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HomeMy WebLinkAbout248600_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: 10198500, 10198501, 10198698, & 10198699, Architectural part only. PROJECT ADDRESS: 2112 E First St PLAN CHECK ENGINEER: Heidari, FredTEL:714 647-5862FAX:714 647-5897 TYPE OF CONSTRUCTION: IA &III A, SPK OCCUPANCY CLASSIFICATION(S): A-3, R-2,S-2,M, & B PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 12/20/2018 INITIAL REVIEW 1/2/2019 EXPIRATION 6/18/2019 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Heidi Hare 3. TEL: (949)246-0492 FAX: VALUATION:$55,226,722.00 EMAIL: heidi@jlhare.com FLOOD ZONE:X-0602320277JAll 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) 647-5862 for an appointment. All drawings and supporting documents shall be prepared, stamped, and signed by a California licensed architect or registered engineer. 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. - Orange County Fire Authority 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). -State Division of Occupational Safety Permit (Cal/OSHA) (939-0145). The construction or demolition of any building, structure, false-work, or scaffolding more than three stories high or the equivalent height. -In addition to other fees, a "Park Acquisition and Development Fee" shall be required pursuant to a resolution of the City Council for the Recreation andCommunity Services Agency; net addition of ________ bedroom(s). The proposed building is a 5-story wood framed apartment building with 346 units over the parking garage and it does comply with the requirements of CBC Section 510, special provisions. However, the floors above second floor having access to 4 interior exit stairways complying with the requirements of CBC Section 1023. This building is designed with 16 FIRE WALLS, 6 court yards, and 11 areas. Since some of the areas has to go through multiple fire walls to reach an interior exit stairways, and the same door in the same FIRE WALL serving as required exit door for two adjacent areas at the same time. This situation does not comply with the intent of the code as it is spelled out in Section 1026, Horizontal exit requirements. There seems to be 2 alternatives to resolve this issue: Alternative one is to provide additional “EXIT STAIRWAYS”, so that; not more than one-half of the total number of exit for each area shall be a horizontal exit. Alternative two, is to have a P.E. ‘FIRE PROTECTION ENGINEER” to evaluate this project for its existing system and provide a signed and stamped report. Also, there seems to be some “DEAD ENDS” in the rated corridors in each floor that exceeds limitation of CBC Section 1020.4 exception # 2. See red marks on sheets: A 1.2.1, A 1.2.2…. Provide “EXIT” signs for every floor of this project to comply with requirement of CBC Section 1008. Provide class III standpipe system for this structure as required per CBC Section 905.3.1 Provide construction details on the drawings to show compliance with CBC Section 706.2 for structural stability of FIRE WALLS for this project. Provide a “Sound Transmission Report” for this project and show compliance with this report and requirements of CBC Section 1207. Provide and show compliance with CBC Section 1006.2.1 for the court yard in level 2, Segment 4 on sheet A 7.4.2 of the drawings. The proposed site plan is showing a future building to be built on the South side of the proposed building. Please Provide and show an assumed property line between these two buildings and show compliance with CBC Sections 503.1.2, 406.5.6 and 705.3 requirements for these two buildings on the same site. See red marks on sheet A 1.1.2. The minimum headroom clearance for the proposed parking garage needs to be 8’-2” to comply with the requirements of chapters 11A, & 11B. Provide this dimension on the building cross sections, such as sheet A 10.1, to show compliance. Seems like the mix occupancy ratio for “area 7” exceeds 1.0. See red marks on sheet G0.3 of drawings. Please double check this ratio and show compliance with CBC Section 508.4.2 on the drawings. For the frontage increase for “area 10”, please provide evidence and make clear notes on the drawings that the space at the south side of the proposed building complies with the requirements of CBC Sections 506.3.1 & 506.3.2. The proposed FIRE LANE for this site crosses the building Property line on the west side. Is there any easement for this condition? As part of the recheck package, please provide recorded easement documentation for this and obtain OCFA approval as well. Normally, this size of a projects get built in more than one phase. If there is more than one phase in this project, for the recheck package, please provide the phasing of this project and provide full compliance with the CBC requirements for each phase on the drawings. OCFA approval is also requires for phasing a project. Provide evidence that the court yard drainage are designed for 4” per hour rain fall. Also, see CBC Section 1206.3.3 requirements. Provide construction details on the drawings to show compliance with requirements of CBC Section 1206.3.2 for horizontal air intake for each court yard in this project. The building code edition on the following sheets of drawings shall be updated to 2016 CBC. See sheets A 1.1.3 through A1.1.6. This type IIIA, 5 story wood frame building over the podium deck needs to comply with the requirements of CBC Section 602.3. Some of the architectural details make reference to “Fire-retardant-treated wood” within the assembly for exterior walls. Please provide a clear note on the drawings to reflect this important code requirement and the structural drawings shall also show this on their drawings and details. Reviewing some of the exterior wall details such as details 1 & 2 on sheet SD5 does not mention this condition. Please double check the drawings to make sure minimum run and rise of the stairs are within the code requirements of Section 1011.5.2. See red marks on sheets A 3.31, A 3.32, A 3.34, A3.35 & AD5.1. The stair # 1 terminates in the garage area of the first floor and is not extend to the exterior of the building. This situation does not comply with the requirements CBC Sections 1023.1 & 1023.4. See sheet A7.1.0. Revise and resubmit. The “Segment plan legends” on sheets A7.2.3, A7.3.3, A7.4.3 through sheets A 7.2.6, A 7.3.6 & A 7.4.6 shall be updated and be consistence with other sheets of drawings. See red marks on these sheets of drawings. Provide Fire Alarm systems and Smoke alarms per requirements of CBC Section 907.2.8 for this project. Single or multiple station smoke alarms shall be provided in R-2 Occupancies in accordance with requirements of Section 907.2.11. On reflector ceiling plan for each unit type in this project, show fire alarms, smoke alarms and carbon monoxide alarms per requirements of CBC Sections 420.6 See red marks on sheet A3.1. The doors from the Amenity Rooms # 2 & 4 with occupant loads of over 50 shall swing in direction of exit travel per requirements of CBC Section 1010.1.2.1. See red marks on sheets A1.2.1 & A 3.2.6. Revise and resubmit. For each “TYPICAL UNIT PLAN”, Show compliance with CBC Section 420.2 for wall separating dwelling units as fire partitioning in accordance with Section 708. See red marks on sheet A 3.1. Provide a note on the drawing that the retail space and the leasing office will not be occupied until the T.I. plans for these spaces are submitted, permit are pulled, the improvements are completed and their permits are final. Provide a note on the drawings for construction waste management recycle of 65% in accordance with Cal Green Building Standards Code. Provide full compliance withCal Green Building Standards Code requirements on the drawings. Provide full compliance with the requirements of Section 1134A.1 for units: D2, D 3, & D 5 as shown on sheets: A 3.14, A 3.15, & A 3.16. The room with the toilet and bath does not have sufficient maneuvering space for a person using a wheel chair to “enter the room, close the door, use the fixtures, reopen the door and exit." For detail # 11/A 3.46.1, washer and dryer detail, provide a note for the top-loading washer that management shall provide assistive device, on request of the occupant, to permit the use of the top-loaded clothes washer. CBC Section 1135.A.1. For loading and unloading access aisle of accessible parking stalls, show compliance with CBC Section 1109A.8.5. The access aisle to be marked by a blue boarder and the word:”NO PARKING” to be painted on the ground. Provide a note on the drawings to indicate if the parking spaces are: “assigned” or “unassigned”. See CBC Section 1109A.5. ( Sheet A1.1) The trash staging/ loading area on street, note # 15 on sheet A 1.1, seems to be in conflict with “accessible path of travel. Show compliance with the proposed man-gate on the Eastside on the project as marked on sheetA1.1. Provide details and show locations of: “detectable warnings” on the first floor plan/ site plan of this design. See CBC Sections: 11B-247, 11B-705 & 1116A.5. See red marked on sheets A 1.1, & A 1.2. Seems like the central portion of the parking garage is a: “CLOSED PARKING GARAGE”. Provide a ventilation system for proposed parking garage to comply with CBC Section 406.6.2 and CMC. For the mail room and outdoor lounge area show compliance with CBC Section 1127A requirements. (Sheets A 3.24 & A 3.25) Some of the details on sheet A 3.5 are for “swimming pools, wading pools, and spas”. Please provide location these items on the site plan. Please submit a copy of 3-HR Fire Wall at the party wall with listing of “GA ASW 2930” as show on 4/AD1.3. Also, provide justification that this wall with: 1 5/8”, 18 Mil (25 GA) steel studs at 24 “O.C. can resist the code required lateral loads. Provide structural calculation and construction details for attaching the condenserunits to the roof framings as shown on detail 4/AD3.2. For detail 7/SD5.1, add a note and make reference to the structural drawings for attaching the guardrail to structural beam. 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. Show all property lines of record on the Site Plan. Buildings shall not be constructed over any property line. 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.Show the complete legal description and assessor's parcel number on the plans. Openable ventilation area of habitable rooms must be 4 percent of the room floor area with a minimum of 5 square feet. In lieu of openable windows for habitable rooms a mechanical ventilating system, complying with the Mechanical Code, shall be provided. Show size of unit and location of registers. Bathrooms containing a bathtub, shower or tub/ shower combination shall be mechanically ventilated for purposes of humidity control in accordance with the CNC chapter 4; and the California Green Building Standards Code, Chapter 4, Division 4.5. Show compliance on the drawings. Wall covering shall be cement plaster, tile or approved equal to 72 inches above drain at showers or tub with showers. Materials other than structural elements shall be moisture resistant.Show the location(s) of hard-wired smoke detector(s) with a battery back up in each sleeping room and at a point centrally located in the corridor or area giving access to each sleeping area. Show location of 20 x 30 inch attic access with 30-inch minimum headroom. Submit an acoustical analysis report in accordance with the California Building Code Section 1207- Sound Transmission Control. The drawings shall incorporate all acoustical analysis report recommendations. Provide on the drawings: -Door schedule. Show how dwelling is provided with comfort heating facilities capable of maintaining a room temperature of 68oF at a point of 3 feet above the floor in all habitable rooms. The residence and the commercial parts of this project shall conform to the 2016 State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans. - Signed Energy Efficiency Documents must be printed on the plans. - Also, submit 2 copies of signed Energy Efficiency calculations. - The permit applicant shall be responsible for obtaining an energy plan check from a consultant who is qualified to perform an energy efficiency analysis in accordance with the California Code of Regulations (CCR), Title 24, Part 1 (Administration) and Part 6 (2016 California Energy Code). The plan check consultant must sign documentation certifying that a thorough, competent review has been performed on behalf of the Enforcement Agency. - The corrected/final drawings shall have the required energy efficiency compliance documentation with completed signature blocks filed on the plans. -The energy plan check consultant must sign documentation forms on behalf of the Building Safety Division. - Refer to the attached public handouts titled “Energy Efficiency Compliance” and “Energy Efficiency Compliance Documentation”. Show attic ventilation type, size, and location. The required ventilation area ratio is 1/150 of attic area or 1/300 of attic area, with required vapor retarder, if at least half of the vent area is provided by ventilators located more than 3 feet above eave vents providing the remaining portion of the vent area. Openings shall have ¼ inch corrosion resistant metal mesh covering. Submit roof drainage calculations based on a 4" per hour rainfall and the California Plumbing Code (CPC). Roof overflow drains having the same size as the roof drains shall be installed with the inlet flow line located 2 inches above the low point of the roof. Small localized sump is not considered the low point of the roof for this requirement. Note on drawings: "Truss supplier shall submit calculations and shop drawings signed by a registered civil engineer to the responsible project designer who agrees to review the shop drawings for acceptance prior to fabrication. Shop drawings and calculations shall be submitted to the Building Safety Division for acceptance after the responsible project designer has noted his/her acceptance and prior to fabrication.” Truss drawings must reflect compliance with CBC Sections: -Plans, structural calculations, and specifications must be prepared by a California registered civil engineer. - Regulation of prefabricated construction including required inspections and certifications. -The ICC approved agency number must be noted on shop drawings. -Note: If the responsible project designer declines to agree to review shop drawings, complete structural calculations and drawings for trusses shall be submitted for review and acceptance by the Building Safety Division prior to issuance of permits for the subject project.