HomeMy WebLinkAbout151498_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:
PROJECT ADDRESS:
1211 W River Ln
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.Public Works Agency approval (647-5039).
C.Proof of Worker's Compensation Insurance shall be required at the time
Provide a fully dimensioned Site Plan on the drawings and on a separate 8-1/2" x 11" sheet of paper.
This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone AE. This zone requires that the lowest finish floor elevation (including basement) of the structure shall be at (or above) base flood elevation determined by a hydrology study for the A zone, or at(or above) the base flood elevation specified for the AE zone, on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance, Santa Ana Municipal Code, Chapter 7, for complete requirements. Drawings shall show compliance with said ordinance including noting flood zone and finish floor elevation."_________________________________________________________________________________Note on plans: "A Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE shall be completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. The completed ELEVATION CERTIFICATE must be submitted to the Building Inspector at the time of foundation inspection, and a final certificate must be submitted at the time of final inspection."
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)
Exterior walls of detached garage/carport less than 5 feet from property line shall have one-hour fire-resistive construction on the exterior side with openings complying with 704.
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)For roof covering specify:Manufacturer and type of built-up roof. (1506)Roof slope(s) of all areas on the roof plan. (1507)Type/manufacturer and International Code Conference (ICC)/Underwriters Laboratories (UL) number of shingle/tile roof. (1506)Roof coverings shall have at least a Class "C" rating. (1505)Dimension roof overhangs showing compliance with CBC Section 704.For roof covering specify:
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.
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. 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.
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 checkAll 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.
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)
For fireplace/chimney specify the following:Chimney shall extend 2 feet above roof/wall within 10 feet. (2113.9)
Anchor chimney to floor and roof/ceiling joists. Reinforce masonry chimney per Sections 2111 and 2113.
Spark arrestor required. (2113.9.1)
Foundation Plan for fireplace.
Show location of 20 x 30 inch attic access with 30-inch minimum headroom. (1209.2)
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.Landings at door shall have a length measured in direction of travel of not less than 36 inches. (1008.1.5)
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)
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.On the drawings, provide Nailing Schedule complying with CBC Table 2304.9.1.
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 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)
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.
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). Please coordinate with architectural drawings as well.Revise structural calculations for minimum foundation/footing design requirements for small projects per City of Santa Ana Building Safety Division policy.
Allowable foundation pressure not to exceed 1000 PSF.
Footing to have minimum reinforcement of: 2 #4 at top and 2 #4 at bottom.
The minimum depth of footings below undisturbed ground surface to be 12 inches.
Minimum width and thickness of the footing shall comply with Table 1805.4.2 of the 2007 CBC.
Provide dimensions for all floor plans.
Reference sheet A 6.1, identify window type GL 1 and show compliance with light, ventilation and rescue window requirements.
Indicate distance between garage and existing house.
Provide foundation plan for fire place on the foundation drawings.
Reference sheet C-12, show location of missing HDU 8 hodowns on the foundation plans.
Provide drag connection details on the drawings.
Provide cross reference for all R, RR and RB members from calculations to structural drawings.
Revise calculations to show compliance with NDS 2005 edition. Calculations shows NDS 2001 edition.