HomeMy WebLinkAbout215425_2_Corrections.docxTENANT IMPROVEMENT
PLAN CHECK COMMENTS
COMMENTS
Planning & Building Agency
Building Safety Division
20 Civic Center Plaza
P.O. Box 1988 (M-19)
Santa Ana, CA 92702
(714) 647-5800
www.santa-ana.org
PLAN CHECK NO:
10188403
PROJECT ADDRESS:
2833 N Bristol St Unit# 26-HA
PLAN CHECK ENGINEER:
Mazarji, ZacTEL:714
647-5831FAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
3/1/2016
Conversion/Change of occupancy from B to R-2
INITIAL REVIEW
3/4/2016
EXPIRATION
8/28/2016
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Charles Couey
3.
TEL:
(310)704-1247
FAX:
VALUATION:$50,000.00
EMAIL:
charlescouey@earthlink.net
FLOOD ZONE:X-0602320144JAll 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. A separate sheet for response may be used.Resubmit 3 corrected sets of plans.(when needed) Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please see corrections on submitted plans. Red marked set must be returned with revised plans. 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.
- Police Department approval on the corrected/final set of drawings (647-5840).
- Public Works Agency approval (647-5039).
- Orange County Fire Authority (OCFA) approval on the corrected/final sets of drawings (714-573-6108)
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 for proposed conversion.Townhouses shall have an automatic fire sprinkler system installed in accordance with CRC Section R313.3 or NFPA 13D. Contact the Santa Ana OCFA for fire sprinkler permit requirements (714) 573-6108 (CRC R313)Show the complete legal description and assessor's parcel number on the plans.Provide building information on plans that fire sprinklered to be installed under separate permit and OCFA approval is required.List all deferred submittal on the drawings.Provide a statement on the title sheet of the plans that this project shall comply with following codes:
- 2013California Residential Code (CRC)
- 2013California Building Code (CBC)
- 2013California Electrical Code (CEC)
- 2013California Mechanical Code (CMC)
- 2013 California Plumbing Code (CPC)
- 2013 California Green Building Standards Code (CGBS) or CALGreen
- 2013California Energy Code (CEnC)
- City of Santa Ana Municipal CodeIn 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 3 bedroom(s).Amount of $4,869.15; net addition of 3 bedroomsProvide floor area justification from existing B (office building) to two apartment units (R-2). Indicate distance between existing buildings and Show location of assumed property lines between existing building and new conversation and show compliance with Table 602 for exterior wall and 705.8 for openings protections.Please refer each fire rated assembly to Table 7 and item number (2013 CBC) and provide a copy of selected assembly on the drawings. Including existing carport and storage room for both vertical and horizontal fire rating as called out on Sheet A6.0. Show accessible path of travel form each entrance and exit doors of each unit to public way. Indicate slop and cross slope of path of travel and minimum of 48” width on the drawings. Show location of laundry room, pool spa/pool and other common use area and show accessible path of travel. Path of travel incorporated all elements from the exterior arrival site to remodeled area. Site development shall be designed to provide access to all entrances and exterior ground-floor exits and access to normal paths of travel.At every entrance and at every major junction along or leading to an accessible route of travel, there shall be a sign displaying the international symbol of accessibility. Signs shall indicate the direction to accessible building entrances and facilities. Sidewalks accommodating the disabled must be at least forty-eight inches (48”) wide and at least sixty inches (60”) where door swings over walk. Provide a continuous walking surface from each exit door to public way.Walks and sidewalks shall not have cross slopes exceeding ¼” per foot (2% slope). Slopes along the path of travel shall not exceed 5% unless designed as a pedestrian ramp. Walks, sidewalks, and pedestrian ways shall be free of gratings whenever possible. For gratings located in the surface of any of these areas, grid openings in gratings shall be limited to ½” in the direction of traffic flow.If a walk crosses or adjoins a vehicular way, and the walking surfaces are not separated by curbs, railings or other elements between the pedestrian areas and vehicular areas, the boundary between the areas shall be defined by a continuous detectable warning which is 36” wide.Provide specifications for doors hardware (i.e., lever type, push-pull panic, etc.) to comply with disabled access requirements. The floor or landing at each side of an exit door shall be level and having a length in the direction of the door swingRegardless of the occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall be not more than ½” lower than the threshold of the doorway. Change in level between ¼” and ½” shall be beveled with a slope no greater than 1:2. Change in level greater than ½” shall be accomplished by means of a ramp. Provide detailed sections and plan views showing compliance at all doorways requiring accessibility.Hand-activated door opening hardware shall be centered between 34” and 44” above the floor. Latching and locking doors that are hand activated and which are in a path of travel shall be operable with a single effort by lever-type hardware, by panic bars, push-pull activating bars, or other hardware designed toprovide passage without requiring the ability to grasp the opening hardware. Locked exit doors shall operate as above in egress direction.Note on the drawings: “Maximum effort to operate doors shall not exceed 5 pounds for exterior doors and interior doors, such pull or push effort being applied at right angles to hinged doors and at the center place of sliding or folding doors. Required the bottom 10” of all doors except automatic and sliding shall have a smooth uninterrupted surface to allow the door to be opened by a wheelchair footrest without creating a trap or hazardous condition.Show location of accessible parking spaces for 2 units and show accessible path of travel to each unit. Show 8’-2” clear height for canopy. Parking spaces must be located so that the disabled are not compelled to walk or wheel behind parked cars other than their own. Surface slopes of accessible parking spaces shall be the minimum possible and shall not exceed 1 unit vertical to 50 units horizontal (2% slope) in any direction. Specify slider windows on the drawings) 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. (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 location of existing HVAC system). For an FAU located in the attic provide a minimum access of 22 x 30 inches, a 24-inch wide walkway, a 30-inch deep work platform, and electric light outlet adjacent to the furnace and switched by the opening. (CMC 904.11 & 305)(Show location of existing HVAC system) Interior spaces intended for human occupancy shall be provided with heating facilities capable of maintaining a room temperature of 68 degrees Fahrenheit at a point 3 feet above the floor and 2 feet from exterior walls in all habitable rooms. (CRC R303.8)Specify equipment data on the drawings. Incorporate results from T-24 energy calculations. (Show location of existing attic access) 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) Bathroom or service room minimum window areas shall not be less than 3 square feet and 50% openable or, provide a mechanical ventilation system exhausted to the outside capable of providing 50 cubic feet per minute for intermittent ventilation 25 cubic feet per minute for continuous ventilation. (CRC R303.3) Revise plans to indicate that a landing, with a width not less than the width of door and length in the direction of travel of not less than 36 inches, will be provided on each side of doors. The elevation of landing shall not exceed 1 ½ inch difference than the threshold of the doorway (7 3/4 inch if door does not swing over the landing or steps) in each direction. Show compliance on the drawings. (CRC R311.3.1) In lieu of soils investigation report per Sections 1803.6 of the 2013 California Building Code and City of Santa Ana internal policy, revise structural calculations for minimum foundation/footing design requirements for small projects as follows:
- Allowable foundation pressure not to exceed 1000 PSF.
- Footing to have minimum reinforcement of: 2 #4 at top and 2 #4 at bottom.Please check new 4x10 beam for span of 16’-0”The existing perimeter foundation is specified with HDU2 holdowns. Please specify anchor bolt for required tension loads with special inspection. Provide shear resisting elements for wall between residence and garage and provide proper structural details.Please refer to both architectural and structural drawings for additional plan check comments. Revise drawings to show compliance and return mark-up set to Building department with 3 revised sets of drawings. Refer to attached handouts for compliance with SB 407 and CALGreen and provide a complete copy on each set of drawings.Refer to 2013 CBC, Section 1133A, Kitchen, 1134A, Bathing and toilet room facilities, 1135A Laundry rooms and 1136A Electrical receptacles and switch and control heights and show compliance on the drawings.Clarify how to verify existing wall, roof,and window, water heater and HVAC system efficiencies as shown on T-24 energy calculations. Submit as built drawings if available.Provide Sounds Transmission report to show compliance with Section 1207 of 2013 CBC.