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Home My WebLink About152122_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: PROJECT ADDRESS: PLAN CHECK ENGINEER:TEL:714FAX:714 647-5897 TYPE OF CONSTRUCTION: OCCUPANCY CLASSIFICATION(S): PLAN CHECK DATES: REMARKS: APPLICATION INITIAL REVIEW EXPIRATION RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. 3. TEL: FAX: VALUATION: EMAIL: Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2007 California Building Code (CBC); MC = 2007 California Mechanical Code; PC = 2007 California Plumbing Code; EC = 2007 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 3 corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. All drawings and supporting documents shall be prepared, stamped, and signed by a California licensed architect or registered engineer. (A106.1 and A106.3.4.1). 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. - Proof of Worker's Compensation Insurance shall be required at the time of permit issuance. Projections, including eaves, shall be of one-hour fire-resistive construction, heavy timber or of noncombustible material if they are less than 3’-4” from a side or rear property line. (704, T704.8) Exterior walls of dwelling/guest house closer than 5 feet to property lines shall be of one-hour fire-resistive construction with openings complying with T704.8, and shall have 30-inch parapets when the building floor area exceeds 1,000 square feet on any floor. (T600 and 704)Dimension roof overhangs showing compliance with CBC Section 704. Indicate roof slope of 4:12 for new roof. Bathrooms, laundry rooms, water closet compartments and similar rooms shall be mechanically ventilated in accordance with the Mechanical Code. (1203.4.2.1) Or, Indicate the size of new window for bath room. No water closet shall be set closer than 15 inches from its center to any side wall or obstruction, nor closer than 30 inches center to center to any similar fixture. The clear space in front of any water closet shall not be less than 24 inches. (PC 407.6) Wall covering shall be cement plaster, tile or approved equal to 70 inches above drain at showers or tub with showers. Materials other than structural elements shall be moisture resistant. Glass enclosure doors and panels must be labeled Category II. Swing door outward. Net area of shower receptor shall be not less than 1,024 sq. in. of floor area, and encompass 30-inch diameter circle. (PC411.7)Show the location(s) of hard-wired smoke detector(s) with a battery back up in each sleeping room and at a point centrally located in the corridor or area giving access to each sleeping area. A detector shall be located at each story and basement, on the upper level of split level stories, and both levels if sleeping area is on lower level; a detector shall be located in close proximity to the stairway when sleeping rooms are on the upper level. (Battery-operated smoke detectors are permitted in existing construction only.) Refer to CBC Section 907.2.10 and the CA Fire Code. Provide fire blocking in concealed spaces of stud walls and partitions, including furred spaces at the ceiling and floor level and at 10 ft. intervals both vertical and horizontal. (717) 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 (A106.1): - 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)Show how dwelling is provided with comfort heating facilities capable of maintaining a room temperature of 68oF at a point of 3 feet above the floor in all habitable rooms. (1204) The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans. -Legible and Signed Energy Efficiency Documents must be printed on the plans. - Also, submit 2 copies of signed Energy Efficiency calculations. - The corrected/final drawings shall have the required energy efficiency compliance documentation with completed signature blocks filed on the plans. - Clarify location and size of all existing and new windows on the drawings. Revise T-24 energy calculations to show compliance. - Please refer to attached Residential Lighting Design Guide and revise drawings to show compliance. Energy calculations are incorrect. Refer to red marks on the drawings. Revised and resubmit for review and please note the West side glazing does not comply. Show Radiant Barrier, as required by the 2005 California Energy Residential Manual for prescriptive Package D, Alternative. Regardless of the occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall not be more than one-inch lower than the threshold of the doorway. Landings shall be level except for exterior landings, which may have a slope not to exceed 1/4 unit vertical in 12 units horizontal (2% slope). (1008.1.6) - A door may open at the top step of an interior flight of stairs, provided the door does not swing over the top step. - A door may open at a landing that is not more than 7¾ inches lower than the floor level provided the door does not swing over the landing. - Screen doors and storm doors may swing over stairs, steps or landings. Show underfloor ventilation opening size and locations equal to 1 sq. ft. for each 150 sq. ft. of underfloor area. Openings shall be as close to corners as practical and shall provide cross ventilation along the length of at least two opposite sides. Openings shall have ¼ inch corrosion resistant metal mesh covering. (1203.3) For plywood roof diaphragms, specify thickness, grade, panel span rating, and nailing schedule. (2305.2, 2305.3, 2306.9. and T2306.4.1)For plywood floor diaphragm specify thickness, grade, T&G edges, panel span rating, nailing schedule and panel layout pattern. (A106.1.1, 2305, T2305.2.3, 2306.3, T2306.3.1, and T2306.3.2) CBC Section 1910.1.A 6-mil (0.006 inch) polyethylene vapor retarder with joints lapped not less than 6 inches shall be placed between the base course or subgrade and the concrete floor slab, or other approved equivalent methods or materials shall be used to retard vapor transmission through the floor slab. Provide a minimum of two No. 4 bars at top and at bottom of continuous footing. (A104.1) Provide a weep screed for stucco at the foundation plate line a minimum of 4 inches above the earth or 2 inches above paved areas. (2512.1.2) Detail how the interior shear walls are connected to the roof/floor diaphragm(s). (1603) Show location of Forced Air Unit (FAU)/Return Air Grill/Water Heater on floor plan. Please refer to red marks on the drawings for additional plan check comments. Please return mark up set of drawings with revised set of drawings.