Loading...
HomeMy WebLinkAbout158432_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. 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. -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. Scale of Drawings must be large enough to insure legibility. Please refer to red marks on the drawings.The address of the building, and the name and address of the owner(s) and person(s) preparing the plans are required on the first sheet of the plans. (A105.3 and A106) 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.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) 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) -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) The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans. -Submit 2 copies of signed Energy Efficiency calculations. - See red marks on T-24 sheet. -Please refer to attached Residential Lighting Design Guide and revise drawings to show compliance. - Note on the drawing; new ventilation heating and air conditioning system shall have MERV 6 filters or better. - Note on the drawings; Continuous operating exhaust fan in the bathroom to be provided per Section 150-o, per Table 4-7. (See said Section for other options) continuous ventilation rate (cfm) based on  2008 Residential Compliance Manual. Ventilation air must come directly from the outdoors and not from attic or crawl spaces. 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 stairway showing: -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)Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered civil engineer for: - Stairway(s). CBC Sections 1607, 1630a and 1133B.4, and CBC Table 1607.1, Item 36. - Handrail(s)/guard(s). CBC Sections 1012, 1013, and 1607.7. - Guard(s). CBC Sections 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. Openings shall have ¼ inch corrosion resistant metal mesh covering. (1203.2) For fireplace/chimney specify the following: -Chimney shall extend 2 feet above roof/wall within 10 feet. (2113.9) -Spark arrestor required. (2113.9.1) Note on the plans: "Roof diaphragm nailing to be inspected before covering. Face grain of plywood shall be perpendicular to supports." 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) A minimum foundation/footing design requirements for small projects In lieu of soils investigation report per Sections 1802.2.6 and 1802.2.7 of the 2007 California Building Code. - 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 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.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) 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)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.”(See page 1 of structural calculations).Clarify if applicable. Drawing and calculations do not match) 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. 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) See red mark drawings) 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.See red mark drawings) Revise shear wall schedule to match calculations shear wall schedule. 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) Forced Air Unit (FAU) is not permitted in attic of prefabricated trusses unless required FAU clearances are clearly detailed on the plans. A combustion air supply opening or duct of 1 in2/3,000 BTU/h, which communicates directly with the outdoors, is required for the forced air furnace. Show on plans. (MC 701.4.2) Show location of the attic furnace and passageway 24 inches wide of solid continuous flooring from scuttle to equipment and its controls. Length of the passageway shall not exceed 20 ft. (MC 904.11) The following are required for the forced air furnace in a compartment: (If applicable, location not shown on the drawings) -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): (If applicable, location not shown on the drawings) - 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. Please refer to red marks for additional plan check comments.