Multi-Family Plan Review

COUNTY OF LOS ANGELES

DEPARTMENT OF PUBLIC WORKS BUILDING AND SAFETY DIVISION

MULTI-FAMILY

PLAN REVIEW LIST

GENERAL PROJECT INFORMATION

PLAN CHECK NO. JOB ADDRESS OWNER ARCHITECT ENGINEER APPLICANT

ADDRESS

PROJECT INFORMATION

USE ZONE

CLIMATE ZONE

BUILDING ELEMENT

SQ. FT.

DISTRICT NO CITY

CITY

INITIAL VALUATION

ZIP

TELEPHONE (

)

TELEPHONE (

)

TELEPHONE (

)

TELEPHONE (

)

ZIP

VHFHSZ: YES

NO. OF STORIES

CONSTR. TYPE

NO FLOOD ZONE:

OCC. GROUP

$ / SQ. FT.

YES NO $ VALUE

FIRE SPRINKLER AND CONSTRUCTION INFORMATION

SPRINKLER USED FOR HEIGHT INCREASE? SPRINKLER USED IN LIEU OF ONE-HOUR CONSTRUCTION? SPRINKLER USED FOR AREA INCREASE? BUILDING FRONTAGE USED FOR AREA INCREASE?

New Valuation:

YES

NO

YES

NO

YES

NO

YES

NO

PLAN CHECK ENGINEER AND CORRECTION INFROMATION

REVIEWED BY RECHECKED BY RECHECKED BY APPROVED BY

DATE DATE DATE DATE

TELEPHONE TELEPHONE TELEPHONE TELEPHONE

Your application for a permit, together with plans and specifications, has been examined and you are advised that the issuance of a permit is withheld for the reasons hereinafter set forth. The approval of plans and specifications does not permit the violation of any section of the Building Code, or other local ordinance or state law.

NOTE: Numbers in the parenthesis ( ) refer to sections of the 2008 edition of the Los Angeles County Building Code, Table (T), Plumbing Code (PC), Mechanical Code (MC), Electrical Code (EC), Fire Code (FC), Building Code Manual (BCM), 2005 National Design Specifications (NDS), 2005 Minimum Design Loads for Buildings and Other Structures including Supplement No. 1 (ASCE7).

INSTRUCTIONS

? Corrections with circled item numbers apply to this plan check.

? In the left-hand margin of the circled corrections, please indicate the sheet number and detail or note number on the plans where the corrections are made. Resubmit marked original plans and two corrected sets of plans, calculations and this plan review list.

? Incomplete, unclear, or faded drawings or calculations will not be accepted.

? The plan check engineer will be available for conference and telephone calls between the hours of _______and ______on the following days: _____________________________. Appointments are recommended.

? Incorporate all comments as marked on checked set of plans and calculations and these correction sheets.

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GENERAL REQUIREMENTS

APPLICATION AND PERMIT

1. Application will expire on _____/_____/_____. Permit needs to be obtained prior to expiration date. (106.4.1.1)

2. Valuation is low. It should be $____________. Correct the application and pay a supplemental plan check fee of $___________ at the time of re-submittal. (107.2)

3. A separate application and permit(s) is/are required

for:

(106.1)

a. Demolition work

b. Retaining walls greater than four 4 feet in height measured from the bottom of the footing to the top of the wall OR supporting a surcharge.

c. Each separate structure

d. Fences greater than six (6) feet high

e. Swimming Pool(s)

f. Signs

g. Fire sprinkler system

h. Bridge

i. Electrical work

j. Mechanical work

k. Plumbing work

l. Storage Racks

m. Mechanical Hood n. ______________________________________

4. Comply with protection of adjoining property by providing a written notice to the owners of adjoining buildings advising them that an excavation deeper than the foundation of the adjoining building and located less than excavation depth to the property line is to be made and that the adjoining buildings should be protected. Said notification shall be delivered not less than 10 days prior to the scheduled starting date of the excavations. (California Civil Code, Section 832)

5. The permit application must be signed by the property owner, or licensed contractor, or authorized agent at the time the permit is to be issued:

a. For owner-builder permits: Owners' signature must be verified by notarization or personal identification.

b. For contractor building permits: Prior to the issuance of a building permit, the contractor shall have the following:

i. A certificate of workers Compensation Insurance made out to the Contractors State License Board.

ii. Notarized letter of authorization for agents.

iii. Copy of Contractors State License or pocket ID.

6. At final submittal, two complete sets of plans are required and one additional architectural set that includes: a) a site plan, b) dimensioned floor plans, and c) elevations. The final three sets of plans shall be wet stamped and signed by the California registered architect or engineer when required.

REFERRALS

ALL AGENCY APPROVALS are required prior to permit issuance. Please see the attached agency referral sheet for details.

7. Submit a geology report and soils report to Building

and Safety for review.

(1802.2)

8. (Soil)(Foundation)(Geology) report(s) must be approved by the Geotechnical & Materials Engineering Division. Provide a copy of approved report and Department approval letter.

9. A Grading Permit may be / is required and a separate

grading permit application may need to be processed.

Contact Drainage & Grading Section of Building and

Safety Division to determine if a grading permit is

required.

(Appendix J103)

A grading permit is required for the following:

a. All excavations exceeding 2-ft. in depth (except for footings, basements and retaining walls). Note: the placement of excess material from such excavations may require a grading permit.

b. All fills:

i. Intended to support structures.

ii. That obstructs or diverts a drainage course.

iii. One foot or more in depth placed on natural slopes steeper than 5 units horizontal to 1 unit vertical.

iv. 3-ft. or more in depth at its deepest point and greater than 50 cubic yards.

v. 5-ft. or more in depth at its deepest point and greater than 20 cubic yards.

c. The grading of access roads or pads for exploratory excavations.

10. Rough grading approval is required before a building

permit can be issued.

(Appendix J105.7)

SUPPLEMENTAL PLAN REVIEW COMMENTS/SHEETS

11. Refer to the attached sheets for supplemental plan review comments:

a. Very High Fire Hazard Severity Zone Requirements

b. Hillside Building Correction Sheet (slope > 33.3%) c. Steel Moment Frame d. Solid Waste Disposal e. Accessibility Requirements:

i. Public Accommodations & Commercial Facilities

ii. Multi-Family Residential Accessibility iii. SC#1 - Sanitary Facilities, Drinking Fountains,

Telephones, Alterations and Wheelchair Lifts. iv. SC#2 - Group A, E, H & I Occupancies. v. SC#3 - Group B, M & S Occupancies. vi. SC#4 - Group R Occupancies. vii. SC#5 - Elevators, Egress, and Areas for

Evacuation Assistance.

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12. Photocopy/blueprint the following on the plans: (Do NOT staple to the plans)

a. Best Management Practice for Construction Activity (Attachment A) requirements.

b. Security Requirements c. Structural Observation Program

ZONING

13. Submit a copy of the approved CUP or plot plan to Building and Safety Division. Show compliance with all applicable conditions on the plans.

14. Clearly show on the plot plan a paved parking area and driveway of 3 ?" of concrete or 1 ?" of asphalt on a 4" decomposed granite base (minimum requirements)

SITE PLAN

15. The address of the building, and the name and address of the owner(s), and person(s) preparing the plans are required on the first sheet of the plans. (106.4.3)

16. A complete plot plan showing property lines, lot

dimensions, setbacks, street names and width,

location of tanks and sewers, existing cesspools,

septic tanks and sewage disposal systems. Proposed

and existing buildings complete with their areas,

occupancy groups, types of construction, distances

between buildings, area separation walls, house

number, north arrow, scale, parking layout, city/county

boundary line, zone change boundary line, locations of

all easements, highway dedication lines, street

centerlines, storm drains, underground utilities, and

overhead power lines are required.

(106.4.3)

17. Show on site plans finish floor, finish surface, top of

wall, and grade elevations, including contours and

general drainage patterns.

(106.4.3, 1803.3)

18. Construction in the Public Right Of Way and projection beyond the property lines or into the alleys shall comply with L.A. County Building Code Chapter 32.

19. Note on the plans: "Pedestrians shall be protected

during construction, remodeling and demolition

activities as required by L.A. County Building Code

Chapter 33.

(3306)

20. Maintain 5-ft. clearance between septic tank(s) and

seepage pit(s) and minimum clearances to buildings

and property lines of 5-ft. for the septic tank and 8-ft.

for the seepage pit.

(P.C. Appendix K Table K-1)

21. Show building or structure setbacks from the top and

bottom of the slope. See Figure 18-I-1.

(1806.5)

22. Provide temporary shoring plans for excavations that

remove the lateral support from a public way or an

existing building structure. Excavations adjacent to a

public way require Public Works approval prior to

issuance of a building permit.

(3307)

23. Submit complete shoring plans for subterranean excavations, or provide a plan view and sections views showing temporary excavation slopes.

24. This site appears to contain high ground water, which must be lowered prior to construction. Provide plans showing the location of the proposed dewatering wells.

25. Show location and distance of active, abandoned or

idle oil or gas wells with respect to building perimeters.

Any wells within 25 feet of the building must have a

report and plans prepared by a licensed Civil Engineer

approved by Los Angeles County Department of Public

Works Environmental Program Division.

(110.4)

CHAPTER 3 USE AND OCCUPANCY

USE AND OCCUPANCY

26. Specify on floor plans uses of all rooms or areas.

27. The occupancy group specified for one or more areas within the building is incorrect. See plan check annotation on sheet ___________.

28. One or more occupancy has been incorrectly categorized. Change occupancy designation as identified below: a. A-1 occupancy - Theaters & assembly spaces for viewing performances b. A-2 occupancy. Restaurants, bars, eating & drinking establishments with 50 occupants c. A-3 occupancy. Churches, halls & recreational assembly or "other assembly" d. B occupancy. Business type uses, assembly areas with < 50 occupants, outpatient clinics not classified as Group I-2.1 e. M occupancy. Mercantile f. R-1 occupancy. Hotels and motels (transient) with < 30 day duration g. R-2 occupancy. Apartments, condominiums, extended-stay hotels with 30 day duration h. R-3 for townhouses i. S-1 occupancy. Moderate hazard storage j. S-2 occupancy. Low hazard storage k. U occupancy. Utility and miscellaneous structures l. ___________ occupancy.

CHAPTER 4 SPECIAL DETAILED REQUIREMENTS

GROUP R USES

29. Group R-1 and R-2 dwelling requirements shall comply with 419. a. Separation between individual dwelling units shall be a min. of 1-hr. fire partitions, except for fully sprinklered Type IIB, IIIB or VB buildings which may be reduced to 1/2-hr. fire partitions. (708.3) b. Adjacent townhouse units shall be separated by two (2) 1-hr. fire-resistant rated assemblies or a single 2-hr. fire-resistance rated assembly. (419.4)

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c. A common 2-hr. fire-resistance rated assembly

may not contain plumbing or mechanical

equipment or ducts. Electrical installations shall

be installed in accordance with the EC.

Penetrations of electrical outlet boxes shall be in

accordance with Section 712. Provide a note on

plans. Applicant shall be responsible for

coordinating this requirement with plumbing and

mechanical design consultants.

(419.4)

d. Separation between townhouse units shall extend to and through the roof in accordance with 419.4.2 and 419.4.3.

e. Each individual townhouse shall be structurally independent, except for foundations, common 2hr. fire-resistance rated walls, and roof and wall sheathing attached to such common walls.

30. Atriums shall comply with 404.

a. Except for areas that are specifically exempt, the entire building shall be provided with an automatic sprinkler system.

b. Provide areas adjacent to the atrium with a min. 1hr. fire barrier separation with 3/4-hr. opening protectives, or justify omission of separation.

31. Combustible storage shall comply with 413.

a. In other than R-3 and U occupancies, attics,

under-floor and concealed spaces shall be

protected by either an automatic fire sprinkler

system within the concealed space or protection

on the storage side by 1-hr. fire-resistance rated

construction with noncombustible or 1-3/4" thick

solid wood self-closing doors.

(413.2)

OTHER USE AND OCCUPANCY

32. Motor-vehicle related occupancies shall comply with 406.

a. Provide a min. 24" high vehicle barrier at all floorelevation differentials greater than 1-foot. (406.2.4)

b. Vehicle ramps may not serve as exits unless a pedestrian walkway is also provided. Show dedicated area that will serve as the pedestrian walkway that is not part of the vehicle ramp. (406.2.5)

c. Vehicle ramps used for parking shall have a max.

slope of 1:15.

(406.2.5)

d. Slope all parking surfaces to a drain or the vehicle

entrance.

(406.2.6)

e. Open parking garages shall be of Type I, II or IV

construction.

(406.3.3)

33. High-rise buildings shall comply with 403.

a. Provide note on plans that a sprinkler water-flow

alarm and control valve shall be installed at the

lateral connection to the riser at each floor. It shall

be the applicant's responsibility to coordinate this

requirement with the fire sprinkler design

consultant.

(403.2)

b. A reduction in the fire protection of structural frame

elements is not allowed.

(403.3.1, 403.3.2)

c. A lobby is required for each elevator in accordance with 707.14.1

d. Provide note on plans that a smoke control system shall be installed. It shall be the applicant's responsibility to coordinate this requirement with the mechanical/ventilation consultant.

e. Exit enclosures require specific smoke protection as required by 909.20 and 1020.1.7

34. Underground buildings shall comply with 405.

a. The building contains an occupied space (other than a parking garage or other use exempted by 405) that is more than (30') (60') below the lowest level of exit discharge.

b. Underground buildings shall be of Type I construction.

c. Provide an automatic sprinkler system from the highest level of exit discharge and throughout all level below.

d. This project includes an underground building lower than 60' below the lowest level of exit discharge. Provide smoke compartmentation in accordance with 405.4.

e. Provide smoke control. (405.5)

f. Provide a manual alarm system with an emergency voice/alarm communication system. (907.2.19)

g. Provide a min. of two exits, including at least one

from each smoke compartment.

(405.8.1)

h. Provide smokeproof enclosures for egress stairs. (405.8.2)

i. Provide emergency/standby power and standpipes.

35. The _______________ (use) (building) (occupancy) shall comply with Section __________.

CHAPTER 5 GENERAL BUILDING HEIGHTS AND AREAS

HEIGHTS AND AREAS

36. On site plan, dimension distances from building(s) to all property lines, street center lines, and adjacent existing or proposed structures on the site.

37. On site plan show all interior assumed lot lines, any designated flood plains, open space easements or development restricted areas.

38. Show the size, use, occupancy, and type of construction of all existing buildings on the site.

39. Clearly show the max. height of the building as defined in 502.1

40. Clearly show if the lower level is a basement based on the definitions in 502.1.

41. On title sheet, show justification to exceed the basic allowable floor area listed in T-503.

42. On title sheet, show justification to exceed the number of stories or building height listed in T-503.

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43. Provide calculations to justify increase in allowable area

44. When a new building is constructed adjacent to an

existing building, show the required wall and opening

protection requirements for the existing building will be

maintained.

(503.1.2, T-508.3.3, T-704.8, 704.3)

45. Identify "Grade Plane" elevation for this project. Show the grade plane reference datum on all elevation and section drawings.

46. Assumed "Grade Plane" elevation is incorrect. Grade plane is determined as the average elevation of the lowest points around the perimeter of the building within the space described in 502.1. Grade plane is not defined as the average of the highest and lowest points adjacent to the building. Justify the assumed grade plane for this project pursuant to 502.1.

47. For R-2 occupancy apartments and condominiums of

Type VA construction, the sprinkler increase for height

may not exceed 4-stories or 60'.

(504.2)

48. Provide a note on plans that the automatic sprinkler system must comply with the provisions of 909.3.3.1.1 (NFPA-13) in order to achieve an increase in (height) (area). It shall be the applicant's responsibility to coordinate this requirement with the sprinkler design consultant.

49. When sprinkler increases are applied for an additional 20' in height or for an additional story in accordance with 504.2, sprinklers may not be used for an area increase in 506.3 for Group A, E, H, I, L, Occupancies and high-rises.

50. Building contains one or more of the following Group Occupancies: A, E, H, I, L, or R or is a high-rise building. Pursuant to 506.3, an automatic sprinkler system may be used for either an area increase or a height increase, but not both.

51. Justify the multiple-story increase in the allowable area

for the building. The building contains one or more of

the following Group occupancies: A, E, H, I, L, or R or

is a high-rise building. Therefore, the allowable area

for the building may only be doubled, and shall not be

tripled.

(506.4)

52. On site plan, clearly delineate any frontage used to justify allowable area increases per 506.2.

53. Justify area frontage increase factor (If). Ratio of W/30 shall be limited to a value of 1.0 unless the building meets the requirements for unlimited area except for the 60' wide yards.

54. Note on plans: "Frontage used for allowable area increases per 506.2 shall be permanently maintained". See attached "Yard Letter".

55. The area increases per 506.3 shall not apply where fire rating substitution of T-601, Note e is used.

56. For buildings equipped with an NFPA 13R or 13D sprinkler system, the area increases per 506.3 do not apply.

57. Unless considered a separate story, the floor area of a

mezzanine shall be considered a part of the story in

which it is located.

(505.1)

MIXED OCCUPANCY

58. Where mixed occupancy buildings contain incidental use areas, the following shall apply:

a. Clearly identify on plans whether there are any incidental use areas that are separated from other portions of the building pursuant to T-508.2.

b. The protection used for incidental use areas may include automatic fire sprinklers, fire-resistance rated construction, or both. Identify such protection in the incidental use areas on each floor plan.

c. When T-508.2 allows incidental uses to be protected by an automatic fire sprinkler system without the construction of a fire-resistance rated wall or floor ceiling assembly, such area shall be separated from the remainder of the building by construction capable of resisting the passage of smoke such as a smoke barrier or smoke partition. (508.2.2.1)

59. Where mixed occupancy buildings contain nonseparated uses, the following shall apply:

a. Clearly identify on plans whether nonseparated uses will be utilized pursuant to 508.3.2.

b. The adjoining nonseparated uses must be clearly identified on all floor plans, including the boundary of such areas

c. The project must be designed to meet the requirements of the more restrictive occupancy for the following: (Area) (Height) (Egress) (Fire Sprinklers) (Other)

60. Where mixed occupancy buildings contain separated uses, the following shall apply:

a. Clearly identify on plans the boundary of each adjoining occupancy that will be separated pursuant to 508.3.3 and T-508.3.3

b. Fire-resistance rated walls used to separate adjoining occupancies shall be constructed as fire barriers; fire partitions shall not be allowed. (508.3.3.4.1)

c. Fire-resistance rated floor-ceiling assemblies used

to separate adjoining occupancies shall comply

with 711.

(508.3.3.4.1)

61. Where mixed occupancy buildings contain accessory

areas, the aggregate area of all accessory areas within

a single occupancy shall not exceed 10% of the floor

area of the primary occupancy.

(508.3.1)

62. For buildings with mixed occupancies, the allowable area per story shall be based on the most restrictive provisions for each occupancy when the mixed occupancies are treated according to 508.3.2 (unseparated). If treated per 508.3.3 (separated) the max. total building area shall be such that the sum of the ratios for each of the actual to allowable are does not exceed 1.

63. Provide fire separation for incidental use area in the __________ in accordance with 508.2 and T-508.2.

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