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HomeMy WebLinkAbout155026_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. 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. -Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039). -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 ________ bedroom(s). Amount of $5,233.96; net addition of 4 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. Indicate detail and section references as to their appropriate location on plan views. (A105.3 and A106) Galvanized sheet metal (26 gauge min.) roof valley flashing is required. (1507.2.9) 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)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. 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) Provide full height cross sections through the building showing framing, interior/exterior sheathing, plate heights, insulation, foundation, finish grade, etc. (A106.1) 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) -All framed buildings which are required to be designed by an engineer or architect must be signed prior to submission into plan check 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. -The energy plan check consultant must also complete the attached “Energy Conservation Plan Check Consultant Qualification Statement”. -Refer to the attached public handouts titled “Energy Efficiency Compliance” and “Energy Efficiency Compliance Documentation”. -Clarify location and size of all existing and new windows on the drawings. Revise T-24 energy calculations 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. 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) 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) 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. (Number of attic vents are not sufficient). 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. Specify grade and species of framing lumber, treated mudsills, type and grade of plywood, design strength of concrete and glued-laminated timber, ASTM designation of structural steel shapes and masonry units, mix of mortar, grout, and . (A106.1.1) Provide manufactured roof truss profiles, layout plan and calculations from truss manufacturer. (A106.1.1, 2303.4.1, and 2303.4.2) Note or detail lateral support for the top of interior non-bearing walls when manufactured trusses are used. (1607.13, 2303.4) 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. (2304.11.2.2) Submit two (2) copies of a geotechnical report for the subject project in accordance with CBC Section 1802. The geotechnical engineer shall include in said report applicable items noted under CBC Section 1802.6.Provide two (2) copies of a geotechnical report for soil bearing greater than 1500 psf under footings and/or soil under slabs with design bearing values greater than 500 psf and/or footings supporting over two floors and a roof. Geotechnical report recommendations are considered to be minimum design standards. The geotechnical engineer shall address the potential of liquefaction and other applicable items noted under CBC Section 1802.6.CBC Section 1802.6 Reports. The soil classification and design load-bearing capacity shall be shown on the construction document. Where required by the building official, a written report of the investigation shall be submitted that includes, but need not be limited to, the following information: -A plot showing the location of test borings and/or excavations. - A complete record of the soil samples. -A record of the soil profile. -Elevation of the water table, if encountered. -Recommendations for foundation type and design criteria, including but not limited to: bearing capacity of natural or compacted soil; provisions to mitigate the effects of expansive soils; mitigation of the effects of liquefaction, differential settlement and varying soil strength; and the effects of adjacent loads. -Expected total and differential settlement. -Pile and pier foundation information in accordance with Section 1808.2.2. -Special design and construction provisions for footings or foundations founded on expansive soils, as necessary. -Compacted fill material properties and testing in accordance with Section 1803.5. CBC Section 1802. Geotechnical report recommendations are considered to be minimum standards. Structural calculations and drawings must meet or exceed said minimum standards. Show compliance with the following geotechnical report recommendations: The geotechnical report requires foundation excavations to be reviewed by a geotechnical engineer. Note on the foundation plan "Prior to requesting a Building Safety Division foundation inspection, the geotechnical engineer shall inspect and approve the foundation excavations." (1802) Have the consulting geotechnical engineer review and approve the foundation plans. (1802)Note on the Foundation Plan(s): “Prior to calling for Foundation Inspection, the building corners shall be surveyed and staked by a California licensed Land Surveyor or qualified Civil Engineer. The survey and staking must be documented and bear the stamp and signature of the person responsible for the survey and staking. The certification document must be submitted to the Building Inspector at the time of Foundation Inspection.”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) - Fire-resistive protection of trusses when required by Table 6-A. (714.2.3)-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. Note on the drawings special inspections required for seismic resistance in accordance with CBC Section 1707, including: -Structural wood nailing, bolting, anchoring, and other fastenings of wood shear walls, wood diaphragms, drag struts, and hold-downs. Exception is fasteners with spacing more than 4” o.c. for wood shear walls and diaphragms. Note on the plans that hold-down connector bolts into wood framing require approved plate washers; and hold-downs shall be tightened just prior to covering the wall framing. 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) 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) Detail 3/SD2 shows truss is perpendicular to the shear wall , on the roof plan it shows parallel , provide detail to show actual situation. 1/2 inch drywall wouldn’t span 24” O.C , provide 5/8 inch drywall for the ceiling. Note the use of (2 x6) full-length studs on all exterior walls of rooms with vaulted ceiling. (Show on all sides) Show 1-hr fire wall at all the common walls between garage and house. Provide roof framing at the porch. Detail 8/SD1 doesn’t match the location. Why total load for beam # 3 is reduced to 13 lb. For overturn of shear wall, please calculate allowable soils under footing and what is overturning safety factor for this footing. ( First floor shear wall # 3, 5, 8 ) On calculation package shear wall # 8 is calculated twice with 2 different values, please clarify. CBSQ44 is inadequate to resist uplift pressure over 5300 lb, please revise the hold downs.