HomeMy WebLinkAbout152791_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:
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.
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).All persons preparing plans for others shall sign those plans. Business and Professions Code Chapter 3, Division 3, Section 5536.1 (a).Include address and telephone number of the responsible designer and date of signing of drawings.
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.
- Fire Department approval on the corrected/final set of drawings (647-5839 or 647-5700).
-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 3 bedroom(s).
Amount of $4,726.87; net addition of 3 bedrooms
Provide a fully dimensioned Site Plan on the drawings and on a separate 8-1/2" x 11" sheet of paper. Show the complete legal description and assessor's parcel number on the plans.This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A or 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."The foundation wall of garage is required to be at required flood 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."Hydrology study is required to establish the Base Flood Elevation for this project. Revise foundation plan, elevations and cross sections to show compliance with flood elevation requirements.Verify that proposed floor area of proposed house is 1818 square foot and revised drawings and energy calculations.Provide dimensions for proposed framing plan.For roof covering specify:
-Roof coverings shall have at least a Class "C" rating. (1505)
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.Please address the discrepancy between trusses at 24”OC and attic access with minimum dimensioned of 30”. Provide framing plans and double up trusses where 30” opening is required.
Bathrooms, laundry rooms, water closet compartments and similar rooms shall be mechanically ventilated in accordance with the Mechanical Code. (1203.4.2.1)
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" 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)
-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 bearingwalls.
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). Pleaserefer to T-24 energy calculation page 11 and sheet A-5 of drawings for discrepancies of furnace size . Revise T-24 to mach drawings.
The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans.
-The energy plan check consultant must sign documentation forms on behalf of the Building
Safety Division.
-Please amend the plans to show whole building ventilation compliance. The exhaust ventilation, supply ventilation, or combination of supply and exhaust ventilation-i.e.-continuous operating exhaust fan in the bathroom will be provided as required per CBC Section 150 (O). Ventilation air must come directly from outdoors (not from attic or crawl spaces).
Please amend the plans to specify that ventilation heating and air conditioning system shall have MERV 6 filter or better.
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.
-Show run and rise of steps when project is located in the A flood zone. Handrail may be required.
Submit structural calculation for design and justification of plywood diaphragm. For plywood roof diaphragms, specify thickness, grade, panel span rating, and nailing schedule. (2305.2, 2305.3, 2306.9. and T2306.4.1)Provide diaphragm chord calculations and connection details addressing both tension and compression loading.City of Santa Ana Building Safety Division policy on when foundation and soils investigation shall be required. The purpose of this policy is to provide an alternative for designing small projects, as well as to provide consistency.
-All new buildings and structures located in Seismic Design Category C, D, E or F require foundation
and soils investigation report per Sections 1802.2.6 and 1802.2.7 of the 2007 California Building
Code (CBC.) The foundation and soils investigations report shall be prepared, stamped, and signed
by a licensed soils or geotechnical engineer.
-In lieu of compliance with above soils investigation requirements see summary compliance below.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.Note on drawings: "Truss supplier shall submit calculations and shop drawings signed by a registered civil engineer to the responsible project designer who agrees to review the shop drawings for acceptance prior to fabrication. Shop drawings and calculations shall be submitted to the Building Safety Division for acceptance after the responsible project designer has noted his/her acceptance and prior to fabrication.”
Truss drawings must reflect compliance with CBC Sections:
-Plans, structural calculations, and specifications must be prepared by a California registered civil
engineer. (A106.1)
-Regulation of prefabricated construction including required inspections and certifications. (1703.7)
-Connectors and fasteners shall be installed in accordance with CBC Section 2304.9.
-Metal-plate-connected wood trusses shall conform to CBC Section 2303.4.2. Provide evidence of
required fabrication, storage, handling and delivery inspections.
-When bearing studs are spaced at 24-inch intervals and top plates are less than two 2-inches by
6-inches, and when trusses are spaced at more than 16” intervals, such trusses shall bear within
5” of the studs beneath or a third top plate shall be installed. (2308.9.2.2)
-The ICC approved agency number must be noted on shop drawings.
-Note: If the responsible project designer declines to agree to review shop drawings, complete
structural calculations and drawings for trusses shall be submitted for review and acceptance by the
Building Safety Division prior to issuance of permits for the subject project.
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.Applies to shear walls with window/door openings as shown on the drawings.
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)