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HomeMy WebLinkAbout249531_5_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: 10198790 & 1018789 PROJECT ADDRESS: 2116 E First St PLAN CHECK ENGINEER: Heidari, FredTEL:714 647-5862FAX:714 647-5897 TYPE OF CONSTRUCTION: III A, SPK; IA SPK OCCUPANCY CLASSIFICATION(S): A-3, R-2, S-2 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 1/8/2019 INITIAL REVIEW 1/17/2019 EXPIRATION 7/7/2019 RECHECKS: 1. 05/13/2019 PROJECT APPLICANT CONTACT PERSON: 2.08/13/2019 Heidi Hare 3. 12/04/2019 TEL: (949)246-0492 FAX: VALUATION: $56,400.000.00 EMAIL: heidi@jlhare.com FLOOD ZONE: X-0602320277J Another recheck of your project was completed this morning, 12/04/2019; and the following items from the first plan check list are not completed/ done at this time. See the list below for item # 7, 8, 9, 23, & 25and the following items: Sheet “A3.31” shows a revised condition for stair # 1 per details 1 & 7/ A3.31. A Fire Department access door is located within 3’ of property line which per CBC Section 705.8 & Table 705.8 this opening is not permitted. The first riser of this stair in detail 1 & 7/ A3.31 are not located at the same place. Therefore, the handrail extension of this stair may be projecting in front of the exit door. Provide a cross section for the proposed ramp at the bottom of stair #1, detail 1/A3.31, to show compliance with the requirements of CBC chapters 10 and 11B. Provide a note on the drawing for details 1 & 7/A3.31 for the proposed stair on the other property to be permitted under a separate permit. The Alternate Material and Method of construction for item # 25 is not approved at this time. Another recheck of your project was completed this morning, 08/13/2019; and the following items from the first plan check list are not completed/ done at this time. See the list below for item # 7, 8, 9, 10, 17, 25, & 46 and the following items: The proposed “ACCESSIBLE PARKING STALLS” on sheets “A1.1” and “A2.11” at the south side do not comply with CBC Section 11B-502.7.1. Please provide a path of travel from these stalls to the curb ramp at the stair area. Drawing sheets “A6.4”, “A6.5”, & “A6.6”, show some undefined lines in the corridor near the stair #2. Please clarify. In the new set, the sheet “AD2.0” does not match the old sheet “AD2.0” Please have the structural engineer for this project to justify all the loads due to the planter areas on the second floor, and provide calculations and details for the structural plan check to review and approve them. See additional red marks/ comments on the drawings. A recheck of your drawings was completed this morning and the following items from the first plan check list are not done/ completed at this time. See the list below for item # 5,7, 8, 9, 10, 11, 13, 17,23, 25, 29, 38, 43, 46, 60, & some of the red marks of item 65 are not completed at this time. Also, the allowable area for “AREA 2” calculation on sheet “G0.2” seems to be over area. See the red marked on this sheet of drawings. (CBC Section 506.2.4) Please revise/ modify and resubmit this area justification for recheck.The re-classification of some the occupancies on sheet “G0.2” does not match sheets: “A1.3”, “A3.22”, & “A6.2”. Also, per sheet A3.22, the net floor area for this “LOUNGE” room is 773 SF. Therefore; its occupant load is: 773 / 15 = 51.5. How do we assign “B” occupancy for this space? Provide enlarged drawing for stair 1 termination on Westside of this project and clearly show location of PL on this enlarged drawing. There is a concern for termination this rated stair enclosure where the wall protections required per Table 602 and opening protection is limited per Table 705of CBC.This item is not resolved at this time. Is there a “NO-BUILD EASEMENT” for Westside of this project especially with a proposed gate opening at this property line and some of the occupants have to cross property line to reach a Public way? The building elevation “A” of sheet A1.1.4 shows a canopy structure on right hand side that does not match any other sheet of these drawings. Please clarify this item. Please provide responses for every item of CalGreen Sections that was marked on sheet “A1.2” of original drawings. Please connect the assumed property lines between “FIRE WALLS” on the second floor level and provide the distance to these assumed PLs for the structures in the court yards at this level. The number of accessible parking stalls and E.V. Stations shall be based on total number of parking stalls shown on sheet “A2.1” for this permit. The total occupant loads of second floor is (751 +229) = 980. Therefore, the required stairs width from second floor is: 980 X .2” = 196”. The width of each stair from second floor to ground is 60”. (3 X 60”) = 180”. This is less than minimum width of stairs required per code. The following items in red are not done/ completed at this time. 05-13-2019.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) 647-5862 for an appointment. Alldrawingsandsupportingdocumentsshallbeprepared,tamped,and signedbyaCalifornialicensed 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. Theapplicantshallobtainclearances/approvalsforthefollowing,priortobuildingpermitissuance: This item is not completed at this time, 08-13-2019. - 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). 8.  ProvideState Division of Occupational Safety Permit (Cal/OSHA) (939-0145) for construction of any building, structure, or scaffolding more than three stories high or the equivalent height.This item is not completed at this time, 08-13-2019. 9. 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 and Community Services Agency based on addition of ________ bedroom(s). This item is not completed at this time, 08-13-2019. The proposed building is a 5-story wood framed apartment building with 207 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 3 interior exit stairways complying with the requirements of CBC Section 1023. This building is designed with 9 FIRE WALLS, 3 court yards, and 7 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: This item is not completed at this time, 08-13-2019. Also, some of the compartments shown on “EGRESS PLAN, sheet “A2.2”; having occupant loads of more than 50, therefore; they do not comply with the requirements of CBC Sections 1006.2.1. & 1010.1.2.1. a. 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. b. Alternative two, is to have a P.E. ‘FIRE PROTECTION ENGINEER” to evaluate this project for its exiting 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 1.4, and A 1.5 Provide “EXIT” signs for every floor of this project to comply with requirement of CBC Section 1013.1.13.  The total occupant loads for three court yards and four amenity rooms on second floor is 512 plus, the occupant loads of the residential units on this floor is 229. Therefore, the total occupant load of the second floor is: (512 + 229 =) 741. The minimum stairways width per CBC Section 1005.3.1 for this occupant load is: 741 X 0.3” = 222.3”. Show with this stairways width on the drawings. Also, per Section 1005.3.2, the total width of stairway doors for 741 occupants is: 741 X 0.2” =148.2”. Show compliance with minimum width of stairway doors on the drawings. Lastly, show compliance with maximum door width leave on the drawings per Section 1010.1.1.  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 yards on level 2, on sheet A 1.3 of the drawings. The proposed site plan is showing phase 1, building "A" to be built on the North 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 A1.1.2. 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. Provide fire alarm systems & smoke alarms for this project per requirement of CBC Section 907.2.9 Provide a single-or multiple-station smoke alarms for this R-2 project per requirements of CBC Section 907.2.11.2 The proposed FIRE LANE for this site is crossing the Property line on the Westside. 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. (Sheet G0.3 shows “occupancy phasing diagram" phase I, 111 units & phase II, 95 units. This phasing plan shall be expanded to show full compliance with life safety features of each phase.)  The OCFA shall agree with your response. Provide evidence that the court yards drainage systems 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 for this project. This item is not completed at this time, 08-13-2019. The building code edition on the following sheets of drawings shall be updated to 2016 CBC. See sheet A 1.1. This type IIIA, 5 story wood frame building over the podium deck needs to comply with the requirements of CBC Section 602.3. Any wood used within the exterior wall assemblies shall be Fire-retarted wood complying with the requirements of Section 2303.2. This includes Rim Joists, Headers, Blocking, & plywood. 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, & AD5.1. The building “B" parking summary on sheet A1.1 calls for # of provided parking for this building as 184 parking spaces and the number of accessible stalls and EV stalls are based on this number. However, the “egress plan level 1” on sheet A2.1 shows 227 covered stalls & 74 open stalls. Therefore, number of accessible stalls and EV stalls shall be based on (227 + 74 =) 301 stalls. Please update the drawings to show compliance. The floor plan for amenity rooms # 1 & 2 on sheet A3.21 does not clearly show the second required exit access door from each room with the occupant loads of over 50 people. Also, the hallway between these two amenity rooms serving an area with more than 50 occupant loads & the door at the end of this hallway shall swing in the direction of exit travel. See red marks on sheet A3.21. Revised & resubmit. Each amenity room has over 50 occupant loads. Per Section 303, the occupancy group for these rooms is “A-3”. PerTable 508.4 there is 1-hour separation is required between “R-2” and “A-3” occupancies. This separation shall meet fire barrier requirements of Section 707. And Per Table 716.5 the opening in the fire barrier has to meet 3/4 hours rating. Please show compliance on the door schedule. 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 rating for shaft enclosures shall be called out on the enlarged plans such as sheet A3.24. 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. Stairway dimensions such as: stair width, tread depth & riser height shall be called out on the stair plans on sheets A3.31, A 3.32, & A3.33. Provide a note on the drawings for construction waste management recycle of 65% in accordance with Cal Green Building Standards Code. Provide full compliance with Cal Green Building Standards Code requirements on the drawings. See red marks on sheet A1.2 of the drawings. Provide full compliance with the requirements of Section 1134A.1 for unit: D2, as shown on sheet: A 3.9. 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." 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 item# 4 &Section 1109A 8.6 item # 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) Show compliance with the proposed man-gates on the East & West sides on the project as marked on sheet A1.1. Provide details and show locations of: “detectable warnings” on the first floor plan/ site plan of this design. See CBC Sections: 1116A.5, 11B-247, 11B-705 & 1116A.5. See red marked on sheet A 1.2. One stairway shall be extended to the roof surface per requirements of CBC Section 1011.12. The roof plans on sheet A6.7 do not show compliance with this requirement. Revised the drawings and resubmit. Court yard # 2 in connected to court yards #1 & # 3 by an exit passageway at each end. For these two exit passageways show compliance with the CBC Section 1024.4. “…exit passageway on other than level of exit discharge, shall terminate at an exit.” Also, the opening protection in the exit passageways shall comply with Sections 1024.5, 716, and Table 716.5 requirements.  This item is not completed at this time, 08-13-2019. Sheets AD2.1 & the sheet after this are not printed properly. For the recheck please make sure that these two sheets are printed correctly. Please submit a copy of 3-HR Fire Wall at the party wall with listing of: “GAASW2930”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 calculations and construction details for attaching the condenser units to the roof framings. For detail 7/SD5.1, add a note and make reference to the structural drawings for attaching the guardrail to structural beam. For proposed building ”B”, provide & show on the drawings ( sheet A1.1) an accessible route from public way to the entrance of this building per requirements of CBC Section 1110A. 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. Bathrooms containing a bathtub, shower or tub/ shower combination shall be mechanically ventilated for purposes of humidity control in accordance with the CRC chapter 3; and the California Green Building Standards Code, Chapter 4, Division 4.5. Show compliance on the drawings. Show the location(s) of hard-wired smoke detector(s) with a battery backup in each sleeping room and at a point centrally located in the corridor or area giving access to each sleeping area. Show location of 20x30 inch attic access with 30-inch minimum head room. Submit an acoustical analysis report in accordance with the California Building Code Section1207- Sound Transmission Control. The drawings shall incorporate all acoustical analysis report recommendations. Show how dwelling is provided with a comfort heating facilities capable of maintaining a room temperature of 68oF at a point of 3 feet above the floor in all habitable rooms. 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 1⁄4 inch corrosion resistant metal mesh covering. Submit roof drainage calculations based on a 4” per hour rain fall and the California Plumbing Code (CPC). Roof over flow 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. See red marks on detail 13/AD3.1.   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.  See red marks and comments on the following sheets of drawings:G0.2, A1.1,A1.1.2, A1.2,A1.3, A1.4, A1.5, A2.1, A2.2, A3.1, A3.2; TYP. For all unit plans, A3.9, A3.21, A3.21.1, A3.22, A3.23, A3.24, A3.31, A6.7, A7.1.1, A7.1.2.0, A7.1.2, A7.1.3, A7.1.4, A7.2.1, A7.2.2, A9.2, A9.3, A9.4, A9.5, AD0.7, AD1.2, AD2.1,& AD5.1.Please resubmit the marked up set with revised drawings to the City for recheck. Also, please remove all the details and or notes that are not applicable to this phase of the project.