HomeMy WebLinkAbout284524_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:
101109517-23 (exclude 101109518 as deferred submittal per plan)
PROJECT ADDRESS:
1126, 1136, 1146 E Washington Ave
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V A, SPK
OCCUPANCY CLASSIFICATION(S):
U, A-3, B, M, R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/25/2022
INITIAL REVIEW
3/7/2022
EXPIRATION
8/24/2022
RECHECKS:
1.04/29/2022
PROJECT APPLICANT CONTACT PERSON:
2.06/04/2022
Collin Tateishi
3.06/30/2022
TEL:
(949)660-7272
FAX:
VALUATION:
EMAIL:
ctateishi@related.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.Merging parcels of City’s and County’s properties to form the proposed joint property is required on this site. Recordation of the lot merger shall be completed prior to building permit issuance.All items noted on this plan check report must be addressed.CBC Sections A106.1 and A106.3.4.1, All drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.This review does not include mechanical, plumbing, fire sprinkler system, or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, fire sprinkler systems, 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 sets 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)
- 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 building permit school fee worksheet, signed by the plan check engineer, shall be required by the School District to verify the scope of work. Refer to the attached handout.
- Proof of Worker’s Compensation Insurance shall be required at the time of permit issuance
- Recordation of the lot mergerPLAN CHECK COMMENTSAll architectural sheets shall be signed, and dated by the architect in record on the architectural stamp.School fee.PC4:The area shown in the school fee sheet are correct. Except level 1 of building 1 (1136) is unable to review. Please provide complete area breakdown table of the building 1, level 1 on sheet A0.02. Refer to item #2.BUILDING AREA BREAKDOWN.PC4: Sheet A0.02:Part of the level 1 of the building 1 area breakdown table are not printed on the drawing (missing top portion). This information is needed to verify correction item 1 and item 3.Please assign occupancy to all area. Are the area not shown B occupancy? Please clarify in the table of the level 1 of building 1.Building analysis for Building 1 (1136 E Washington Ave).PC4: On the first level of the 1136 building, please update the square footage in the building analysis based on the correct building area. The square footage of the A-3 occupancy and B occupancy does not match the building data.Sheet A1.15 and A1.24. Provide roof ventilation design on plan. Roof assemblies shall be ventilated in accordance with CBC Section 1202.2or 1202.3.On all flat roof area, the exception of 1/300 does not apply. Use 1/150 to increase required net vent free area. 1202.2 Exception #2 does not apply.PC4: Please demonstrate how this type of vent could provide air flow in the flat roof area as 1” air gap is required above the insulation and to each rafter space. Demonstrate how to vent the entire flat roof area. Or design unvented roof per CBC 1202.3. Provide roof assembly detail on plan.Specify make, model, net vent free area and location on the roof plan. On the slope roof, show hi and low vents to comply with 1202.2 exception #2.PC4: The hi-low vents’ location and 40%-50% required venting area on the upper vents still does not comply with 1202.2 exception 2. Some of the roof area on both buildings have odd number of hi-low vent will not meet this requirement. Please revise.
For Type V-A/III-A Construction, show the following:
All interior partitions shall be constructed of not less than 1-hour fire-resistive construction.
PC4: sheet A4.02 through A4.04. Please update bearing wall location and provide 1-hour construction. I have identify those area. Refer to redmarks on plan on the 3rd check set, dated 5/31/2022. Please also verify with framing plan.Show number of occupants on each exit access and exit door and the capacity of the door.PC4: Sheet A0.03. The occupant load table is incomplete. Please update the drawings.Provide egress design on both courtyard A and courtyard B. Analysis the site egress system for combined occupant load from both buildings and courtyards.PC2: Sheet A1.01. The occupant load on the courtyard B shows net floor area is 5372 sf and occupant load is 359 appears incorrect. Please review occupant load calculation per 15 occupant/sf from the net floor area (gross floor area subtract landscape, play facilities and other structures). Please update the occupant load calculation on plan.CBC Section 1007.2, Continuity and components. Each required accessible means of egress shall be continuous to a public way and shall consist of one or more of the following components: Accessible Routes, Stairways, Elevators, Horizontal Exits, Ramps, or Areas of Refuge.PC4: Sheet A1.01. Between freeway and 1146 building, revise site egress plan to connect the accessible means of egress to Santa Ana Blvd.Compliance with followings in compliance with Table 716.5 CBC. Please review the followings for compliance:- Elevator to be 90-minute door and 20-minute smoke ratedPC4: Sheet A7.00. Building 2. Elevator door 205 shall be 60-minute rated.Provide enlarged floor plan to scale with dimensions and accessibility details to provide complete design of all accessible pedestrian gates.PC4: Design and detail is not provided.ACCESSIBLE SHOWER IN COMMON AREA SHEET A5.22 and A5.23Sheet A5.00. Revise detail 8 to provide complete design on plan. Shower compartments shall comply with section 11B-608 including the requirements for clearances, grabbars, seats, controls, shower spray unit and water,thresholds, shower enclosures, shower floor or groundsurface and soap dish.PC4: The following design is still NOT available on detail 8/A5.00: requirements for clearances, grabbars, seats, controls, shower spray unit and water,thresholds, shower enclosures, shower floor or groundsurface and soap dish. Grab bars shall be provided on the back wall and the side wall opposite the seat. Grab bars shall not be provided above the seat. Grab bars shall be installed 6 inches maximum from adjacent walls. (11B-608.3.2)In standard roll-in type shower compartments, the controls, faucets, and the shower spray unit shall be located on the back wall of the compartment adjacent to the seat wall 16 inches minimum and 27 inches maximum from the seat wall; and shall be located above the grab bar, but no higher than 48 inches above the shower floor. (11B-608.5.2)Note to the plan: “A shower spray unit with a hose 59 inches long minimum that can be used both as a fixed-position shower head and as a hand-held shower shall be provided.The shower spray unit shall have an on/off control with a non-positive shut-off. If an adjustable-height shower head on a vertical bar is used, the bar shall be installed so as not to obstruct the use of grab bars. Shower spray units shall deliver water that is 120°F (49°C) maximum.” (11B-608.6)Note to the plan: “Floor or ground surfaces of showers shall comply with Section 11B-302.1 and shall be sloped 1:48 maximum in any direction. Where drains are provided, grate openings shall be 1/4 inch maximum and flush with the floor surface.” (11B-608.9)Note to the plan: A seat in a standard roll-in shower compartment shall be a folding type, shall be installed on the side wall adjacent to the controls, and shall extend from the back wall to a point within 3 inches of the compartment entry. The top of the seat shall be 17 inches minimum and 19 inches maximum above the bathroom finish floor. When folded, the seat shall extend 6 inches maximum from the mounting wall. Seats shall comply with Section 11B-610.3.1 or 11B-610.3.2. (11B-610.3)Note to the plan: “Allowable stresses shall not be exceeded for materials used when a vertical or horizontal force of 250 pounds is applied at any point on the seat, fastener, mounting device, or supporting structure.” (11B-610.4)ENERGY-Building envelopePlease have energy consultant review this comment and review energy design.Revise energy design for 1146 building to have correct number of dwelling unit B (2 units) and unit C (5 units). The submitted design shows 1 unit B and 7 unit C is in correct. Please coordinate with energy consultant to revise design and print sheet A0.30 through A0.37 legible to read with higher resolutions. (The energy calculation was not updated)For both buildings, the entire roof are modeled as cathedral ceiling with no attic space. This does not match architectural design. In some area of the buildings, there are attic space with sloped tile roof. Please response and clarify in energy design on both buildings.Building 1136, page 24. The architect who is responsible for building design shall complete and sign the energy NRCC form under Responsible Envelope Designer. Sheet A0.39. The architect in record, Richard R. Aiken shall complete the form.Cool roof is required on both buildings. Provide CRRC number for roof covering with minimum reflectance: 0.6 and emittance: 0.9.Provide CRRC number for the S tile roof in the note #126. However, the energy calculation may be updated per item #12. Please verify the updated energy design to provide roof covering to meet cool roof requirements.The CRRC # 0676-0001 shows aged emittance=0.83 which does NOT meet 0.9 required by energy calculation per submitted energy calculation. However, the energy calculation may be updated per item #12. Please verify the updated energy design to provide roof covering to meet cool roof requirements. Please revise the architectural roof plan.END OF COMMENTS