HomeMy WebLinkAbout290914_5_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 4. 7/6/2023
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:
Refer to wall assembly table. It is highly recommended to use “line type or style” instead of “line color” to distinguish between different wall assemblies. E.g. sheet A0-11.
All sheets shall be stamped, signed and dated by a license professional licensed in the State of California. (E.g. Sheet, ENs, A0-71 through A1-30.1.)
Please label each sheet with one specific sheet number. Please do not duplicate same sheet number on multiple sheets. E.g. sheet AD-21.
Provide missing sheet: A2-80.
Sheet A0-01. Add note to the separate permit item that building A roof deck including trellis structures is under separate permit.
Provide missing sheet AD-55.1. Show 2-hour column fire protection detail (5/AD-55.1) and made of FRTW treated wood at all dwelling unit decks. See A0-11.
Sheet A0-31 through A0-35. Update plans to correct the location of the vestibule in the corridor next to the back-to-back firewalls.
Clarify on detail 18/AD-25 and 20/AD-25A.Cross-reference 2-hour rated wall and verify on plan the vestibule is completely enclosed by fire-rated assemblies.
Clarify maintaining enclosed stairway at the exterior doors on the garage side leading to the stairways. It is not clear on plan showing the roof and walls are sealed.
Sheet A2-11. Building A, first level. Door #A137A and door #A140 is part of the corridor shall be minimum 20-min. fire rated.
Sheet A2-11. Label missing door #A139.
Sheet A2-15 and A2-54. Please consider change the “full height concrete wall” back to parapet. At the top level of the garages, please relocate the exterior rated doors on the apartment side exterior walls. (A509, A517, B409)
Sheet A5-72 detail 5. Demonstrate how the stairway is enclosed at the level 5 where the exterior wall is open into the gap between buildings and open to sky.
Sheet A2-31. Section 4. Correct the top two level garage elevations on plan. Both incorrectly shows 124’ elevations.
Sheet A2-51. Building B. An unidentified object (appears to be a shaft) is added to the corridor on the revised plan. Please clarify what it is and comply with corridor and shaft wall construction and opening protection on plan.
Sheet A2-11, A2-51, A5-90 and A5-91. Building A and B. Where corridors are required to be fire-resistance rated in accordance with Section 1020.2, elevator hoistway openings shall be protected in accordance with Section 3006.3. (3006.2.1)
Multiple units. Per 8 feet header height, window A, window J, window Q and window Sappear exceeding the maximum sill height, measured to the bottom of the opening. Emergency escape and rescue openings shall have the bottom of the clear opening not greater than 44 inches measured from the floor. (1031.3)
Sheet A5-64A. Add note to plan: “under separate permit”.
Update A3 stairway width on the egress plan. 44” per A5-74?
Sheet A5-80. At level 1. Clarify stairway width at the bottom right flight. Plan shows incorrect measurement to landing, not the stairway width.
Sheet A5-80. At level 2 and level 4, revise plan to provide 44” minimum wide stairway. Plan shows 3’-7.5” stair width which does not comply to code.
Sheet A5-82. At level 1, 2 through 4, show missing stairway width on plan.
Sheet A5-82. Stair B3. Handrail extensions is required on each side of ramp. A 12” minimum handrail extension may encroach into the required stairway landing. Please revise design. Recommend to reduce slope of ramp not to exceed 5% so that handrail extension is not required.
Sheet A7-10. At the bottom left of the drawing, provide missing cross-referencing details into door opening diagram on plan.
Sheet AD-71. In addition to stairway identification sign, provide separate tactile floor-floor level signs in each interior stairway.
Code: In addition to the stairway identification sign, raised characters and braille floor identification signs that comply with Chapter 11A, Section 1143A or Chapter 11B shall be located at the landing of each floor level, placed adjacent to the door on the latch side, in all enclosed stairways in buildings two or more stories in height to identify the floor level. At the 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)
ACCESSIBILITY
With the rated corridor at the back-to-tack fire wall, provide dimensions between walls to show the length of the vestibules. Space between two doors shall be 48 inches minimum plus the width of a door swinging into the space.
Sheet A2-32. Section 5. Please add elevations in the garage at each level to ensure 98” minimum clearance is available for accessible vehicular way.
Building sections, please updated the added notes to 98” clearance from 7 feet to match floor plan legend. The floor plans show 98” clearance throughout each level of parking garage.
Sheet A-25.1. 60” in length required landing on pull side of the accessible pedestrian gate within the property. Required landing shall not be encroach into public right-of-way.
Sheet A2-11, A1-24.1, A5-54. Fitness room. Door #A134 requires 48” in length landing and maneuvering space on the exterior side of the door (pull side forward approach). Required landing shall not be encroach into public right-of-way.
Sheet A5-26 and A5-68 (Building B Unit 2.2G first level). Provide 12” minimum top handrail extension at the exterior stairway. At the top of stair flights, handrails shall extend a minimum of 12 inches horizontally above landings, beginning directly above the first riser nosing. Extensions shall return to a wall, guard or the walking surface, or shall be continuous to the handrail of an adjacent stair flight. Handrail horizontal extensions shall be in the same direction as the stair flights.
Sheet A5-64. Provide 24” maneuvering space on the pull side of the exterior door. Recessed 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))
Sheet A5-65 detail 3. Detectable warning shall be 36” minimum in depth across the entire length of the zero curb area.
Site accessibility plans must be reviewed and approved by the architect of record to verify the compliance of the 2022 CBC. Plans shall be stamped, signed and dated by a license professional licensed in the State of California.
Sheet A5-94. Trash equipment shall not encroach into the required door landing and maneuvering space. Please revise plan.
Sheet AD-02.1. Revise mounting height for wall-mounted signage. Tactile characters on signs shall 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).
Sheet AD-84. Detail 1 is incorrectly revised.
Code: Exception: At lavatories required to be accessible by Section 11B-213.3.4, space between 9 inches and 29 inches above the finish floor or ground, shall be considered knee clearance. (11B-305, 11B-306, 11B-606.2)
GREEN
Per parking table on sheet A1-20 within the provided retail parking spacescatagory, please identify total (6) clean air vehicular parking spaces and (5) standard EV charging spaces and (1) van accessible EV charging spaces on plan. Those spaces should also labeled with keynote 3 as also designated as retail parking.
The current plans shows (2) clean air vehicular spaces and zero EV charging spaces.
END OF COMMENTSSTRUCTURAL PLAN REVIEW COMMENTS: BY Gary Huang, PE.Phone number: 714-647-5862
Email: ghuang@santa-ana.org☒ Structural Review Comment:
Please refer to separate comment letter.
☒ Additional Structural Review Comment (9/19/2022):
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]
COMMENT NOT RESOLVE – Please see attached pdf file or email on 7/11/2023 for the comments. Please provide clarification how the numbers are derived. ] [6/30/2023]
☒ Additional Structural Review Comment (06/30/2023):Sheet S2-11N: Architect removed exterior concrete stair at Stair A1. Please update structural drawingTypical to all sheets: Architect added grid line G.10. Please update structural drawings.Please provide calculation justification for CMU out-of-plane wall anchorage for detail 20/S7-02
(End of Comment)