Loading...
HomeMy WebLinkAbout175372_1_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: 10176023 - 26 PROJECT ADDRESS: 626 S Newhope St Unit# 1 PLAN CHECK ENGINEER: Ahangian, KathyTEL:714 647-5812FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): U, R-2 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 9/12/2012 INITIAL REVIEW 10/30/2012 EXPIRATION 3/11/2013 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Jeffrey Craig Jonsson 3. TEL: (949)412-3955 FAX: (949)305-8588 VALUATION: $237,430.00 EMAIL: Jeffrey@jjonsson.com FLOOD ZONE: X-0602320256J Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2010 California Residential Code (CRC); 2010 California Building Code (CBC); CMC = 2010 California Mechanical Code; CPC = 2010 California Plumbing Code; CEC = 2010 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 3corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5812 for an appointment.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 2010California Building Standards Code with local amendments and to clearly indicate the scope of work under this building permit application. There may be additional requirements when complete construction drawings and supporting data is submitted for Building Safety Division review.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 2010 California Building Standards Code with local amendments and to clearly indicate the scope of work under this building permit application. There may be additional requirements when complete construction drawings and supporting data is submitted for Building Safety Division review. Please see corrections on submitted plans. Red marked set must be returned with revised plans. Plans resubmitted without the red markup set may result in delayed review time and additional plancheck fees. All drawings and supporting documents shall be prepared, stamped, and signed by a California licensed architect or registered professional engineer. (CRC R301.1.3, CBC 107.1 and 107.3.4.1). This review does not include mechanical, plumbing or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, and electrical work. Call 647-5800 for information. The applicant shall obtain clearances/approvals for the following, prior to building permit issuance: -Planning Division approval on the corrected/final set of drawings (647-5804). Previously approved plans should be submitted to expedite the process. - Fire Department approval on the corrected/final set of drawings (647-5839 or 647-5700). - Police Department approval on the corrected/final set of drawings (647-5840). -Public Works Agency approval (647-5039). -Proof of Worker's Compensation Insurance shall be required at the time of permit issuance. - School District Compliance Certificate; and a copy of the building permit application, signed by the plan check engineer, shall be required by the School District to verify the scope of the work. -Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039). In addition to other fees, a "Park Acquisition and Development Fee" in the amount shownbelow shall be required pursuant to a resolution of the City Council for the Recreation andCommunity Services Agency; net addition of ________ bedroom(s).Amount of $6,064.41; net addition of 5 bedroomsAmount of $5,450.81; net addition of 4 bedroomsAmount of $4,922.71; net addition of 3 bedroomsAmount of $3,669.08; net addition of 2 bedroomsAmount of $2,753.70; net addition of 1 bedroom Provide a fully dimensioned Site Plan on the drawings and on a separate 8-1/2" x 11" sheet of paper. Please verify if the building is considered as R3 or town homes. New one- and two-family dwellings and townhouses shall have an automatic fire sprinkler system installed in accordance with CRC Section R313.3 or NFPA 13D. Contact the Santa Ana Fire Department for fire sprinkler permit requirements (714) 647-5839. (CRC R313), (Make a note deferred submittal) Prior to the issuance of building permit(s), tract maps, parcel maps, lot line adjustments, public way abandonments, covenant, conditions and restrictions (CC&R's), etc., related to the subject project must be legally recorded with the County of Orange.The address of the building, and the name and address of the owner(s) and person(s) preparing the plans are required on the first sheet of the plans. (CBC 107) Provide a statement on the title sheet of the plans that this project shall comply with following codes: - 2010 California Residential Code (CRC) - 2010 California Building Code (CBC) - 2010 California Electrical Code (CEC) - 2010 California Mechanical Code (CMC) - 2010 California Plumbing Code (CPC) - 2010 California Green Building Standards Code (CGBS) or CALGreen - 2010 California Energy Code (CEnC) - City of Santa Ana Municipal Code Provide and show on the plans, house street number visible and legible from street. (Minimum 4”High x 1” Wide) CRC R319Basements, habitable attics, and every sleeping room in dwelling units must have a window or exterior door for an emergency exit, sill height not more than 44 inches above the floor, 5.7 square feet of openable area, 24 inches clear opening height, 20 inches clear opening width and shall open directly into a public street, alley, yard, or exit court. Windows ______ do not comply. (CRC R310.1-R310.1.3) CAUTION: Using minimum clear openable height with the clear openable width will yield only 3.3 square feet and not the minimum 5.7 square feet required. Be especially careful with double-hung windows. Also, when the emergency escape window is below ground level refer to CRC Section R310.2 for additional requirements. (Show 44” on the elevation), There is no egress window for bedroom # 1 and of residence # 3 & 4) also wrought iron will be blocking the required opening and the sill height)Show 30-inch clear width for water closet compartments and 24-inch clearance in front of a water closet. All new construction, Interior or exterior alterations, repairs, or additions requiring a permit and having a valuation in excess of $1,000,, an approved carbon monoxide alarm shall be installed in dwelling units and in sleeping units within which fuel-burning appliances are installed and in dwelling units that have attached garages shall be provided with carbon monoxide alarms (CRC R315) (Show on the drawings) - Carbon monoxide alarms shall only be required in the specific dwelling unit or sleeping unit for which the permit was obtained. Carbon monoxide alarms required by Sections R315.1 and R315.2 shall be installed in the following locations: ________. - Outside of each separate dwelling unit sleeping area in the immediate vicinity of the bedroom(s). - On every level of a dwelling unit including basements. - Where more than one carbon monoxide alarm is required to be installed within the dwelling unit or within a sleeping unit the alarm shall be interconnected in a manner that activation of one alarm shall activate all of the alarms in the individual unit. Exception: Interconnection is not required in existing dwelling units where repairs do not result in the removal of wall and ceiling finishes, there is no access by means of attic, basement or crawl space, and no previous method for interconnection existed.Provide details of the deck/balcony and specify method of waterproofing. List ICC approval number for decking material. Show two percent minimum slope. (CRC R905.10.1)Provide a man door at the 5’ automatic security sliding gate.Shower compartments and walls above bathtubs with shower heads installed shall be finished with a smooth, nonabsorbent surface to a height of not less than 72” above the floor. (CRC R307.2)For each enclosed attic space with a maximum vertical height greater than 30 inches, provide a minimum of 22 x 30 inches attic access. (CRC R807.1) Specify that the maximum slope of any landing shall not exceed ¼ inch per foot. (CRC R311.3) Provide a complete full-height section and details of stairway showing: (CRC R311.7) - Enclosed usable space under a stairway requires ½ inch gypsum board on the enclosed side. (CRC R302.7) (For the Powder room)Stairways within dwelling units and exterior stairways serving a dwelling unit shall have an illumination level of not less than 1 foot-candle measured at the center of the treads and landings. (CRC R303.6)Provide emergency exit windows for bedroom #2 in all units and window #1 in unit #3.Winder treads shall have a minimum tread depth of 10 inches measured between the vertical planes of the foremost projection of adjacent treads at the intersections with the walkline. (CRC R311.7.4)Provide a 42 inch high guardrail at balconies, landings and decks located more than 30” vertically to the floor or grade below. (CRC R312.1 & R312.2) (THERE IS BALCONYAT THE MASTERBEDROOM) ALSO PLEASE SHOW ON THE ELEVATION)Draftstops shall be provided in any concealed space where there is usable space both above and below the concealed space. The concealed space shall not exceed 1,000 square feet. (CRC R302.12) Fireblocking is required in concealed spaces 10’ o.c. horizontal, vertically at the ceiling and floor levels, connections between horizontal and vertical spaces, concealed spaces between stair and landing, openings around vents, pipes, ducts, cables, wires, chimneys and fireplaces. (CRC R302.11)Provide specifications and details for stone and masonry veneer in compliance with CRC Section R703.7. For plywood floor diaphragm specify thickness, grade, T&G edges, panel span rating, nailing schedule and panel layout pattern. (CBC 2305, T2305.2.3, 2306.3, T2306.3.1, and T2306.3.2)Provide continuous Second Floor plywood diaphragm to exterior shear walls of First Floor, when Second Floor exterior shear walls are recessed. Submit two (2) copies of a geotechnical report for the subject project in accordance with CBC Section 1802. The geotechnical engineer shall include in said report applicable items noted under CBC Section 1803.6.CBC Section 1803.6 Reports. The soil classification and design load-bearing capacity shall be shown on the construction document. Where required by the building official, a written report of the investigation shall be submitted that includes, but need not be limited to, the following information: - A plot showing the location of test borings and/or excavations. - A complete record of the soil samples. - A record of the soil profile. - Elevation of the water table, if encountered. - Recommendations for foundation type and design criteria, including but not limited to: bearing capacity of natural or compacted soil; provisions to mitigate the effects of expansive soils; mitigation of the effects of liquefaction, differential settlement and varying soil strength; and the effects of adjacent loads. - Expected total and differential settlement. - Pile and pier foundation information in accordance with Section 1810. - Special design and construction provisions for footings or foundations founded on expansive soils, as necessary. - Compacted fill material properties and testing in accordance with Section 1804.5. CBC Section 1803. Geotechnical report recommendations are considered to be minimum standards. Structural calculations and drawings must meet or exceed said minimum standards. Show compliance with the following geotechnical report recommendations: The geotechnical report requires foundation excavations to be reviewed by a geotechnical engineer. Note on the foundation plan "Prior to requesting a Building Safety Division foundation inspection, the geotechnical engineer shall inspect and approve the foundation excavations." (1803) Have the consulting geotechnical engineer review and approve the foundation plans. (1803)Note on the Foundation Plan(s): “Prior to calling for Foundation Inspection, the building corners shall be surveyed and staked by a California licensed Land Surveyor or qualified Civil Engineer. The survey and staking must be documented and bear the stamp and signature of the person responsible for the survey and staking. The certification document must be submitted to the Building Inspector at the time of Foundation Inspection.” Clearly identify all design assumptions & load criteria on the plans. As a minimum: - Dead Loads of roof/ceiling, floors, exterior/interior walls (R301.2.2.2.1); - Live Loads for roof, attics with limited storage, attics without storage, habitable attics and attics served with fixed stairs, floors, and balconies/decks, and stairs per Tables R301.5 & R301.6; - Wind Loads per Section R301.2.1and wind exposures per Section R301.2.1.5; - Seismic Loads per Section R301.2.2; - Local Jurisdiction Design Criteria per Table R301.2(1) Note on the drawings, ventilation heating and air conditioning system shall have MERV 6 filters or better. Provide continuous operating exhaust fan in the bathroom with required ventilation rate per Section 150-o, Table 4-7 of 2008 Residential Compliance Manual. Ventilation air must come directly from the outdoors and not from attic or crawl spaces. Indicate mechanical equipment on plans, specify the make, model, capacities, and minimum efficiencies for both heating and cooling, and provide evidence of 2008 CESC certification. (2008 CESC 112 & 150(h)) Water heater on the drawings doesn’t match water heater on the energy calcs.Since these buildings are condominium, the units cannot be combined, please provide enegycalcs per one unit at the four different orientations.Because of special conditions, the City is requiring the construction documents to be prepared by a licensed design professional. CGBC 102.1The construction documents shall provide sufficient clarify to indicate the location, nature, and scope of the proposed green building features. CGBC 102.2Plans shall indicate method of verification of compliance with all CALGreen requirements. Third party or other methods shall demonstrate satisfactory conformance with mandatory measures. Include City's Mandatory Measures Checklist copies onto plans.In mixed occupancy buildings, each portion of a building shall comply with the specific green building measures applicable to each specific occupancy.Storm Water Drainage and Retention. Submit storm water drainage plans for projects < 1 ac. Plans shall indicate how to manage storm water drainage during construction utilizing one or more of the following measures: 1. Use of retention basins of sufficient size to retain storm water on-site; 2. By filtering storm water with a barrier system, wattle, or other approved method when storm water is conveyed to a public drainage system, collection point, gutter, or similar disposal method; 3. By complying with a lawfully enacted storm water management Ordinance. CGBC 4.106.2 Surface drainage. Submit surface drainage plans to indicate how surface water shall not enter buildings. Examples of methods to manage surface water include: 1. Swales; 2. Water collection; 3. French Drains; 4. Water retention gardens; 5. Other water measures which keep surface water away from buildings and aid in groundwater recharge. CGBC 4106.3Provide documentation to indicate the project meets the requirements of State mandatory energy efficiency standards. CGBC 4201.1Illustrate that potable water use is reduced by at least 20 percent. CGBC 4303.1 Indicate the method of compliance, either prescriptive or performance. Note: Residential reduction not required until July 1, 2010.Provide "Baseline Water Use" document (WS-l)Provide 20% Reduction Water Use document (WS-2)Both WS-l and WS-2 shall be submitted as part of the plan check approval process.Indicate on plans method of showing field verification either by installer or third party.Plumbing fixtures and fittings shall meet the standards referenced in CGBC Table 4.303.3. CGBC 4303.3Sec. 4.304 Irrigation controllers shall meet the requirements of CGBC 4.304.1. - Indicate on the plans the type of controllers and the location. - Note: Field verify controller installation when the controllers are installed by the contractor at time of building final.Seal openings in the building envelope in compliance with the California Energy Code (CEC). Annular spaces around pipes, electric cables, conduits or other openings in plates at exterior walls shall be protected by closing such openings with cement mortar, concrete masonry, or a similar method acceptable to the enforcing agency. CGBC 4.406.1Reduce construction waste by recycling or salvaging for re-use a minimum of 50 percent of the nonhazardous construction and demolition debris, or meet the local construction and demolition waste management ordinance, whichever is more stringent. CGBC 4.408.1kfj Indicate on the plans that a construction waste management plan and documentation demonstrating compliance with the plan shall be submitted that: - Identifies the materials to be diverted from disposal by recycling, reuse on the project or salvage for future use or sale. - Specifies if materials will be sorted on-site or mixed for transportation to a diversion facility. - Identifies the diversion facility where the material collection will be taken. - Identifies construction methods employed to reduce the amount of waste generated. - Specifies that the amount of materials diverted shall be calculated by weight or volume, but not by both. CGBC 4.408.2, 4.408.2.1Note on the drawings that an Operation and Maintenance Manual with content per CGBC 4.410.1 and in a format acceptable to the enforcing agency shall be placed in the building at the time of final inspection. CGBC 4.410.1. Refer to RCD residential guide for manual format and suggested content.Gas fireplaces to be direct-vent sealed-combustion type. Woodstoves or pellet stoves shall comply with U.S. EPA Phase II emission limits. CGBC 4.503.1 Note: reference SCAQMD Rule 445.All duct openings and other air distribution component openings shall be protected during storage on the construction site until final start-up with tape, plastic, sheet metal, or other acceptable methods to reduce the amount of dust and debris which may collect in the system. CGBC 4.504.1Finish materials shall comply with COBC 4.504.2. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers, and caulks shall comply with local or regional air pollution control or air quality management district rules where applicable, or meet the requirement of SCAQMD Rule 1168 VOC limits and prohibition on the use of certain toxic chemicals, except per subsection 2. COBC 4.504.2.1, subsection 1Note on the plans that aerosol adhesives, smaller unit sizes of adhesives, and sealant or caulking compounds (in units of product, less packing, which do not weigh more than 1 pound and do not consist of more than 16 fluid ounces shall comply with statewide VOC standards and other requirements, including prohibitions on the use of certain toxic compounds, of CCR, Title 17, commencing with Section 94507. 4 CGBC.504.2.1, subsection 2VOC Content Limits for Architectural Coatings (Architectural Paints) shall comply with CGBC Table 4.504.3.Aerosol paints and coatings shall meet the requirements of Sections 94522(a)(3), 94522(c)(2), and (d)(2) of California Code of Regulations, Title 17 commencing with Section 94520. CGBC 4.504.2.3Verification of compliance with finish materials shall be provided at the request of the enforcing agency. Documents may include, but not limited to the following: - Manufacturer's product specification. - Field verification of on-site product containers. - Other methods approved by the local jurisdiction.Carpets shall meet one of the following: 1. Carpet and Rug Institute's Green label plus program, 2. California Department of Public Health Standard Practice for the testing of VOCs (Specification 01350), 3. NSF/ANSI 140 at the Gold Level. 4. Scientific Certifications Systems Indoor AdvantageTM Gold. CGBC 4.504.3Carpet cushion shall meet the requirements of the Carpet and Rug Institute Green Label Program, carpet adhesive shall meet the requirements of CGBC Table 4.504.1. CGBC 4.504.3.1,4.504.3.2For resilient flooring, at least 50 percent of the floor area shall comply with VOC emission limits defined in the Collaborative for High Performance Schools (CHPS) Low-emitting Materials List or certified under the Resilient Floor Covering Institute (RFCI) FloorScore program. CGBC 4.504.4Hardwood plywood, particleboard, and medium density fiberboard composite wood products shall meet the requirements for Formaldehyde Limits in CGBC Table 4.504.5.Note on the plans that documentation shall be provided to indicate compliance with CGBC 4.504 and shall include at least one of the following: Product certifications and specifications, chain of custody certifications, or other methods acceptable to the enforcing agency. CGBC 4.504.5.1Concrete slab foundations required to have a vapor retarder by CBC, CCR Title 24, Part 2, Chapter 19 shall also comply with this section. Provide a Capillary Break installed in compliance with one of the following: - A 4-inch thick base of 112-inch or larger clean aggregate, with a vapor barrier in direct contact with concrete, and a concrete mix design which will address bleeding, shrinkage, and curling. - Other equivalent methods approved by the enforcing agency. - A slab design specified by a licensed design professional. CGBC 4.505.2.1 - Reference ACI 302.Add a note to plans the building materials with visible signs of water damage shall not be installed. CGBC 4.505.3Moisture content of Building Materials, and verification, shall meet the requirements of CGBC 4.505.3.Bathroom exhaust fans shall be ENERGY STAR compliant, ducted to terminate outside the building, and controlled by a humidistat capable of being adjusted between the relative humidity range of 50 to 80 percent. CGBC 4.506Covers for whole house exhaust fans shall have a minimum insulation value of R-4.2 and close when the fan is off. CGBC 4.507.1 Heating and air-conditioning system design shall be sized, designed and have their equipment selected using the following methods: CGBC 4.507.2 - Heat loss and heat gain is established according to ACCA Manual J, ASHRAE handbooks or other equivalent design software or methods. - Duct systems are sized according to ACCA 29-D Manual D, ASHRAE handbooks or other equivalent design software or methods. - Select heating and cooling equipment according to ACCA 36-S Manual S or other equivalent design software or methods. Specify that inspections are required for certification of all CALGreen features in the plans and listed on Mandatory Measures Lists. Submit the name and qualifications of the person or persons anticipated to perform the inspections. - The following credentials are required _______________________ - An oral and written exam is required to obtain the special inspection credential Submit the following forms/worksheets: - WS-1, Baseline Water Use - WS-2, 20 Percent Reduction Water Use - Construction Waste Management Plan - Construction Waste Management Worksheet - Construction Waste Management AcknowledgmentSubmit an acoustical analysis report in accordance with the California Building Code Section 1207- Sound Transmission Control. The drawings shall incorporate all acoustical analysis report recommendations. (This requirement does not apply to detached single-family dwellings.)Parapets shall be constructed in accordance with Section CRC R302.2.3 for townhouses as an extension of exterior walls or common walls in accordance with CRC R302.2.2. Note on plans that a townhouse common wall cavity shall not contain plumbing or mechanical equipment, ducts, and vents. (CRC R302.2 Exception) Detail the sound attenuation (minimum STC & IIC rating of 45) between units and public space. Attach noise installation standards to the plans. (CRC AK 02 & AK103) Revise plans to indicate how separate combustion air is provided for FAU located in attic. (CMC 701.3) The maximum length of a dryer vent is 14 feet with two bends. Two feet shall be decreased for each bend more than two, unless approved by the Building Official. (CMC 504.3.2.2) Accessibility 1102A.3.1 Multi-Story Apartment or Condominium Dwellings in Buildings with no Elevator. This section shall apply to multi-story dwelling units on the ground floor of Buildings without elevators for which an application for a construction permit is submitted on or after July 1, 2005. At least 10 percent, but no less than one, of the multi-story dwellings in apartment buildings with 3 or more dwelling units, and/or condominiums with 4 or more dwelling units, shall comply with the following: The primary entry to the dwelling unit shall be on an accessible route unless exempted by site impracticality tests in Section 1150A. At least one powder room or bathroom shall be located on the primary entry level, served by an accessible route and shall comply with the provisions in Division IV. All rooms or spaces located on the primary entry level shall be served by an accessible route and shall comply with the provisions in Division IV. Rooms and spaces located on the primary entry level and subject to this chapter may include but are not limited to kitchens, powder rooms, bathrooms, living rooms, bedrooms, or hallways. 1105A.1 General. Group U, Division 1, private garages which are accessory to covered multifamily dwelling units, shall be accessible as required in Section 1109A. Group U, Division 1, private garages include individual garages and multiple individual garages grouped together. 1109A.2.1 Private garages. Group U, Division 1, private garages which are accessory to covered dwelling units, shall be accessible asrequired in Section 1109A. Group U, Division 1, private garages include individual garages and multiple individual garages grouped together. Exception: A private garage attached to and which directly serves a single covered multifamily dwelling unit is an accessible garage if a person with a disability can exit the dwelling unit's accessible entry door by an accessible route and enter the garage from the driveway. The provisions in Section 1109A shall not apply. 1109A.5 Unassigned and visitor parking spaces. When parking is provided for covered multifamily dwellings and is not assigned to a resident or a group of residents at least 5 percent of the parking spaces shall be accessible and provide access to grade-level entrances of covered multifamily dwellings and facilities (e.g., swimming pools, club houses, recreation areas, and laundry rooms) that serve covered multifamily dwellings. Accessible parking spaces shall be provided with signage as required by Section 1109A.8.8. Such signage shall not be blocked from view by a vehicle parked in the space. 1109A.7 Location of accessible parking spaces.The location of accessible parking spaces shall comply with the following: Accessible parking spaces shall be located on the shortest possible accessible route to an accessible building, or covered multifamily dwelling unit entrance. All van accessible spaces may be grouped on one level of a parking facility. Accessible parking spaces shall be located so that persons with disabilities are not compelled to wheel or walk behind parked cars other than their own. 1109A.8.3 Slope of accessible parking spaces. Surface slopes of accessible parking spaces shall be the minimum possible and shall not exceed ¼ inch per foot (2.083-percent gradient) in any direction. 1109A.8.4 Accessible parking space size.Accessible parking spaces shall comply with Sections 1109A8.5 and 1109A8.6. 1109A.8.6 Van Accessible parking space. One in every eight accessible spaces, but not less than one, shall be van accessible and shall be constructed in accordance with this section. Each space shall be served by a loading and unloading access aisle at least 8 feet wide, placed on the passenger side with the vehicle parked in the forward position. 1110A.1 Exterior Accessible route. When a building or portion of a building is required to be accessible or adaptable, an accessible route shall be provided to all portions of the building, accessible building entrances and between the building and the public way. The accessible route shall be the most practical direct route and to the maximum extent feasible, coincide with the route for the general public and building residents. Exterior accessible routes shall be provided as follows: At least one accessible route within the boundary of the site shall be provided from public transportation stops, accessible parking and accessible passenger loading and unloading zones, and public streets or sidewalks to the accessible building entrance they serve. At least one accessible route shall connect accessible buildings, facilities, elements and spaces that are on the same site. Accessible routes shall be provided between accessible buildings and accessible site facilities when more than one building or facility is located on a site. At least one accessible route shall connect accessible building or facility entrances with all accessible spaces, elements, and covered multifamily dwelling units. 1112A.4 Diagonal curb ramps. If diagonal (or corner-type) curb ramps have returned curbs or other well-defined edges, such edges shall be parallel to the direction of pedestrian flow. The bottom of diagonal curb ramps shall have a 48 inch minimum clear space as shown in Figures 11A-3A through 11A-3M. 1112A.5 Slope of curb ramps. The slope of curb ramps shall not exceed 1 unit vertical to 12 units horizontal (8.33-percent slope) and shall lie, generally, in a single sloped plane. Transitions from ramps to walks, gutters, or streets shall be flush and free of abrupt changes. 1112A.6 Level landing. A level landing 48 inches deep shall be provided at the upper end of each curb ramp over its full width to permit safe egress from the ramp surface, or the slope of the fanned or flared sides of the curb ramp, shall not exceed 1 unit vertical to 12 units horizontal (8.33-percent slope). 1112A.9 Detectable warnings. See Chapter 11B, Section 1127B.5, Item 7. 1113A.1.1 Width. Walks and sidewalks shall be a minimum of 48 inches in width, except that walks serving an individual dwelling unit in covered multifamily buildings may be reduced to 36 inches in clear width except at doors. 1113A.1.3 Surface cross slopes. Surface cross slopes shall not exceed ¼ inch per foot (2.083-percent slope). 1113A.3 Five percent gradient. When the slope in the direction of travel of any walk on an accessible route exceeds 1 unit vertical in 20 units horizontal (5-percent slope), it shall comply with the ramp provisions of Section 1114A. 1120A.1 Widths. Interior accessible routes serving an occupant load of 10 or more shall not be less than 44 inches in width. Interior accessible routes serving an occupant load of less than 10 shall not be less than 36 inches in width. -If a person in a wheelchair must make a turn around a corner or an obstruction, the minimum clear width of the accessible route shall be as shown in Figure 11A-1C. 1130A.1 General. An accessible route shall be provided through all rooms and spaces of the dwelling unit. The accessible route shall pass through the primary entry door, and shall connect with all additional exterior doors, required clear floor spaces at kitchen appliances and bathroom fixtures. For the purpose of this section, “accessible routes” may include hallways, corridors and ramps. 1131A.1 Changes in level not exceeding ½ inch. Abrupt changes in level along any accessible route shall not exceed ½ inch. When changes in level do occur, they shall be beveled with a slope no greater than 1 unit vertical in 2 units horizontal (50-percent slope). Changes in level not exceeding ¼ inch may be vertical. 1132A.1 Primary entry doors and required exit doors. The primary entry door and all required exit doors shall comply with the requirements of this section. The requirements of Sections 1126A.3 shall apply to maneuvering clearances at the side of the door exposed to common or public use spaces (e.g. entry or exit doors which open from the covered multifamily dwelling unit into a corridor, hallway or lobby, or directly to the outside). 1132A.3 Width and height of doors. Doors shall comply with the following: Doors shall not be less than 6 feet 8 inches in height. Swinging doors shall provide a net clear opening width of not less than 32 inches, measured with the door or doors positioned at an angle of 90 degrees from the closed position. A 34-inch door is acceptable. The primary entry door and all required exit doors shall comply with the requirements of Section 1126A.1. The width of any component in the means of egress system shall not be less than the minimum width required by Section 1003.2.3. Exterior landings of impervious construction (e.g., concrete, brick, flagstone) serving primary entry doors and required exit doors are limited to not more than ½ inch of change in height between floor surfaces. Changes in level shall comply with Section 1131A. Secondary exterior doors onto decks, patios or balcony surfaces constructed of impervious materials (e.g., concrete, brick, flagstone) may have a maximum change in height from the interior landing of 4 inches. Changes in height greater than ½ inch shall be accomplished by means of a ramp. 1132A.5.1 General. Maneuvering clearances at interior doors shall provide a minimum length on both sides of the door of at least 42 inches measured at a right angle to the plane of the door in its closed position. Exceptions: . The floor or landing on the dwelling unit side of the primary entry door and any required exit door shall have a minimum length of not less than 44 inches. Section 1126A.3 shall apply to maneuvering clearances at the side of the door exposed to common or public use spaces. See Section 1134A for bathrooms that are required to be accessible. 1132A.6 Closer-effort to operate doors. Maximum effort to operate doors shall not exceed 8½ pounds for exterior doors and 5 pounds for interior doors, such pull or push effort being applied at right angles to hinged doors and at the center plane of sliding or folding doors. 1132A.5.2 Strike edge maneuvering space at doors. The width of the level area on the side to which the door swings shall extend 18 inches past the strike edge for all doors. The width of the level area at the exterior side of the primary entry door and any required exit doors shall comply with Section 1126A. Twenty-four inches is preferred for strike edge clearance. + 1132A.7 Type of lock or latch. The type of latch and lock required for all doors shall be in accordance with Chapter 10, Section 1003.3.1.8. 1132A.8 Hand-activated door hardware. Hand-activated door latching, locking and opening hardware shall be centered between 30 inches and 44 inches above the floor. Latching and locking doors that are hand-activated and on an accessible route shall be operable with a single effort by lever-type hardware, panic bars, push-pull activating bars or other hardware designed to provide passage without requiring the ability to grasp the opening hardware. Locked exit doors shall operate consistent with Section 1132A.6, in the direction of egress. 1132A.8.1 Lever-type hardware. The lever or lever of actuated latches or locks shall be curved with a return to within ½ inch of the door to prevent catching on the clothing of persons during egress in Group R and U occupancies with 1133A.1 General. Kitchens shall be on an accessible route and shall comply with this section. 1133A.2 Clear floor space. Clear floor space at kitchens shall comply with the following: A clear floor space at least 30-inches by 48-inches that allows a parallel approach by a person in a wheelchair shall be provided at the range or cooktop. A clear floor space at least 30 inches by 48 inches that allows either a parallel or forward approach shall be provided at the kitchen sink and all other fixtures or appliances including the oven, dishwasher, refrigerator/freezer and trash compactor. The centerline of the 30-inch by 48-inch clear floor space provided for parallel or forward approach shall be aligned with the centerline of the appliance or fixture. (See Figure 11A-10A). 1133A.2.1 Clear width. Kitchens shall have a minimum clear width measured between any cabinet, countertop or the face of any appliance (excluding handles and controls) that projects into the kitchen and the opposing cabinet, countertop, appliance or wall as follows: U-shaped kitchens, designed with parallel approach at a range or cooktop located at the base of the U, shall have a minimum clear width of at least 60 inches. (See Figure 11A-10A). All other kitchen designs shall provide a minimum clear width of at least 48 inches. (See Figure 11A-10A). 1133A.3 Removable base cabinets. Base cabinets directly under the kitchen sink counter area, including toeboard and shelving, shall be removable without the use of specialized tools or specialized knowledge in order to provide clearance for a wheelchair. The finish floor beneath the kitchen sink counter area shall be extended to the wall. 1133A.4 Countertops. Kitchen countertops shall comply with this section and shall be provided with the following (see Section 1133A.4.1 for repositionable countertop requirements): A minimum linear length of 30 inches of countertop shall be provided for the kitchen sink installation. A minimum linear length of 30 inches of countertop shall be provided for a work surface. The sink and work surface may be a single integral unit a minimum of 60 inches in length, or be separate components. Exception: Two 15-inch minimum width breadboards may be provided in lieu of the required 30 inches of countertop work surface. 1133A.4.1 Repositionable countertops. Repositionable countertops shall be provided in a minimum of 5 percent of the covered multifamily dwelling units. Repositionable countertops shall comply with the following: The kitchen sink and work surface space required by Section 1133A.4 shall be designed to enable repositioning to a minimum height of 28 inches. Base cabinets directly under the kitchen sink and work surface shall be removable to provide clearance for a wheelchair. 1133A.5 Lower shelving. Lower shelving and/or drawer space shall be provided in the kitchen at a height of no more than 48 inches above the floor. 1133A.6 Kitchen sink faucet controls. Faucet controls and operating mechanisms shall be operable with one hand and shall not require tight grasping, pinching or twisting of the wrist The force required to activate controls shall be no greater than 5 pound force. Lever-operated, push-type and electronically controlled mechanisms are examples of acceptable designs. Self-closing valves are allowed If the faucet remains open for at least 10 seconds. 1134A.3 Powder rooms. All powder rooms located on floor levels required to be accessible shall comply with Items 1 through 6 of this section. When the powder room is the only toilet facility located on an accessible level, it shall comply with Items a through g of this section. Accessible Route. Powder rooms shall be provided with an accessible route into and through the powder room and shall comply with Section 1134A.4. Doors. If a door is provided, it shall comply with the requirements of Section 1132A.5. Water Closets. Water closets shall comply with Section 1134A.7. Lavatories, Vanities, Mirrors and Towel Fixtures. Lavatories, vanities, mirrors and towel fixtures shall comply with Section 1134A.8. Strike Edge Maneuvering Space. A minimum 18-inch (457 mm) clear maneuvering space shall be provided on the swing side of the door at the strike edge of the door. Accessible Switches, Outlets and Controls. Switches, outlets and controls shall comply with Section 1142A. 1134A.4 Sufficient maneuvering space. Bathing and toilet facilities required to be adaptable shall provide sufficient maneuvering space for a person using a wheelchair or other mobility aid to enter and close the door, use the fixtures, reopen the door and exit. Where the door swings into the bathroom or powder room, there shall be a clear maneuvering space outside the swing of the door of at least 30 inches by 48 inches within the room. The clear maneuvering space shall allow the user to position a wheelchair or other mobility aid clear of the path of the door as it is closed and to permit use of fixtures. Doors may swing into the required clear space at any fixture when a clear maneuvering space is provided outside the swing arc of the door so it can be closed. Maneuvering spaces may include any knee space or toe space available below bathroom fixtures. 1134A.7 Water closets. Water closets in bathrooms or powder rooms required to be accessible shall comply with this section. Floor Space. The water closet shall be located in a space a minimum of 36 inches in clear width with 48 inches minimum clear space provided in front of the water closet. This space may include maneuverable space under a lavatory, If provided and arranged so as not to impede access. Exception: In covered multifamily dwelling units, the water closet may be located in a space 48 inches in clear width with 36 inches of clear space provided in front of the water closet. Water closets shall be located within bathrooms in a manner that permits a grab bar to be installed on one side of the fixture. In locations where water closets are adjacent to walls or bathtubs, the centerline of the fixture shall be a minimum of 18 inches from the obstacle. The other (nongrab bar) side of the water closet shall be a minimum of 18 inches from the centerline of the fixture to the finished surface of adjoining walls, vanities or from the edge of a lavatory. Reinforced Walls for Grab Bars. Where the water closet is not placed adjacent to a side wall, the bathroom shall have provisions for installation of floor-mounted, foldaway or similar alternative grab bars. Where the water closet is placed adjacent to a side wall, reinforcement shall be installed on both sides or one side and the back. If reinforcement is installed at the back, it shall be installed between 32 inches and 38 inches above the floor. The grab bar reinforcement shall be a minimum of 6 inches nominal in height. The backing shall be a minimum of 40 inches in length. Reinforcement installed at the side of the water closet shall be installed 32 inches to 38 inches above the floor. The reinforcement shall be installed a maximum of 12 inches from the rear wall and shall extend a minimum of 26 inches in front of the water closet. The grab bar reinforcement shall be a minimum of 6 inches nominal in height. Seat Height. The minimum height of water closet seats shall be 15 inches above the floor. Water Closet Controls. Water closet controls shall be mounted no more than 44 inches above the floor. The force required to activate controls shall be no greater than 5 pound-force. 1134A.8 Lavatories, vanities, mirrors and towel fixtures. Bathrooms or powder rooms required to be accessible shall have at least one accessible lavatory. Where mirrors and towel fixtures are provided, at least one of each shall be accessible. 1136A.1 Receptacle heights. Electrical receptacle outlets on branch circuits of 30 amperes or less and communication system receptacles shall be located no more than 48 inches measured from the top of the receptacle outlet box or receptacle housing nor less than 15 inches measured from the bottom of the receptacle outlet box or receptacle housing to the level of the finished floor or working platform. If the reach is over an obstruction (for example, a kitchen base cabinet) between 20 and 25 inches in depth, the maximum height measured at the box is reduced to 44 inches for forward approach, or 46 inches for side approach, provided the obstruction is no more than 24 inches in depth. Obstructions shall not extend more than 25 inches from the wall beneath the receptacle. Outlets that do not satisfy these specifications are acceptable, provided that comparable outlets, that perform the same functions, are provided within the same area and are accessible. 1136A.2 Switch and control heights. Controls or switches intended to be used by the occupant of the room or area to control lighting and receptacle outlets, appliances, alarms or cooling, heating and ventilating equipment shall be located no more than 48 inches measured from the top of the outlet box nor less than 15 inches measured from the bottom of the outlet box to the level of the finished floor or working platform. If the reach is over a physical barrier or an obstruction (for example, a kitchen base cabinet) between 20 and 25 inches in depth, the maximum height is reduced to 44 inches for forward approach, or 46 inches for side approach, provided the obstruction is no more than 24 inches in depth. Physical barriers or obstructions shall not extend more than 25 inches from the wall beneath a control. Controls that do not satisfy these specifications are acceptable-provided that comparable controls or outlets, that perform the same functions, are provided within the same area and are accessible. Exception: Appliances (e.g. kitchen stoves, dishwashers, range hoods, microwave ovens and similar appliances) which have controls located on the appliance. The entry on the roof plan is round , and on elevation shows square, please clarify. Change entry elevation according to structural plan. Show support at the other end of Beam (f-8) in unit #1. Show support at both sides of beam R-2 in unit #1. Provide blocking under second floor interior shear walls. Provide blocking at detail 1/S-11 and 2/S-11. Call out ridge beam/board on the roof framing plan.Note on drawings: "Truss supplier shall submit calculations and shop drawings signed by a registered civil engineer to the responsible project designer who agrees to review the shop drawings for acceptance prior to fabrication. Shop drawings and calculations shall be submitted to the Building Safety Division for acceptance after the responsible project designer has noted his/her acceptance and prior to fabrication.” Truss drawings must reflect compliance with CBC Sections: -Plans, structural calculations, and specifications must be prepared by a California registered civil engineer. (A106.1) - Fire-resistive protection of trusses when required by Table 6-A. -Regulation of prefabricated construction including required inspections and certifications. (1703.6) -Connectors and fasteners shall be installed in accordance with CBC Section 2304.9. -Metal-plate-connected wood trusses shall conform to CBC Section 2303.4. Provide evidence of required fabrication, storage, handling and delivery inspections. -When bearing studs are spaced at 24-inch intervals and top plates are less than two 2-inches by 6-inches, and when trusses are spaced at more than 16” intervals, such trusses shall bear within 5” of the studs beneath or a third top plate shall be installed. (2308.9.2.2) -The ICC approved agency number must be noted on shop drawings. - Note: If the responsible project designer declines to agree to review shop drawings, complete structural calculations and drawings for trusses shall be submitted for review and acceptance by the Building Safety Division prior to issuance of permits for the subject project. Provide manufactured roof truss profiles, layout plan and calculations from truss manufacturer. Indicate on the plans the design dead and live load for which the trusses are to be designed. The weight and location of all mechanical equipment shall be indicated on the roof framing plans. Drag loads of drag trusses shall be indicated on plans. Note on the plans "Trusses are a deferred submittal item. Truss plans and calculations shall be submitted to the engineer of record for review and to the building department for approval. The engineer of record shall indicate that the design has been reviewed before submitting to the building department. The truss design shall be approved by the building department before the trusses are installed." Detail connection of the top of interior non-bearing walls to manufactured trusses. Provide a 1/2" min deflection space or the deflection specified by the truss design engineer. Clarify window “ K” on the window schedule is it casement or sliding? Provide ½” landing for the building that is accessible. Show heart extension at the front of all the fireplaces. Note the use and size of full length studs (balloon frame )on exterior walls of the stairway. No Sheet 11 is attached referenced on sheet S5. Provide detail for uplift at the end of cantilevered joists on line C between 2 & 3. Concrete strength on sheet S1 shows 2500 psi and on sheet GN-1 Shows 4500 psi please clarify. Please call out and reference all the elevation on the floor plan. Please be advised , this is not a complete plancheck correction, since the plans are not clear and complete. More corrections might be given at the time of resubmittal. There are additional corrections on marked up set. In addition to the written comments, please see corrections as marked on submitted plans.