HomeMy WebLinkAbout156688_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.
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.
Scale of Drawings must be large enough to insure legibility. Enlarge each sheet at least by 25% to be legible. Drawings are not reviewed at this time and additional plan check comments may apply.Dimension roof overhangs showing compliance with CBC Section 704.For roof covering specify: Roof coverings shall have at least a Class "C" rating. (1505)
Provide dimensioned floor plan foundation plan, floor framing plan and roof framing plan.
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.
- Show location of 20 x 30 inch attic access with 30-inch minimum headroom. (1209.2)
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)
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. See attached handouts and revise handout to show compliance.
- Please refer to attached Residential Lighting Design Guide and revise drawings to show
compliance.
Show Radiant Barrier, Cool Roofing, Duct Ceiling as required by the 2008 California Energy Residential Manual for prescriptive Package D.
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.
Provide a complete full-height section and details of outdoor stairs showing:
- Maximum rise of 7¾ inches and minimum run (tread) of 10 inches. (1009.3)
- Minimum width of 36 inches. (1009.1)
- 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:
-Provide continuous handrail for stairways with 4 or more risers. (1012.4 & 1009.10 Exception 4)
- Handrail shall be 34 to 38 inches above the nosing of treads. (1012.2)
- Intermediate balusters shall be spaced less than 4 inches (4.375 inches for within individual R-2
units and R-3 occupancies) o.k. on open side(s). (1013.3 and 1013.3 Exception 5)
- 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 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)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. Glass handrail assemblies and guards shall also comply with Section 2407.
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)
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)On the drawings, provide Nailing Schedule complying with CBC Table 2304.9.1.
For plywood roof diaphragms, specify thickness, grade, panel span rating, and nailing schedule. (2305.2, 2305.3, 2306.9. and T2306.4.1)
Note on the plans: "Roof diaphragm nailing to be inspected before covering. Face grain of plywood shall be perpendicular to supports."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)
Floors shall have tongue and groove or blocked panel edges. Plywood spans shall conform with Building Code Tables T2304.7(1) and T2304.7(2).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.
- 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.Call out foundation bolt size (5/8” minimum diameter) and spacing on foundation plan. The foundation bolts shall be 5/8 inch minimum diameter embedded at least 7 inches into the concrete or masonry foundation spaced not more than 6 feet apart. (2308.6)
Foundation sections 12/15/18 inches wide, 6/6/8 inches thick and a minimum 12-inch depth below natural ground surface or certified fill grade are required. Wood framing members, including wood sheathing, that rest on exterior foundation walls and are less than 8 inches from exposed earth, shall be of naturally durable or preservative-treated wood. (T1805.4.2, 1805.2, and 2304.11.2.2)
Provide a minimum of two No. 4 bars at top and at bottom of continuous footing. (A104.1)
Revise footing detail to show bottom rebar at least 3” CLEAR from ground below. (1907.5)
Show minimum 18-inch underfloor clearance from grade to bottom of floor joists and minimum 12-inch clearance to bottom of girders. (2304.11.2.1)
rovide 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)
Show location of underfloor access crawl hole (18 x 24 inches). (1209.1)
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)
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)