HomeMy WebLinkAbout330886_2_Corrections.docxRESIDENTIAL PLAN 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:
101124190-230
PROJECT ADDRESS:
125 S Harbor Blvd Unit# 100 - 110
129 S Harbor Blvd Unit# 100 - 106
131 S Harbor Blvd Unit# 100 - 108
133 S Harbor Blvd Unit# 100 - 108
PLAN CHECK ENGINEER:
Lo, Jonathan/ Huang, GaryTEL:714
647-5822 / 647-5862
EMAIL:
Jlo@santa-ana.org /
Ghuang@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK HT Increase
OCCUPANCY CLASSIFICATION(S):
U, R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
9/17/2025
INITIAL REVIEW
10/13/2025
EXPIRATION
3/16/2026
RECHECKS:
1.5/13/2026
PROJECT APPLICANT CONTACT PERSON:
2.
Kim Prijatel
3.
TEL:
(714)343-4723
FAX:
VALUATION: $223,625.00
EMAIL:
kprijatel@cityventures.com
FLOOD ZONE: X-06059C0256J
Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2022 California Building Code (CBC); CMC = 2022 California Mechanical Code; CPC = 2022 California Plumbing Code; CEC = 2022 California Electrical Code; T = Table; ICC = International Code Council.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 corrected sets of plans.
The applicant shall obtain clearances/approvals for the following after obtaining approval from Building and Safety Division, prior to building permit issuance (CHECKED BOXES REQUIRED ONLY):
☒Planning Division approval on the corrected/final set of drawings (647-5804). Previously approved plans should be submitted to expedite the process.
☒Public Works Agency approval (647-5039).
☒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).
☒School District Approval; and a copy of the school fee worksheet, completed by the plan check engineer, shall be required by the School District to verify the scope of the work.
☐Proof of Worker's Compensation Insurance shall be required at the time of permit issuance.
☒Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039).Comments have been provided on drawing hard copies in relation to all comments below. Applicant must pick up red marked sets from city prior to resubmittal and return marked up set with resubmittal.PC #2 Note: Applicant may resubmit PC #3 resubmittal electronically via email at their discretion. If choosing to do so, applicant shall provide a scanned PDF of the redmarks provided by the city, or deliver the physical redmarked drawings for recheck. Please email all revised drawings, calculations, and any requested items to the email listed above. Reach out to your assigned Plan Check Engineer for any questions.PLAN REVIEW COMMENTS – ARCHITECTURAL COMMENTS:DocumentationAll drawings and supporting documents shall be prepared, stamped, and signed by a California licensed architect or registered professional engineer. [CBC 107.1 & 107.3.4.1]Title 24 Energy compliance shall be provided in drawing set. T24 sheets shall be added to Sheet Index.PC #2: Verify the Title 24 compliance forms provided in Mechanical set as noted in response. Title 24 compliance forms for Energy Code compliance shall be provided in reviewed Architectural set. Mechanical Title 24 compliance may be provided in Mechanical set.Applicant to ensure lot merger allowance and documentation required obtained prior to approval.DrawingsSheet A0-01All proposed addresses shall be provided on Cover Sheet in a clear and concise manner. This includes main sheet as well as Title Block on every sheet.
Add note on the coversheet for each building/unit: Minimum ____ kWdc Photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.
For Solar Exemption, applicant must provide calculated kWh required and 2022 CEnC exemption on plans justifying exemption. THIS IS NOT A NOTE
PC #2: Verify single note added with provided minimum system applies to all buildings/units of varying square footage.Add sheet AD-62 to Sheet Index.All items requiring Building Permit shall be added to Scope of Work in a clear and concise manner. (e.g. Trash Enclosures, perimeter walls, etc…)Sheet A0-11Verify code reference for “AGGREGATE SUM OF THE BUILDING AREA RATIOS PER CBC 506.2.4” in Individual Allowable Building Area table. Code reference does not look to be correct. Sheet A1-10The Architectural Site Plan shows very limited information and is incomplete. The site plan shall include, but not limited to the following (deferring to Civil, Landscape, or Grading plans is not acceptable):The location of all proposed structures, which are dimensioned and have structure use labeled. (e.g. Main structures, trash enclosures, gazebos, fence walls, site lights, etc…)Driveways and walkways.Off Street Parking, accessible parking spaces.Site accessibility and accessible routes fully detailed. Note that for clarity, it is acceptable to provide a separate site accessibility plan.EV-ready space and EV charging stations.Landscape area and total square footages of landscaping.Adjoining streets and easements on property, if no easements occur, a note shall be added on plan.Property lines of the subject property clearly identified on plan or legend, with the lot dimensions.Curb line, drive approaches, and improvements within parkway if applicable.Dimension the distance between the curb and property line.Ground mounted equipment shall be identified on plan.Electrical transformers shall be identified.Existing or proposed walls and fences. Include label of wall height and material.North arrow and scale of drawing.Site lighting shall be identified with design and calculations. Arch to coordinate with structural.PC #2: Site lighting items not found on Site Plan.Exterior stairways.Exist discharge.Common area design.PC #2: Mail boxes and accessibility requirements shall be shown on Site Plan.Sheet A1-10Clearly identify opening and sizes/areas in Allowable Opening Elevations. Hatch is unclear.Provide wall dimensions and floor dimensions on Allowable Opening Elevations to justify opening calculation.Side Elevation #27 & #36 – Verify door symbols on elevation at First Floor. If utility doors, verify door amount and location with Site Plan, doors do not look to match. Verify Property Line shown extending out to street on top right corner of lot. PL should not encroach public way.Identify gate/door on site walls, all gates shall be accessible.PC #2: Comment remains, all accessible items shall be provided on drawing set. If deferring to site wall permit, it shall be noted on drawings as such. Separate Site Wall permit currently does not show accessibility items for gates within site wall. Clearly identify PL on site plan on plan or legend.Provide ADA parking details and all associated accessible items related to parking.Identify thick dashed linework on Site Plan, ensure all linework is clearly identified as needed.Identify dashed hatch on drive aisles, ensure all hatches are clearly identified as needed.Provide dimension between trash enclosure and structures.Wall on building 1100 that is 8’-6” from PL shall be 1-hour fire rated unless justified on plans.Verify what 8’-0” setback dimension shown at front of Building 1100 is for, dimension does not go to wall.Identify all street names.Sheet A2-110Provide and reference detail for fire rated system at dropped soffit location where fire rated ceiling/floor occurs in units. Typ all building types. Verify detail references in Building Plan Symbols, references do not look to be correct.Sheet A2-111Verify detail references in Roof Symbols, references do not look to be correct.Sheet A2-310Fix cutoff note on right side of Floor Plans, typical all similar sheets. Sheet A5-10Provide detail reference for rated floor/ceiling assembly hatch in Floor Plan Legend.Floor Plan Keynote #4 – Specify minimum airflow for hood. [2022 CEnC Section 150.0(o)1G]Verify soffit shown on plans with building sections. Soffit shall be shown in building sections where occurs.Attached garage – For each dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit (40 amp). On the plan, please show compliance with Section 4.106.4.1.Specify Smoke Alarms and Carbon Monoxide Alarms where required on plans, typ all plans on all sim sheets.Verify section cuts/references. Section cuts do not look to match sections on section sheet. Revise/correct as needed.Clarify if small empty spaces encased by walls are dead space or shaft openings through floors. Coord with structural if any floor opening occurs.Verify door linework at Primary Bath on Third Floor Plan. Identify door type and size.Provide section cut across transverse direction of individual or entire structure. Identify and show full extent of any fire rated walls on all levels. Sheet A5-11Specify insulation values on sections to match T24. Typ all walls, floors, ceilings, or roof.Section 1 – Provide height for wall step at W.I.C. Any elevation change shall be clearly dimensioned. Sheet A5-12Stair Section Keynotes and Notes – Remove/revise all references to CRC, there shall be no references to CRC.Sheet A5-20See comments on sheet A5-10 for sim comments.Add note/keynote that flex room is not a sleeping room unless Bed 4 opt utilized.Sheet A5-21See comments on sheet A5-10 and A5-20 for sim comments.PC #2: Specify Smoke Alarms and Carbon Monoxide Alarms where required on plans, typ all plans on all sim sheets.Plan 5 – Verify interior wall dashed lines at Live Work, it is unclear if this is intended to be an option with new walls. Sheet A5-22Keynote 5A – Verify detail references in keynote, reference does not look to be correct. Sheet A5-23See comments on sheet A5-12 for sim comments.Sheet AD-21Detail 1 – Verify tub at wall shown with plans. Floor plans show 2x6 plumbing walls and no furred wall. Ensure Fire Rated system is not interrupted. Any required furred wall shall be shown on plans as needed.Revise all references to CRC shown in details. (e.g. CRC 302.2 reference in Detail 1).See comment on plans regarding fire rating at soffit.Detail 10 - Revise all references to CRC shown.Detail 20 – ICC ESR-1194 referenced not found to be current. Expired ICC product is not permitted to be used, provide updated ICC or different product.Detail 17 – Roof does not look to match proposed roofing style. Details shall be revised to be project specific. Sheet AD-61Detail 11 – Verify reference to detail 16, there is no detail 16 provided on sheet. PC #2: Detail 16 is still referenced.Sheet AD-71Detail 8 – Verify detail reference found in detail, there is no detail 124/S8.Sheet AD-81Plan 1 – Verify detail reference, there is no detail 20.Plan 3 – Trash enclosure items not found in structural set. Coordinate with structural.Plan 3 – Provide ICC approval # for proposed corrugated metal roof.Section 4 – Verify outrigger and design intent. It is unclear.Elevations 5 – Provide slope for roof.Elevations 5 – Provide full height dimension for trash enclosure.Detail 1 – Reference detail on plans, it is unclear where detail occurs.Detail 1 – Verify where anchor plan section occurs in detail, anchor bolts are not found in detail. Detail 2 – Verify detail reference, detail not found.
PLAN REVIEW COMMENTS – STRUCTURAL COMMENTS:Sheet A1-10Provide structural construction details and calculation for trash enclosure [Coordinate all trash enclosure structural framing member sizes callout on sheet AD-81 to match with framing callout on sheet S4.0, or remove the framing callouts from sheet AD-81 to eliminate discrepancies] Provide structural construction details and calculation for the parameter fence wallSheet S1-1.0All referenced details refer to sheet SD1.0. However, there sheet SD1.0 is not found in the submittal package. Provide sheet SD1.0 for reviewSheet S1-2.0Provide calculation for typical floor joistEOR to provide member design with overstrength factor from discontinue shear wall above, such as 3 ½ psl, 5 ¼ psl, and glue laminate beam (GLB)Provide legend for diagonal hatch pattern At typical floor area Hatch at stair, at unit 1A-R, 1AProvide design and construction detail for metal guardrail Calculation page 135 is consider interior shear wall (SL.FL1.C) as continuous shear resistant line. Provide drag framing, provide connection details on plans, and demonstrate how drag is transfer where the stairs occur[EOR to verify/coordinate. The respond to the plan check comment was to add double floor joists; however, no double floor joists callout on plan. Additionally, EOR to clarify how the shear force (drag forces) is being transfer where detail 26/SD6 or 26/SD6.1 callout at the end of the staircase to shear wall. Sheet S1-3.0Provide calculation for typical floor joistEOR to specify drag connection and the framing required along SL.FL2.C (calculation sheet 116)[per calculation for SL.FL2.C considered continuous diaphragm; thus, the drag framing and connection shall consider full length of the building. EOR to provide drag member and identify connection to demonstrate load path]EOR to specify /reference drag connection detail on plan in the longitudinal direction[previous comment not addressed. EOR to identify drag connection detail on plan. See 2nd plan review comments item #2 for additional comments.] Shear wall where aspect ratio greater than 2:1 requires shear wall capacity to multiply aspect ratio factor per SPDWS. Revise calculation typical to all where occur [EOR to provide justification that aspect ratio is considered in calculation for strength reduction. Provided screen shot in respond does not justify]Sheet S1-4.0EOR to indicate/identify roof framing size on plan for BM RF0.1 to BM RF0.10 per calculation page 17-25EOR to verify framing BW RF0.5 to BW RF0.12 per calculation page 7 and identify framing location on plan EOR to provide justification the derivation of 1.5 factor used for shear transfer around opening per calculation page 140 of 226[EOR to verify IBC table 2305.3.8.2 cannot be found. Please note, all design shall be referenced to California Building Code (CBC). Per CBC, no such 1.5 factor is indicated. EOR to provide justification]EOR to provide design of shear wall using either perforated method or force transfer around opening method due to window opening. Consider adequate shear wall aspect ratio and appropriate reduction. Typical along SL.RF0.AProvide blocking length required at re-entrance corner, typical at all location Identify what is HPM Verify note #5 detail reference under summary framing notesSheet S2-1.0 – Sheet S2-1.1All referenced details refer to sheet SD1.0. However, there sheet SD1.0 is not found in the submittal package. Provide sheet SD1.0 for reviewSheet S2-2.0 – Sheet S2-2.1See comment on sheet S1-2.0; further review is required[Review comments from Building 700, and 2nd plan review comments are applicable to both Building 900 and Building 1100. EOR to review and address comments. Further review is required. Typical to sheet S2-2.0 to sheets S3-4.1]Sheet S2-3.0 – Sheet S2-3.1See comment on sheet S1-3.0; further review is requiredSheet S2-4.0 – Sheet S2-4.1See comment on sheet S1-4.0; further review is requiredSheet S3-1.0 – Sheet S3-1.1See comment on sheet S1-1.0; further review is requiredSheet S3-2.0 – Sheet S3-2.1See comment on sheet S1-2.0; further review is requiredSheet S3-3.0 – Sheet S3-3.1See comment on sheet S1-3.0; further review is requiredSheet S3-4.0 – Sheet S3-4.1See comment on sheet S1-4.0; further review is requiredSheet SD5.1Detail 1: please clearly note on detail or plans that plywood diaphragm shall be continuous across party wall. Note shall be clear and any cut diaphragm or gap between party wall shall be brought to EOR’s attention. Else verify how shear transfer at party wall Sheet SD6.1Detail 6: EOR to verify and provide missing panel blocking detailSheet SD7.1Detail 10: verify maximum guardrail heightCalculationsEOR to review and stamp PT calculation
2nd PLAN REVIEW COMMENTS – STRUCTURAL COMMENTS:
Typical to all floor plans
EOR to identify grid lines on plan in both directions to match shear wall calculationTypical to all calculation: EOR to provide calculation justification for drag member design in combine bending and axial loadSheet S1-2.0EOR to verify interior shear wall (SL.FL1.C) per calculation required 8’ shear wall length, typical at 3 locationsEOR to verify the location of 3 ½ x 14 LSL and align joist with BN notes shall be at the end of staircase, and not at the middle of stair? EOR to verify should detail 26/SD6.1 be also applicable at the party wall between dwelling unit where drag framing is required to transfer diaphragm loads?
Sheet S4.0
Detail 4: revise note #1 ACI code reference to current code cycle ACI 318-19
Detail 6: verify/coordinate detail notes 1 and notes 2 for reference detail callouts
Detail 7: verify/coordinate detail notes 1 for reference detail callouts
Detail 9: revise note #1 code reference to current code cycle of CBC 2025
Detail 11: verify lap bar reference detail
Detail 16 & 19: verify/coordinate detail, are they repeated detail for detail 15 and detail 21
Trash Enclosure: EOR to identify corrugate metal roof thickness, property and connection to steel framing
Note to EOR: It is recommended that the Engineer of Record to contact and coordinate with the City’s structural plan review engineer, Gary Huang, at ghuang@santa-ana.org or (714) 647-5862, to discuss and resolve the proposed structural design concept and load path prior to the next plan submittal in order to minimum additional pan review iterations (End of Comment)