HomeMy WebLinkAbout159648_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.
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).Show the complete legal description and assessor's parcel number on the plans.In addition to other fees, a "Park Acquisition and Development Fee" in the amount shown below
shall be required pursuant to a resolution of the City Council for the Recreation and Community
Services Agency; net addition of 3 bedroom(s).
Amount of $4,726.87; net addition of 3 bedroomsFor roof covering specify:
-Roof coverings shall have at least a Class "C" rating. (1505)
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. Provide cross section detail to show compliance.
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)
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.
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 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)
Note on the plans: "Roof diaphragm nailing to be inspected before covering. Face grain of plywood shall be perpendicular to supports."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.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.
-Foundation and soils investigations may not be required for items 1-6 below if the following minimum
design requirements are incorporated into the drawings:
If exception of Section 1802.2 is applicable.
One story addition to an existing single family dwelling.
Second floor addition to an existing single family dwelling when area of the second floor addition is
not more than the area of the existing first floor.
Accessory structures to an existing single family dwelling such as attached or detached garages,
patio covers, carports, and similar structures.
Non-residential miscellaneous structures not exceeding 15 feet in height.
Light standards not exceeding 30 feet in height.
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.
- 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 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:
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.
Exception: A vapor retarder is not required:
- For detached structures accessory to occupancies in Group R-3, such as garages, utility
buildings, or other unheated facilities.
-For unheated storage rooms having an area of less than 70 square feet and carports attached to
occupancies in Group R-3.
- For buildings of other occupancies where migration of moisture through the slab from below will
not be detrimental to the intended occupancy of the building.
-For driveways, walks, patios, and other flatwork that will not be enclosed at a later date.
- Where approved based on local site conditions.
Have the consulting geotechnical engineer review and approve the foundation plans. (1802)
Note on the Foundation Plan(s): “Provide two copies of a compaction report reviewed, accepted, and stamped by the architect or structural engineer of record. The reports are to be submitted to, and accepted by, the Building Safety Division prior to calling for foundation inspection. Please telephone (714) 647- 5831 for an appointment with the plan check engineer to accept the two certified copies of the compaction report.”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.”
Provide a minimum of two No. 4 bars at top and at bottom of continuous footing. (A104.1)
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). Please check 4’.0” wide shear walls when 9’.0” height is proposed.
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.
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)
Detail how the interior shear walls are connected to the roof/floor diaphragm(s). (1603). See mark up sets of drawings.
The following are required for furnace or comfort cooling equipment in an attic (MC904.11 and 931.0),Provide a detail to show compliance:
- 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.
Provide calculations for design and justification of ceiling joist when furnace is located in the attic and also when ceiling joists are cut for attic access of 30”x30”.
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)
Note on drawings: "UNDERGROUND UTILITIES SHALL BE REQUIRED FOR THIS PROJECT".
Note on drawings: “Ventilation heating and air conditioning system shall have MERV 6 filters or better”.
Please refer to red marks on the drawings for additional plan check comments.