HomeMy WebLinkAbout296017_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:
101113076 – 101113099, 101113100 – 101113102. 101113068 - 101113075
PROJECT ADDRESS:
1812 E First St Unit# 200
PLAN CHECK ENGINEER:
Ahangian, KathyTEL:714
647-5812
EMAIL:
Kahangian@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V A
OCCUPANCY CLASSIFICATION(S):
R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
12/20/2022
INITIAL REVIEW
2/24/2023
EXPIRATION
6/18/2023
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Angela Meyer
3.
TEL:
(949)377-4791
FAX:
VALUATION: $284,502.00
EMAIL:
angela@brandywine-homes.com
FLOOD ZONE: X-0602320277J
Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2019California Residential Code (CRC); 2019 California Building Code (CBC); CMC = 2019California Mechanical Code; CPC = 2019 California Plumbing Code; CEC = 2019 California Electrical Code; T = Table; ICC = International Code Council.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) 647-5812 for an appointment.The drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2019 California Building Standards Code with local amendments and to clearly indicate the scope of work under this building permit application. There may be additional requirements when complete construction drawings and supporting data is submitted for Building Safety Division review.
Please see corrections on submitted plans. Red marked set must be returned with revised plans. Plans resubmitted without the red markup set may result in delayed review time and additional plancheck fees.
All drawings and supporting documents shall be prepared, stamped, and signed by a California licensed architect or registered professional engineer. (CBC 107.1 and 107.3.4.1).
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.
- 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).
Please verify if any public money used in this project ( Please verify type of the fund )In addition to other fees, a "Park Acquisition and Development Fee" in the amount shownbelow
shall be required pursuant to a resolution of the City Council for the Recreation andCommunity
Services Agency; net addition of 3 bedroom(s).For each unit.Amount of $6,640.00; net addition of 3 bedroomsIndicate detail and section references as to their appropriate location on the plan view.
Specify finish floor elevation of first floor. (CBC 107.2.5)
State Division of Occupational Safety Permit required.(Cal/OSHA) (939-0145).
-Construction of trenches or excavations, which are five feet or deeper and into which a person is required to descend.
-The construction or demolition of any building, structure, false-work, or scaffolding more than three stories high or the equivalent height.
Provide pedestrian protection in accordance with CBC Section 3301.1. 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. (CBC 107.1 and 107.3.4.1)
On site plan show all the sidewalks and public sidewalks.
Provide fire separation distance to all property lines and the centerline of the street and alley.
Provide assumed property line between the buildings.
On building 2, provide line of each unit.
Please verify if Building number 3 has occupancy of R2 or R3.
For the area tabulation, please clarify 27000 sf, provided in the calculation on allowable building area on sheet A021. Please see table 506.2 and revise the area accordingly.
Gross building analysis on sheet A021, does not comply with table 506.2.
Identify all the items on the site plan.
Projections, eave, overhang that extending beyond the exterior wall and within fire separation distance, shall be 1 hr fire resistance.
Is there any canopy for building one and two, if there are please show on the elevation and provide detail how it is attached to the structure.
Show maximum unprotected openings for all buildings that are allowed per table 705.8.
List all deferred submittals on cover sheet. Please see redmarks.
Provide address for all the buildings and unit numbers with the permit number on the site plan.
Provide and show on the plans, house street number visible and legible from street. (Minimum 4”High x 1” Wide)
Provide the following on the site plan: ( Referenced sheet A100)
-Enlarge site plan to show site accessibility, to include dimension, slope, curb ramps… per chapter 11A.
-Show each exit door for units to public way/ sidewalk.
- show slope and cross slope and dimension to the public way.
Indicate and dimension all "assumed" property lines between buildings.
Provide building setbacks to finish of exterior walls to all property lines.
Provide existing and proposed contours/spot elevations to indicate general site slope and drainage pattern. (CBC 107)
Provide outline of the 2nd floor over first floor for all plans.Provide window and door schedule. Callout sizes and types of openings. Show style of all windows.Basements, habitable attics, and every sleeping room in dwelling units must have a window or exterior door for an emergency exit, sill height not more than 44 inches above the floor, 5.7 square feet of openable area, 24 inches clear opening height, 20 inches clear opening width and shall open directly into a public street, alley, yard, or exit court. Windows ______ do not comply.
CAUTION: Using minimum clear openable height with the clear openable width will yield only 3.3 square feet and not the minimum 5.7 square feet required. Be especially careful with double-hung windows. Provide guard for all roof area and balconies with detail and dimension.Show 30-inch clear width for water closet compartments and 24-inch clearance in front of a water closet. ( For plan 4B,2B,2A,1)Shower compartments and walls above bathtubs with shower heads installed shall be finished with a smooth, nonabsorbent surface to a height of not less than 72” above the floor. (CRC R307.2)Bathrooms, laundry rooms, water closet compartments and similar rooms shall be mechanically ventilated in accordance with the CMC.Every residence and dwelling unit shall have at least one continuous and unobstructed path of vertical and horizontal egress travel from all portions of the building without requiring travel through a garage to the public way.For building with one exit show compliance with table 1006.2.1. provide travel distance for each planRevise plans to indicate that a landing, with a width not less than the width of door and length in the direction of travel of not less than 36 inches, will be provided on each side of doors. The elevation of landing shall not exceed 1 ½ inch difference than the threshold of the doorway (7 3/4 inch if door does not swing over the landing or steps) in each direction. Private garage shall be separated from the residence and its attic by a minimum ½ -in gypsum board applied to the garage side. Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than a 5/8-in type X gypsum board. Provide the minimum 1-3/8 inch solid-core wood door, a solid or honeycomb core steel door not less than 1-3/8 inch thick, or a 20-minute fire rated door between the garage and residence unless both are protected by an automatic residential fire sprinkler system. Doors between the garage and private residence shall be self-closing and self-latching.Stairways within dwelling units and exterior stairways serving a dwelling unit shall have an illumination level of not less than 1 foot-candle measured at the center of the treads and landings. Handrails shall not project more than 4.5” on either side of the stairway and the minimum clear width of the stairway at and below the handrail height shall be 31.5” and 27” when installed on one side and both sides, respectively. (show for detail 8 / AD841) Dimension landings at top and bottom of stairs measured in the direction of travel not less than the stair width. (Provide for all plans and all levels).Provide detail of roof construction assembly and ICC report.Provide minimum 2% slope at flat roof and deck.Provide details of roof drain and overflow. Overflow drains shall have separate independent piping and have an inlet flow line locate 2” above the low point of the roof. Overflow scuppers shall have an area 3 times the roof drain, a minimum opening height of 4”, and have an inlet flow line located 2” above the low point of the roof. Fireblocking is required in concealed spaces 10’ o.c. horizontal, vertically at the ceiling and floor levels, connections between horizontal and vertical spaces, concealed spaces between stair and landing, openings around vents, pipes, ducts, cables, wires, chimneys and fireplaces. Provide draft stop for all the concealed area. Please see sheet AD811.Provide fire- resistance rating required for building elements per table 601, for type VA building and refer to the applicable location on the drawings, to include primary structural frame, interior bearing wall,….. Please callout all the fire resistance details on the appropriate location.Please identify all the interior bearing walls from structural drawings on the architectural drawings and provide 1-Hr fire rated detail for type VA building. Provide detail how required fire resistive integrity will be maintained where a penetration will made for attachment of structural members to the fire rated walls , including detail 6/ AD841. Detail 9/AD812, provide detail per section 705.11(5.2) Provide positive attachment detailing for soffits and furred out walls, including number and type of fasteners.
The City has encountered a large number of inspection problems arising from a lack of specific framing details. The following listed items are required to be shown on the plans (CBC 107.1):
- Permissible notching and boring of joists are to be shown on the plans.
- Notching of exterior and bearing/nonbearing walls shall not exceed 25%/40% respectively. Bored
holes in bearing/nonbearing walls shall not exceed 40%/60% respectively. In no case shall the
edge of the bored hole be nearer than 5/8 inch to the edge of the stud.
- Header and trimmer details for doors and windows are to be shown with full length trimmers,
specifying the size of the header and trimmer.
The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans. ( Provide 2 copies for each building )
- Signed Energy Efficiency Documents must be printed on the plans.
- Also, submit 2 copies of signed Energy Efficiency calculations. ( For each building)
- 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.
Show Radiant Barrier, Cool Roofing, Duct Ceiling as required by the 2019.The Mandatory Measures Checklist (MF-1R) form, showing compliance with 2019 CESC and to be incorporated into the plans. Indicate all compliance measures from the energy compliance documentation on the plans. (i.e., Insulation for sections, U-factors SHGC). Revise door and window schedule or floor plans to show compliance. Revise framing plans to indicate insulation for walls R= , ceiling R= , and raise floor R= climate 8. Per energy calculation.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.Because of special conditions, the City is requiring the construction documents to be prepared by a licensed design professional. CGBC 102.1The construction documents shall provide sufficient clarify to indicate the location, nature, and scope of the proposed green building features. CGBC 102.2Plans shall indicate method of verification of compliance with all CALGreen requirements. Third party or other methods shall demonstrate satisfactory conformance with mandatory measures. Include City's Mandatory Measures Checklist copies onto plans.Surface drainage. Submit surface drainage plans to indicate how surface water shall not enter buildings. Examples of methods to manage surface water include: 1. Swales; 2. Water collection; 3. French Drains; 4. Water retention gardens; 5. Other water measures which keep surface water away from buildings and aid in groundwater recharge. CGBC 4106.3Submit 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. (This requirement does not apply to detached single-family dwellings.)Note on plans that a townhouse common wall cavity shall not contain plumbing or mechanical equipment, ducts, and vents. ( Show on the coversheet)Townhouse parapets shall be constructed on exterior walls and common walls in accordance with CRC R302.2.3. (CRC R302.2.2) Show exhaust hood and exhaust vent above cooking appliances at the kitchen. (CMC 504.2) Please fillout attached Cal-Green checklist and certificate and copy it on the drawings. AccessibilityDisabled access compliance must show on the site plan.Provide accessible routes to all the live works per section 11B- 402., 403.( Please provide dimension and detail)The floor or landing at each side of an exit door shall be level and having a length in the direction of the door swing of at least 60” and the length opposite the direction of door swing of 48” as measured at right angles to the plane of the door in the closed position. CBC Section 11B-404.2.4.4CBC Sections 11B-303. Regardless of the occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall be not more than ½” lower than the threshold of the doorway. Change in level between ¼” and ½” shall be beveled with a slope no greater than 1:2. Change in level greater than ½” shall be accomplished by means of a ramp. Provide detailed sections and plan views showing compliance at all doorways requiring accessibilityCBC Section 11B-404.2.7, Hand-activated door opening hardware shall be centered between 30” and 44” above the floor. Latching and locking doors that are hand activated and which are in a path of travel shall be operable with a single effort by lever-type hardware, by panic bars, push-pull activating bars, or other hardware designed to provide passage without requiring the ability to grasp the opening hardware. Locked exit doors shall operate as above in egress direction.CBC Section 11B-404.2.9, Note on the drawings: “Maximum effort to operate doors shall not exceed 5 pounds for exterior doors and interior doors, such pull or push effort being applied at right angles to hinged doors and at the center place of sliding or folding doors. Compensating devices or automatic door operators may be utilized to meet the above standards. When fire doors are required, the maximum effort to operate the door may be increased to the minimum allowable by the appropriate administrative authority, not to exceed 15 pounds.Provide dimension and location of all electrical receptacle, switch and control heights on the drawings for all live works first floor per section 11B-308.Provide complete dimensioned floor plan, elevation and section of the bathroom insure wheel chair complying with 11B-603 and 11B-604. (For all work areas)Provide minimum 60” clearance from the toilet wall to the sink.For the Bathtub and shower show compliance with Section 11B-607. Provide clear floor area for the bathtub. For the first floor. Provide complete grab bar details on the drawings to comply with CBC 11B-604.5, including structural strength to support 250 pound point load.Provide minimum 12” and 18” clearance to the strike edge of all the bathroom doors on the first floor.Provide 60” landing at the adaptable units interior garage doors.Provide accessible route from the garage to the unit for adaptable units. Green Building CodePlease fillout attached Cal Green residential checklist and certificate, and copy it on the drawings.For each dwelling unit install a listed raceway to accommodate a dedicated 208/240-volt branch circuit in the garage. Please show compliance with section 4.106.4.1. Please note on the coversheet” Photovoltaic system to be provided per title 24, under separate permit and installed prior to final inspection” please note capacity for each building per energy calculation. Section 4.410.2. Provide recycling by occupants, where 5 or more multifamily dwelling units are constructed.Section 5.106.4.1.1.Provide short-term bicycle parking within 200 feet of visitors entrance , with a minimum of one two –bike capacity rack. Structural
General Comments applicable to all buildings/ drawings
Structural drawings submitted are incomplete, missing drawings/details from Post-Tension, further review is required
Typical to all drawings, EOR to provide/show drag connection detail(s) at the end of shear wall(s) to all line of lateral resistant elements.
Typical to all drawings, EOR to provide/identify correct drag connection details. Many locations were identify insufficient connection (less than per structural calculation required) or identify on the incorrected location, i.e. away from the end of shear walls
Revise and provide sequential grid line. Typical to all buildings. Revise calculation design callout to match drawing grid. There are missing calculation for the shear wall(s) design
Further review is required due to missing of lateral analysis design from high roof of the shear wall, i.e. holdown reactions will be impacted at the first level. Please provide design and provide holdown devices at the high roof level, typical to all buildings
Sheet SN1:
List all deferred approval items
Sheet S-1
Delete sheets S-1 to S-6 or show all information. All information are repeated or shown lesser information in sheet S-1 to S-1.5B, which will lead to confusion. Sheets S-1 to Sheet S-6 are not review
Sheet S-1.1
Submit a review letter by the soil engineer indicate that all foundation/specifications have been implemented as per soil report
Top of slab load shall include point loads/reaction due to lateral loading for post-tension slab design, typical
EOR to include drawings and detail of post-tension design for review.
EOR to coordinate details such as holdown location, holdown embedment with Post-Tension slab thickness and P.T. tendon profile. Provide plans and details for review
Sheet S-1.2
Provide structural detail at party wall between Plan 4B-R and Plan 4B, show how shear walls above is being supported by one GLB.
Sheet S-1.4
Provide structural calculation justify column below discontinue shear wall reaction with overstrength factor at grid line 1 per ASCE 12.3.3.
Sheet S-1.5
Provide lateral analysis calculation shear wall in both directions at high roof and justify how shear transfer to roof level below, including overstrength factors, typical to all high roof areas
Provide detail at re-entrance corner at grid line 1/B, 4/B, 4/B (total of 5 locations)
Sheet 2.1
See comments on S1.1
Sheet S2.2
Provide detail of how shear transfer with 2 shear walls above supported by one GLB beam at grid line D/9
Sheet S2.3
Shear walls at grid line A/9 should provide strap around opening? Or provide holdown at each end of individual shear wall with consideration of height to width ratio reduction
Sheet S2.4
Typical to all shear walls from High Roof discontinuous, provide design including overstrength factor per ASCE 12.3.3
EOR to verify detail 12/SD3 validity from high roof level, should it be 10/SD2?
Sheet S2.5
Provide lateral analysis calculation for all high roof and justify how shear transfer to roof level below, including overstrength where discontinuity occur. Indicate drag connection Further review is required
Sheet S3.2
See comments on S1.1
Verify drag detail location & capacity vs calculation. Should the drag detail be referenced at the end of the shear wall? EOR to verify all locations
Sheet SN3
Detail 9:
Reference this detail on plan where occur
EOR to address how to resolve the moment that was developed by the offset. The calculation shall be verify at the worst case location
Detail 10: provide minimum edge distance of the drilled hole to concrete edge
Sheet SD1
Detail 8: use minimum 2 top and 2 bottom #5 rebar in lieu of #4 bar for footing
Sheet SD2
Detail 4
Note 1: provide size of the 4x drag member
Note 5, justify that 2x flat is able to resist the maximum drag force per calculation
Calculation:
Calculation 1L_1_FL: provide sample calculation show all resistant loads which yield result tension and compression load as indicated on calculation. Also provide calculation show reverse lateral action. Holdown shown on the plan should be callout for the worse reaction due to seismic reverse action
Calculation 1L_1_FL: verify STHD capacity with demand,. Simpson catalog STHD10 @ 8” wall, Tension allow = 2940# for cracked concrete at corner wall. Calculation yield T = 3176 > T allow. No Good
Red marked comment set is available to pick-up at the City Hall.
End of structural comments