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HomeMy WebLinkAbout221857_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: 10190458-10190480 PROJECT ADDRESS: 1506 W. First Street. PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): R-2, S-2, B (B, Sales office/Community room) PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 7/25/2016 Total of 62 units with one hour fire rated wall between each unit. INITIAL REVIEW 9/27/2016 EXPIRATION 1/21/2017 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Chris Borland 3. TEL: (562)412-6450 FAX: VALUATION: EMAIL: cborland@theolsonco.com FLOOD ZONE: X-0602320257J APPLICABLE CODE: 2013 CALIFORNIA BUILDING CODE (CBC) WITH CITY OF SANTA ANA AMENDMENTS Provide a separate sheet for response to each plan check comment. Indicate the sheet and detail number of plans where the correction is made. Resubmit marked original drawings with 4 corrected sets of plans. When meeting is needed, meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831for an appointment. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with all plan check comments at once and the 2013 California Building Standards Code with local amendments. Please refer to red marks on the drawings for additional plan check comments. All final drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer. Include the responsible designer, and date of signing of drawings. This review does not include mechanical, plumbing, fire sprinkler system, or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, fire sprinkler systems, and electrical work. Call 647-5800 for information. ADDMINESTRATIONThe applicant shall obtain clearances/approvals for the following prior to building permit issuance: - Planning Division approval on the corrected/final set of drawings (714-647-5804.) Previously approved plans should be submitted to expedite the process. - Fire Department approval (OCFA) on the corrected/final sets of drawings (714-573-6108) - Police Department approval on the corrected/final set of drawings (714-647-5840) - Public Works Agency approval (714-647-5039) - Grading Permit. Application is made through the Building Safety Division (714-647-5800) and the plan review is by the Public Works Agency (714-647-5039) - County of Orange Health Department approval on the corrected/final set of drawings (714-667- 3600) - School District Compliance Certificate; a copy of the building permit application, signed by the plan check engineer, and approved drawings is required by the School District to verify the scope of work and floor area. - Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance.Show on the plans: (Please refer to red marks on the drawings and additional plan check comments) - Assessor’s Parcel Number - Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC Table 503). Refer to additional plan check comments. - Number, width, and purpose (cite code section) of yards required - Number and fire-resistive rating of all area separation wallsProvide a statement on the title sheet of the plans that this project shall comply with following codes: (Add the followings to drawings) - 2013 California Fire Code - 2013 California Energy Code (CEnC) Reference Sheet AC-2, Add a column to floor area as marked on the drawing of each condominium unit for School fee floor area calculations Please review Building permit application to match floor area of each address matching the drawings. 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:Amount of $6,832.81; net addition of 5 bedroomsAmount of $6141.45; net addition of 4 bedroomsAmount of $5546.44; net addition of 3 bedroomsAmount of $4133.98; net addition of 2 bedroomsAmount of $3102.61; net addition of 1 bedroom (When applicable) State Division of Occupational Safety Permit (Cal/OSHA) (939-0145). A Cal/OSHA permit is required for: - Construction of trenches or excavations which are 5‘or deeper and into which a person is required to descend. - The construction or demolition of any building, structure, false-work, or scaffolding more than three stories high or the equivalent height.A separate Building Permit Application is required for: - Each building/ Each structure, including Sales office and community room) - Trash enclosure(s) - Fence(s) - Block wall(s) - Light standard(s) - Pedestrian protection - Site improvements Provide pedestrian protection in accordance with CBC Section 3306. Show location and type of protection on plan view. Provide typical construction details, sections, and elevations of pedestrian protection required. Pedestrian protection constructed within a public right of way shall require a building permit issued by the Building Safety Division and a separate approval from the City’s Public Works Agency (714) 647-5039. Please clarify on the drawing if proposed 62 units are apartments as indicated on the Building permit application Form or Condominium units as indicated on the drawings and T-24 energy calculations. 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. Submit a copy of the recorded map for Building Safety Division Review. ARCHITECTURAL Reference Sheet ACS.5, Provide complete enlarged site plan/drawings of Common areas, Trash enclosure, Mail boxes, including Sales office and Community room to show accessibility compliance. Show accessible route showing location, width, slope and cross slope of accessible route of travel to each condominium unit. For Sales office and Community Building to comply with Chapter 11-B of 2013 CBC including the followings: Show accessible path of travel from buildings to trash enclosure area. Indicate slope and cross slope of travel path. Please note that the site plan is incomplete and does not provide sufficient information to review accessibility compliance including applicability of truncated dome Entrance(s) to the building or facility and primary path of travel to the new building and site, shall be accessible. Path of travel incorporated all elements from the exterior arrival site to remodeled area including public bus stop/s. Show location on the drawings. 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 to have ISA sign and shall indicate the direction to accessible building entrances and facilities. Walks and sidewalks shall not have cross slopes exceeding ¼” per foot (2% slope). Slopes along the path of travel shall not exceed 5%. Walks and sidewalks shall not have cross slopes exceeding ¼” per foot (2% slope). Sidewalks accommodating the disabled must be at least forty-eight inches (48”) wide. Provide detail for curb cut and intersection of street in compliance with 11-A and 11-B of 2013 CBC. Please note on the drawings that this project is privately funded project and not receiving funds from City, State or Federal entities. Please note accessibility compliance with followings: 62 Condominium units and site Chapter 11-A Sales officeand site when open to public 11-B Community room and site when used by tenant only and not open to public Chapter 11-A Show compliance with Section1102A.3 (Non-elevator buildings) of 2013 CBC. At least 10% units to comply with followings: Please refer to said Code Section for additional requirements) The Primary entry to be on an accessible route. Show location of all entry (10%) on site plan. Provide enlarge plan and details of applicable units and provide complete drawings for plan check review and inspection. At least one powder room or bathroom to be located on the primary enters level. Drawings do not show compliance for 10% unites with required features of Section 1102A3. Revise site plan and refer to red marks on the drawings. All rooms or spaces located on the primary entry level shall be served by accessible route. Entry to the unit from deck area and garage entry including entry from garage to the ground floor area/room is required to be connected by an accessible route Provide enlarge plan and details of applicable units and complete drawings for plan check review and inspection Sales office and Community room including site, building, entry door, accessible route, toilet room/s parking is open to public and therefore is required to comply with Chapter 11B of 2013 CBC with July 1, supplements. Provide enlarge plan and details of applicable units and complete drawings for plan check review and inspection Entrances and between building and the public way is required based Section 1110A is required. Please refer to said Section for additional requirements. Provide specifications for doors hardware (i.e., lever type, push-pull panic, etc.) to comply with disabled access requirements. Regardless 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 30” and 44” (11-A) 34”-44” (11-B) 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 to provide 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. Compensating devices or automatic door operators may be utilized to meet the above standards. When fire doors are required, the maximum effort to operate the door may be increased to the minimum allowable by the appropriate administrative authority, not to exceed 15 pounds. All doors require a level floor landing on each side in accordance with CBC Sections 1008.1.4, 1008.1.5, 1008.1.6, 1126A and 11B-404. Provide typical door threshold details and details of change in floor covering material. Provide cross reference from floor plan to detail/s. Specify finish floor elevation of first floor and site to insure site and building accessible route compliancePleasecoordinate with structural drawings, T-24 energy drawings and Sound/noise transmittal drawings for consistency of one hour separation wall between units to continuous from the foundation to the underside of the roof sheathing, deck or slab and extend the full length of the wall. Also note on drawings that a townhouse common wall cavity shall not contain plumbing or mechanical equipment, ducts, and vents. On site plan where all building are identified show the total area of wall opening for each building and show dimensioned assumed property line between buildings. The fire rating of exterior wall, window and door openings is to be measured from assume property lines to exterior walls and openings. Show opening calculations along the ENTIRE wall facing the assumed property lines and show compliance with Table 705.8 of 2013 CBC. For floor area justification it is acceptable to use the entire width of yard area between buildings in compliance with Section 506 of 2013 CBC.Submit an acoustical analysis report in accordance with the California Building Code Section 1207- Sound Transmission Control. Incorporate results of all acoustical analysis report recommendations into drawings prior to re-submittal.Also 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) CBC Section 717.2.2, Provide fire blocking in concealed spaces of stud walls and partitions, including furred spaces at the ceiling and floor level and at 10 ft. intervals both vertical and horizontal.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) Provided with smoke detectors located as required for a new dwelling. (CRC R314.3) Smoke alarms shall be installed in the following locations: - Ineach sleeping room. - Outside each separate sleeping area in the immediate vicinity of the bedrooms. - On each additional story of the dwelling, including basements and habitable attics but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level. - When more than one smoke alarm is required to be installed within an individual dwelling unit the alarm devices shall be interconnected in such a manner that the actuation of one alarm will activate all of the alarms in the individual unit.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) - Carbon monoxide alarms shall only be required in the specific dwelling unit or sleeping unit for which the permit was obtained. - 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.Please note the fire rating of garage door, handrail and Guards is not identified with all unites. Revise to show compliance.Provide a complete full-height section and details of stairway showing: (CRC R311.7) - Maximum rise of 7¾ inches and minimum run (tread) of 10 inches. - Minimum width of 36 inches. - Minimum headroom of 6 feet 8 inches.Handrails shall not project more than 4.5” on either side of the stairway and the minimum clear width of the stairway at and below the handrail height shall be 31.5” and 27” when installed on one side and both sides, respectively. (CRC R311.7.1) Dimension landings at top and bottom of stairs measured in the direction of travel not less than the stair width. (CRC R311.7.5) The top of handrails shall be placed not less than 34 inches nor more than 38 inches above the nosing of the treads. A clear space of 1-1/2 inches is required between the handrail and the wall.Whereguards are used as handrails at the sides of stairs they shall have a height between 34-38 inches. (CRC R312.2.7) Provide dimensioned details of handrail grips showing a minimum edges radius of 0.01 inch and shall have a one of the following: - Circular cross sectional diameter shall be between 1 ¼” and 2”. Non-circular handrails shall have a perimeter dimension between 4 and 6 ¼ inches with a maximum cross section of dimension of 2 ¼ inches. (CRC R311.7.7.3 (1)) - Handrails with a perimeter dimension > 6 ¼ inches shall have a graspable finger on both sides of the profile between 1 1/4” to 2 ¾” beginning within ¾” from the top of the profile and achieve a minimum 5/16” depth within 7/8” below the widest profile point and shall continue a minimum 3/8” to a level not less than 1¾” below the tallest portion of the profile. (CRC R311.7.7.3 (2))Identify location of guards for ALL units. 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) Provide detail of the guard showing that a 4” diameter sphere may not pass through any opening in the guard. (CRC R312.3)Where guards are used as handrails, provide a detail of the guard (including a handrail on open sides of the stairway) showing that a 4 3/4” diameter sphere may not pass through the open space between intermediate rails and pickets. The open space between the riser tread and bottom rail of the guard shall not allow a 6-inch diameter sphere to pass through. (CRC R312.3) Please note that proposed 30x50 windows of bedrooms may not provide the clear required opening to meet emergency exit. 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. For compliance with CalGreen please refer to attached Non-residential checklist and Non-residential certification and provide a copy of completed Form on each set of drawings. Submit drawings to show compliance for each applicable item.Please refer to Section 4.106.4.1 CalGreen and show compliance with Electric vehicle raceway f 208/240-volt branch circuit. Please coordinate with electrical drawings to insure compliance and add a note on architectural drawings. The residence and Salesoffice/Community room shall conform to the 2013StateEnergy Conservation Standards. Show compliance with followings: on the plans: - Signed Energy Efficiency Documents must be printed on the drawings. - The energy plan check consultant must sign documentation forms on behalf of the Building Safety Division. - Show compliance with Residential Lighting Design compliance on both architectural and electrical drawings. - Show all HERS verifications items on the drawings for inspection and submit a copy of registered T-24 report of both residential and non-residential. - Show whole house ventilation and method of compliance on the drawings.