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HomeMy WebLinkAbout213745_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: 10187858 PROJECT ADDRESS: 3630 Westminster Ave PLAN CHECK ENGINEER: So, AnsonTEL:714 647-5830FAX:714 647-5897 TYPE OF CONSTRUCTION: V A OCCUPANCY CLASSIFICATION(S): R-2 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 8/24/2016 INITIAL REVIEW 9/29/2016 EXPIRATION 2/20/2017 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Michael Saenz 3. TEL: (949)268-8532 FAX: VALUATION: $1.00 EMAIL: msaenz@ktgy.com FLOOD ZONE: A-0602320143J 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 3 corrected 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.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 2013 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).All persons preparing plans for others shall sign those plans. Business and Professions Code Chapter 3, Division 3, Section 5536.1 (a). 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 $6,622.22; net addition of 5 bedroomsAmount of $5,952.18; net addition of 4 bedroomsAmount of $5,375.50; net addition of 3 bedroomsAmount of $4,006.57; net addition of 2 bedroomsAmount of $3,006.99; net addition of 1 bedroom Drawings must be to scale and be on 18" x 24" minimum sheets. Scale of Drawings must be large enough to insure legibility. Delete notes and details that do not apply to this project. Provide a fully dimensioned Site Plan on the drawings and on a separate 8-1/2" x 11" sheet of paper. Delete notes and details that do not apply to this project. (CBC 107) 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) Specify finish floor elevation of first floor. (CBC 107.2.5) State Division of Occupational Safety Permit (Cal/OSHA) (939-0145). -Construction of trenches or excavations, which are five feet 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. This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A or AE. This zone requires that the lowest finish floor elevation (including basement) of the structure shall be at (or above) base flood elevation determined by a hydrology study for the A zone, or at (or above) the base flood elevation specified for the AE zone, on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance, Santa Ana Municipal Code, Chapter 7, for complete requirements. Drawings shall show compliance with said ordinance including noting flood zone and finish floor elevation." Note on plans: "A Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE shall be completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. The completed ELEVATION CERTIFICATE must be submitted to the Building Inspector at the time of foundation inspection, and a final certificate must be submitted at the time of final inspection." Walls and concrete foundation stem walls of attached garages are required to comply with FEMA requirements and shall be at (or above) the base flood elevation. The National Flood Insurance Program (NFIP) requires the following to be wet floodproofed: __________________________________. Refer to FEMA Technical Bulletin 7-93 and the attached city handout on Floodproofing for general requirements and restrictions. Revise the drawings to show compliance. 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 (647-5039). The project owner/developer shall designate a contact person who has the authority to act on behalf of the owner to coordinate and provide consistency for all of the plans required for the project including landscaping, grading, pedestrian protection, architecture, structural, electrical, mechanical and plumbing. On the drawings note the contact person's name, position, address and telephone number. (CBC 107.1 and 107.3.4.1) 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. GENERAL REQUIREMENTS 1.The following nonstructural products shall comply with anapproved ICC evaluation report or Los Angeles CityResearch Report. Copy the report and conditions ofapproval onto the plans and show compliance with thoseconditions. Deck Coating Roofing Materials Exterior Siding Sound/Thermal Insulation Fire Rated Assemblies Skylights Damp proofing material behind basement walls Others such as ________________________ 2.Add notes on plans: * Shower compartments and walls above bathtubs withinstalled shower heads shall be finished with a smooth, nonabsorbent surface to height not less than70 inches above the drain inlet. Section 1210.2.3Use of water-resistant gypsum backing board shallbe as stated in Section 2509.3 * Water heaters must be strapped to a wall (Sec.507.3, UPC) * Unit Skylights shall be labeled byan ApprovedLabeling Agency. Such label shall state the approvedlabeling agency name, product designation andperformance grade rating (research report not required).2405.5 * A copy of the evaluation report and/or conditions of listing shall be made available at the job site. OCCUPANCY CLASSIFICATION 1. This is a mixed occupancy building and subject to the provisions of Section 508. BUILDING LIMITATION 1. Show on plans: Height (existing, proposed) Number of stories (existing, proposed) Number of basement level(s) Occupancy Group(s) Type(s) of Construction Fire Walls (705) Unobstructed yards (506.2) Sprinkler Type (903.2.8, 504.2, 506.3) (if applicable) Use of all rooms/areas on floor plans Fire Alarm (907) Allowable floor Area Analysis (506) 2.The building as shown is a mixed-occupancy (separated occupancy) building. a. In each story, the sum of the ratios of the actual building area of each separate occupancy divided by the allowable building area per story of each occupancy must not exceed one. (508.4.2) b. For the maximum area of a building, the sum of the ratios of the total actual area for each separate occupancydivided by the allowable area per story for each separate occupancy must not exceed two. (506.4) Sheet A0-11: In building “1A”, retail space is assumed on the first floor. However, architectural site plan indicates a grease interceptor near the building. It appears the grease interceptor is readily available for future tenant of any eating or drinking establishment. It is recommended to design for mixed occupancy separation and allowable-area analysis assuming Assembly use on the first floor. Although it is not mandatory, it is ideal for future tenant to occupy the space. Sheet A0-11: Under Building “1A” Area Modification Table, the aggregate sum of ratio for the entire building shall include the non-residential ratio. (0.0929+0.1382+0.1451+0.2995+0.2995+0.2995) = 1.2748 < 2. Sheet A0-11: Specify the minimum required fire-rated construction between mixed occupancies in building “1A” and “1B”. In building “1A”, the occupancy separation between retail space and residential space is minimum one-hour at walls. Minimum one-hour floor-ceiling assembly is required between the first floor and second floor. In building “1B”, the occupancy separation between assembly space and residential spaces is minimum one-hour at the floor-ceiling assembly. 3.Provide calculations for establishing grade plane as per Section 202. Attach calculations and established grade planes on elevations plans and site plan. (202) 4.Show maximum height of the structure (in feet and stories) from top of roof to grade plane (to the average height of the highest roof surface) on all elevation views. (202) 5.Building “1B” is of type III-A construction. Show on the plans the required one-hour rated roof, two-hour rated exterior wall construction, one-hour structural frame protection, and one-hour floor construction. (T 601) Structural steel members shall be protected with an approved product. Thicknesses of fire proofing material shall be specified on the plans. (703.2) Restrained Construction - Steel members shall be identified by the Engineer. (703.2.3) Sheet A0-11: Under Code Analysis, fire-rated elements are shown as Type V-A and Type III-B. However, Type III-A is missing the required fire-rated elements. Sheet A0-11: Under Code Analysis on buildings “2A”, “2B”, “2C”, and “2D”; revise the type of construction to “V-A”Sheet A0-11: Under the Building “1B” table, revise the type of construction to “III-A” 6.Sheet A0-11-Building “1B”: Exterior (bearing) walls of Type III-B construction must be of 2 hour rated construction. Identify the required fire rated exterior walls on plan. (T601) 7.Fire partitions and Smoke barriers shall be continuous to the underside of the floor or roof sheathing and passing through any concealed spaces or attic areas. (708.4, 709.4) FIRE-RESISTANCE RATED CONSTRUCTIONClearly identify the locations of the Fire Areas, Fire Walls, Fire Barriers and Fire Partitions on the plans. Provide complete legends and details (706, 707, 708) Sheet A1-10: Identify fire wall between garage structure surrounded by other buildings. Sheet A2-11: Identify fire barriers between retail space and one-hour corridor. Sheet A2.-11: Cross reference detail for 3-hour fire wall under Type III-B Construction Table. Sheet A2.-11: Identify 2-hour exterior bearing wall on Building “1B”.Fire rated assemblies shall be per Table 721, generic assemblies of Gypsum Handbook, or ICC approval. Sheet A2-12: The 3-hour fire-wall reference is missing. 3-hour fire-wall detail is not found on detail sheets.Show the fire separation distance: to interior lot line; to centerline of the street, and to an imaginary line between two buildings on the property. The distance shall be measured at right angles from the face of the wall. (202)Sheet A1-10: Complete the assumed property-line between building “1A” and building “1B”. Sheet A2-10: Note on plan references exterior wall opening allowable area calculations on exterior elevations for distances less than 20 feet. However, calculations are not found on plan. It appears exterior wall facing the court yard requires opening protection on the following units: 157, 257, 357, 457; 150, 250, 350, 450; 151, 251, 351, 451; 141, 241, 341, 441; 143, 243, 343, 443Provide complete analysis for protected and unprotected exterior wall openings per section 705.8 & Equation 7-2. Openings are not allowed when the fire separation distance is less or equal to 3’. (705.8) a. Door openings in exterior walls must be protected with (3/4-hour) or (1 ½ hour) fire assemblies (not permitted) (715.4) b. Window openings in exterior walls must be protected with (3/4-hour) or (1 ½ hour) fire assemblies (not permitted).(T-716.5)Provide details to show that Fire Wall (between garage structure and other buildings)complies with Section 706 including but not limited to:Fire Rating shall be two-hour on Building 2. Fire Rating shall be three-hour on Building 1 per Table 706.4Fire walls must remain structurally stable in the event of collapse of construction on either side during a fire. Provide a detail to show that joist supported by the fire wall is spliced and not continuous (plywood membrane may be continuous), or provide double fire walls or provide justification for any other method used. 706.2Shall be noncombustible material, except in Type V construction per 706.3Shall have horizontal continuity per 706.5Shall extend vertically from the foundation to a point 30 inches above the roof per 706.6The area of each opening in Fire Walls is limited to 156 sf. Total width of the openings is limited to 25 percent of the wall length in the story under consideration. (706.8)All openings in fire walls shall be protected with fire assemblies having a fire-resistive rating of (1-1/2) (3) hours. (Table 716.5)Ducts and air transfer openings through Fire Walls should be avoided. If allowed, duct and air transfer opening penetrations shall be protected as required in Section 714 and 717. Dampers are required. (705.10)Penetrations in a fire-rated wall shall be protected by an approved fire stop material in accordance with Section 714.3.1. a. Steel, Copper or ferrous pipes or conduits may penetrate concrete or masonry walls where the penetrating item is a maximum 6- inch diameter and the area of the opening through the wall does not exceed 144 square inches b. Membrane penetrations of maximum 2- hr fire resistance rated wall and partitions by steel electrical outlet boxes not exceeding 16 square inches are permitted provided openings do not exceed 100 square inches for any 100 square feet of wall area. Outlet boxes on opposite sides of walls or partitions must be separated by a horizontal distance of 24 inches. (714.3.2) c. Where walls are penetrated by other materials or where larger openings are required than permitted in (b) above, they must be qualified by tests conducted in accordance with Section (714.3.1.1)Smoke and fire dampers must be installed in the following locations per Sections 717.3 a. Duct penetrations of fire walls in accordance to section (717.1.1) b. Duct penetrations of fire barriers, except exit enclosures and exit passageways where they are not allowed to penetrate. (717.5.2) c. Ducts penetrating shafts. (717.5.3) d. Ducts penetrating fire partitions and fire-rated corridor walls. See exception for steel ducts with no openings into corridor (717.5.4.1) e. Ducts penetrating smoke barriers (717.5.5) f. Ducts penetrating horizontal assemblies (717.6)Show draft stop location on plans. Also, provide these notes on the plans: a. In buildings used for residential occupancies, draft stops must be installed in wood frame floor construction containing concealed space. Draftstopping shall be located above and inline with the dwelling unit and sleeping unit separation. (718.3.3). b. In buildings used for residential occupancies, draft stops must be installed in the attic (mansards) (overhangs) (false fronts set out from walls) (similar concealed spaces) formed by combustible construction. Draftstopping shall be installed above and inline with sleeping unit and dwelling unit separation walls that do not extend to the underside of the floor sheathing above. (718.4.3).Draft-stopping materials must not be less than ½-inch gypsum board, 3/8-inch plywood, 3/8-inch Type 2-M particle board or other materials approved by the building department. Draft-stopping must be adequately supported. (718.3.1) Draft stops shall be provided within attics, mansards mansards, overhangs and similar concealed spaces formed of combustible construction, unless the building is sprinklered with NFPA13 sprinkler system (3000 sf between draft stops) (718.4.2) Draft stop shall be provided within a concealed floor-ceiling assembly formed of combustible construction, unless the building is sprinklered with NFPA 13 sprinkler system (718.3.2) Note on plans: Fire blocking must be provided in accordance with Section 718 at the following locations: In concealed spaces of stud walls and partitions, including furred spaces, at the ceiling and floor levels. (718.2.2) In concealed spaces of stud walls and partitions, including furred spaces, at 10-foot intervals along the length of the wall. (718.2.2) At all interconnections between concealed vertical and horizontal spaces such as occur at soffits, drop ceilings, cove ceilings and similar locations. (718.2.3) In concealed spaces between stair stringers at the top and bottom of the run and between studs along and in line with the run of stairs if the wall under the stairs is unfinished. (718.2.4) e. In openings around vents, pipes, ducts, chimneys, fireplaces and similar openings which afford a passage for fire at ceiling and floor levels, with noncombustible materials. (718.2.5) 12.Buildings are of Type V-A / III-A construction, provide / show: a. Continuous drywall behind all tubs is required unless the walls are within the unit and non- bearing. Back to back tubs with a common plumbing wall are impractical in 1-hour buildings. b. All interior bearing walls shall be constructed of not less than 1-hour fire-resistive construction. (T-601) c. Attic access openings in 1-hour ceiling can be 2 layers of 3/4" plywood or one layer of 1-5/8" T&G material, self-closing. d. All openings in floors are required to be enclosed by a shaft having wall, floor, and ceiling of two hour fire resistive construction. (713.1) e. Recessed ceiling light fixtures must be boxed around with 5/8" Type “X” drywall” to maintain the 1-hour ceiling assembly. f. Continuous drywall is required behind all electrical service panels, fire hoses and medicine cabinets. g. Exhaust fans from the bathroom must enter through the wall. Dampers are required if the ceiling is penetrated (717.5) h. Plumbing penetration through horizontal occupancy separations shall be boxed out and filled with approved safing material. Insulation is not approved. I. Penetration of the 1 hour ceiling by ducts from the FAU and the stove hood require dampers (use a ductless hood whenever possible). Attic units (including heat pumps) require dampers at all ceiling penetrations. (711) j. Steel beams and columns shall be protected as required for 1-hour protection. Where ceiling forms the protective membrane for fire-resistive assemblies (occupancy separations and rated roof/ceiling or floor/ceiling assemblies), the construction (floor joists) and their supporting horizontal structural members (beams) need not be individually fire protected except where such members support directly applied loads from more than one floor or roof. The required fire resistance shall not be less than that required for individual protection of members. (704.3) k. All plumbing penetrations thru walls which require protected openings (Fire walls, Fire barriers, Fire partitions) are required to be galvanized or cast iron piping FIRE PROTECTION 1.Building with floor areas over 1500 sf shall be sprinklered where 20 sq. ft. of opening for every 50 ft of wall length is not provided. (903.2.11.1) 2.Show the location on the plans. Class I, II or III standpipe (dry, wet, combination) are required in this building.(905.3.1) 3.Provide automatic sprinkler system at top of rubbish and linen chutes and in their terminal room (903.2.11.2) 4.Add note: “This building shall be provided with a manual alarm system with the capability to support visible alarm notification appliances in accordance with NFPA 72“. (907.2.9, 907.5.2.3.3, 907.5.2.3.4) MEANS OF EGRESSSheet A0-25: Revise the occupant load at garage stair. The total occupant load includes occupant loads from residential lounges and 2 residential units. (49+49+49+4+5 = 156)Provide egress analysis from the garage. Since stairs in the garage serve both the occupant load in the residential buildings and the garage, the combined occupant load shall be reviewed and verify.Egress capacities at doors and stairs have been provided. Please provide the actual occupant load at a given exit location. Occupant load shown on plan were based on total number of occupant load divided by number of exits. However, based on egress layout, some stairs have larger occupant loads than others. Note on Plans:Exit signs shall be internally or externally illuminated.Exit signs illuminated by an external source shall have an intensity of not less than 5 foot candles (54 Iux).Internally illuminated signs shall be listed and labeled and shall be installed in accordance with the manufacturer’s instructions and Section 2702.Exit signs shall be illuminated at all times.Exit signs shall be connected to an emergency power system that will provide an illumination of not less than 90min. in case of primary power loss. (1011.5-1011.6.3)Egress doors shall be readily openable from the egress side without the use of a key or special knowledge or effort (1008.1.9)Door handles, lock and other operating devices shall be installed at a min. 34” and a max. 48” above the finished floor. (1008.1.9.2)All egress door operation shall also comply with Section 1008.1.9The means of egress, including the exit discharge, shall be illuminated at all times the building space served by the means of egress is occupied. The means of egress illumination level shall not be less than 1foot-candle at the walking surface. (1006.1) 10. The power supply for means of egress illumination shall normally be provided by the premises’ electrical supply. In the event of power supply failure, an emergency electrical system shall automatically illuminate the following areas (1006.3): a.Aisles and unenclosed egress stairways in rooms and spaces that require two or more means of egress; b.Corridors, exit enclosures and exit passageways in buildings required to have two or more exits.; c.Exterior egress components at other than their level of exit discharge until exit discharge is accomplished for buildings required to have two or more exits. d.Interior exit discharge elements, as permitted in Section 1027.1, in buildings required to have two or more exits. e.Exterior landings, as required by Section 1008.1.6, for exit discharge doorways in buildings required to have two or more exits. 11. The emergency power system shall provide power for a duration of not less than 90 minutes and shall consist of storage batteries, unit equipment or an on-site generator. The installation of the emergency power system shall be in accordance with Section 2702. (1006.3) 12. Emergency lighting facilities shall be arranged to provide initial illumination that is at least an average of 1 foot-candle (11 lux) and a minimum at any point of 0.1 foot-candle (1 lux) measured along the path of egress at floor level. Illumination levels shall be permitted to decline to 0.6 foot-candle (6 lux) average and a minimum at any point of 0.06 foot-candle (0.6 lux) at the end of the emergency lighting time duration. A maximum-to-minimum illumination uniformity ratio of 40 to 1 shall not be exceeded. (1006.3) The exit signs shall also be connected to an emergency electrical system provided from storage batteries unit equipment or an on-site generator set, and the system shall be installed in accordance with the Electrical Code. Additional Plan check comments Sheet A2-52: Provide detail referenced number for AC condenser unit. Sheet A5-21: Layers are missing on the drawing. Sheet A5-23: Layers are missing on the drawing. Sheet A5-22: Provide reference detail number per keynote #1. Sheet A5-22: Wall line along grid line “10” is shown with keynote #6 which indicates the use of water curtain. First, verify keynote as the drawing showing wall separating retail space and residential dwelling spaces. Second, any proposed use of water curtain in-lieu of opening protection shall be process through an Alternate Method and Material application along with this Building Permit. Sheet A5-22: Provide keynote for wall along grid line “S”. The line width is shorter than the perpendicular intersecting wall along grid line “10”. Identify minimum fire rating for wall for occupancy separation or fire rated corridor/ exit passageway. Sheet A5-32: Provide referenced-detail number on Stair 2&3 Section. Sheet A7-11, note #4: Revise note #4 to read:” If a door or gate has a closer, the sweep period of the closer shall be adjusted so that from an open position of 90 degrees, the door or gate wall take 5 seconds minimum to move to a position of 12 degrees from the latch.” Sheet A7-11, door rating at stair 1, 2, and 3 are all shown as 60-minute rating door. Buildings with more than 4 stories high shall have 2 hour fire-rated enclosure with opening protections of not less than 90 minutes. (Table 716.5 and 1022.2) STURTURAL PLAN CHECK COMMENTS Sheet S1.2A – Revise beam number “5.1” to size “5 ¼”x 9 ¼ LSL”. Sheet S1.3A – Beam number “7.1” not found in calculations. Sheet S1.3A – Revise beam number “44” to size “10 ¾”x 25 ½” GLB”. Sheet S1.3A – Wide-flange beams calculations are not found on plan. Beam number are as follow: “32A, 27, 28, 24, 37, 38, 42”. Sheet S1.6A – It appears some layers or header lines are missing on east side of the building near the corridor. Sheet S1.6A – Revise beam number “5.1” to size “5 ¼”x 9 ¼ LSL”. Sheet S1.2B – Revise beam number “84” to size “8 ¾”x 25 ½” GLB”. Sheet S1.2B –Beam number “76D” not found in calculations. Sheet S1.2B – Revise beam number “84” to size “8 ¾”x 25 ½” GLB”. Sheet S1.3B – Identify beam number for beam size “5 1/8” x 12 GLB” near the Fitness Center.