HomeMy WebLinkAbout278559_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:
101105727
PROJECT ADDRESS:
KBhome Lacy Crossing Townhouses
PLAN CHECK ENGINEER:
Le, Tung & Lee, WayneTEL:714
647-5896
EMAIL:
Tle10@santa-ana.org
Wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
R-3, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/2/2021
INITIAL REVIEW
2/18/2021
EXPIRATION
8/1/2021
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Frank Chen
3.
TEL:
(626)203-1456
FAX:
VALUATION: $120,000.00
EMAIL:
fchen@kbhome.com
FLOOD ZONE: X-0602320276J
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.Nonstructural Review by: Tung LePhone number: (714) 647-5896Email: tle10@sant-ana.orgGeneral and approval requirementAll 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.
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).
Sheet TS.1:
On the plan, please identify the funding sources. Clarify if the project is privately funded and/or operated; Publically funded/operated; Or a combination thereof?
Under Code Analysis, for Exterior Walls: please revise note to indicate, one-hour rated wall when fire separation distance is less than 3-ft; Non-rated when fire separation distance is 3-ft or more.
Under Code Analysis, for Eave Project: Please revise note to indicate, non-rated when fire separation distance is 3-ft or more; or if fireblocking is provided from the wall top plate to the underside of the roof sheathing.
Under Code Analysis, for Allowable exterior wall opening: Please revise note to indicate, unlimited opening when fire separation distance is 3-ft or more.
Scope of Work: Please coordinate with Sheet ASP.1 and ASP.2 for the total number of unit and number of accessible unit.
Sheet ASP.1 & ASP.2:
The Site Summary: The unit counts appear incorrect. Please coordinate and revise information accordingly.
Please provide/show all common use spaces, including the flowing but not limited to:
Parking facilities,
Pools and pool decks
Playgrounds
Park and/or picnic area
Etc.
Architect Composite Site Plan: Please clearly show/identify property lines, and street and public sidewalk.
Architectural Composite Site Plan: Please clearly identify location of the accessible units.
Accessible units: On the plan please show accessible unit in compliance with Section 1102A.3.
The primary entry to the dwelling unit shall be on an accessible route.
At least one powder room or bathroom shall be located on the primary entry level, served by an accessible route and shall comply with the provisions in Division IV.
All rooms or spaces located on the primary entry level shall be served by an accessible route and shall comply with the provisions in Division IV. Rooms and spaces located on the primary entry level and subject to this chapter may include but are not limited to kitchens, powder rooms, bathrooms, living rooms, bedrooms or hallways.
Common use areas covered by this section shall be accessible as required by this chapter.
On the plan, please clearly show/provide an accessible route from the public sidewalk to each building. Where more than one route of travel is provided, all routes shall be accessible.
Common use areas shall be accessible and located on an accessible route. Please show on the plan.
The accessible unit shall be located on an accessible route. Please show on the plan.
An accessible route shall connect at least one accessible entrance of each covered multifamily dwelling unit with exterior spaces and facilities that serve the dwelling unit.
Garages, carports and other parking facilities, which are accessory to covered multifamily dwelling units, shall be accessible as required in Section 1109A.
Accessibility information was not provided. Plan review for accessibility requirement will continue at time of resubmittal, when complete accessibility information are provided. Additional comments may be required.
For future references: Please provide number for each building (ex. Building 1, 2, 3, 4, 5, 6, 7)
Please provide minimum 6-ft fire separation distance between buildings; otherwise, provide fire-rated construction and limit wall opening in accordance with Table R302.1(2).
Slab Interface Plans:
Where accessible units are provided, please coordinate with Slab Interface Plans for change of elevation in floor slab.
First Floor Unit Plans: All Plan Types
Door between garage and residence: Please specify 20 minutes door with self-closing and self-latching.
Plan A, Unit 1: Please show wall under stairway separating the garage and stairway.
Plan A, Unit 1: Section B/A3-107 – Please revise building section to provide 5/8” type ‘X’ gypsum board under the stairway soffit separating between garage and stairway above (note #66 called out on the floor plan, and #18 called on the building section were not applicable for this condition).
Referenced Section B/A3-208: Keynote 18 called out under stairway soffit on the garage side is not applicable. Please reference to keynote 12.
Plan A, Unit 3: Please specify tempered glass for 3050 window adjacent to the bottom landing of the stairway.
Plan A, Unit 3: Please provide window schedule for window at bedroom 4 (WDW B).
Second Floor and Third Floor:
Please provide window schedule on the plan for window (WDW A) (ex. At dining room, great room, and bedrooms). Windows shall meet light, ventilation and emergency escape openings.
Plan A, Unit 3: Please provide window schedule for window at Great room, bedrooms (WDW B).
Third Floor Plan A, Unit 1 at End Unit Condition: Please provide tempered glass for window in bathroom 2, behind the water closet and adjacent to the tub.
Sheet A3-206: Accessible Unit
Accessible route from the private garage to the accessible unit shall comply with Section 1109A.2.1. And, change in elevation shall not be more than ½”.
Interior door: Please indicate on the plan, door shall be minimum 32” clear opening when open at a 90 degree position.
Door to bathroom: a minimum of 42” clear on both sides of door, measured in the direction of travel.
Please provide detail to show electrical receptacle, switches and control in accordance with 1136A.1. Electrical receptacle outlets on branch circuits of 30 amperes or less and communication system receptacles shall be located no more than 48 inches (1219 mm) measured from the top of the receptacle outlet box nor less than 15 inches (381 mm) measured from the bottom of the receptacle outlet box to the level of the finished floor.
On the plan, please show location of the bathtub controls. The controls shall be on the wall at the foot of the bathtub.
Utility Plans:
Please provide/show exhaust hood at kitchen area.
Provide/show whole house vent in each unit.
Laundry closet: Please provide makeup air.
Plan Unit 3: Provide smoke and carbon monoxide alarm outside of bedroom 4.
Plan Unit 3: Provide carbon monoxide alarm outside of bedroom 2 & 3.
Sheet AD5:
Detail 108, Fire-rated wall between two units: detail 113 called out on the wall assembly was not applicable. Please reference to detail 96 for fire-rated wall assembly.
For clarity, please provide detail to show how the 5/8” type ‘X’ gyp. Board is installed and supported at the underside of roof sheathing.
Title 24 Compliance
Please provide Title 24 calculation and compliance forms for review and approval. Title 24 sheets were not included in the building sets; they may have been separated from building sets for electrical and mechanical plan review.
Structural Review by: Wayne Lee
Phone number: (714) 647-5848
Email: wlee@santa-ana.org
General comments for both detached and attached units:
Provide two sets of complete truss calculations OR Identify on roof framing plan if shop drawings and truss calculations are considered as deferred submittals. Truss designs submitted must include all types and be designed for the loading conditions, span, slope, and spacing designated on the framing plan. Truss calculations must be signed, dated, and sealed using the most recently adopted code by an engineer who is registered in the state of California. For standards, a minimum submittal will include a truss layout plan showing proposed truss locations, type and loading requirements.
Add note to plan: The deferred submittal items shall not be installed until the design and submittal documents have been approved by the Building Division. [CBC 107.3.4.2].
A memorandum letter which provided from NMG Geotechnical, Inc. only update the seismic design parameters and provide part of the recommendation in the soils report. The Building Division request that the complete soils report and foundation recommendations shall be reviewed and updated to comply with 2019 CBC and ASCE 7-16 by the original professional engineer, LGC Geotechnical Inc.
Sheet SD-0. Soils note #1. Update the name of the firm responsible for the soils report and the date and number of the report on plan. The NMG firm does not provide the soils report.
Submit a review letter by soils engineer (LGC Geotechnical Inc.) and incorporate any requirements and recommendations into the plans.
The soils report requires foundation excavations to be reviewed by soils engineer. Note on the foundation plan "Prior to requesting a Building Department foundation inspection, the soils engineer shall inspect and approve the foundation excavations".
Sheet SD-1. Detail 4. Specify concrete pier width for supporting 3-story exterior wall.
Footing & slab schedule. (e.g. sheet S-1.1). Remove the note “see soils report” and specify moisture barrier on plan.
PC# 101105727, Townhouses
All units. Provide design and detail for 3-story high exterior wall of the stairways. The wood stud inside the exterior wall spans 3-story high per plan. Please review. (Where platform framing does not occur, refer to whole building framing plan).
All units. Cross-reference detail 13/SD5 into the framing plan where occurs.
All buildings. Provide and cross-reference shear-transfer-around-openings detail into the applicable location on plan.
Sheet SB-2.1. End unit 3. Provide design of the post to support the 10.7 kips reaction from the garage vehicular door header, located in the common wall between unit 1 and unit 3. Specify the post and show 30” square footing on the foundation plan.
Sheet S-B1.3. Building 1. 3rd floor framing plan. Refer to calculation page L-1.16, uplift force occurs on shear wall #3.2. Provide and specify vertical tie-down on the framing plan.
Sheet SB-1.1 and SB-1.2. Clarify if type Z shear wall is used on wall A.1. It shows type Z. However, it may not require double sided type 13 walls per calculation page L-1.13. Please review.