HomeMy WebLinkAbout306481_2_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:
101116414 - 101116464
PROJECT ADDRESS:
581 S. Lyon St – 707 S. Lyon St.
PLAN CHECK ENGINEER:
Anson So & Jonathan LoTEL:714
647-5830
EMAIL:
aso@santa-ana.org
jlo@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK HT Increase
OCCUPANCY CLASSIFICATION(S):
U, R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
9/28/2023
INITIAL REVIEW
9/28/2023
EXPIRATION
3/26/2024
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Henry Winterhalter
3.
TEL:
(949)444-9526
FAX:
VALUATION: $152,781.00
EMAIL:
hwinterhalter@tollbrothers.com
FLOOD ZONE: X-0602320276J
APPLICABLE CODE: 2022 CALIFORNIA BUILDING CODE (CBC) WITH
CITY OF SANTA ANA AMENDMENTSAll 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 two corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5830 for an appointment.
GENERAL REQUIREMENTS
Clearances - Obtain any applicable approval from the following agencies prior to permit issuance:
Planning Division – The plans approved by the Building Division must include the Planning approval stamp. Building staff will notify the Planning Division for approval. For approval status, contact the Planning Division at (714) 647-5804 or visit the Planning Division counters.
Public Works Agency (PWA) – Obtain PWA clearance if any of the following applies: project valuation exceeds $30,000, project has added plumbing fixtures, added bedrooms, or project exceeds 500 square foot in new construction (not renovation). After the Building Division approves your project, visit the Building Division counters and request a copy of the approved plan. Bring the approved plan to the PWA counters for approval. After PWA approves your project, return the approved plan to the Building Division counters.
Police Department (PD) – The plans approved by the Building Division must include the PD approval stamp. After the Building Division approves your project, Building staff will notify PD for approval. For approval status, contact the PD at (714) 647-5840 or email PolicePlanCheck@santa-ana.org.
Orange County Fire Authority (OCFA) - Submit plans to OCFA immediately if you answer “Yes” to any part of questions 1 through 10 on the plan submittal criteria. Bring an OCFA approved plan to the Building Division counters for permit issuance. Contact OCFA for approval status.
School District – After the Building Division approves your project, Building staff will send a School Fee Form to your school district if school fee applies to your project. Applicant shall pay the school fee and bring the signed Certificate of Compliance form to the Building Division counters for permit issuance.
Cal/OSHA – Check the Cal/OSHA permit requirements here.
Plan Check Expiration – This plan check will expire after 180 days from the submittal date unless the applicant request for an extension. The extension request must be in writing and demonstrate a justifiable cause. The Building Official is authorize to grant a one-time extension of additional 180 days. If the extension request is approved, all plan checks will expire after 360 days from the submittal date. No further extension will be granted after 360 days from the submittal date.
MEP Reviews – This review does not include Mechanical, Electrical, and Plumbing (MEP).
Additional plan check fee will be required after the third review on hourly basis.
INSTRUCTIONS:
Plan Check Comments Instructions - Review all corrections and provide a written response.
Redline Pickups Instructions - The drawings markups (Redlines) are available to pick up at the Building Division counters by walk-ins. Appointments are not required. Our business hour is Monday through Thursday and alternative Fridays from 8:00 am to 3:00 pm. See the Holiday and Closed Friday Schedule before you plan your visit.
There are no redlines on the plans. All review comments are covered in this report.
Resubmittal Instructions – Provide a written response to the Plan Check Comments. Provide two copies of the latest construction document (drawings, calculations, and others related document). Provide one additional copy of drawings for new constructions or additions. Resubmit all construction document with one of the three options below:
Resubmittal Bin:Complete the Plan Check Re-Submittal Form along with the resubmittal. The resubmittal bin is available at the City Hall Ross Annex lobby, Monday through Thursday and alternating Fridays from 8:00 am – 4:00pm. See the Holiday and Closed Friday Schedule before you plan your visit.
Walk-ins: Daily walk-ins are available for resubmittals at first come first serve basis. Please note all scheduled appointments will be served first prior to any walk-ins.
Appointment: Call the Building division at 714-647-5800 to schedule a resubmittal appointment, or contact your assigned permit counter staff for your specific project.
PLAN REVIEW COMMENTS:
Sheet A0.01
There are two plan reviewers on this project. Anson So reviewed the architectural drawings and Jonathan Lo reviewed the structural drawings. Refer to page one for contact information.
Provide the following note under Deferred Submittals: “Fire sprinkler drawings shall be submitted and approved by the Orange County Fire Authority (OCFA) prior to the final of the building permit.”
Under Project Scope, a note indicates that there are 4-unit types. However, only 3-unit types are shown.
Under Sheet Index, sheet A0.03 is missing.
For permitting purpose, each unit has its own address. Provide an addressing plan for each unit. For example, create an addressing plan similar to the architectural site plan on sheet A1-10 and label the address on each unit.
Sheet A0-02
Under the Allowable Building Area Analysis Tables - on the last column of the table, revise the allowable number of stories to “2” for the private garages, U occupancy.
Please attach the following handouts onto the plan: “BLD-19” and “BLD-20”.
Determine the total floor area of “Assessable Area” per the definition in handout BLD-20.
1st PC Comment: Please complete Part 1 of the attached School Fee Worksheet.
2nd PC Comment: School Fee Worksheet no found. This item remains outstanding.
Sheet A0-03
On detail 1, verify the overall egress travel distance. (49.67+32.58+8.33=92.58≠102.2)
Sheet A1-10
Show properly lines clearly at the site. It appears the line types are overlapped with other lines.
1st PC Comment: Per Site plan keynote #1, accessible path of travel is referenced to the civil drawings. The architect of record shall indicate all accessible routes on the architectural site plans. Use dashed lines or dotted lines to indicate that accessible routes are provided for the following:
From the public right-of-way to the entrance door of the accessible units
From the entrance door of the accessible units to the mail box
From the entrance door of the accessible units to the trash enclosure
From accessible parking space to the entrance door of the accessible units.
2nd PC Comment: An accessible path of travel legend and dashed lines are shown representing accessible path of travels. Please provide notes and specifications for the accessible route (accessible path of travel) as required per 2022 CBC Section 11B-206 and 11B-402. Provide note #31 through #40 next page.
In general, Civil drawings are helpful for checking elevations differential, maximum and minimum slopes along accessible routes. However, some referenced standards were not provided on the referenced sheets. For example, Civil drawing sheet 4 of 16: Grading construction note #10 references a detectable-warning surface detail per Cal-Trans standard number: RSP A88A.
In City of Santa Ana, the Public Works Agency reviews and approves Civil grading plans; The Building Division reviews and approves architectural plans. Disable Access is regulated in the California Building Code, and the Building Division is the Authority-Having-Jurisdiction (AHJ) reviewing and approving those designs. Building Division requires accessibility details to be shown on the architectural sheets because we do not approve Civil grading plans and ‘For Reference Only’ sheets.
City of Santa Ana – Building Division had worked with KTGY design firm and Toll Brothers in recent past (Central Pointe, 4th & Mortimer, and Rafferty). Accessibility design details, notes, and specifications were on the architectural sheets. This project should not be different from previous ones.
Provide the following site details on the architectural plan:
Detectable Warning Surface per CBC Section 11B-705.1.1. (Reference: Precise Grading Plan, sheet 4 – Grading Construction Note #10)
Curb Ramp per CBC Section 11B-406. (Reference: Precise Grading Plan, sheet 4 – Grading Construction Note #15)
Walking Surface per CBC Section 11B-403. (Reference: Precise Grading Plan, sheet 4 – Grading Construction Note #8)
Accessible Parking per CBC Section 11B-502. (Reference: Precise Grading Plan, sheet 4 – Grading Construction Note #12)
Accessible Aisle, Marking per CBC Section 11B-502.3.3 (Reference: Precise Grading Plan, sheet 7 – Grading Construction Note #12)
Provide Civil drawings for accessible route review. Note on the civil drawings: “For Reference Only.”
1st PC Comment: An accessible parking space is shown at private drive “A”. Provide and reference accessible parking space details. Standards and details shall conform with 2022 California Building Code.
2nd PC Comment: See Comment #12
Sheet A1-23
On Building 2, Allowable Openings Calc. 1, the first floor is missing on the table.
Sheet A1-27
On Building 6, Allowable Openings Calc. 3, the first floor is missing on the table.
On Building 5, Allowable Openings Calc. 1 and Calc. 2, the first floor is missing on the table.
Sheet A2-A11
Composite Note #21: Revise the dimension to “72” inches above the drain inlet.
Residential Accessibility
See item #7 under Multistory Dwellings with No Elevator.
See item #1, #2, #5 and #10. On item #5, the word facilities include but not limited to trash enclosures and mailboxes.
See item #20, 21, 22, 23, 26, 27, 28, 29, and 30 for accessible parking requirements.Additional 2nd PC Review Comments:Please correct the addressing on the title sheet only. The addresses on this project ranges from 571 S. Lyon Street to 707 S. Lyon Street. Sheet A2-C11: Provide a one-hour fired rated partition between Plan 1-Alt and Plan 2-Alt on the first floor. (CBC 708.1)Sheet A2-C11: Provide a one-hour fired rated partition between Plan 1-Alt End-R and Plan 2-Alt End-R on the first floor. (CBC 708.1)Sheet A2-D11: Provide a one-hour fired rated partition between Plan 1 and Plan 2 on the first floor. (CBC 708.1)Sheet A2-E11: Provide a one-hour fired rated partition between Plan 1 and Plan 2 on the first floor. (CBC 708.1)Sheet A2-F11: Provide a one-hour fired rated partition between Plan 1-END and Plan 2-END on the first floor. (CBC 708.1)[The End of Architectural Review Comments. See Structural Review Comments Next Page.]
STRUCTURAL
DOCUMENTS
The following provided documents shall be reviewed and stamped by the EOR prior to City review. Additional comments may occur.
Deferred Post-Tension
Calculations
Drawings
Deferred Truss
Calculations
Drawings
Have the consulting geotechnical engineer review and approve the foundation plans and details. Geotechnical stamp and signature shall be provided on reviewed sheets. (1803)
Geotechnical soil report shall be updated to current 2022 CBC.
PC #2: Supplemental Geotechnical report has not been provided. Report shall be provided for review prior to approval.
Indicate on the plans the design dead and live load for which the trusses are to be designed.
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):
- All plumbing walls are to be framed with a minimum of 6" studs.
- Double walls used as plumbing walls are to be a minimum of 8" wide and no "flat" studs permitted.
Staggered studs are acceptable.
- Permissible notching and boring of joists are to be shown on the plans and shall not exceed CBC
Section 2308.10.4.2 allowances.
- 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. (2308.9.10 and 2308.9.11)
- Header and trimmer details for doors and windows are to be shown with full length trimmers,
specifying the size of the header and trimmer. (2308.10.4.3)
- All framed buildings which are required to be designed by an engineer or architect must be signed
prior to submission into plan check
- All stud bearing walls are required to comply with the minimum requirements for load bearing walls.
Show location(s) and provide typical construction details. (2308.9)
- Other methods may be used provided a satisfactory engineering and/or architectural design is
submitted.
DRAWINGS
* Drawing comments shall apply to all Plan Types unless specifically noted. Graphical revisions shall be applied to all Plan Types as needed.
All sheets shall be signed by EOR prior to final approval.
Soil reports dated 6-20-2023 and 5-23-2023 have not been provided for review. Please provide. Additional comments may occur.
PC #2: Soil reports have not been provided. Please coordinate with owner to have reports provided prior to approval.
Provide deferred item list to include trusses and PT slab on cover page.
Coordinate holdown detail 61/SD4 requirements with PT slab set detail 3/PTD at slab step locations and ensure adequate foundation depth as needed.
Provide concrete landing details and reference on plan.
PC #2: No response has been provided by PT Engineer. Please coordinate and provide detailing and landing information in drawings.
Verify interior bearing wall hatch is not to occur anywhere on plans. There looks to be occurance of interior bear walls (e.g. Garage wall).
Provide calculations justifying floor framing types and options specified on plans.
PC #2: Calculations not found as noted in response, please verify where calculations are provided for typical floor joists.
Fix cut-off note found along Grid 7-4 on sheet S-2.1.
Provide elevation change/step dimension at balcony deck.
Provide plan specifying where horizontal deck types occur. It is unclear where deck sheathing is to occur.
Provide drag along south side of Shearwall line 6-4 or justify discontinuous wall drag along stair length.
Verify line hatch found along roof. If this is intended to identify the ridge, please label it as such.
Provide framing around attic openings between trusses.
Verify detail reference 5/SD1 on right end of beam 34X, detail references drag connection, verify if drag occurs along interior wall.
Verify if holdowns are required at specified locations on plans. It is unclear if shearwall post from 3rd Floor is continuous to slab. (e.g. Sheet S-5A.0)
Provide TJI calculation including drag loading for TJI’s shown above shearwalls in Plan 3.
PC #2: Please provide calculation for drag joist justifying axial load with drag force with included noted Bulletin.
It is unclear intent of diaphragm/lateral continuity between Plans. Strap along Plans 1 and 3 (Grid 4-3/3-5A) ties shearwall along entire line, however, with diaphragm is discontinuous. Provide detail for strap between plans.
For interior shearwalls not tying to adjacent floor, (Grid 6-1), justify any deflection is adequately considered for gap between floors. If diaphragm is intended to be continuous interior shearwall loading shall be considered in adjacent diaphragm.
Provide framing sizes for framing shown around attic opening on Plan 2 of sheet S-5A.3.
Verify holdown HDU5 specified along right side of Plan 1 End with calculations. Calculations specify HDU8 along line.
Justify HU616 specified at Beam 22 for supporting Beam 21 cantilever reaction.
Fix cut-off note found along Grid 11-1E on sheet S-5C.2.
Detail 3/SD1 – Verify note referenceing detail 23/SD1. Detail 23/SD1 is not found.
Detail 111/SD5 – Provide equipment anchorage information at base isolators.
PC #2: Anchorage between spring isolator and roof platform not provided in detail. Please coordinate with architectural and spring isolator manufacturer in regards to anchorage.
Detail 116/SD6 – Provide calculation for guardrail design. If deferred, add to Deferred Item List and provide shop drawings for City review.
Detail 118/SD6 – Verify steel guardrail note found in detail.
Detail 118/SD6 – Provide mounting angle connection to anchor plate.
Detail 118/SD6 – Provide spacing of plate supports to achieved 300lbs maximum loading noted.
PT Drawing Set
Where elevation change is noted, verify where elevation change dimension is provided. Architectural set references civil drawings. Ensure foundation depth adequate for holdown specified by EOR.
Provide location of thickened slab for any eccentric placement from post above and verify/justify any uplift loads to be resisted by tendons. Typ all sim locations.
Coordinate spacing and number of tendons with calculations at 2-Plex longitudinal tendons. Spacing does not meet spacing used in design.
Provide 4x5 footing type specified on between Plan 3 and 4 in Ftg schedule, thickness and rebar is unclear.
Verify continuous wall foundation adequate for shearwall uplift forces.
CALCULATIONS
Provide calculations and details to show that collector elements, splices, and connections to resisting elements have the strength to resist the combined loads resulting from the load combinations with over-strength factor per ASCE 7-16 Section 12.10.2.1.
At diaphragm discontinuities, such as openings and reentrant corners, the design should show that the dissipation or transfer of edge (chord) forces combined with other forces in the diaphragm is within shear and tension capacity of the diaphragm. (Section 12.10.1 of ASCE 7)
Additional Comments:
1. Please coordinate with Architectural comments for addressing.
[End of Structural Comments]