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HomeMy WebLinkAbout152894_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/RECHECK ITEMS: APPLICATION INITIAL REVIEW EXPIRATION RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. 3. TEL: FAX: VALUATION: EMAIL: FLOOD ZONE: 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 corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 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 2007 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. 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). 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. - 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. Specify approved weatherproof walking surface material at decks and balconies. (2304.11) Galvanized sheet metal (26 gauge min.) roof valley flashing is required. (1507.2.9) Show location of minimum 20x30-inch attic access with 30-inch minimum headroom in accordance with CBC1209. Also, MC305.0 requires that appliances shall be accessible for inspection, service, repair, and replacement without removing permanent construction. MC904.11 requires that an attic, in which an appliance is installed, shall be accessible through an opening at least as large as the largest component of the appliance and not less than 22 inches x 30 inches. Bathrooms, laundry rooms, water closet compartments and similar rooms shall be mechanically ventilated in accordance with the Mechanical Code. (1203.4.2.1) 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)In every sleeping room below the fourth story and in the basements of dwelling units, at least one openable emergency escape and rescue window or door shall open directly into a public street, pubic alley, yard or exit court, meeting all of the following (1026): Please check new bedroom located on 1st floor. 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. Also, when the emergency escape window is below ground level refer to CBC Section 1026.5 for additional requirements. - An openable area of not less than 5.7 square feet (5.0 square feet for ground-floor openings); - A minimum 24 inch clear openable height; - A minimum clear openable width of 20 inches; - A sill height not over 44 inches above the floor.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. Glass and glazing shall be in accordance with CBC Chapter 24. Note on the drawings all windows and doors having glazing. Indicate the type and thickness of each light of glazing on the drawings showing compliance with CBC Sections 2403, 2404 and 2406. Note the type of safety glazing complying with CBC section 2406, for glazing in fixed or operable panels adjacent to a door, where the nearest exposed edge of the glazing within 24-inch arc of either vertical edge of the door in closed position and where the bottom edge of the glazing is less than 60 inches above the walking surface. Sliding glass doors (patio type) shall have Category II classification per CBC Section 2406.1. Glazing in doors and fixed glazed panels of 9 sq. ft. or less shall have Category I classification per CBC Section 2406.1. Glazing in doors and enclosures for bathtubs and showers shall have Category II classification per CBC Section 2406.1. Please correct window schedule per red marks and call out required tempered glass as well as rescue window requirements of bed rooms. 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) - 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. Provide a complete full-height section and details of stairway showing: - Minimum width of 36 inches. (1009.1) - Minimum headroom of 6 feet 8 inches. (1009.2.) - Framing (stringer, landing, etc.) size, bracing, connections, footings. (A106) - Stairways positively anchored to the primary structure without using toe nails or nails subject to withdrawal. (2308.12.7) Provide connection details of guards and/or handrail on open side of stair adequate to resist loads (200 lbs. concentrated load at top rail and 50psf for intermediate rails, balusters, and panel fillers) in accordance with CBC Section 1607.7. (1013) Handrails shall satisfy the following: - Handrail shall be 34 to 38 inches above the nosing of treads. (1012.2) - Intermediate balusters shall be spaced less than 4 inches. - Return handrail to newel post or wall. (1012.5)Provide 42 inch high (minimum) protective guards for decks, porches, balconies and raised floors (when more than 30 inches above grade or floor below), and open side(s) of stairs and stair landings. Openings between balusters/rails shall preclude passage of 4 inch (4.375 inches for within individual R-2 units and R-3 occupancies) diameter sphere. (1013 and 1607.7) Show location of Forced Air Unit (FAU)/Return Air Grill/Water Heater on floor plan. The following are required for the forced air furnace in a compartment: -Installation clearances shall be as specified in the appliance listing. (MC 304.2 Exception 1) The equipment shall be located with respect to building construction and other equipment so as to permit access. (MC305.1) - Area of combustion air openings of 1 sq. inch per 1,000 BTU (100 sq. inch minimum) is required into compartment. Half of area within 12 inches of ceiling and half within 12 inches of floor. -Combustion air from attic through 26 gauge galvanized steel sleeve extending 6 inches minimum above ceiling joists without screen at the top. Attic to have adequate openings. [MC 701.10 (5)] -Combustion air from outside to compartment with 1/4" screen at outside opening. [MC 701.9 (B)] -Separate ducts for upper and lower combustion air supply openings. [MC 701.10 (4)] The following are required for furnace or comfort cooling equipment in an attic (MC904.11 and 931.0): - Scuttle 22" x 30" or the size of the largest piece of equipment and located not over 20 feet from equipment is required. (MC 904.11.1 and 2) -Unobstructed passageway 24 inches wide of solid continuous flooring from scuttle to equipment and its controls. (MC 904.11.3) -Unobstructed work space of 30" min. depth in front of equipment. (MC 904.11.4) -Light over equipment with switch at scuttle. (MC 904.11.5) - Vent through roof a min. of 5 feet above the highest vent collar which it serves. (MC 802.6.2.1) -Furnace installation shall meet all listed clearance. Forced Air Unit (FAU) is not allowed in attics of trussed roofs unless required clearances are provided. No line contact is permitted. Clothes dryer located in an area that is habitable or containing other fuel burning appliances shall be exhausted to the outside. Exhaust duct must be 4 inches in diameter and length is limited to 14 feet with 2 elbows. The duct length shall be reduced by 2 ft. for every elbow in excess of two. (MC 905.2 and 504.3.2.2)1607.7.1 Handrails and guards. Handrail assemblies and guards shall be designed to resist a load of 50 plf applied in any direction at the top and to transfer this load through the supports to the structure. 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) Revise structural calculations for minimum foundation/footing design requirements for small projects. - Allowable foundation pressure not to exceed 1000 PSF. - Footing to have minimum reinforcement of: 2 #4 at top and 2 #4 at bottom(A104.1). Walls braced to resist wind and seismic forces shall not exceed the following height to width ratios: 2 for 1 for plywood. Framing members or blocking shall be provided at the edges of all sheets in shear walls; 2 to 1 for gypsum wallboard and Portland cement plaster (stucco). Wall sections having height-to-length ratios in excess of 1 ½ to 1 shall be blocked. (2305, T2306.4.1, T2305.3.4, 2505) Revise structural calculations to show compliance with Table 2306.4.1 for shear wall ratio of 2:1. For design to resist seismic forces, shear wall height-width ratios greater than 2:1, but not exceeding 3½:1, are permitted provided the allowable shear values in Table 2306.4.1 are multiplied by 2w/h. CBC Table 2305.3.4. If required by structural calculations, show size, location, embedment length and ICC approval number of hold-down anchors on foundation plan. Note on the plans that hold-down hardware must be secured in place prior to foundation inspection. (1603) Sill plates supporting shear walls with lateral loads greater than 350 pounds/foot require a 3-inch nominal or greater member. (T2306.4.1, Footnote i) Revise exteriors to show compliance. 3” sill plate to be called out on the details. Note on the plans that foundation anchor bolts in walls shall have an approved plate washer under each nut; and the nuts shall be tightened just prior to covering the wall framing. Plate washers a minimum of 3 inch by 3 inch by 0.229 inch thick shall be used on each bolt. (1805.6, 2305.3.11 and 2308.6) Revise structural calculations to show compliance with Table 2306.4.1 for shear wall ratio of 2:1. For design to resist seismic forces, shear wall height-width ratios greater than 2:1, but not exceeding 3½:1, are permitted provided the allowable shear values in Table 2306.4.1 are multiplied by 2w/h. CBC Table 2305.3.4.Provide continuous second floor plywood diaphragm to exterior shear walls of first floor when second floor exterior shear walls are recessed.Please revise structural calculation for following items;Revise calculationsfrom 2001 NDS to 2005 NDS.Revise allowable soil bearing from 1500 PSF to 1000 PSF. Provide cross refer from calculations for members 1 through 10 and on 2nd sets of calculations for beam 14 through beam 16 to floor and roof framing plans. Provide structural calculations for design and justifications for all members as shown on structural sheets. Check span and design of members on structural sheet and calculations as they do not match.Show location of shear walls on the 1st floor and not on 2nd floor.Show location of shear walls of 1st floor on 1st floor only. Show location of holdowns on the foundation plan.Structural calculations are not reviewed for compliance at this time due to insufficient information and followings. CBC Section A106.1. Calculations must be presented in a clear, legible, and organized manner conducive for structural plan review. A table of contents must be provided and pages must be numbered for referencing purposes. Resubmit revised calculations showing compliance.CBC Section A106.1. A key plan must be provided for the structural members designed on all pages of calculations so that the calculations and plans may be correlated.CBC Section A106.1. A correlated grid system must be provided on the structural calculations and drawings to facilitate plan review process.CBC Section A106.1. Details must be provided on the plans for items designed in the calculations.Please refer to red marked on the drawings for additional plan check comments.