The URL can be used to link to this page

Home My WebLink About205821_2_Corrections.docxRESIDENTIAL PLAN CHECK COMMENTS Planning & Building Agency Building Safety Division 20 Civic Center Plaza P.O. Box 1988 (M-19) Santa Ana, CA 92702 (714) 647-5800 www.santa-ana.org PLAN CHECK NO: 10185129 PROJECT ADDRESS: 320 W Fourth St PLAN CHECK ENGINEER: So, AnsonTEL:714 647-5830FAX:714 647-5897 TYPE OF CONSTRUCTION: III B OCCUPANCY CLASSIFICATION(S): M, R-2, S-2 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 5/19/2015 INITIAL REVIEW 7/28/2015 EXPIRATION 11/15/2015 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Lonnie Wick 3. TEL: (949)261-2070 FAX: VALUATION: $987,230.00 EMAIL: lonniewick@gmail.com FLOOD ZONE: X-0602320276J Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2013 California Residential Code (CRC); 2013 California Building Code (CBC); CMC = 2013 California Mechanical Code; CPC = 2013 California Plumbing Code; CEC = 2013 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) 647-5830 for an appointment.Previous Plan Check Comments: Sheet A0. 1: Provide allowable area analysis per 2013 California Building Code (CBC) Section 506.5.2 below: 506.5.2 More than one story above grade plane. For Group A, E, H, I, L and R occupancies, high-rise buildings, and other applications listed in Section 1.11 regulated by the Office of the State Fire Marshal, buildings with more than two stories above grade plane, the total building area shall be such that the aggregate sum of the ratios of the actual area of each story divided by the allowable area of such stories based on the applicable provisions of Section 508.1 shall not exceed not 2.Response: Allowable Area and the Mixed Use Ratio calculations are shown on Sheet A0.1.New Plan Check Comments: Allowable area and mixed-used ratio calculations have been provided. However, the roof-deck area of 946 sq ft shall be excluded from the allowable area calculations. Mezzanine floor areas on the second floor and third floor shall be excluded on allowable area calculations. Please revise calculations as necessary.Allowable area calculations show the retail area and parking area as separate occupancy on the first floor. Per 2013 CBC Table 508.4, minimum of one-hour rated construction separation is required between an “M” occupancy and “S-2” occupancy with building equipped with an automatic sprinkler system. The ground floor plan on sheet A2.0 does not show separation between the two occupancies at the rear entrance area.Previous Plan Check Comments: Sheet A0.4: Sheet A0.1 indicates building is a Type III-B construction, per 2013 CBC Table 601, exterior bearing walls require minimum two-hour fire rated construction. Fire resistive assemblies note #2 indicates 2 hour exterior wall assembly with GA file number WP8415. Reference WP8415 has been verified in Fire Resistance Design Manual. Please provide a complete 2 hour exterior wall assembly detail on the plan. For example, the type of fastener, fastener length, diameter, staggered joints, and minimum thickness shall be specified on the detail.Response: Fire Assemblies locations are indicated on Sheets A0.4, A0.5 and A0.6. Fire Assemblies details are shown on Sheets A0.7 and A0.8.New Plan Check Comments: Fire assembly details: WP3514, 7008, WP8415, FC5107, FC511, and D703 have been provided on sheet A0.7 and A0.8. Please specify the item number from Table 721.1(2) for one-hour CMU wall for Fire assembly #4. Specify the minimum thickness and the type of aggregate concrete under Fire assembly #5. Fire assembly #3 is identified on all exterior walls on sheet A0.4 and A0.5. Please show the 2-hour wall legend on the North Exterior walls and South Exterior walls on sheet A0.4 and A0.5 9. Previous Plan Check Comments:Sheet A0.4: Under Occupant Load/ Building Area, roof deck occupant load is 50. Please specify the function of space on roof deck. Roof plan on sheet A3.0 does not identify the type of use or activity on the deck. In addition, provide note on plan to limit the assembly use/ activity on the roof deck since Type III-B construction does not allow assembly use more than 2 stories. Response: This roof top area is for use of the Loft Residences and their guests only. This has been noted on Sheet A0.3.New Plan Check Comments:Roof top area for use of residences and guests shall be considered as an “Assembly” space. The roof top area may be considered as a Residential occupancy if the space is less than 750 square feet in area. (CBC 303.1.2). Please reduce roof top area or provider a higher Type of construction to accommodate an Assembly space on roof top.Previous Plan Check Comments: Sheet C-1: Show Fire Separation Distances on all four sides of the building. Note the North and South Fire Separation distance is measured from the face of exterior wall to center line of the street and alley, respectively.Fire Separation Distance. The distance measured from the building face to one of the following:The closest interior lot line;To the centerline of a street, an alley or public way; orTo an imaginary line between two buildings on the property. The distance shall be measured at right angles from the face of the walls.Response: Fire separation distancesare shown on Sheet A1.0.New Plan Check Comments:Fire separation distances are shown on the North side and South side of the building. Fire separation distance on North side of the building exceeds 30 feet. Therefore, the Northern exterior walls are not required to be fired rated. The Fire separation distance on South side of the building is 15 foot 7 inches. Per 2013 CBC Table 602, minimum of one-hour fire rated exterior wall is required for M, S-2, and R occupancies. In addition, Table 705.8 requires maximum unprotected opening to 75% of exterior wall area. On sheet A0.5, show “one-hour wall floor-ceiling” legend at the balcony area on the second-floor egress plan, second-floor mezzanine plan, third-floor egress plan, and third-floor mezzanine plan.On sheet A4.2, elevation drawing indicates 75% maximum opening area requirements are met on the second floor and third floor. However, the Fire separation distance is 15 foot 7 inches as established on the site plan. The 75% maximum opening area requirements are exceeded on the first floor. Since there are usable space between grid-line “E” and “F”, the Fire separation distance remains the same on the first floor. A meeting is recommended on opening protection requirements and alternative options before the next plan check submittal.Previous Plan Check Comments: Sheet C-1: The Fire Separation Distance between South Exterior walls and property line is approximately 15 foot 7 inches. Per CBC Table 602, One hour fire rated construction minimum is required for exterior walls with Type III-B construction, occupancy group M, S-1, and R. Specify one-hour minimum fire rated construction at exterior stairway on Fire Assemblies drawings.Response: All exterior walls are of 2 hour construction. See sheet A0.4, A0.5 and A0.6.New Plan Check Comments:Detail “2/A9.4” depicts portion of exterior wall at the balcony. Detail “2/A9.4” appears to be one-hour fire rated construction.Previous Plan Check Comments: Sheet C-1: South exterior walls require minimum one-hour fired rated construction. Per CBC Table 705.8, maximum allowable area of exterior wall openings is dependent on fire separation distance and degree of opening protection. Demonstrate compliance by specifying the amount of protected openings and unprotected openings on Rear Elevation. Please note the percentage of allowable opening is based on each story.705.8.1 Allowable area of openings. The maximum area of unprotected and protected and protected openings permitted in an exterior wall in any story of a building shall not exceed the percentage specified in Table 705.8.Response: All exterior walls are of 2 hour construction. See sheet A0.4, A0.5 and A0.6.New Plan Check Comments: Please see comments on item #10.Previous Plan Check Comments: Sheet A6.2 – Loft 3&4 – Provide dimension clear width in kitchen between the island and cabinets.1133A.2.1 Clear Width. Kitchens shall have a minimum clear width measured between any cabinet, countertop or the face of any appliance that projects into the kitchen and the opposing cabinet, countertop, appliance or wall as follows:3.All other kitchen designs shall provide a minimum clear width of at least 48 inches.Response: Clear kitchen widths have been dimensioned on sheet A6.1 and A6.2.New Plan Check Comments:Clear kitchen widths are shown on loft 1, 2, and 4. However, clear kitchen width in loft 3 is missing.Additional Plan Check comments:On the title sheet, specify all wood framing shall be Fire-retardant-treated wood complying with Section 2303.2 within exterior wall assemblies.2303.2 Fire-retardant-treated wood. Fire-retardant-treated wood is any wood product which, when impregnated with chemicals by a pressure process or other means during manufacture, shall have, when tested in accordance with ASTM E84 or UL 723, a listed flame spread index of 25 or less and show no evidence of significant progressive combustion when the test is continued for an additional 20-minute period. Additionally, the flame front shall not progress more than 10.5 feet beyond the centerline of the burners at any time during the test.On sheet A0.5 and A0.6, provide and cross-reference a one-hour fire assembly detail for column protection.