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HomeMy WebLinkAbout225957_3_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: 10191694 PROJECT ADDRESS: 1212 N Broadway PLAN CHECK ENGINEER: So, AnsonTEL:714 647-5830FAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): R-2 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 12/20/2016 INITIAL REVIEW 1/8/2017 EXPIRATION 6/18/2017 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Gani Dino 3. TEL: (323)217-3558 FAX: VALUATION: $450,000.00 EMAIL: ganiedino@yahoo.com FLOOD ZONE: X-0602320163J 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.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. Delete notes and details that do not apply to this project. 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. 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. TITLE SHEET Verify Floor Area on the first floor and second floor under Area Calculations. Definition of Floor area includes any usable area under the horizontal projection of the roof. For example, existing balcony. On the site plan, floor areas exclude area of existing Veranda. Revise floor areas as necessary. Specify total height of the building under Tabulations. Please specify “Change of Use” under Scope of Work. Under Allowable Floor Area, demonstrate the following calculations: Aa = {At + (At x If) + (At x Is)} Aa = 7,000 + 0 + 7,000 x 2 = 21,000 sq ft. Specify Type of construction “V-B” as one entry. Grading note #1 indicates existing grade to remain. However, Public Works note #1 states repaving work at a specified location. Provide note to ensure such work would not affect existing grade for drainage. Site plan shows new “No Parking Sign” at alley way. Specify minimum signage height and provide detail to show compliance per CBC Section 11B-703.5. Please include sheet EN-1, EN-2, and EN-3 under Sheet Index. Sheet C1.2 Google map image shows 2 buildings are connected together. However, Key Plan shows two separate buildings with assumed property line between them. Please verify. Please copy the following note on the rectangular building from the U-shaped building: “ NFPA 13R SPRINKLER PROVIDED”. On Proposed North Elevation drawing, revise Fire separation distance to “25 foot - 30 foot to center line of alley”. On Existing East Elevation and Existing West Elevation, please cross reference existing one-hour wall detail on the elevation notes. Sheet A-1 Specify smoke detector symbol on unit “110”, “111”, “112”. Please use different hatched line between non-bearing wall and one-hour rating partition wall. The two wall legends appear to be identical. Open area shows “(N) Community”. Please provide additional information related to any constructions involved. Provide rail barrier underneath the staircase. Vertical clearance shall be 80 inches high minimum. Guardrails or other barriers shall be provided where the vertical clearance is less than 80 inches high. Provide minimum 18 inches clearance pass the strike-edge at the Recreation Room door. If Recreation Room is open to public, accessible design shall be considered in the Bathroom and sink area. Please response with design intent or complete design with all accessible features per CBC division 6. Sheet A1.1 Provide detail on existing guardrails to ensure code compliance. For example, rail height and openings. Provide interior wall layout-dimensions similar to unit “208”. Most units are missing interior wall dimensions. Provide egress analysis for the entire building per CBC Chapter 10. Determine minimum egress width at balcony and stairway, travel distances…etc. Provide information on egress opening in Unit “201” and “202”. Provide information on door/ window schedule to ensure existing openings meet egress requirements. Specify smoke-detector symbol in bedroom 2 in unit “201”. Sheet A1.2 Show minimum 3-foot width path towards new condenser units. Sheet A3 Please cross reference the one-hour wall detail from the site plan. Sheet A4 Specify tempered glazing on window “E” due to proximity distance to the door. FLOORPLANShow 30-inch clear width for water closet compartments and 24-inch clearance in front of a water closet. Show location of heating equipment on the plans. (CRC R303.8)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)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) EXITING REQUIREMENTSThe minimum width of hallways shall not be less than 36”. (CRC R311.6) Basements shall have at least one exterior emergency escape and rescue opening that shall open directly into a public street, alley, yard, or exit court. Each sleeping room at basement shall have its emergency egress and rescue opening. Escape windows with a finished sill height below adjacent ground elevation shall have a window well and ladder per CRC R310.2. (CRC310.1) Specify that bars, grilles or similar devices if placed over any sleeping room door or window shall be releasable and removable from the inside without the use of a key, tool, or any special knowledge or effort. (CRC R310.4) Every dwelling unit shall have at least one swinging exit door, minimum clear height of 6’-6”, and minimum clear width of 32”. (CRC 311.2) 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. Revise plans at door to show compliance. (CRC R311.3.1) Specify that the maximum slope of any landing shall not exceed ¼ inch per foot. (CRC R311.3) Indicate existing balconywidth. Egress width shall be 36 inches minimum. (CBC R311.6) Provide notes or details to demonstrate existing Stairway code compliance. See following requirements: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. - Framing (stringer, landing, etc.) size, bracing, connections, footings. - Stairways positively anchored to the primary structure without using toe nails or nails subject to withdrawal. - Enclosed usable space under a stairway requires ½ inch gypsum board on the enclosed side. (CRC R302.7)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)Exterior stairways serving a dwelling unit shall have an artificial light source located in the immediate vicinity of the top landing of the stairway. (CRC R303.6)Stairways providing access to a basement from the outside grade level shall provide an artificial light source located in the immediate vicinity of the bottom landing. (CRC R303.6)The minimum clear width of stairways is clear 36” above the handrail. 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) Provide a section of stairway showing a maximum rise of 7.75 inches and a minimum run width of 10 inches for straight stairways. The maximum difference between the stair risers and treads shall not be greater than 3/8”. (CRC R311.7.4) Provide details of the winding tread walk line 12” clear from the inside turn. (CRC R311.7.3)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)Winder treads shall have a minimum tread depth of 6 inches at any point within the clear width of the stair. (CRC R311.7.4)Within any flight of stairs, the largest winder tread depth at the walkline shall not exceed the smallest winder tread by more than 3/8 inch. (CRC R311.7.4)Provide detail of spiral stairways that show compliance with CRC R311.7.9.1. - Minimum clear width at and below the handrail is 26”. - Have a minimum tread depth of 7 1/2” at 12” from the narrow edge. - All treads are identical with a maximum rise of 9 1/2”. - Minimum headroom of 6’-6” shall be provided. Show a ½ inch gypsum board at enclosed space under the stairway. (CRC R302.7) Provide a stairway cross-section showing minimum clear headroom of 6'-8". (CRC R311.3.2) There shall be not more than 12 feet vertically between landings. (CRC R311.7.5) Dimension landings at top and bottom of stairs measured in the direction of travel not less than the stair width. (CRC R311.7.5) Handrails are required on at least one side of a continuous run of treads or flight with four or more risers. (CRC R311.7.7) 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.Where guards 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)) Handrails shall be continuous except at a turn they are permitted to be interrupted by a newel post and have a minimum clear distance between the wall and handrail grip of 1 ½ inches. (CRC R311.7.7.2) GUARDSProvide 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) Structural Review Comments Sheet S-3 Revise shear schedule to “3” along grid line “D” and “J”. Provide shear wall along grid line “1”. Sheet S-4 Revise shear schedule to “2” along grid line “10”. Revise shear schedule to “2” along grid line “K”. Provide shear wall along grid line “1”. Structural Calculations Page 4: Verify shear wall length under line “10”. Plan shows sum of 35.5 feet shear-wall. However, calculations assume 48 foot long on line of resistance. Page 7: Verify shear wall length under line “K”. Plan shows sum of 40 feet shear-wall. However, calculations assume 48 foot long on line of resistance. Page 8: Verify shear wall length under line “C”. Plan shows sum of 49 feet shear-wall on the roof and sum of 44 foot shear wall on the first floor. However, calculations assume 60 foot long on line of resistance on both floors.