HomeMy WebLinkAbout159129_4_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:
,90
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).
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 $5,998.43; net addition of 5 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.Provide calculation based on IBC 2006 and NDS 2005
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.
Projections, including eaves, shall be of one-hour fire-resistive construction, heavy timber or of noncombustible material if they are less than 3’-4” from a side or rear property line. (704, T704.8)Dimension roof overhangs showing compliance with CBC Section 704.For roof covering specify:
-Type/manufacturer and International Code Conference (ICC)/Underwriters Laboratories (UL)
number of shingle/tile roof. (1506)
-Roof coverings shall have at least a Class "C" rating. (1505)
Galvanized sheet metal (26 gauge min.) roof valley flashing is required. (1507.2.9)
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)
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.
-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 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)
Show how dwelling is provided with comfort heating facilities capable of maintaining a room temperature of 68 F 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 corrected/final drawings shall have the required energy efficiency compliance documentation
with completed signature blocks filed on the plans.
Floor area for the new house is 2700sf please change the conditioned area on energy calcs accordingly.
Area of second floor is 1040 sf , please change roof area in energy calculation accordingly.
On sheet CF-1R, slab area needs to be included .
Air system needs to provide minimum 2700 cfm air.
Cooling system shall provide minimum 24 BTU.
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 1 /2 -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)
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)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.
-For one-and two-family dwellings, only the single concentrated load required by Section 1607.7.1.1 shall be applied.
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)
Clarify if there is a fire place in the living room. If it is please see comments 37-38
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.
For factory built metal fireplace (CMC Sections 907.0 and 908.0):
-Specify manufacturer, model and ICC/UL number.
- Note on the plans: "Factory built metal fireplace installation and use shall be in accordance with
its listing."
Provide tempered glass for windows in those locations;
2 down stairs bathroom windows
Master bathroom window
Window in the stairway On the drawings, provide Nailing Schedule complying with CBC Table 2304.9.1.
Note on the plans: "Roof diaphragm nailing to be inspected before covering. Face grain of plywood shall be perpendicular to supports."
Roof framing for some areas are missing, please provide roof framing for entire building.
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)
Provide complete lateral analysis stamped by licensed engineer to justify the length of the shear walls for both sfd and garage.
Provide continuous second floor plywood diaphragm to exterior shear walls of first floor, when second floor exterior shear wall are recessed.
Clearly show on the plans how second floor lateral loads are transferred to first floor shear walls.
Provide shear transfer detail at line 6 from roof to the foundation.
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)
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- ______ 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.”
Add all the notes from soil report on sheet 5 regarding slab on grade, on the drawings.
Provide calculation to justify size of the pad footings.
Cross reference all calculations for joists, beams, shear walls, etc., to framing/floor plans. (1603.1)
Please identify the beams either by number or letter , so the calculations and plans may be correlated.
Provide a beam where the second floor is sitting back at the bedroom # 3and its bathroom.
Detail 10/SD2 doesn’t match the location .
Detail 15/SD2 doesn’t match the location.
Please identify all the post sizes and clarify if there is full height post or king post.
Identify all the hold downs on second floor.
Show how 4 x 12 ridge beam at the porch is being supported.
Show both end support for all beams.
Is there 5 full posts or 4 posts at the front porch.
Show clearly span of 4 x 10 beam at the roof framing at line 10.
When calculating beams for the first floor , please consider all actual loads from shear wall on the 2nd floor.
Please be advised some of the beams haven’t been checked, since actual loading is not provided.
Special inspection is required , when;
-Shear walls with nailing schedule less than 4” o.c .
-Concrete where the design ƒ ’c exceeds 2,500 psi.
-Special inspections required by ICC Research Reports
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)