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HomeMy WebLinkAbout161644_2_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 drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2007 California Building Standards Code with local amendments and to clearly indicate the scope of work under this building permit application. There may be additional requirements when complete construction drawings and supporting data is submitted for Building Safety Division review.For roof covering specify:Roof coverings shall have at least a Class "C" rating. (1505)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. Show location of 30 x 30 inch attic access with 30-inch minimum headroom. (1209.2) Provide framing plan around 30”x30” attic access. 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) Show location of furnace with duct insulation of R=6 on the drawings. Show location(s) and provide typical construction details for fire blocks and draft stops in combustible construction in accordance with CBC Section 717. 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 residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans. - Please refer to attached Residential Lighting Design Guide and revise drawings to show compliance. 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) This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A or AE. This zone requires that the lowest finish floor elevation (including basement) of the structure shall be at (or above) base flood elevation determined by a hydrology study for the A zone, or at (or above) the base flood elevation specified for the AE zone, on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance, Santa Ana Municipal Code, Chapter 7, for complete requirements. Drawings shall show compliance with said ordinance including noting flood zone and finish floor elevation." Note on plans: "A Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE shall be completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. The completed ELEVATION CERTIFICATE must be submitted to the Building Inspector at the time of foundation inspection, and a final certificate must be submitted at the time of final inspection." Provide floor area justification to show compliance with flood substantial improvement, Case # 1 below. CASE 1, Addition floor area is less than 40% of floor area of existing house: (Floor area of entire house including 2ndfloor must be included in calculating 40% ratio) Hydrology study to establish base flood elevation is not required. Addition does not need to be elevated to meet base flood elevation.Enclosed patio covers are considered additions and are not exempt. CASE 2,Addition floor area is more than 40% and not exceeding 50%of floor area nor the market value of existing house:(Floor area of entire house including 2ndfloor must be included in calculating 40% ratio) a.Appraisal value of existing house base on today’s market value or assessor’s value is required. b. Addition’s valuation to be calculated based on City on Santa Ana fee resolution. C. When addition isnot a substantialimprovement, see handout, HO-47(Addition value is less than 50% of existing house valuation), CASE 1 applies. d. When additionis a substantialimprovement, see handout, HO-47(Addition value is 50% or more of existing house valuation), CASE 3 applies. e. Enclosed patio covers are considered additions and are not exempt. 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. -EXCEPTION: When approved by the Santa Ana Fire Department Group R, Division 1, hotel occupancies provided with a monitored automatic sprinkler system may have operable windows restricted to a maximum 4-inch open position. Exterior glazed openings (Windows) of habitable rooms must be minimum 8 percent of the room floor area. (1205) 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. - Double walls used as plumbing walls are to be a minimum of 8" wide and no "flat" studs permitted. 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) 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). Provide door lading detail. - At least one exit door not less than 3 feet wide and 6 feet 8 inches in height is required, and the exit door shall be capable of providing an exit opening of 32 inches minimum clear width. (1008.1.1) -Landings at door shall have a length measured in direction of travel of not less than 36 inches. (1008.1.5) 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." Show location of fireplace on the site plan and foundation plan.On the drawings, provide Nailing Schedule (2010 CBC) complying with CBC Table 2304.9.1. Ridge/hip/valley members shall be designed as vertical load carrying members when roof slope is less than 3:12. Provide calculations. (2308.10) Rafter ties spaced 4 ft. (max.) on center are required immediately above ceiling joists which are not parallel to the rafters. (2308.10.4) Provide a minimum of two No. 4 bars at top and at bottom of continuous footing. (A104.1) 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) Provide drag strut atshear wall 1 and 2. Show detail of strut and top plate connection. (1603) Proposed roof plan is not a conventional design. Complete diaphragm analysis of existing and new diaphragm is required due modified roof plan. Submit complete roof framing plan of exist house to review stability and revise proposed roof plan to show compliance.