HomeMy WebLinkAbout273684_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:
101106257-60
PROJECT ADDRESS:
2727 N Main Place Dr
PLAN CHECK ENGINEER:
Lee, Wayne / Le, TungTEL:714
647-5848 / 647-5896
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
III A, SPK, SPK Story Increase
OCCUPANCY CLASSIFICATION(S):
A-3, B, R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
4/20/2021
Apartment Building-
INITIAL REVIEW
4/24/2021
Architectural and Structural review only
EXPIRATION
10/17/2021
RECHECKS:
1.07/08/2021
PROJECT APPLICANT CONTACT PERSON:
2.08/27/2021
Robert Reitenour
3.
TEL:
(949)955-4330
FAX:
VALUATION: $61,900,000.00/$1,780,000/$10/$10
EMAIL:
rreitenour@lowe-re.com
FLOOD ZONE: X-0602320163J
Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2019 California Residential Code (CRC); 2019 California Building Code (CBC); CMC = 2019 California Mechanical Code; CPC = 2019 California Plumbing Code; CEC = 2019 California Electrical Code; T = Table; ICC = International Code Council.
(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.) Previouslyapproved plans should be submitted to expedite the process.
Fire Department approval on the corrected/final sets of drawings ((714) 573-6100)
Police Department approval on the corrected/final set of drawings (647-5840)
Public Works Agency approval (647-5039)
Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039)
School District Compliance Certificate; a copy of the school fee form, signed by theplan check engineer, shall be required by the School District to verify the scope of work.
Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance.
BUILDING ANALYSISProvide school fee calculation (provided in table format) and fee floor plan. Show where “Chargeable covered and enclosed space” are calculated. Building floor area/square footage to be calculated for school fees please refer to attached copy of guideline and provide floor area/square footage floor calculations for School District on the drawings.PC3:Please provide total chartable area square footage at the bottom of each table on each floor.
Sheet G.20. Building information. Provide gross building area in a table format. Show use, occupancy group, square footage on each room/space (e.g. dwelling unit, storage, amenity, utility, hallway, stairway, elevator, shafts, void space…), total square footage on each level and total square footage on the whole building. The summation of the area breakdown shall be consistent with the building code analysis table, gross building area table and the permit application form. (Chapter 2)
PC2:
Please update square footage information on the building permit application to match the building area summary shown on sheet G.20. (#101106257 and #101106258). I have make current application copies attached to this correction for your reference. Please submit revised applicationin person to permit staff at the counter and notify staff to update square footage in permit system.
PC3:
Please provide a copy of updated application forms with correct square footage (#101106257 and #101106258).
Please update the permit scope with permit staff at the time of submittal. It must be done in person. Plans are not able to be approved if the information is not updated.
Sheet G.20. Allowable area analysis. Area 5. Below podium concrete deck, add the Fire Area 5 at the basement (A0.10) and first level (A0.11) into building analysis. Indicate which compliance method is selected on plan. (Also missing fire wall)
PC2: Not resolved. Refer to previous redline set for reference and please schedule a meeting to discuss this issue.G.22. 3-hour rated fire door is required at line J.Door cannot swinging into required landing spaces of the adjacent doors.
Please also note the basement and garage are connected. Per your response, you would like to comply with section 510.2. Revisestructure below podium deck to be type 1A. (510.2 item #2) Revise this plan and garage design.
PC3: Please update sheet G.20 to show compliance of CBC 510.2 in area 5 with Type 1A construction below 3-hour podium deck.
FIRE PROTECTION
Sheet A1.11A through A1.15B. Fire Wall.3-hour fire wall horizontal continuity. Where fire walls are terminated at the interior surface of combustible exterior sheathing, provide ¾ hour opening protection of the windows and doors, located within 4 feet on both side of the fire wall. See sample location redmarks at the first level (A1.11A-A1.11B). Please revise the design on all levels. (706.5 Exception1)
Show 4 feet measurement on each side of the fire wall and note where the protection of the opening is required on the drawing.
PC2: Revise detail 9/AD2.2 to show 4 feet measured on each side of the fire wall.
Provide ¾ hour protection in the door and window schedule and cross-reference to floor plan.
PC2: No correction is made.This building does not qualify CBC 706.5 exception #3 because the FRTW sheathing is not noncombustible. Please comply with exception #1.
PC3: Please revise detail 9/AD2.2 to show FRTW sheathing per structural design.
Sheet AD6.1. Detail 1. Specify name of the product, manufacturer’s information and third party approval test report number (e.g. ICC, UL or IAPMO number) for Class A roof covering on plan.
PC2: Roof covering cannot be deferred. Specify it with test report number on plan and remove it from deferred submittal item on the first sheet. Per energy design, indicate CRRC number for the roof covering to meet cool roof performance: Minimum aged solar reflectance: 0.3. Minimum thermal emittance: 0.90.
PC3:Please provide missing information for TPO membrane roofing on plan:
ICC number.
CRRC number.
MEANS OF EGRESS
Sheet A1.11B. At the 2-hour exit passageway for fire tunnel construction between courtyard 2 and stairway #5:
Provide and cross-reference 2-hour ceiling/floor detail into plan.
Relocate door C100M and 2-hour fire barrier that the doors from the storage room and unit S1 will not open directly into the exit passageway. (1024.5). Please also verify with OCFA for the proposed location to meet their requirement.
Provide and cross-reference 2-hour fire barrier wall detail at the exit passageway. Confirm with OCFA to meet the finish material requirement.
DOORS ACCESSIBILITY
Please note building and site plan accessibility items must be refer to accessibility Sheet AD9.1 and AD9.2. Show compliance with followings:
Hardware complying with exiting and disabled accessibility requirements 1132A and 11B-404 CBC. Provide specifications for doors hardware (i.e., lever type, push-pull panic, etc.) to comply with disabled access requirements. No deferred submittal.
PC2: I am not able to review the “hardware set” document. It does not provide any accessibility information.
PC3: Door hardware requirements are not shown on sheet AS1.0. It is also not shown in the door schedule notes.
ENERGY STANDARDS
This building is subject to the 2019 State of California Energy Conservation Regulations. Submit T-24 drawings to show compliance
Submit two signed copies of T-24 energy calculations in compliance with 2019 Energy Standards.
Submit T-24 drawings in compliance with 2019 Energy Standards.
Sheet A0.16. Provide solar area on Fire Area 4. (CEC110.10)
PC2:
Submit sheet EN-1.
PC3: Please remove wording “not for construction” on all EN sheets and landscape sheets.
On roof plan, provide CRRC number of the proposed roof covering to meet or exceed requirements in item 3) above.
PC3: Missing information on plan.
PHASE PLANExit Analysis & Plan on phase 1 only (CBC Chapter 10): Provide a complete exit analysis and exiting plan and identify all exit components, occupant load calculation, number of required exits, travel distances, fire-rated construction, hardware, lighting, signage, etc.PC2: Sheet T.02. Fire area 4. The first and second level of the fire area 4 portion shows 140 feet travel distance to horizontal exit. However, the horizontal exit cannot be the only exit and it also exceed 100 feet common path of travel which will require 2 exits.PC3: Unit #131 and #132 still does not comply. Common path of travel exceeds 100 feet, measured from the remotest point with right angle method to the exit door. Horizontal exit cannot be the only exit.Please revise phase plan.
LIGHT STANDARD(101106259)
Provide construction cost.Submit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application. The plan check engineer may accept the contract price as the valuation of improvements for unique/unusual projects in lieu of using a cost per square foot basis.
PC3: Please provide construction cost.
FENCE (101106260)
Provide construction cost.Submit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application. The plan check engineer may accept the contract price as the valuation of improvements for unique/unusual projects in lieu of using a cost per square foot basis.
PC3: Please provide construction cost.
Structural Review Comments: 2nd ReviewNo further comments.
(End of Comments)