area, Revise the occupancy group to S-2 under Mixed Occupancy.
Under Exit Travel Distance, revise the travel distance to 250 feet for occupancy group ‘A3’ and revise the code reference section to CBC 1017.2.
Under Fire-Resistance Ratings – Mechanical Shafts, reference section 712.1.10.3 for fire rating exemption.
A note on the Stationary Storage Battery Systems states that the inverter room must have a minimum of one-hour fire separation within a ‘S’ occupancy. Is the inverter room labeled as the electrical room on the first tier? The electrical room on the first tier has no fire rating on the walls.
Revise the Vehicle Barriers code-reference section number to CBC 406.4.2.
Sheet GA0.1.2 - Rated Assemblies Table – UL Rated Assemblies
Change the detail number to ‘4/GA8.8’ for the through-penetration firestops systems – Concrete wall with UL design number C-AJ-2297.
Specify the detail number on the TPO Roofing.
Sheet GA1.2
All occupants exit from the garage to the north side of the garage and the apartment building. Per 2019 California Building Code Section 1028.4.2, where an egress court serving a building or portion thereof is less than 10 feet in width, the egress court walls shall have not less than 1-hour fire-resistance-rated construction for a distance of 10 feet above the floor above the floor of the egress court. Openings within such walls shall be protected by opening protectives having a fire protection rating of not less than ¾ hour. The distance between the face of garage wall to the property line is scaled to be 11 feet on sheet GA1.1 (Please measure distance on CAD to verify). However, only a 4-foot exterior path is shown adjacent to the garage wall. The path width needs to be 10 foot or more in order to avoid the fire protection requirement. There should be no landscaping along the 10-foot path. Revise graphic to show that the exterior path width with dimension and note ‘no obstruction’ along such path. In addition, on sheet GA1.1, the Exterior Access ‘EA’ lines are not continuous. Graphically show continuous EA lines from the garage to Warner Avenue.
[End of Architectural Comments]General StructuralClarify the extent of the ground improvement area. Please attach the ground improvement drawings to the structural plans for reference. Provide the design of the ground improvement mitigation method (listed by approved agencies. E.G. ICC) to mitigate the effects of liquefaction and for support of the porposed conventional foundation system.Per amendment of soils report, all isolated column pad footings shall be connected in at least two directions by grade beams. Please update foundation design.Add note to the cover page of the structural plans that “The design of the ground improvement mitigation method to mitigate the effects of liquefaction and for support of the proposed foundation system shall be designed by a licensed professional and reviewed and approved by the geotechnical engineer and the structural engineer in record”Foundation design shall be reviewed by the geotechnical engineer. Geotechnical report recommendations are considered to be minimum standards. Structural calculations and drawings must meet or exceed said minimum standards. Verification of review may be by a “review stamp” on the foundation plan or by a letter on their letterhead. (1803)PC #2: Geotechnical review and approval shall be provided to city prior to permit approval.DrawingsSheet GS1.1Please provide address on the title block on each sheet. Provide sheet index on first sheet.Provide Risk Category and Analysis Procedure used for design in General notes. Code references shall be updated to current code compliancy (e.g. Analysis Procedure Used in General notes)All soil reports and addendums used shall be listed in notes, including dates and numbers. Addendum for 7,000psf bearing pressure capacity shall be provided for review and file, soils report provided specifies 5,000psf capacity. Sheet GS2.1Verify masonry spandrels atop slab do not have foundation spanning below. Is block wall spandrel intended to be stepped where foundation occur, or should there be continuous foundation?Verify reinforcing shown at enlarged shared foundation at Grid 11&12/D&E. Verify (20)#7 bars shown in elevation adequate vs column foundation pad calculations provided for columns on shared pad.Provide bar size shown on plan spanning along Grid E from Grid 11 to Grid 14 or verify where found in drawings. Specify minimum shearwall length on each shear wall on plan or note where dimensions are located. Dimensions are not provided on elevations for all walls, referencing Arch for shear wall length is not acceptable. Typical all plan sheets where shearwall lengths may differ.Sheet GS2.2Verify if a seismic gap is provided between Grids 11 and 12. Slab gap on plan indicates seismic separation. If seismic separation is to occur, provide minimum gap required on plans and provide calculations for individual drift.PC #2: Please verify seismic gap dimension location noted. Architectural floor plans specify Note 40 at seismic gap between Grids 11 and 12. This note specifies “Seismic Expansion Joint, See Structural Drawings (N.I.C) & Details 9 & 10/GA8.2”. Details referenced specify 4” gap between concrete edges. Verify PT low elevation symbols on plan, various symbols are found from full circles to half circles to others. If multiple symbols are intended to be provided, provide in legend.Please verify intended drag system for each slab floor at all shearwalls. Justify how lateral load is to be transferred from floor diaphragm to shearwalls where not full length shearwall occurs (e.g. at perimeter concrete masonry walls adjacent to concrete shear wall at Grid J).Provide PT strand elevation where [?-?/?”] is specified on plans (e.g. between Grid 12 an 13). Typical all PT plan sheets.Sheet GS2.2AProvide bar size shown on plan at Grid E/4.8. Verify if this is intended to be a drag bar, or how drag is to occur from grid H to E. (See similar comment #10).Sheet GS2.8AProvide column cap dimensions along perimeter columns on plan or reference where dimensions may be found. Various sizes shown on plan (e.g. Grid 14 & 15).Sheet GS2.9Provide HSS post sizes at HSS’s shown between Grid D&E/14.8 and D&E/15-16 on Plan 2.Sheet GS6.3Detail 2 – Verify detail references provided in detail.CalculationsThe occupant load is greater than 300 at the rooftop amenity area. Please verify and clarify with the architect that whether or not the primary occupancy is public assembly in the garage building and building shall be classified as Risk Category III. The current structural design is Risk Category II. (CBC Table 1604.5).Please provide building drift calculation for each floor. This shall be coordinated with both Architect and Apartment Structural Engineer to confirm required gap between two buildings is accurately portrayed on drawings at all sides. (ASCE 7-16 Section 12.12.1)Please provide gravity and lateral calculations for clubhouse atop amenity level or verify where design is found. Ensure clubhouse mass incorporated in main structure lateral design. Grid 1 to 11 PackagePage 79 – Please verify location of PT strand on plan, unable to locate on sheet GS2.5.Page 85 – Verify strand location and length specified at Grid G. The two do not seem to match. Grid 12 to 18 PackagePage 43 – Verify strand location specified in calculation with drawings. Unable to locate. Page 78 – Verify strand points in calculation with drawings. Page 160 – Verify PT in beam B-5 and where strand is located on drawings. Page 169 – Minimum reinforcement required not provided, please verify and provide as needed.Page 403 – Verify Shearwall 1 wall length with drawings. Justify loading for lateral design spread along entire length of foundation vs localized in shearwall length. Page 448 – Verify shearwall foundation extension past walls on both sides of wall Y2 with drawings.Additional Structural Comments:Clubhouse & Fitness DesignPage A-9 – Please verify lateral loading applied to cantilevered columns at canopy, 7k applied to (3) columns vs 14k half canopy mass called out. Revise design if needed.Page A-10 – Cantilever column baseplate and anchorage shall be designed with overstrength factor consideration. Sheet GS2.8A – Verify detail references at concrete beams along Grid 15.2 and 16. There is no detail 6/GS6.5. Sheet GS2.9 – Provide HSS size at Grid 14.5/D-E on plan.Sheet GS2.9 – Provide/reference detail for HSS to CMU wall connection at canopy/clubhouse or reference detail on plans.Sheet GS2.9 – Provide design for HSS4x12x5/16 supporting G1 in calculations at right end of canopy. Provide design for cantilevered HSS anchorage to CMU wall. (End of Comment)