HomeMy WebLinkAbout321220_3_Corrections.docxADATIVE RE-USE
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:
101121062 & 101121063
PROJECT ADDRESS:
811 N Broadway
PLAN CHECK ENGINEER:
So, Anson
TEL:714
647-5830
EMAIL:
aso@santa-ana.org
FAX:714
647-5897
TYPE OF CONSTRUCTION:
I A
OCCUPANCY CLASSIFICATION(S):
A-3, M, R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
10/16/2023
INITIAL REVIEW
10/17/2023
EXPIRATION
4/13/2024
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
William Beaubeaux
3.
TEL:
(714)240-2739
FAX:
VALUATION: $5,400,000.00
EMAIL:
wbeaubeaux@gmail.com
FLOOD ZONE: X-0602320163J
APPLICABLE CODE: 2022 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 two corrected 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.
GENERAL REQUIREMENTS
Clearances - Obtain any applicable approval from the following agencies prior to permit issuance:
Planning Division – The plans approved by the Building Division must include the Planning approval stamp. Building staff will notify the Planning Division for approval. For approval status, contact the Planning Division at (714) 647-5804 or visit the Planning Division counters.
Public Works Agency (PWA) – Obtain PWA clearance if any of the following applies: project valuation exceeds $30,000, project has added plumbing fixtures, added bedrooms, or project exceeds 500 square foot in new construction (not renovation). After the Building Division approves your project, visit the Building Division counters and request a copy of the approved plan. Bring the approved plan to the PWA counters for approval. After PWA approves your project, return the approved plan to the Building Division counters.
Police Department (PD) – The plans approved by the Building Division must include the PD approval stamp. After the Building Division approves your project, Building staff will notify PD for approval. For approval status, contact the PD at (714) 647-5840 or email PolicePlanCheck@santa-ana.org.
Orange County Fire Authority (OCFA) - Submit plans to OCFA immediately if you answer “Yes” to any part of questions 1 through 10 on the plan submittal criteria. Bring an OCFA approved plan to the Building Division counters for permit issuance. Contact OCFA for approval status.
County of Orange, Health Care Agency, Environmental Health (OC Health) – Submit plans to OC Health if the business involves food service. Contact OC Health for submittal requirements. If OC Health approval is required, bring an OC Health approved plan to the Building Division counters for permit issuance.
School District – After the Building Division approves your project, Building staff will send a School Fee Form to your school district if school fee applies to your project. Applicant shall pay the school fee and bring the signed Certificate of Compliance form to the Building Division counters for permit issuance.
Cal/OSHA – Check the Cal/OSHA permit requirements here.
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 extension request is approved, all plan checks will expire after 360 days from the submittal date. No further extension will be granted after 360 days from the submittal date.
MEP Reviews – This review does not include Mechanical, Electrical, and Plumbing (MEP).
Additional plan check fee will be required after the third review on hourly basis.
INSTRUCTIONS:
Plan Check Comments Instructions - Review all corrections and provide a written response.
Redline Pickups Instructions - The drawings markups (Redlines) are available to pick up at the Building Division counters by walk-ins. Appointments are not required. Our business hour is Monday through Thursday and alternative Fridays from 8:00 am to 3:00 pm. See the Holiday and Closed Friday Schedule before you plan your visit.
Resubmittal Instructions – 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 Review Comments
1st PC Comment: The drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2022 California Building Code with local amendments.
Structural drawings are not provided at the first plan check submittal. Complete structural plans are calculations are required at the second submittal. Incomplete structural plans will not be accepted at the counter.
A fire and life safety report shall be provided to the Building Safety Division and Orange County Fire Authority for review.
2nd PC Comment:Second request for the fire and life safety report.
3rd PC Comment: Fire & Life Safety sheets by Jensen Hughes are provided on the latest submittal. Provide a fire and safety report stamp and sign by the Fire Protection Engineer.
Sheet A-0
Under Project Summary, revise the building code edition to “2022 California Building Code”. UBC is a legacy code that is no longer use.
1st PC Comment: Under Project Summary, show the proposed occupancy groups as follow:
Occupancy Groups
Basement
A-3, S-1, B
First Floor
M, U
Second Floor
R-2
Third Floor
R-2
Fourth Floor
R-2
Fifth Floor
R-2
Sixth Floor
R-2
The basement floor plan shows a gymnasium room, yoga room, Pilate’s room, a manager’s security office, and a self-storage room. Base on the uses; the occupancy groups are considered as an assembly occupancy (A-2), a business occupancy (B), and a storage occupancy (S-1).2nd PC Comment: On the title sheet, revise the occupancy group to ‘A-3’ in the Basement.
City records noted the type of construction for the existing building as Type I under building code that is out of date. The original permit number was 9749, which was issued on 07/24/1959. Under Project Summary, Specify the type of construction to be either Type I-A or Type II-B using the 2022 California Building Code.
1st PC Comment: Provide a table and list the required minimum fire rating for the building elements: primary structural frame, exterior bearing-walls, interior bearing-walls, floor construction, and roof construction. See CBC Table 601 for details.
2nd PC Comment: For Type I-A building, provide the following table and list the required minimum fire rating for the building elements:
3rd PC Comment: On Table 601, show ‘3-hour’ fire rating on the Primary Structural Frame.
1st PC Comment: Under Project Summary, Revise the scope of work as follow:
811 North Broadway (PC#101116887): Adaptive Reuse of office building to 40-unit apartment building on the 2nd to 6th floor
811 North Broadway (PC#101116888): Adaptive Reuse of office building to retail spaces on the 1st floor, and amenity spaces in the basement.
809 North Broadway per separate permit: New pool, dog-walking Park, and other amenities.
2nd PC Comment: PC#101116887 & PC#101116888 expired. Revise the plan check numbers:
811 North Broadway (PC#101121062): Adaptive Reuse of office building to 40-unit apartment building on the 2nd to 6th floor
811 North Broadway (PC#101121063): Adaptive Reuse of office building to retail spaces on the 1st floor, and amenity spaces in the basement.
Please note that the design of the new pool and the dog-walking park is not included in this submittal.
1st PC Comment: Under Sheet Index, remove the mechanical, electrical, and plumbing (MEP) sheets or referenced sheets per separate permits.
2nd PC Comment:
Revise the landscape sheet number to ‘L1.1’.
Remove sheet ‘M-R’.
On the preliminary grading sheet, specify ‘For Reference Only’.
Under Health & Wellness Center, the workout gym is shown as retail. Are both the workout gym and the Pilate room designated as retail spaces or are they designed for the residence? New address maybe required for retail space in the basement.
In addition to the commercial retail floor area calculations and the residential suite floor area calculations, provide a total floor area calculations on each story, the basement, and the entire building. For example:
Floor Area
Basement
1st Floor
2nd Floor
3rd Floor
4th Floor
5th Floor
6th Floor
Total
School Fee Exhibits
1st PC Comment: Provide the following for the school fee exhibit:
See attached handouts: BLD19 and BLD20
Attach handouts BLD19 and BLD29 onto the plan.
Create diagram on each floor that shows floor area included for school fee and floor area excluded for school fee.
Create a table for floor area included for school fee and floor area excluded for school fee on every floor.
Show the total sum of floor area included for school fee.
Show the total sum of floor area excluded for school fee.
Floor Area
School Fee Floor Area
Basement
1st Floor
2nd Floor
3rd Floor
4th Floor
5th Floor
6th Floor
Total2nd PC Comment: Second Request.3rd PC Comment: Please email the Building Permit School Fee Worksheet pdf file to aso@santa-ana.org
1st PC Comment: Under Parking Calculations, provide accessible parking analysis per 2022 California Building Code Section 11B-208.
2nd PC Comment: Second Request.
3rd PC Comment: Provide the following note under Sheet Index, 812 Parking Structure: ‘Two dedicated accessible spaces to be provided.’
1st PC Comment: There are no accessibility design on the plan. The commercial retail spaces and its accessory spaces must be accessible such as restrooms. Provide all accessibility details for review.
2nd PC Comment:Second Request
Under Legend, verify the number of retail units on the first floor and the basement. Are the gymnasium room and Pilate room considered as amenities or retail spaces?
Provide note: “All tenant improvements for retail spaces per separate permits.”
1st PC Comment: Under Legend, a note is written as follow: “Construction Type: Type I-N/Shall be sprinklered”. Is this building already fully sprinklered, or will a fire sprinkler system to be installed? Provide the following note if a fire sprinkler system is going to be installed: “Fire sprinkler drawings shall be submitted and approved by the Orange County Fire Authority (OCFA) prior to the final of the building permit.” In addition, make a clear note that automatic sprinkler system is proposed under CBC Section 903.
2nd PC Comment: Second Request
Under Project Summary, specify that the building shall be equipped with a fully automatic sprinkler 13D system in accordance with CBC Section 903.3.1.3.
1st PC Comment: Under Project Summary, specify the actual building height. See the definition of building height in CBC chapter 2.
2nd PC Comment: Second Request.
1st PC Comment: Please confirm that this is a high-rise building. If that is the case, provide a statement on the plan to confirm this is a high-rise building. See 2022 CBC California Building Code Chapter 2 for definition. Also, see additional high-rise building requirements on Section 403.
2nd PC Comment: Second Request.
1st PC Comment: Under Project Summary, specify the maximum building height based on the occupancy group. See CBC Table 504.3.
2nd PC Comment: Second Request.
1st PC Comment: Under project summary, specify the floor area of each story and the building. Specify the allowable area for each occupancy for each story and the total building. See CBC Table 506.2.
2nd PC Comment: Second Request.
Under Legend, include basement as part of this project under scope of work.
Under Legend, the existing building area is 35,000 square feet. Provide a floor area breakdown each floor and basement.
Under Area Tabulations, revise the code reference on the fire sprinkler building to “CBC 903.3.1.1”
Under Area Tabulations, “4,952 square feet per floor” is shown. Floor plans show an overall dimensions of 52’ x 115’. Each story should be approximately 5,980 square feet.
Floor Area Calculations
Under sheet index, the building-area summary are shown but additional information are required as follow:
The building-area summary shows the net area of each space and suite. Show a total floor area within the footprint of the building on each floor. Floor plans show an overall dimensions of 52’ x 115’. Each story should be approximately 5,980 square feet.
See item #16 for floor area calculations for school fees.
Structural Requirements
The change of use or occupancy classification of a building shall comply with the 2022 California Building Code (CBC) requirements for new use and occupancy. This includes the CBC chapter 16 wind and seismic requirements. The letter provided by the structural engineer does not address the city’s concern regarding Adaptive Reuse buildings in city of Santa Ana.
Santa Ana Municipal Code (SAMC), Adaptive Reuse Ordinance, Section 41-1650 requires all existing buildings subject to the alternate building standards for adaptive reuse projects to be analyzed for 75 percent of the seismic forces prescribed by the current CBC for new buildings. Performance-based engineering analysis and design procedures may be used to evaluate the existing structure and the design of strengthening elements using the current edition of the code standard ASCE41. See handout BLD22 for details.
Please attach the Adaptive Reuse Structural Requirements handout, BLD-22 onto the plan.
City of Santa Ana requires a qualified independent peer reviewer to review the retrofit of the adaptive reuse buildings.
Sheet A-0.1
1st PC Comment: There are three addresses on the site plan without property lines. Clearly show all property lines on the site plan.
2nd PC Comment: Clearly show the property line between 811 N. Broadway and 809 N. Broadway.
Clearly identify address 809 N. Broadway, 811 N. Broadway, and 812 N. Sycamore Street on the site plan. The note “803/809 N. Broadway” below the site plan is confusing.
1st PC Comment: The architect’s signature is missing on this sheet.
2nd PC Comment: The architect’s signature is provided. However, the signature is missing.
1st PC Comment: Show accessible route from the apartment building to the dog park and trash enclosure.
2nd PC Comment: Second Request.
Site plan shows a swimming pool in the dog park. Provide a note to indicate that swimming pool per separate permit.
Clearly identify the pool barrier location and note that the pool barrier shall be installed on separate permit.
Site plan shows off-site improvement such as curb and gutters, sidewark, and new driveway at Broadway. Obtain all off-site improvement permits from the public works agency and note such scopes per separate permit.
Sheet A-B
1st PC Comment: Provide specifications for the cages in the storage room.
2nd PC Comment: Second Request.
1st PC Comment: Provide exit analysis for the entire basement. Calculate occupant load in the gymnasium, Pilate room, and office room. Show the number of occupant load at each exit stair. Show the width of the stairways.
2nd PC Comment: Second Request.
3rd PC Comment: Exit analysis are shown on sheet ‘LS-B’, ‘LS-1’, ‘LS-2’, and ‘LS-3’. The Fire Protection Engineer on Record shall stamp and signs the plans.
1st PC Comment: It appears there are 5 steps and a landing adjacent to stair #1. Provide full detail for the stairway, which include landing, riser and treads, handrails, and guards.
2nd PC Comment: Second Request.
1st PC Comment: An enclosed elevator lobby shall be provided at each floor to separate the elevator hoistway shaft enclosure doors from each floor by fire partitions in accordance with Section 708. In addition, doors protecting openings in the elevator lobby enclosure walls shall comply with Section 716.2.2.1 as required for corridor walls. Penetrations of the enclosed elevator lobby by ducts and air transfer openings shall be protected as required for corridors in accordance with Section 717.5.4.1 (CBC 3006.3)
2nd PC Comment: Second Request.
1st PC Comment: Per Sections 3002.4 & 3002.4a, show at least one elevator with inside dimensions to accommodate the loading transport of an ambulance gurney or stretcher (minimum size 24”x 84”).
2nd PC Comment: Second Request.
Sheet A-B.1
1st PC Comment: Show the common path of egress travel distance (CPETD) in each room. The CPETD is measured from the most remote location of the room to the distance where the occupant has two choices of exits. The CPETD shall not exceed the allowable distance per CBC Table 1006.2.1.
2nd PC Comment: Second Request.
1st PC Comment: Show the maximum travel distance from the most remote location of the room to the interior exit stairs. The maximum travel distance shall not exceed the allowable distance per CBC Table 1017.2.
2nd PC Comment: Second Request.
Fire Rating of Building Elements
1st PC Comment: Provide details of the floor constructions and secondary members complying with two-hour fire resistance rating per Table 601.
2nd PC Comment: Second Request.
1st PC Comment: Provide details of the roof constructions and secondary members complying with 1.5-hour fire resistance rating per Table 601.
2nd PC Comment: Second Request.
1st PC Comment: Provide details of the bearing walls complying with 3-hour fire resistance rating per Table 601.
2nd PC Comment: Second Request.
1st PC Comment: Identify the fire rating of stair enclosure #1 and stair enclosure #2.
2nd PC Comment: Second Request.
1st PC Comment: Specify the fire rating on the trash chute enclosure on the first floor.
2nd PC Comment: Second Request.
Means of Egress
1st PC Comment: The termination of exit stair #1shall be located at an exit discharge or a public way with the exception that an exit passageway forming a continuous protected enclosure is provided to extend an interior exit stairway to the exit discharge or a public way. (CBC 1023.3)
2nd PC Comment: Second Request.
Sheet A-1
1st PC Comment: See Section 713.13 for waste chute, waste chute enclosure, and chute access room, and chute discharge room requirements. Provide details as required by code section 713.13 and all sub-sections.
2nd PC Comment: Second Request.
The first floor retail plan shows men and women’s restrooms. Plumbing fixture calculations shall be provided to the plumbing reviewer.
1st PC Comment: Restrooms shall be accessible. Provide all technical details required by Section 11B- Division 6.
2nd PC Comment: Provide additional information on detail 7A/A9.1:
SIGNS RELATED TO TOILETS AND BATHING FACILITIES
Entrances leading to toilet rooms and bathing rooms complying with 11B-603 Toilet and Bathing Rooms shall be identified by a geometric symbol complying with 11B-703.7.2.6 Toilet and Bathing Room Geometric Symbols.
Where existing toilet rooms or bathing rooms do not comply with 11B-603 Toilet and Bathing Rooms, directional signs indicating the location of the nearest compliant toilet room or bathing room within the facility shall be provided.
Signs shall comply with 11B-703.5 Visual Characters and shall include the International Symbol of Accessibility complying with 11B-703.7.2.1 ISA.
Where existing toilet rooms or bathing rooms do not comply with 11B-603 Toilet and Bathing Rooms, the toilet rooms or bathing rooms complying with 11B-603 Toilet and Bathing Rooms shall be identified by the International Symbol of Accessibility complying with 11B-703.7.2.1 ISA.
Where clustered single user toilet rooms or bathing facilities are permitted to use exceptions to 11B-213.2 Toilet and Bathing Rooms, toilet rooms or bathing facilities complying with 11B-603 Toilet and Bathing Rooms shall be identified by the International Symbol of Accessibility complying with 11B-703.7.2.1 ISA unless all toilet rooms and bathing facilities comply with 11B-603 Toilet and Bathing Rooms.
Existing buildings that have been remodeled to provide specific toilet rooms or bathing rooms for public use that comply with these building standards shall have the location of and the directions to these rooms posted in or near the building lobby or entrance on a sign complying with 11B-703.5 Visual Characters, including the International Symbol of Accessibility complying with 11B-703.7.2.1 ISA. §11B-216.8
WATER CLOSETS AND TOILET COMPARTMENTS
Where toilet compartments are provided, at least 5 percent but no fewer than one toilet compartment shall comply with Section 11B-604.8.1. In addition to the compartments required to comply with 11B-604.8.1, where six or more toilet compartments are provided, or where the combination of urinals and water closets totals six or more fixtures, toilet compartments complying with Section 11B-604.8.2 shall be provided in the same quantity as the toilet compartments required to comply with Section 11B-604.8.1. §11B-213.3.1
Where water closets are provided, at least 5 percent but no fewer than one shall comply with Section 11B-604. §11B- 213.3.2
The clear width for accessible routes to accessible toilet compartments shall be 44 inches except for door-opening widths and door swings. §11B-403.5.1 exception 5.
The water closet shall be positioned with a wall or partition to the rear and to one side. The centerline of the water closet shall be 17 inches minimum to 18 inches maximum from the side wall or partition, except that the water closet shall be 17 inches minimum and 19 inches maximum from the side wall or partition in the ambulatory accessible toilet compartment specified in Section 11B-604.8.2 Ambulatory Accessible Compartments. Water closets shall be arranged for a left-hand or right-hand approach. §11B-604.2
Clearance around a water closet shall be 60 inches minimum measured perpendicular from the sidewall and 56 inches minimum measured perpendicular from the rear wall. A minimum 60 inches wide and 48 inches deep maneuvering space shall be provided in front of the water closet. §11B-604.3.1
The seat height of a water closet above the finish floor shall be 17 inches minimum and 19 inches maximum measured to the top of the seat. Seats shall not be sprung the return to a lifted position. Seats shall be 2 inches high maximum and a 3-inch high seat shall be permitted only in alterations where the existing fixture is less than 15 inches high. §11B-604.4
The sidewall grab bars shall be 42 inches long minimum, located 12 inches maximum from the rear wall and extending 54 inches minimum from the rear wall with the front end positioned 24 inches minimum in front of the water closet. §11B- 604.5.1
The rear grab bar shall be 36 inches long minimum and extend from the centerline of the water closet 12 inches minimum on one side and 24 inches minimum on the other side. §11B-604.5.2 (See exception)
Flush controls shall be hand operated or automatic. Hand operated flush controls shall comply with Section 11B-309.4 Operation except they shall be located 44 inches maximum above the floor. Flush controls shall be located on the open side of the water closet except in ambulatory accessible compartments complying with Section 11B-604.8.2 Ambulatory Accessible Compartments. §11B-604.6
Toilet paper dispensers shall comply with Section 11B-309.4 Operation and shall be 7 inches minimum and 9 inches maximum in front of the water closet measured to the centerline of the dispenser. The outlet of the dispenser shall be below the grab bar, 19 inches minimum above the finish floor and shall not be located behind the grab bars. Dispensers shall not be of a type that control delivery or that does not allow continuous paper flow. §11B-604.7.1
Sanitary napkin disposal units, if provided, shall comply with Section 11B-309.4 and shall be wall mounted and located on the sidewall between the rear wall of the toilet and the toilet paper dispenser, adjacent to the toilet paper dispenser. The disposal unit shall be located below the grab bar with the opening of the disposal unit 19 inches minimum (483 mm) above the finish floor. §11B-604.7.2
Wheelchair accessible toilet compartments shall meet the requirements of Sections 11B-604.8.1 Wheelchair Accessible Compartments and 11B-604.8.3 Coat Hooks and Shelves. Compartments containing more than one plumbing fixture shall comply with Section 11B-603 Toilet and Bathing Rooms. Ambulatory accessible compartments shall comply with Sections 11B-604.8.2 Ambulatory Accessible Compartments and 11B-604.8.3 Coat Hooks and Shelves. §11B-604.8
In a wheelchair accessible compartment with an in-swing door, a minimum 60 inches wide by 36 inches deep maneuvering space shall be provided in front of the clearance required in Section 11B-604.8.1.1 Wheelchair Accessible Compartment Size. §11B-604.8.1.1.1, Figures 11B-604.8.1.1.2(b) and 11B-604.8.1.1.3(b)
In a wheelchair accessible compartment with a door located in the side wall or partition, either in-swinging or out- swinging, a minimum 60 inches wide and 60 inches deep maneuvering space shall be provided in front of the water closet. §11B-604.8.1.1.2, Figure 11B-604.8.1.1.2
In a wheel chair accessible compartment with end-opening door located in the front wall or partition (facing water closet), either in-swinging or out-swinging, a minimum 60 inches wide and 48 inches deep maneuvering space shall be provided in front of the water closet. §11B-604.8.1.1.3, Figure 11B-604.8.1.1.3
Toilet compartment doors, including door hardware, shall comply with Section 11B-404 Doors, Doorways, and Gates except that if the approach is from the push side of the compartment door, clearance between the door side of the compartment and any obstruction shall be 48 inches minimum measured perpendicular to the compartment door in its closed position. Door shall be located in front partition or in the side wall or partition farthest from the water closet.
§11B-604.8.1.2
Where toilet compartment doors are located in the front partition, the door opening shall be 4 inches maximum from the sidewall or partition farthest from the water closet. Where located in the sidewall or partition, the door opening shall be 4 inches maximum from the front partition and the door shall be self-closing. §11B-604.8.1.2
A door pull complying with Section 11B-404.2.7 Door and Gate Hardware shall be placed on both sides of the door near the latch. Door shall not swing into the clear floor space or clearance required for any fixture. Doors may swing into that portion of the maneuvering space which does not overlap the clearance required at a water closet. §11B-604.8.1.2 (See exception)
At least one side partition shall provide a toe clearance of 9 inches minimum above the finish floor and 6 inches deep minimum beyond the compartment-side face of the partition, exclusive of partition support members. Partition components at toe clearances shall be smooth without sharp edges or abrasive surfaces. Compartments for children’s use shall provide a toe clearance of 12 inches minimum above the finish floor. §11B-604.8.1.4
Ambulatory accessible compartments shall have a width of 35 inches minimum and 37 inches maximum. §11B-604.8.2.1
Water closets and toilet compartments for children’s use shall comply with Section 11B-604.9 Water Closets and Toilet Compartments for Children’s Use and follow suggested dimensions on Table 11B-604.9. §11B-604.9
Where urinals are provided, at least 10 percent but no fewer than one shall comply with Section 11B-605. §11B-213.3.3.
Urinals shall be the stall-type or the wall-hung type with the rim 17 inches maximum above the finish floor or ground. Urinals shall be 13½ inches deep minimum measured from the outer face of the urinal rim to the back of the fixture.
§11B-605.2
Flush controls shall be hand operated or automatic. Hand operated flush controls shall comply with Section 11B-309 Operable Parts except that the flush control shall be mounted at a maximum height of 44 inches above the finish floor.
§11B-605.4
Where lavatories are provided, at least 10 percent but no fewer than one shall comply with Section 11B-606 and shall not be located in a toilet compartment. §11B-213.3.4, §11B-606.1.
For lavatories and sinks, a clear floor space complying with Section 11B-305 Clear Floor or Ground Surfaces, positioned for a forward approach, and knee and toe clearance complying with Section 11B-306 Knee and Toe Clearance shall be provided. §11B-606.2
Lavatories and sinks shall be installed with the front of the higher of the rim or counter surface 34 inches maximum above the finish floor or ground. §11B-606.3
1st PC Comment: Specify the fire rating of the corridor.
2nd PC Comment: Second Request.
Provide a Door Legend.
Means of Egress
1st PC Comment: Specify the type of material on existing stairways. The materials of the stairways must be consistent with Type-1 construction. The materials cannot be wood except the handrails.
Response: concrete stairs and metal rails.
2nd PC Comment: Show the concrete stairs and metal rails on the plan.
1st PC Comment: Show detailed summary of the floor area and all deductions for Gross and/or Net floor area. (1004.1)
2nd PC Comment: Second Request.
1st PC Comment: Use occupant load factor for the function of space according to Table 1004.5.
2nd PC Comment: Second Request.
All exit doors shall comply with Section 1010.1. Provide the following notes:
Clear width of each door opening shall be minimum 32” or per Section 1005.3.2, whichever is greater.
Minimum door height of 6 feet 8 inches
Shall be capable of opening 90 degrees.
The maximum width of a swinging door leaf shall be 48” nominal.
Exit door shall be side-hinged swinging type.
1st PC Comment: Door #3 on the first floor on stairway #1 shall swing in the direction of egress travel. (1010.1.2.1)
2nd PC Comment: Second Request.
1st PC Comment: Show the exit sign at the following location:
Sheet A-B.1: Exit sign at the ends of the corridor. Exit sign at the stairway doors.
Sheet A-1.2: Exit sign inside of the exterior exit doors.
Sheet A2.1: Exit sign at the end of corridor, near unit #1.
2nd PC Comment: Second Request.
Provide notes for exit signs: “Exit signs shall be readily visible from any direction of approach. Exit signs shall clearly indicate the direction of egress travel. No point shall be more than 100 feet from the nearest visible sign. (1013.1)
Provide note: “All required exits shall be maintained until arrival at grade or the public way. (1005.4)
1st PC Comment: Typical floor plan 2 through 6 (sheet A-2) shows a one-hour fire rated corridor. Detail and reference all rated corridor construction and protected openings in accordance to Section 708 for fire partitions. Protection to be of 20-minute doors and 45 minimum for other openings.
2nd PC Comment: Cross reference the one-hour fire rated corridor detail on the plan.
Provide note: “Thresholds at doorways shall not exceed 0.50 inches in height. 0.75” in height for sliding doors serving dwelling units.” (1010.1.6)
Provide note: “Floors or landings on each side of doors to have the same elevation. Landings shall be level except for exterior landings (max. 2% slope)” 1010.1.4
Provide detail: “Landing width at doors must have a minimum clear dimension of doors served. Minimum length of landings is 44".
Detail all stairways to comply with Section 1011
Rise: 7" max. Run (tread): 11” min. 1011.5
Rise: 7.75” max. Run (tread): 10” for stairs within dwelling units. 1011.5.2
Headroom clearance: 6'-8." 1011.3
Width: (44") (36”) (48” between handrails for accessible stairs). 1011.2
Landing width: Same as stairway served. 1011.6
Landing length: Same as width, max. 48” 1009.8
Provide landings at every 12 ft. of vertical rise at stairways. 1011.8
Handrail height: 34”-38”, max 4” openings 1014.2
Handgrip portion of handrail shall not be less than 1.25" and not greater than 2" in cross-section for circular type. 4” - 6.25” perimeter for other shapes. 1014.3
A minimum 1.5 inches handrail clearance from adjacent wall. 1014.7
Handrail extension of 12" beyond the top and bottom riser. 1014.6
l. 1-hour fire rated construction for the enclosed usable space under the stairs. 1011.7.3
Curved stairways to comply with 1011.9
The means of egress system must have a clear ceiling height of 7’ -6”. 1003.2
1st PC Comment: Show calculations for all egress component widths to comply with section 1005.3.
2nd PC Comment: Second Request.
1st PC Comment: Provide a barrier in the exit enclosure at stairway #1 to prevent entry into the basement level. 1023.8
2nd PC Comment: Second Request.
3rd PC Comment: The note for the barrier is provided, but it is unclear how it prevents entry to the basement level. Please provide construction details to clarify compliance.
1st PC Comment: Building has an exit enclosure connecting more than 3-stories. Provide an approved stairway sign indicating the floor level, terminus of the top and bottom of the stair and the identification number of the stair. It shall be located approximately 5 ft. above the floor landing and be readily visible when the stair doors are in an open or closed position. 1023.9
2nd PC Comment: Second Request.
1st PC Comment: Provide floor-level exit signs in all interior corridors at the basement of Group A, occupancy. 1013.7
2nd PC Comment: Show the floor-level exit signs in all interior corridors at the basement of Group A, occupancy on the plan. 1013.7
Provide a roof plan. In buildings located four or more stories in height above grade plane, one stairway shall extend to the roof surface, unless the roof has a slope steeper 4:12 (33%). 1011.12
1st PC Comment: Vertical exit enclosures: 1023
Connecting 4-stories more: provide 2-hour fire resistance rating construction (fire barrier);
Connecting up to 3-stories: provide 1-hour fire resistance rating construction (fire barrier);
All openings to be protected in accordance to Section 716. No openings other than exit doorways and exterior wall openings are permitted. 1023.4
2nd PC Comment: Show the required fire rating on plans.
Accessible Means of Egress: 1009
In buildings where a required accessible floor is four or more stories above or below the level of exit discharge, egress elevator shall be provided, read exceptions. 1009.2.1
Provide 48” clear width between handrails. 1009.3.2
Platform lifts not allowed as part of accessible means of egress. 1009.5
Max force to operate doors is limited to 15-lb.
Show location and dimension of area of refuge. 1009.6
i. Size: (2) 30”x48” or 1/200, whichever is greater
Separation from other space by a smoke barrier (detail construction per Section 709)
Note: Two-way communication required;
Signage on door of area of refuge
Exterior area of refuge to comply with Section 1009.7.
1st PC Comment: Show and dimension common path of egress travel from each space. 1006.2.01
2nd PC Comment: Second Request.
1st PC Comment: Legend on floor plans to show where exits are located and the travel distance to it from the most remote point within a story, measured along the natural and unobstructed path of egress travel.
2nd PC Comment: Second Request.
1st PC Comment: For High-rise buildings, provide smoke-proof or pressurized exit enclosures for buildings required to comply with Section 403 or 405. 1023.12
2nd PC Comment: Second Request.
Add the following Note on Plans:
Exit signs shall be internally or externally illuminated
Exit signs illuminated by an external source shall have an intensity of not less than 5 foot candles (54 Iux ).
Internally illuminated signs shall be listed and labeled and shall be installed in accordance with the manufacturer instructions and Section 2702. 1013.5
Exit signs shall be illuminated at all times. 1013.3
Exit signs shall be connected to an emergency power system that will provide an illumination of not less than 90 min. in case of primary power loss. 1013.6.3
Egress doors shall be readily openable from the egress side without the use of a key or special knowledge or effort. See 1010.2 for exceptions.
Door handles, lock and other operating devices shall be installed at a min. 34” and a max. 48” above the finished floor
THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED.
All egress door operation shall also comply with Section 1010.2.
The means of egress, including the exit discharge, shall be illuminated at all times the building space served by the means of egress is occupied.
The means of egress illumination level shall not be less than 1 foot-candle at the walking surface
The power supply for means of egress illumination shall normally be provided by the premises electrical supply. In the event of power supply failure, an emergency electrical system shall automatically illuminate the following areas:
Aisles and unenclosed egress stairways in rooms and spaces that require two or more means of egress
Corridors, exit enclosures and exit passageways in buildings required to have two or more exits;
Exterior egress components at other than the level of exit discharge until exit discharge is accomplished for buildings required to have two or more exits.
Interior exit discharge elements, as permitted in Section 1028.1, in buildings required to have two or more exits.
Exterior landings, as required by Section 1010.1.5, for exit discharge doorways in buildings required to have two or more exits.
1st PC Comment: The emergency power system shall provide power for a duration of not less than 90 minutes and shall consist of storage batteries, unit equipment or an on-site generator. The installation of the emergency power system shall be in accordance with Section 2702.
2nd PC Comment: Show location of the generator.
Emergency lighting facilities shall be arranged to provide initial illumination that is at least an average of 1 foot-candle (11 lux) and a minimum at any point of 0.1 foot-candle (1 lux) measured along the path of egress at floor level. Illumination levels shall be permitted to decline to 0.6 foot-candle (6 lux) average and a minimum at any point of 0.06 foot-candle (0.6 lux) at the end of the emergency lighting time duration. A maximum-to-minimum illumination uniformity ratio of 40 to 1 shall not be exceeded.
Second Plan Check Comments:
Definition of a High Rise Building: A high rise building is any building, regardless of construction type or use, that has floors designated for human occupancy located more than 75 feet above the lowest floor level with building access. This definition excludes buildings designated as hospitals under Health and Safety Code Section 1250.
Project Summary Sheet A-0 Requirements: Please specify the total height of the building in the Project Summary on sheet A-0. Depending on the building's classification according to the definition above, include the appropriate note:
If the building qualifies as a high rise: “This is a High Rise building per the 2022 California Building Code Chapter 2.”
If the building does not qualify as a high rise: “This is Not a High Rise building per the 2022 California Building Code Chapter 2.”
Third Plan Check Comment
Where a change of use occurs from commercial to residential, the residential energy provisions must comply with applicable standards. Provide energy documentation for the envelope design, including insulation ratings for walls, U-factors, and solar heat gain coefficients for windows. Demonstrate compliance with energy standards.
The End of Architectural Comments
Structural Plan Review Comments:Remove word “voluntary” from scope of work on sheet S0.00 and sheet S0.11[Comment Resolved]Revise drawing sheet number listed on sheet S0.00 to match each individual sheet number[Comment not resolve – revise the drawing list on sheet S0.00 for the 200 series to match each individual sheet number]Provide FRP design and specifications including calculation. If deferred, please list on sheet S0.10 section DS (deferred submittal). [Comment Resolved]Provide connection detail for how (E) slab reinforcing doweled into (N) shear wall [Comment Resolved]Provide drag/collector design using combination of (E) slab and (N) FRP as a drag collector to (N) shear walls[Comment not resolve - provide structural calculation to justify RC slab is capable to drag the collector compression loads to (N) shear wall]Please clarify, per calculation sheet XLS-2 and mode 3 from the ETAB model at base shear 0.12g, floor forces at each floor from the “North” wall and the “South” wall does not add-up or similar to floor forces calculated from sheet XLS-2. Since ETAB model 3 the torsion is restrained, and the stiffness modifier for the in-plane stiffness is reduced to 0.01, meaning that existing parameter wall is not receiving shear forces. The base shear between 0.12g and ETAB model should be similar? [Comment Resolved]Please specify how the input loading 945k for shear wall design at Story 1 for the in the NRW S-concrete is derived. [Comment Resolved]Sheet S3.01Please clarify if the proposed FRP strip at the (N) openings shall be wrapped around underside of the openings’ header to be effective for the tension support of lintel beam[Comment Resolved]Please clarify if the (N) door opening on the 1st floor requires FRP? Provide calculation justification for the header reinforcing’s adequacy for the (N) opening. [Comment not resolve – please address jamb reinforcing for wall out-of-plane due to new door opening (as the existing vertical reinforcing is cut at the opening). Verify load path by calculations] Sheet S3.02:Specify on plan the location of the longitudinal rebar splice and also specify on plan that no more than 50 percent of the reinforcement shall be terminated at any location per ACI 18.10.2.4[Comment Resolved]Sheet S3.03:Typical to both (N) north wall and (N) south wall: At the end of the horizontal reinforcement in the wall web shall be anchored within the confined core of the boundary element using standard hook or heads per ACI 18.10.6.4 [Comment Resolved]Specify the minimum embedment depth for the epoxy dowels into the existing concrete wall[Comment Resolved]Sheet S4.02:Detail 3:Provide the dimension for the width of the hammer head pier.[Comment Resolved]Detail 4: Clarify the dimension for the length of the wall web. The dimension on plan S2.0 shown 4-0” long[Comment Resolved]Clarify the dimension for the width of the wall web. The dimension on plan S2.0 shown 2’-0” wide[Comment Resolved]Clarify the dimension for the width of the hammer head pier. [Comment Resolved]
1/2/2025 Structural Plan Review Comments:Sheet 4.01: Detail 2: For the (N) concrete to (E) step in slab, specify the required minimum depth for the adhesive anchor. Remove the word “maximum practical depth” Detail 3: For the (N) concrete infill at roof, specify the required minimum depth for the adhesive anchor. Remove the word “maximum practical depth” Detail 5: provide connection for the deformed rebar to (E) steelSheet 4.02: Detail 1: Specify what is the dimension of “2’-0” is reference forClarify for detail 2. There are no added #11 headed bars callout (End of Comment)