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HomeMy WebLinkAbout153751_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: bpattison@klcarch.combpattison@klcarch.com 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. 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. - 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. -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 4 bedroom(s). Amount of $5,391.50; net addition of 4 bedrooms. Identify location of recorded property lines on the site plan existing fence line / block wall is not acceptable in lieu of property lines. Show distance from exterior wall and overhang walls to property lines. Prior to the issuance of building permit(s), tract maps, parcel maps, lot line adjustments, public way abandonments, covenant, conditions and restrictions (CC&R's), etc., related to the subject project must be legally recorded with the County of Orange. Exterior walls of detached garage/carport less than 5 feet from property line shall have one-hour fire-resistive construction complying with 704. A maximum of 12 inches may encroach into 4 feet set back area. Revise sheets A1.4 and AD.3 to show compliance. (704, T704.8)For roof covering specify: -Roof coverings shall have at least a Class "C" rating. (1505) Bathrooms, laundry rooms, water closet compartments and similar rooms shall be mechanically ventilated in accordance with the Mechanical Code. (1203.4.2.1) 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) Show dimensions on the drawings. 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): 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. -EXCEPTION: When approved by the Santa Ana Fire Department Group R, Division 1, hotel occupancies provided with a monitored automatic sprinkler system may have operable windows restricted to a maximum 4-inch open position.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. Show location of 20 x 30 inch attic access with 30-inch minimum headroom. (1209.2) Drawings show 30x30 attic access. Provide detail showing framing plan when ceiling joist is cut. Show location(s) and provide typical construction details for fire blocks and draft stops in combustible construction in accordance with CBC Section 717. 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) Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number. Provide a copy of description of fire-resistive assembly on the plans. 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" studspermitted. 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). Please clarify location of furnace on the drawings. Refer to additional comments. The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans. Revise T-24 calculation and drawings to show compliance for the followings: Eenergypro version 1 is decertified by Energy Commission. Submit revised calculations based on version 5.1 or higher. Floor area as shown on the t-24 calculation is incorrect. Please revise based on architectural drawings. Specify water heater type and efficiency on page 3 of energy calculations. Designer to sign on sheet 5 of energy calculations. Show all exterior shading as shown on page 6 of calculations on architectural drawings to be installed. Reference page 11 of calculations, specify heating , cooling and airflow for HVAC system. Please refer to mark up set for red marks. Note on the drawings, Ventilation heating and air conditioning system shall have MERV 6 filters or better. Continuous operating exhaust fan in the bathroom to be provided per Section 150-o, per Table 4-7, continuous Ventilation Rate (cfm) based on 2008 Residential Compliance Manual. Indicate required ventilation rate per Table 4-7 on the drawings. Ventilation air must come directly from the outdoors and not from attic or crawl spaces. Please refer to attached Residential Lighting Design Guide and revise drawings to show compliance. 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.) -Enclosed usable space under a stairway requires one-hour fire-resistive construction on enclosed side. (2308.12.7) Handrails shall satisfy the following: - Provide continuous handrail for stairways with 4 or more risers. Show locations on the floor plan. - Handrail shall be 34 to 38 inches above the nosing of treads. (1012.2) - The handgrip portion of handrail shall be not less than 1¼ inches or more than 2 inches in cross sectional dimension. (1012.3) - Return handrail to newel post or wall. (1012.5) Provide 42 inch high (minimum) protective guards. (when more than 30 inches above grade or floor below), and open side(s) of stairs and stair landings. 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) Show attic ventilation type, size, and location. The required ventilation area ratio is 1/150 of attic area or 1/300 of attic area, with required vapor retarder, if at least half of the vent area is provided by ventilators located more than 3 feet above eave vents providing the remaining portion of the vent area. Openings shall have ¼ inch corrosion resistant metal mesh covering. (1203.2) Specify/detail masonry veneer material, thickness, backing, anchorage, footings, and support over openings. (1405, 2111, 2113) For factory built metal fireplace (CMC Sections 907.0 and 908.0): Provide a copy of approval on the drawings. -Specify manufacturer, model and ICC/UL number. - Note on the plans: "Factory built metal fireplace installation and use shall be in accordance with its listing." 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) Please refer to red marks on the darwings. 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) 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) A clothes dryer exhaust duct shall not be connected into any vent connector, gas vent, chimney, crawl space, attic, or other similar concealed space. (CMC 905.4a) The dwelling shall have water closets (toilets) which use no more than 1.6 gallons per flush. (PC 402.2) Note on drawings: "UNDERGROUND UTILITIES SHALL BE REQUIRED FOR THIS PROJECT". Provide missing sheet G2 as calls on sheets S.3A. Please refer to red marks on the drawings for additional plan check comments.