HomeMy WebLinkAbout157529_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.
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).
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 $5,391.50; net addition of 4 bedrooms
Provide an Index of drawings on cover sheet.
Show North arrow on the plan.
Please change second floor square feet to reflect 905 sf.
Provide a fully dimensioned Site Plan on the drawings and on a separate 8-1/2" x 11" sheet of paper. 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)On the energy calculation change number of stories to reflect 2 stories.Second floor addition is 905 sf , change it accordingly on the energy calculation.Garage is not part of the conditioned area, please change it on energy calcs.Provide HVAC system Heating and Cooling summary on the Energy calculation.Show FAU unit 14 seers on the drawings.Dimension roof overhangs showing compliance with CBC Section 704.For roof covering specify:
-Roof slope(s) of all areas on the roof plan. (1507)Show how the roof is being drained on all marked areas on the drawings (Sheet A-5)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.
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)
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.
Glazing in doors and enclosures for bathtubs and showers shall have Category II classification per CBC Section 2406.1.(Windows next to the bathtub and side light next to entry door.)
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)
-All framed buildings which are required to be designed by an engineer or architect must be signed
prior to submission into plan check
Exit doors from individual dwelling units having an occupant load of 10 or less may be provided with a night latch, dead bolt or security chain, provided such devices are openable from the inside without the use of a key or tool or special knowledge or effort and mounted at a height not to exceed 48 inches above the finished floor. (1008.1.8)
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)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.
- 1607.7.1.1 Concentrated load. Handrail assemblies and guards shall be able to resist a single
concentrated load of 200 pounds applied in any direction at any point along the top, and have
attachment devices and supporting structure to transfer this load to appropriate structural elements
of the building. This load need not be assumed to act concurrently with the loads specified in the
preceding paragraph.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)
The following are required for attached garage/carport:
- Specify one-hour fire-resistive construction (example is 5/8 “Type-X” drywall on 2x4 framing) on
the garage side for walls, ceilings, and beam of garage adjacent to or supporting the dwelling.
Does not apply to one-story carport. (406.1.4)
Note on the drawings design , live and dead load and all other special design criteria.
The 2 x 6 ceiling joists at 16” o.c. (spanning 18 feet) over exceed allowable span.
Clarify if the roof rafters on 2nd floor is 2x6 or 2x 10.
Provide ridge beam /board size at upper floor roof.
Provide support at the connection of hip beams at detail 3/SD3.
The size of ridge board, valley or hip members shall not be less than the cut end depth of the rafter. (2308.10.4)
For plywood roof diaphragms, specify thickness, grade, panel span rating, and nailing schedule. (2305.2, 2305.3, 2306.9. and T2306.4.1)
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)
Doubled joists are required under parallel bearing partitions. (2308.8.4)For plywood floor diaphragm specify thickness, grade, T&G edges, panel span rating, nailing schedule and panel layout pattern. (A106.1.1, 2305, T2305.2.3, 2306.3, T2306.3.1, and T2306.3.2)
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)
Please revisit pad footing # 6, to justify the loads from beam FB7 and FB8.
Provide minimum 5 “ thick slab per soils report.
Provide #4 bars @ 18” O.C to reinforce slab in both direction per soils report.
Provide 2 # 5 at the top and bottom on continuous footing per soils report.
Clarify if there is any continuous footing at the front of the garage.
Post-beam connections must be detailed on the drawings ensuring against uplift and lateral displacement (2304.9.7)
Provide post size at both end of beam # FB12.
Justify 4x6 beam size with the additional load from Beam # FB1.
There is a discrepancy on the size of beam FB1, on the plan shows 3 1/2” x11” , on beam list shows 4x14 and sheet 21 of calculation shows PSL 3.5 x 14. Please clarify.
Change beam # FB4 on sheet S3 to match beam size on sheet 24 of calculation.
Provide detail and hold down for beam F20. (Beam is cantilevered).
Provide connection detail between beam Fb17 and FB16.
Revisit beam FB4, how it is supporting loads from Fb17 and Fb16.
Clarify if beam FB1 is being supported by 4x6 beam or by full height post, provide clear detail.
Provide connection detail at FB9 to beam FB7 .
Provide size of the post for beam FB6.
Provide support for the entire second floor roof on east side ( Laundry room)
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.
Provide posts at both end of the shear wall on 2nd floor.
Specify U-hanger on detail 5/SD3.
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)
Detail the shear transfer connections which transfer lateral forces from horizontal diaphragms through intermediate elements and shear walls to the foundation. (1603)
Specify on the framing plans the shear wall material and thickness and size and spacing of fasteners and sole plate nailing. Call out anchor bolt spacing, on foundation plan, that is compatible with the shear wall capacity. (1603)
Detail how the interior shear walls are connected to the roof/floor diaphragm(s). (1603)Provide continuous second floor plywood diaphragm to exterior shear walls of first floor when second floor exterior shear walls are recessed. (On all four sides)Calculation shows 14’ shear wall for second floor on North side but plan shows only 6 feet.Provide shear wall on the left side of the house.Provide shear wall at the front of the garage and house.Show the drag for the shear transfer from the entry to the front of the house.Show how the shear being transferred on 4x10 and PSL 31/2 x14, since they are at different plate height.Provide roof framing detail for 1st floor on west side.Unable to find ML24Z on detail 1/SD3 in Simpson catalogue.
Clearly show on the plans how second floor lateral loads are transferred to first floor shear walls.
Justify size of 4x8 beam at the landing and clarify type of the hanger.
How would 2x14 hanging from 4x8, provide detail.
Show location of Forced Air Unit (FAU)/Water Heater on floor plan.
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)Provide details on the drawings for the seismic restraint of water heater. Refer to City of Santa Ana public handout on Water Heater Installation. (PC 508.2)