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Home My WebLink About156326_3_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 persons preparing plans for others shall sign those plans. Business and Professions Code Chapter 3, Division 3, Section 5536.1 (a). 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). -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. Provide a fully dimensioned Site Plan on the drawings and on a separate 8-1/2" x 11" sheet of paper. Show distance from the garage to the property lines and from house to the property line. On sheet A4 clarify which elevation is front elevation. Please revisit elevation on sheet A-4 , there is discrepancy between elevation and floor plan. Window schedule shows single hung but elevation shows sliding please clarify. 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.Dimension roof overhangs showing compliance with CBC Section 704.(show on the plan)For roof covering specify: -Roof coverings shall have at least a Class "C" rating. (1505) Exterior glazed openings (including skylights) of habitable rooms must be minimum 8 percent of the room floor area. (1205) Openable ventilation area of habitable rooms must be 4 percent of the room floor area with a minimum of 5 square feet. (1204.4.1) (Provide operable sky light for the dinning room) 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) 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) Note type, size and spacing of fasteners, sheathing material and details of attachment. 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. -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) The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans. -Signed Energy Efficiency Documents must be printed on the plans. -Also, submit 2 copies of signed Energy Efficiency calculations. -The permit applicant shall be responsible for obtaining an energy plan check from a consultant who is qualified to perform an energy efficiency analysis in accordance with the California Code of Regulations (CCR), Title 24, Part 1 (Administration) and Part 6 (2008 California Energy Code). The plan check consultant must sign documentation certifying that a thorough, competent review has been performed on behalf of the Enforcement Agency. -The corrected/final drawings shall have the required energy efficiency compliance documentation with completed signature blocks filed on the plans. -The energy plan check consultant must sign documentation forms on behalf of the Building Safety Division. Landings at door shall have a length measured in direction of travel of not less than 36 inches. (1008.1.5) Provide a complete full-height section and details of stairway showing: - Maximum rise of 7¾ inches and minimum run (tread) of 10 inches. (1009.3) -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) -Enclosed usable space under a stairway requires one-hour fire-resistive construction on enclosed side. (2308.12.7) Show location of existing under floor access. Show how existing floor joists will be in contact with concrete. Change footing detail to show existing raised floor. The size of ridge board, valley or hip members shall not be less than the cut end depth of the rafter. (2308.10.4) Show splice detail for ceiling joists. 2- 2x 8 exceeds the allowable stress for grade. Change roof rafters to 2x8 to comply with “section C” detail. For plywood roof diaphragms, specify thickness, grade, panel span rating, and nailing schedule. (2305.2, 2305.3, 2306.9. and T2306.4.1) Provide ridge board and the size on the roofing plan. Note on the plans: "Roof diaphragm nailing to be inspected before covering. Face grain of plywood shall be perpendicular to supports." 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)The proposed structural design is inadequate to resist lateral forces/uplift wind pressure. Show roof/floor diaphragm nailing, wall bracing, shear connections, tie-down hardware and hold-down anchors. Submit lateral design. (1604) 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) Provide shear wall at four sides of the new addition. Provide min 9’-4” shear wall or double sided shear wall on each side or provide engineering to justify. Provide shear wall in lieu of removing wall at the kitchen. Provide drag strut at opening to shear walls. Show detail of strut and top plate connection. (1603) 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) Provide grade beam for the Simpson strong wall. Provide engineering to justify lateral forces for the garage. Provide ridge board or ridge beam for the garage. Show how the truss is being maintained without ceiling joists (in the garage.)