HomeMy WebLinkAbout20200123_PRR Response_Building DepartmentPlease Distribute to:
PROJECT REVIEW REQUEST
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
Building Division -Soon Cho (PC#2819-2019)
Date: 01/15/2019
Please return PRR and Plans to Staff Planner
Joselyn Perez. Planning Technician
«Planner phoneemail»
Applicant: Scott Peotter/ Asian Companies I Contact: 1949-250-7118
soeotterln\aslanco.com
Project Name La Plante Family Trust Residence Coastal Development Permit (PA2019-260)
Address: 112 Agate Avenue
/PA2019-260l CD2019-072
A request for a Coastal Development Permit to allow the remodel of an addition to an existing MU-W2
building. The addition includes a new third floor with decks. The existing building is nonconforming for
parking, floor area limit (commercial), and setbacks (rear).
REPORT REQUESTED BY: 01/22/2020
ZONING ADMINISTRATOR HEARING DATE: TBD
Check all that apply: Notes:
□ No comments on the project f!..L.E-ASE. .ff?-E-A Tf ACl'f 'l?D ft-/t)J CH E.--0'/c.....
as presented. C-0 /£/ M E:.f,.f'T..S □ Application of Standard Code
requirements are not
expected to alter the project
design.
□ Recommended conditions of
approval are attached .
.181. Application of Standard Code
requirements or the attached
conditions of approval will
substantially impact or alter
the design of the project.
□ I contacted the applicant on
□ To schedule an appt. for ~~ '],J;b/ Code review f --23-io
□ To discuss the following l:
(see notes) Signature Ext. Date
Please indicate the approximate time soent on reviewing this proiect: I
Tmplt: 10/10/12
ITY OF NEWPORT BEACH
COMMUNITY DEVELOPMENT DEPARTMENT
BUILDING DIVISION
100 Civic Center Drive I P.O. Box 17681 Newport Beach, CA 92658-8915
www.newportbeachca.gov I (949) 644-3200
MIXED USE
PLAN REVIEW COMMENTS
Project Description: Mixed-Use Bldg: ADD 147 SF AND INTERIOR REMODEL 1371 SF at RESIDENTIAL
PORTION
Project Address: 112 AGATE
Permit App. Date: 12/19/19
Use: Mixed Use Occupancy: B/R-3/U
No. Stories: 3 Fire Sprinklers:
Architect/Engineer: Scott Peotter / Jon Stromquist
Owner/Tenant:
Applicant/Contact:
Lapante
Scott
Plan Check Engineer: Soon Cho
Email:
~ 1st Review:
scho@niwport,eachca.gov
(1/21/20) 2nd Review:
Italic comments
Plan Check No.: 2819-2019
Plan Check Expires:
Const. Type: VB
Permit Valuation:
Phone: 949-250-7118
Phone:
Phone: 949-250-7118
Phone: 949-644-3281
□ 3"' Review:
By Appointment
The project plans were reviewed for compliance with the foliowing codes and standards:
2016 CBC; 2016 CPC; 2016 CEC; 2016 CMC; 2016 Building Energy Efficiency Standards (BEES);
2016 California Green Building Standards Code (CALGreen); & Chapter 15 of the Newport Beach
Municipal Code (NBMC).
The code section references are from the 2016 CBC, unless otherwise stated.
• TO EXPEDITE PROJECT APPROVAL: Please provide a written response indicating how and where
each comment was resolved on the plans.
• Resubmit all previously reviewed plans, updated plans and supporting documents with each
subsequent review.
• AFTER 2nd PLAN REVIEW: Please call the plan check engineer listed above to schedule a plan review
appointment, to expedite project approval.
• For clarification of any plan review comment, please call the plan check engineer listed above.
• Plan review status is available online at www.newportbeachca.gov. Project status is also available
using the interactive voice response system at 949-644-3255, or by speaking with a permit technician
at 949-644-3288 during business hours.
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Correctionlists\COMMERCIAL Plan Review Comments 7-2013
GENERAL:
1.
2.
3.
4.
5.
6.
7.
Please note on plan: "ISSUANCE OF A BUILDING PERMIT BY THE CITY OF NEWPORT BEACH
DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE
COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST
THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY
ASSOCIATIONS PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY
THIS PERMIT."
Please note on plan: "PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN
ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS
DEPARTMENT."
Projects located within a "High Density Area" require the following form,
https://www.newportbeachca.gov/Home/ShowDocument?id=64600 reproduced on the title page
of the plans with the owner's signature.
Obtain plan review approval from the following:
a. Building Division
b. Planning Division
c. Public Works Department
Incorporate attached RESIDENTIAL CONSTRUCTION MINIMUM REQUIREMENTS specification
into plans. Update plans to comply with the minimum requirements. Form available online at:
ht/p.llwww. newportbeachca. qov/Modu/es/ShowDocument. aspx?documentid= 11141
Incorporate attached CAL GREEN RESIDENTIAL MINIMUM REQUIREMENTS specification into
plans. Update plans to comply with the mandatory requirements. Form available online at:
http://www. newportbeachca. qov/Modu/es/ShowDocument. aspx ?documentid= 11142
Final drawings which will be approved for permit issuance, shall be signed by the respective
design professional (electronic signature is acceptable).
BUILDING
8. Provide Building Code Analysis on the title/cover sheet. Include the following code information
for each building proposed:
a. Description of use, Occupancy, Type of Occupancy Separation.
b. Specify code fire resistive requirements for exterior walls, roof/floor horizontal assembly,
opening protections, occupancy separation, and shafts/exit enclosures.
9. Clearly label and identify on the floor/exiting plans:
a. Fire-resistive exterior fire walls, occupancy separation walls and floors, and fire resistive
shafts along with their respective fire-resistive ratings.
b. Structural elements in exterior walls required to be fire-resistive construction shall have
fire-resistive protection equal to or greater than that required for an exterior bearing wall.
(Table 601 Footnote "f', 704.10)
c. Wall type. Provide wall legend for all different wall assembly.
10. Structural plan shows new steel moment frame is utilized independent from existing building
frame system. This requires seismic gap between the floor diaphragm and steel post. The 2nd
fioor is considered 2-hour horizontal separation. Provide approved and listing for opening
protection (through-penetration firestop) system allowing maximum opening size based on
structural engineer's analysis. 711.2.4.1. 714.4.1.
EXTERIOR WALLS
11. Exterior walls less than 5 ft. from property line or assumed property line shall be 1 -1,our fire rated
construction and have a 30" parapet. (Table 602, 705.11)
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Correctionlists\COMMERCIAL Plan Review Comments 7~2013
12. The maximum (Un-protected/protected) exterior wall openings area for each story shall not
exceed that allowed in Table 705.8. (Table 705.8, footnote a)
13. Where protected and unprotected openings occur in the exterior wall in any story the total area
shall comply with the unity formula (7-2) in Section 705.8.4.
14. Projections are not permitted less than 2 feet from property lines or assumed property lines.
Projections are limited to 24 inches within 2 to 3-ft of the property line and 24 inches plus 8 inches
for every foot of FSD beyond 3 feet or fraction thereof from property line. (705.2)
15. Combustible projections extending to within 5 feet of the line used to determine the fire separation
distance shall be one hour construction, heavy timber, fire-retardant-treated wood or as required
by Section 1406.3. (705.2)
16. Openings in non-fire-resistance-rated exterior wall assemblies that require protection in
accordance with Section 705.3, 705.8, 705.8.5, or 705.8.6 shall have a fire-protection rating of not
less than¾ hour. (716.6)
FIRE BARRIER
17. Provide a fire rated Fire Barrier in accordance with Section 707 for:
a. 1-hour Exit access stair enclosure per 713.4.
b. 2-hour Occupancy separation between B & R-3, B & S-2, and B & U occupancies per 508.4
& Table 508.4.
18. Fire Barrier shall extend from floor/ceiling to the underside of sheathing/deck above, thru any
concealed spaces. (707.5)
19. All supporting construction for a fire barrier must have the same fire resistive ratings as the
required fire barrier. Exception: Supporting construction for 1-hour fire barriers of incidental uses
per T-508.2.5 in buildings of Type IIB, IIIB, & VB unless required by other sections of this code.
(707.5.1)
20. Provide 1 ½ -hour door assemblies in 2-hour fire barrier. (707.6, Table 716.5)
a. Door between garage and laundry business.
HORIZONTAL ASSEMBLY
21. Horizontal assemblies shall be continuous without vertical openings, except as permitted by
Section 712. (711.2.2)
22. Provide a fire rated Horizontal Assembly in accordance with Section 711.2.4 for:
a. 2-hour Occupancy separation between R & B occupancies per 508.4 & Table 508.4.
OTHER CONSTRUCTION COMPONENTS
2. Provide marking and identification for fire rated walls in accordance with Section 703. 7. Provide
call out and details on plan for review.
3. Provide listing and labeling requirements for fire rated glazing for fire rated doors in accordance
with Section 716.5.B and Table 716.6.
4. Provide listing and labeling requirements for fire rated doors and smoke, draft doors in accordance
with Section 716.5.
5. Glazed openings into one hour corridor/fire partition/fire barrier shall be protected per CBC Table
716.6. The total area of such openings shall not exceed 25% of the common wall with any room
(716.6.7.2).
FIRE PROTECTION SYSTEMS:
6. Provide approved automatic sprinkler systems (903.2, NBMC 15.04.110):
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CorrectionUsts\COMMERCIAL Plan Review Comments 7-2013
a. Existing buildings with a Group R fire area when the total area of addition and
reconstruction exceeds 2,000 sf., or when the existing building is already equipped with
automatic fire sprinkler system.
b. Group R occupancy building is determined as new construction per Section 102.7
MEANS OF EGRESS:
DOORS
7. Each leaf of door in the means of egress shall provide 32 inches clear opening and a minimum
height of 6'-8", but in no case shall any single door leaf exceed 48 inches. (1010.1.1)
8. Landings or floor level at doors shall be maximum ½ inch below the threshold. Raised thresholds
and floor level changes greater than 1 /4 inch at doorways shall be beveled with a slope not greater
than one unit vertical in two units horizontal. (1010.1.7)
9. Doors cannot swing over the public right of way.
STAIRWAYS/RAMPS
10. Building exterior walls within 10 feet horizontally of the exterior stair/ramp's nonrated walls shall
have a fire-resistance rating of not less than 1 hour. Opening within the wall shall be protected by
¾ hour fire rating minimum. The construction shall extend vertically from the ground to a point 10
feet above the topmost landing of the stairway or roof line, whichever is lower. (1027.6, 1023. 7)
11. Provide section and details of interior/exterior stairway showing:
a. Stairway minimum width of 36) inches. (1011.2)
b. Minimum head room of 6 feet 8 inches. (1011.3)
c. Maximum rise 7 ¾" inches (4" min) and minimum run (tread) of 10 inches. (1011.5)
d. Stair treads and risers shall be of uniform size and shape. The tolerance between the
largest and smallest riser height of tread depth shall not exceed 3/8 of an inch. (1011.5.4)
e. Risers shall be solid and vertical or sloped under the tread above from the underside of the
nosing above at an angle not more than 30 degrees from vertical (1011.5.5)
f. Nosing is required when the tread depth is less than 11" and shall project min¾" but not
greater than 1.25 inche. (1011.5.5)
12. Winder treads shall have 1 0"tread depth at the walkline. 1011.5.2.
Emergency Egress and Rescue Opening
13. In every bedroom, provide one openable escape opening meeting all of the following: (1030.1,
1030.2, 1030.3)
a. A net clear opening area of not less than 5. 7 sq. ft.
b. Minimum clear opening height of 24 inches.
c. Minimum clear opening width of 20 inches.
d. The bottom of window opening shall not be more than 44 inches from the floor.
e. Shall open directly into a public way, or to a yard or court that opens to a public way. Yard
or court must comply with the definition, "An open space, unobstructed from the ground to
the sky." Therefore, ingress/egress openings, which open onto decks, roofs or into a
covered patio are not acceptable.
14. Request modification to allow emergency egress window from Bedroom on 3'' floor to open onto
decks in lieu of yard or deck on ground floor.
a. https://www.newportbeachca.gov/home/showdocument?id=6803
15. Provide door and window schedule.
MISC. PROVISIONS:
16. Provide class "B" roof assembly for building located outside very high fire hazard severity zones.
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Correctionlists\COMMERCIAL Plan Review Comments 7-2013
(1505.2, Table 1505.1, NBMC 15.04.140)
17. Provide following roof specifications on roof plan (1505.1):
a. Manufacturer and ICC/UL/SFM number for roof assembly.
b. Show roof slope(s) of all areas.
c. Note on Plans: "Installation of roofing shall be in accordance with manufacturer's
specifications."
18. Specify approved weatherproof walking surface material at decks and balconies. (1505.1)
19. Show sizes/locations of the roof/deck drains and overflows. ( 1503.4 and CPC 1101.12)
20. Specify minimum 1/4 inch per foot roof slope for drainage along flow lines or design to support
accumulated water. (1611.2)
21. Provide and detail access to equipment on roof (CMC 304.3):
22.
23.
24.
25.
a. Buildings higher than 15 feet shall have an inside means of access.
b. Access shall be a permanent or foldaway inside stairway or ladder in accordance with CMC
Section 304.3.1.2.
c. Roof access scuttle or trapdoors shall be minimum 22" x 24".
Provide 42 inches high guards where the roof hatch opening or mechanical equipment is located
within 10 feet of a roof edge or open side of a walking surface and such edge or open side is located
more than 30 inches above the floor, roof or grade below. The guard shall be constructed so as to
prevent the passage of a 21-inch-diameter sphere and shall extend a minimum of 30 inches to
either side. (1015.6, 1015.7)
Group R-3 building shall have minimum 36 inches window sill at operable windows where the
finished grade or other surface below on the exterior of the building is more than 72 inches.
(1015.8)
The following construction components/materials are not included in the California Building Code.
Specify the listing/labeling agency and listing number for: Roofing ,decking, opening protection in
the horizontal separation. Listing agency to be ANSI accredited for type of listing:
Submit sound attenuation design for HVAC equipment per ARI Std. 275. Sound level not to exceed
50 OBA (55 dba with timer; 65 dba with timer and neighbors consent) per Section 10.26.045 of the
NBMC. Location of measurement to be at adjacent property patio or opening. Locate equipment
in equipment well on roof if necessary.
ADDITIONAL REGULATIONS
23. Sprinklers:
a Addition and reconstruction, which exceed 2,000 sf. and exceed 50% of the area of the
existing structure, require installation of a fire sprinkler system throughout the structure.
b Where the valuation of the permit for the remodel or renovation of a building is equal to or
exceeds 50% of the market value of such building, then the entire building shall comply
with the code provisions for new construction except for those permits having a valuation
less than $200,000.00 Section 102.7.
c Sprinkler drawings and hydraulic calculations to be submitted to plan check and approved
prior to issuing a building permit or provide a note on the drawing stating: "Obtain fire
sprinkler permit prior to calling for roof sheathing inspection."
d Revise building data on cover sheet to identify that building is equipped with fire sprinkler
system in accordance with NFPA 13D.
24. List all deferred submittals on cover sheet and write note: "Deferred submittals to be reviewed by
project architect or engineer of record and certified prior to submittal For plan check or approval by
the City."
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Correctionlists\COMMERCIAL Plan Review Comments 7-2013
FLOOD HAZARD ZONE
25. Building site is located in a special flood hazard zone AO 1. Top of slab or first floor over crawl
space to be at or above elevation: 2' above from the highest existing grade within the lot,
specifying the elevation in North American Vertical Datum 1988 (NAVD88). NBMC 15.50.200(c)
26. Existing structure: Substantial improvement is when the cost of improvements meets or exceeds
50% of the (market value of the existing structure less its depreciated value). See policy NBMC
15.50. Substantial improvement requires the entire structure (existing and new) to be elevated so
top of slab elevation is at or higher than 9.0 ft (NAVD88). NBMC 15.50.200
a. The "Substantial Improvement Cost Determination" form needs to be turned in for approval.
Submit along Bid contract with breakdown of cost written and signed by licensed
contractor.
b. Incorporate approved "Substantial Improvement Cost Determination" form onto the plan.
27. Garage and carport finish slab may be located below the Base Flood Elevation of 8.0 feet
NAVD88 (BFE) provided the slab elevation is above adjacent grade. Show a minimum of two
flood vent openings, at opposite sides of the garage on the foundation plan, exterior elevations
and floor plan.
a. The bottom of flood vent openings must be within 1 foot of the adjacent exterior grade;
b. The top of flood vent openings must be below the BFE 8.0 ft NAVD88;
c. Provide one square inch of opening per each square foot of garage area. Indicate the
location and areas of the openings on the exterior elevations. The required square
inches must be within requirements of items a & b above. NBMC 15.50.200(d).
28. When top of garage floor slab is lower than the base flood elevation (BFE), garage walls must be
supported over concrete curbs with top of curb.'.'.. 9.0 ft NAVD88.
29. Exterior wood stairs shall be supported over concrete curbs with top of curb.'.'.. 9.0 ft NAVD88. All
other stairs below 9.0 ft NAVD88 must be concrete.
30. Provide the following notes on title page of plans:
a. A licensed surveyor shall complete a FEMA Elevation Certificate (EC) and submit it to
Building Department Inspector during final inspection.
b. The EC must be approved by the City's Community Rating System (CRS) Coordinator
prior to requesting final inspection.
c. All mechanical, gas and electrical equipment servicing the building, including ducts must
be at or above 9.0 ft NAVD88 .
. MECHANICAL. PLUMBING & ELECTRICAL
31. Provide heating facilities and show its location on the floor plan.
32. Show location of electrical panel on plans. Electrical panels are not permitted in closets,
bathrooms, and pantries. Keep electrical panel three feet clear from face of electrical panel to any
wall surface or obstructions.
33. All plumbing fixtures shall be complying with the maximum flow rates in section 4.303 CalGreen
building standards code.
ENERGY EFFICIENCY
34. Specify method of compliance and provide energy calculations. Provide Certificate of Compliance
(CF-1R) forms on plans. CF-1R form is to be signed by designer or owner, and documentation
author.
35. For Performance approach, use one of the following certified programs:
a. Energy Pro Version 7.1
b. CBECC-Res 2016.1.0, 2016.2.0 and 2016.2.1
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CorrectionUsts\COMMERC!AL Plan Review Comments 7-2013
c. Right-Energy Title 24 v2.0 (For newly constructed single family buildings)
Visit the following link for the latest CEC approved software:
http.I/WWW. energy.ca. govltitle24/2016standards/2016 computer prog list.html
36. Proposed scope of work requires HERS verification. All energy documentation forms must be
registered with one of the following HERS provider:
a. ConSol Home Energy Efficiency Rating System (CHEERS): htlp:llwww.cheers.org
b. California Certified Energy Rating & Testing Services (Ca/CERTS):
http:llwww.calcerts.com
c. U.S. Energy Raters Association (USERA) who was formerly CBPCA: http:llwww.cbpca-
hers.org
37. Provide an itemized list of all fenestrations in energy documentation. Identify exterior doors and
windows with method similar to window schedules.
38. Specify U-factors and Solar Heat Gain Coefficient (SHGC) values for all fenestrations on window
and door schedules. Add note to schedules, "Fenestrations must have temporary and permanent
labels."
39. Architectural and structural construction specified conflicts with envelope construction
requirements, revise by coordinating, sections, details and or specifications on plans.
40. All lighting shall be high efficacy per section 150.0 (k)
DISABLED ACCESS
PLAN REVIEW COMMENTS
SITE DEVELOPMENT & ACCESSIBLE ROUTE OF TRAVEL
41. Show on the site plan the accessible path of travel, street, from sidewalks and parking area to
building entrance. Show all grade changes, ramps, etc. Revise campus access plan to specify
slope and cross slope of the accessible path of travel serving the building. (11B-106.5, 11 B-202.4,
11 B-206.2)
42. Show on site plan/floor plan the accessible path of travel from street, from sidewalks and parking
area to area of remodel. Show all grade changes, ramps, and other elements along the path of
travel indicating whether the element comply with current code for accessibility or not. None
complying elements must be brought to compliance. (11B-106.5, 118-202.4, 118-206.2)
Identify the following elements on the plans:
a. Accessible Parking Stalls
b. Main Entrance
c. Restrooms
43. Accessible Route (11 B-206.2):
a. The running slope of walking surfaces shall not be steeper than 1 :20. The running slope of
sidewalks shall not exceed the general grade established for the adjacent street or
highway. (11B-403.3)
b. The cross slope of walking surfaces shall not be steeper than 1 :48. (11 B-403.3)
c. The clear width of sidewalks and walks shall be 48 inches. (11B-403.5.1)
d. Changes in level up to ¼ inch may be vertical and without edge treatment. Changes in
level between ¼ inch and ½ inch shall be beveled with a slope no greater than 1 unit
vertical in 2 units horizontal. (11 B-403.4, 11 B-303.3)
e. Changes in level greater than ½ inch shall be accomplished by means of a ramp. (11 B-
403.4, 118-303.4)
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CorrectionLists\COMMERCIAL Plan Review Comments 7~2013
f. Abrupt changes in level exceeding 4 inches in a vertical dimension between walks,
sidewalks or other pedestrian ways and adjacent surfaces or features shall be identified by
warning curbs at least 6 inches in height above the walking surfaces. (11 B-403.4, 11 B-
303.5)
g. Openings in floor or ground surfaces shall not allow passage of a sphere more than½ inch
diameter. Elongated openings shall be places so that the long dimension is perpendicular
to the dominant direction of travel. (11 B-403.2, 11 B-302.3)
h. The vertical clearance shall be 80 inches high minimum. (11B-204.1, 11 B-307.4)
44. Provide detectable warning strip where a walk crosses or adjoins a vehicular way and the walking
surface is not separated by curbs, railing or other approved elements. (11 B-247.1.2.5).
45. Provide detectable warnings at Islands or cut-through medians complying with Sections 11 B-
705.1.1 and 11B-705.1.2.3. (11B-247.1.2.3)
46. Detectable Warnings (11B-247):
a. Provide a detail for pattern and dimensions of detectable warning complying with 11 B-
705.1 on plan.
b. Curb Ramp (11B-705.1.2.1):
i. Detectable warning at curb ramps shall extend 36 inches in the direction of
travel.
ii. Detectable warnings shall extend the full width of the ramp run excluding any
flared sides.
iii. Detectable warnings shall be located so the edge nearest the curb is 6 inches
minimum and 8 inches maximum from the line at the face of the curb marking
the transition between the curb and the gutter, street or highway.
c. Detectable warning surfaces at transit boarding platform edges, bus stops, hazardous
vehicular areas, reflecting pools, and track crossings shall be yellow and approximate FS
33538 of Federal Standard 595C. (118-247.1, 11 B-705.1.1.3)
d. Detectable warnings surfaces at other locations shall provide a 70% minimum visual
contrast with adjacent walking surfaces. Where detectable warning surface does not
provide a 70% minimum contrast, a 1 inch wide minimum visually contrasting surface shall
separate the detectable warning from the adjacent walking surfaces and visually contrast
with both either light on dark or dark on light. (11 B-247.1, 11 B-705.1.1.3) ·
47. Specify detectable warning product and incorporate a copy of state approval on plan. If product is
not state-approved, incorporate a copy of product warranty onto drawings per department policy
CBC 1133B.8.5 (copy available on Building Division web page). (118-705.3)
48. Write a note on drawings, "Contractor to provide a detectable warning product sample to the
Building Inspector for approval of color contrast with finish surface."
ACCESSIBLE PARKING
49. Specify the total number of parking spaces and disabled parking spaces required by Table 11 B-
208.2 on site plan. (11 B-208.1)
50. One in every six accessible spaces, but not less than one, shall be shall be designated "van
accessible". (11 B-208.2.4)
51. Parking spaces complying with section 11 B-502 that serve a particular building or facility shall be
located on the shortest accessible route from parking to an entrance complying with section11 B-
206.4. (11 B-208.3)
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CorrectionLists\COMMERC!AL Plan Review Comments 7~2013
52. Accessible parking spaces shall be so located that persons with disabilities are not required to
travel behind parking spaces other than to pass behind the parking space in which they parked.
(118-502.7.1)
53. Accessible car parking space shall be 216" long and 108" wide minimum. Access aisle shall be
60" wide minimum and shall be permitted to be placed on either side of the parking space. (11 B-
502.2 & 11 B-502.3.4)
54. Accessible van parking space shall be 144" wide minimum. Access aisle shall be 60" wide
minimum and shall be located on the passenger side. All such spaces may be grouped on one
level of a parking structure. (11 B-502 & Figures 11 B-502.2, 502.3 & 502.3.3).)
55. Access aisles shall extend the full required length of the parking stall they serve. (11 B-502.3.2)
56. Access aisles shall not overlap the vehicular way. (118-502.3.4)
57. Steel posts not permitted to encroach into the require access aisle space. (11 B-502.3)
58. Parking spaces, access aisles and vehicular routes serving them shall provide a vertical clearance
of98 inches minimum. (118-502.5)
59. The surface of each accessible parking space shall be marked with an International Symbol of
Accessibility, complying with section 11B-703.7.2.1, in white on blue (Color No. 15090 in Federal
Standard 595B) background a minimum 36" wide by 36" high. The profile view shall be located so
that it's lower corner at, or lower side aligned with, the end of the parking space length. (11 B-
502.6.4.1)
60. Access aisles shall be marked with blue painted borderlines around their perimeter. The words,
"No parking" shall be painted in white within each access isle with 12" high letters located where it
is visible from adjacent vehicular way. (11B-502.3.3)
61. Each parking space reserved for persons with disabilities shall be identified by a reflectorized sign
complying with section 118-703.5 that is permanently posted immediately adjacent to and visible
from passenger loading zone consisting of the International Symbol of Accessibility in accordance
with section 11 B-703.7.2.1. Signs may also be centered on the wall at the interior end of the parking
space. The sign shall not be smaller than 70 square inches in area. An additional sign or additional
language below the symbol of accessibility shall state, "Minimum Fine $250." (118-502.6)
62. Van accessible parking spaces shall have an additional sign or additional language stating "Van
Accessible" mounted below the symbol of accessibility. (11 B-502.6)
63. An additional sign shall also be posted either, in a conspicuous place, at each entrance to off-street
parking facility, or immediately adjacent to on-site accessible parking and visible from each stall or
space. The sign shall be not less than 17" by 22" in size with lettering not less than 1" in height,
which clearly and conspicuously states the following: (118-502.8):
"Unauthorized vehicles parked in designated accessible spaces not displaying
distinguishing placards or special license plates issued for persons with disabilities will
be towed away at owner's expense. Towed vehicles may be reclaimed by telephoning
the Police Dept. (949) 644-3681."
64. Accessible signage shall be located 60 inches minimum above the finished floor or ground surface
measured to the bottom of the sign. Signage shall be posted at a minimum height of 80" from the
bottom of the sign to the parking space finished grade when located in a path of travel. ( 11 B-502.6)
65. Valet parking area shall comply with Section 11 B-503. Provide details and signage for review.
(11B-209.4)
RAMPS (EXTERIOR OR INTERIOR)
66. The maximum slope of a ramp that serves any exit way, provides access for persons with
disabilities, or is in the path of travel shall be 1" rise in 12" of horizontal run. Cross slope of ramp
runs shall not be steeper than 1 :48. (118-405.2 & 11 B-405.5)
67. The clear width of a ramp run shall be 48" minimum. See exceptions. (11 B-405.5)
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CorrectionUsts\COMMERCIAL Plan Review Comments 7~2013
68. Ramp surfaces shall be stable, firm & slip resistant and shall comply with section 118-302. (118-
405.4)
69. Intermediate landings shall be provided at intervals not exceeding 30" of vertical rise and at each
change of direction in excess of 30 degrees. (11 B-405.6 & 11 B-405.7.4)
70. Top landings shall be at least as wide as the widest ramp run and not less than 60" wide minimum.
Landings shall have a length of not less than 60" in the direction of ramp run. (11B-405.7.3).
71. Bottom landings shall extend 72" minimum in the direction of the ramp run. (11 B-405.7.3.1 & Figure
11 B-405.7)
72. Doors in any position shall not reduce the minimum dimension of the ramp landing to less than 42"
and shall not reduce the required width by more than 3" when fully open. (11 B-405.7.5)
73. Maneuvering clearances required by sections 118-404.2.4 & 11 B-404.3.2 shall be permitted to
overlap required landing area. The width of the landing shall extend 24" past the strike edge of any
door or gate for exterior ramps and 18" past the strike edge for interior ramps.( 11 B-405. 7.5 & Table
11B-404.2.4.1)
7 4. Ramps that change direction between runs shall have a clear landing 60" min by 72" min in the
direction of downward travel from the upper ramp run. (11 B-405. 7.4)
75. Ramp runs shall have handrails complying with section 11 B-505. Handrails are required on ramps
that provide access if the ramp slope exceeds 1" rise in 20" of horizontal run, except that at exterior
door landings, handrails are not required on ramps less than 6" rise or 72" in length. (118-402.2 &
11 B-405.8)
76. Handrails shall be placed on each side of each ramp and shall be continuous the full length of the
ramp, shall be 34" to 38" above the ramp surface, shall extend horizontally above the landing for
12" min beyond the top and the bottom of ramp run. Extensions shall return to a wall, guard or the
landing surface or shall be continuous to the handrail of an adjacent ramp run (118-505.10.1 &
figure118-505.10. 1 ).
77. Handrail gripping surfaces with a circular cross section shall have an outside diameter of 1 ¼"
minimum and 2" maximum. Non-circular cross sections shall have a perimeter dimension of 4"
minimum and 6¼" maximum, and a cross section of 2¼" maximum. (11B-505.7 & figure 11B-
505.7.2). Gripping surfaces (top and sides) shall be continuous along their length and shall be
uninterrupted by newel posts, other construction elements, or obstructions. Bottom of gripping
surfaces shall not be obstructed for more than 20% of their length. Any wall or other surface
adjacent to the handrail shall be free of sharp or abrasive elements and shall have rounded edges
(11 B-505.8).
78. Handrail projecting from a wall shall have a space of 1 ½" between the wall and the handrail. (11 B-
505.5).
79. Handrail extension return bottom shall be27 inches maximum above finished floor. (11B-307.2)
80. Edge protection shall be provided on each side of the ramp run and at each side of the ramp
landing. Where the ramp surface is not bounded by a wall, the ramp shall have a curb at minimum
of 2" in height or a barrier that prevents the passage of a 4" diameter sphere within 4" of the finish
floor (11 B-405.9.2).
ENTRANCES & EXITS
81. All entrances and exterior ground floor exits to buildings and facilities shall comply with Section
118-404. (11 B-206.4.1)
82. Where direct access is provided for pedestrians from a parking structure to a building or facility
entrances, each direct access to the building or facility entrance shall comply with Section 11 B-
404. (118-206.4.2)
83. Weather protection by a canopy or roof overhang shall be provided at a minimum of one accessible
entrance to licensed medical care and licensed long-term care facilities where the period of stay
may exceed twenty-four hours. (11 B-206.4.10)
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Correctionlists\COMMERC!AL Plan Review Comments 7•2013
84. The area of weather protection shall include the passenger drop-off and loading zone comply with
Section 11 B-209.3 and the accessible route from the passenger loading zone to the accessible
entrance it serves. (118-206.4.10)
DOORS, DOORWAYS, & GATES (11B-206.5)
85. At least one of the active leaves of doorways with two leaves shall provide a clear width of 32"
minimum with the leaf positioned at an angle of 90 degrees from its closed position. Swinging doors
& gates' maneuvering clearances, complying with table 11 B-404.2.4.1, shall extent the full width of
the doorway and the required latch side or hinge side clearance. (11 B-404.2.2).
86. Handles, pulls, latches, locks, and other operable parts on doors and gates that are in a path of
travel shall be operable with one hand and shall not require tight grasping, pinching or twisting of
the wrist. (11 B-309.4, 11 B-404.2.7).
87. Operable parts of door hardware shall be 34" minimum and 44" maximum above the finish floor or
ground (11B-404.2.7).
88. Door openings shall provide a clear width of 32" minimum. Swinging doors clear opening shall be
measured between the face of the door and the stop, with the door open 90 degrees. Openings
more than 24" deep shall be 36" minimum. (11B-404.2.3).
89. Floor or ground surfaces within required door maneuvering clearances shall be stable, firm, and
slip resistant. Surfaces shall be level with a slope not steeper than 1 :48. Changes in level are not
permitted except at thresholds. Opening in floor shall not allow passage of sphere more than ½"
diameter. (11 B-302.2)(11 B-404.2.4.4).
90. The front approach level area shall have a length in the direction of door swing of at least 60" and
the length opposite the direction of door swing of 48" as measured at right angles to the plane of
the door in the closed position. (118-404.2.4.1 & Table 11 B-404.2.4.1 ).
91. Thresholds shall be ½' high maximum. Raised thresholds and changes in level at doorways shall
comply with section 11 B-302 and 11 B-303. (11 B-404.2.5).
92. Swinging door and gate surfaces within 10" of the finish floor shall have a smooth surface on the
push side extending the full width of the door or gate. Parts creating horizontal or vertical joints in
these surfaces shall be within 1/16" of the same plane as the other. (11B-404.2.10).
93. Maximum force for pushing or pulling open, exterior or interior hinged doors with closers and sliding
or folding doors, shall not exceed five pounds. Minimum allowable opening force, for fire doors,
not to exceed 15 pounds. (118-404.2.9)
SIGNS & IDENTIFICATION
94. The International Symbol of Accessibility (!SA) shall comply with Figure 11 B-703. 7.2.1. The symbol
shall consist of a white figure on a blue background. The color blue shall approximate FS 15090
in Federal Standard 595C. (11B-216.5, .6, .7, .8; 118-703.7.2.1)
95. In existing Building and facilities, all building entrances that are accessible to and usable by persons
with disabilities and at every major junction along or leading to an accessible route of travel shall
be identified with a sign displaying the International Symbol of Accessibility complying with section
11 B-703.7.2.1, and with additional directional signs complying with section 11 B-703.5, as required,
at junction when the accessible route diverges from the regular circulation path. (11 B-216.6).
96. Directional sign visual character shall be 40 inches minimum above the finish floor or ground. (11 B-
216.3, 118-216.6, 118-703.5.6)
97. Where both visual and tactile characters are required, either one sign with both visual and tactile
characters , or two separate signs, one with visual, and one with tactile characters, shall be
provided.(11 B-703.1 ).
98. Where a tactile sign is provided at a door, the sign shall be located along the door at the latch side.
Where a tactile sign is provided at double doors with one active leaf, the sign shall be located on
the inactive leaf. Where a tactile sign is provided at double doors with two active leafs, the sign
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CorrectionUsts\COMMERClAL Plan Review Comments 7-2013
shall be located to the right of the right and doors. Signs shall be located so that a clear floor space
of 18 x 18 inches minimum, centered on the tactile characters, is provided beyond the arc of any
door swing. (11 B-703.4.2) (Figure 118-703.4.1)
99. Tactile characters on signs shall be located 48" minimum above finish floor, measured from the
baseline of the lowest Braille cells and 60" maximum above finish fioor, measured from the base
line of the higheslline of the raised characters. ( 118-703.4.1) (Figure 11 B-703.4.1)
100. Corresponding Braille shall be located below characters, 3/8"-1/2", centered or flush left. (11 B-
216, 11 B-703.3.2)
101. When signs identify permanent rooms and spaces of a building or site, they shall comply with CBC
11B-703.1; 11 B-703.2; 11 B-703.3 and 118-703.5. Where pictograms are provided, it shall comply
with section 11 B-703.6 and shall have text descriptions complying with sections 11 B-703.2 & 11 B-
703.5. (11B-216.2).
102. Provide tactile exit signage and identify locations on floor plan. Include sign elevation and typical
signage text per CBC Section 1013.1 at doors to exit passageways, exit discharge and exit
stairways shall comply with sections 11 B-703.1; 11 B-703.2; 118-703.3 and 11 B-703.5. (11 B-
216.4.1).
103. Signs required by section 1009.9 to provide directions to accessible means of egress shall comply
with section 118-703.5. (11 B-216.4.3)
PLUMBING FIXTURES AND TOILET COMPARTMENTS (11B-213.2) (11B-604.2 through
11B-604.8)
104. Centerline of water closet shall be 17"-18" from side wall. Ambulatory accessible toilet compartment
specified in section 118-604.8.2 shall have water closet center line 17"-19" from side wall. (11 B-
604.2).
105. The height of the accessible water closet shall be a minimum of 17 inches and maximum of 19
inches measured to the top of a maximum 2-inch high toilet seat. (11 B-604.4)
106. Toilet tissue dispenser shall be located 7 inches minimum to 9 inches maximum of the front edge
of the water-closet to the center of the dispenser. The outlet of the dispenser shall be below the
grab bar, 19 inches minimum above the finish floor. See Figure 11 B-604.7. (118-604.7)
107. Specify wall recessed combination toilet paper and set cover dispenser to maintain minimum 1.5
inches clear from grab bar. (11 B-609.3)
108. Grab Bars ( 11 B-609):
a. Water Closet: The side grab bar shall be 42 inches long minimum, located 12 inches max.
from the rear wall and extend 54 inches min. from the rear wall with the front end position
24 inches min. in front of the water closet. (118-604.5.1)
b. Water Closet: 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. (11 B-604.4.5.2)
c. Grab bars shall be installed 33 -36 inches above and parallel to the floor. (11 B-604.5,
118-609.4)
d. The space between the grab bar and walls/projecting objects shall be 1-1/2 inches
minimum. (11B-604.5, 11B-609.3)
TOILET ROOMS
109. Unisex toilet and bathing facilities shall be identified by a circle¼' thick, 12" in diameter, with a¼"
thick triangle with a vertex pointing upward superimposed on the circle and within the 12" diameter.
The triangle symbol shall contrast with the circle symbol, either light on a dark background or dark
on a light background. The circle symbol shall contrast with the door, either light on a dark
background or dark on a light background (11 B-216.8. 1, 118-703.7.2.6.3)
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Correctionlists\COMMERCIAL Plan Review Comments 7-2013
110. Accessible restroom geometric symbol shall be mounted at 58-60 inches above the finished floor
measured from the centerline of the symbol. (118-703.7.2.6)
111. Turning space of 60" min shall be provided within the room (118-603.2.1 ).
112. Doors shall not swing into the clear floor space or clearance required for any fixture. (118-603.2.3)
(Exception for individual use restroom)
113. Doors may encroach 12 inches into the turning space. (118-603.2.3)
114. Single-user toilet rooms shall not contain more than one lavatory, and not more than two water
closets without urinals or one water closet and one urinal. (118-213.2.1 ).
115. Single-user toilet rooms shall have privacy latches. (118-213.2.1 ).
DOCUMENTATION OF UNREASONABLE HARDSHIP
116. When adjusted construction cost is less than or equal to the current valuation threshold as defined
in chapter 2, section 202, the cost of compliance with section 11 B-202.4 shall be limited to 20% of
the adjusted construction cost and compliance shall be provided without exceeding the 20%.
117. When construction cost exceeds current valuation threshold, as defined in chapter 2, section 202,
and cost of construction is found to be an unreasonable hardship, full compliance with section11 B-
202.4 shall not be required and compliance shall be provided by equivalent facilitation with a
construction cost of not less than 20% as defined above. The details of the findings of unreasonable
hardship shall be recorded and shall be subject to chapter 1, section 1.9.1.5, Special Conditions
for Persons with Disabilities Requiring Appeals Actions Ratifications.
Provide documentation of unreasonable hardship for providing full compliance for. Please fill out
attached form and pay the applicable fee at the Building Division permit counter prior to
resubmittal.
STRUCTURAL PROVISIONS (CHAPTERS 16-23):
118. Incomplete structural plan was submitted. Additional corrections may occur in the 2nd review.
119. Background in the structural framing plan do not match with architectural floor plan. Use accurate
drawings.
120. Provide design criteria on the plans to show, the risk category, the wind load based on 110 mph,,
specify seismic force resisting system and associated Rand O values. ASCE 7-10, table 1.5-1 and
Table 12.2-1. Table 12.2-1.
121. Note: For wind speed conversion Vasd = Vult x ../o.6, CBC 1609.3.1. For CRC, see Table 1609.3.1
122. Submit mapped accelerations parameters Ss and S1 and other seismic design parameters using
USGS website at http://earthquake.usqs.gov/desiqnmaps or through SEI web site
http:llcontenl.seinstitute. org
123. Specify live loads used in the design for roof and floor loads. Deflection criteria shall be per Table
1607.1. Wind loads for components and cladding shall be per Table 1609.6.2 for exposure B.
Adjustment factors for exposure C or D shall be per Table 301.2(3) for structures 30 ft. of less.
124. Provide engineered design in accordance with 2016 CBC and ASCE 7-10.
a. Page 1: Include PV solar weight for lateral load demand and fire sprinkler dead weight for
gravity design.
b. Provide input data and output data of computer analysis for the steel moment frames.
Diagrams are not sufficient.
c. The span between columns should be 14' in lieu of 17' for the first span.
d. Not clear what load combinations were used for the design of steel moment frames.
Include load combination required in Section 2.4.5 of ASCE 7-06.
e. Provide story drift calculations. ASCE 7-10, Section
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Correctionlists\COMMERCIAL Plan Review Comments 7-2013
f. Provide base plate and steel bolts design.
g. Provide calculation to show that Pu/ NPn for column strength is not greater than 0.4,
otherwise the requirements of AISC 341 Part 1-8.3, (amplified seismic load) must be
satisfied to prevent global column failure. A/SC 341 Part /-8.3
h. The maximum inelastic response displacement, 11.M, of the frame shall not exceed 0.020h
per ASCE 12.12.
i. The connection of the frame to the Column Base shall be designed to transmit forces to
the foundation per P/BC 2008-098 Part C Sec B.3.a. Column base elements include
anchor bolts, base plate welds, and any elements that transfer shear, moment, or tension
to the foundation. P/BC 2008-098 Part C Sec B.3.a
j. Design of concrete elements at the Column Base, including anchor rod embedment and
reinforcement steel, shall be in accordance with Chapter 19 & ACI 318 Appendix D.
125. Provide a written statement of required special inspections per Section 1704.3.1. Provide required
verification and inspections per Section 1705
126. Provide a written statement of required structural observation identifying frequency and extent in
accordance with department policy CBC 1704.5. Please include the city form on the Structural
plans and specify elements requiring structural observations. See following link:
http://www. newportbeachca. qov/home/showdocument?id-11354
FRAMING
127. Provide roof framing plan.
128. Verify the 27' long beam size to match eng calcs.
129. Provide structural steel details to show connections between
a. Beam to beam
b. Beam to columns
c. Floor diaphragm to steel beams.
d. Floor joists and trusses to steel beams
130. Provide truss design drawings or list with required deferred submittals. Provide key plans identifying
the required drag trusses and required capacity of the drag element. A key plan is required to be
filed with the City and approved prior to installations.
LATERAL
131. Wood structural panel shear walls shall comply with CBC Table 2306.3(1) or SDPWS Table 4.3A.
Provide shear wall schedule with following specifications:
a. Minimum 3x nominal framing at panel edges and staggered edge nailing where nails are
spaced 2 inches on center or closer (footnoted or g.), or when shear design value exceeds
350 plf (footnote i).
b. Where panels are applied on both sides of wall and nail spacing is less than 6 inches on
center, panel joints shall be offset to fall on different framing members, or framing shall be
minimum 3x nominal at adjoining panel edges and edge nailing on each side shall be
staggered (footnote h).
c. Load path to the foundations shall be provided for uplift, shear and compression forces.
Elements resisting shear wall forces contributed by multiple stories shall be designed for
the sum forces contributed by each story (SDPWS 4.3.6.4.4)
132. Determine mapped MCE spectral response acceleration parameters at short periods Ss = and at a
one second period S1 = in accordance with ASCE 7 -10 Section 11.4.1.
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133. Wood structural panels designed to resist wind and seismic forces shall not exceed height to width
ratios 2:1 per table 4.3.4 of 2015 SDPWS. Blocked Wood structural panels shall have a max h/ bs
ratio of 3.5:1. Shear walls not meeting the aspect ratio of 2:1 shall have the unit shear capacity
reduced by 1.25-0.125 h I bs per Section 4.3.4.1 of 2015 SDPWS. The length of each perforated
shear wall segment with an aspect ratio greater than 2:1 shall be multiplied by 2 bs / h for the
purposes of determining Li and i:u. Section 4.3.4.3 SDPWS.
134. For shear walls with openings design the force transfer around the openings per R602.10 / R301.1
for load path to foundations and CBC 2305.3 / AWC SDPWS Section 4.3.5.2.
135. Walls or columns participating in resisting seismic forces in two orthogonal directions shall be
designed to resist 100% in one direction plus 30% in the other direction where the axial load due
to seismic forces acting along either principal plan axis is less than 20 % of column axial capacity.
For columns having an axial load greater or equal to 20%, the column shall be designed for the
most critical load effect due to application of seismic forces in any direction. ASCE 7-10, 12.5.4.
136. Provide on construction drawings, the design dead load of solar photovoltaic panels including rack
system in areas of framing considered for installation or future installations of solar panels.
137. Provide details for transfer of shear wall holdown forces to foundation for shear walls above first
floor.
138. Holdowns are required for all shear walls with net uplift forces. Use applicable ASCE 7-10
SECTION 12.4.2.1-FACTORS FOR DL for earthquake and 0.9DL (strength level) 0.6 DL (ASD
LEVEL) for wind for calculation of forces resisting shear wall overturning.
139. Two different system is used for lateral load resistance system. Provide analysis for maximum
seismic separation required between floor diaphragm connected to masonry wall and steel moment
frameatthenewaddition. 12.12.3
140. In transverse direction, steel frame is taking 10 kips in 2"' floor seismic load. Unclear how the load
is transferred to steel columns.
a. Provide drag detail.
b. Provide out-of-wall anchorage between CMU wall and flexible diaphragm. 12.11.1 and
12.11.2.1.
c. Provide continuous ties and subdiaphragm per Section 12.11.2.3.
141. Specify on the plan the type of moment frame being utilize (Ordinary Moment Frame).
142. All welds used in members and connections in the SLRS shall be made with a filler metal that can
produce welds that have a min. CVN toughness of 20 ft-lb at O degree F. A/SC 341 Part 1-7.3a
143. OMF Frame:
a. Grade beams shall be provided with ductile detailing per ACI 318 Chapter 21.
b. Continuity plate for OMF connection shall be detailed on the plan and in accordance with
Section J10 of AISC 360. Provide continuity plate per AISC 340 Part 1-11.5. A/SC 341
Part 1-11.5
c. Weld access hole shall be detailed on the plan to match connection requirements or
AISC 341 Figure 11-1.
d. Weld access holes are prohibited in the beam web adjacent to the end-plate in bolted
moment end-plate connections (Stiffened or Unstiffened) A/SC 341 Part l-11.2a.2.
e. Fully Restraint: Comply with AISC 341 Part l-11.2a.(1) for a flexual strength that is equal
to 1.1 RyMp(LRFD) or (1.1/1.5)RnMp (ASD), as appropriate, of the beam or girder, or the
Maximum moment that can be developed by the system, whichever is less. A/SC 341
Part l-11.2a
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Correctionlists\COMMERCIAL Plan Review Comments 7-2013
144. Steel columns participating in resisting seismic forces in two orthogonal directions shall be
designed to resist 100% in one direction plus 30% in the other direction where the column loads
are less than 20 % of column axial capacity. For columns having an Axial DL greater than 20%,
the column shall be designed for SRSS (square root sum of squares) loading.
145. Provide details for transfer of shear forces to foundation for steel moment frames.
FOUNDATION
146. Provide footing details.
147. Show how the columns are erected on the pad footings.
ADDITIONAL COMMENTS:
148. See red marks on plans for additional comments and clarifications.
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CorrectionLists\COMMERCIAL Plan Review Comments 7-2013