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HomeMy WebLinkAbout162868_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 2010 California Residential Code (CRC); 2010 California Building Code (CBC); CMC = 2010 California Mechanical Code; CPC = 2010 California Plumbing Code; CEC = 2010 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 3 corrected sets of plans. Please see corrections on submitted plans. Red marked set must be returned with revised plans. Plans resubmitted without the red markup set may result in delayed review time and additional plancheck fees. All drawings and supporting documents shall be prepared, stamped, and signed by a California licensed architect or registered professional engineer. (CRC R301.1.3, CBC 107.1 and 107.3.4.1).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. - 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.Carbon monoxide alarms combined with smoke alarms shall comply with both sections R314 and section R315, all applicable standards, and requirements for listing and approval by the Office of the State Fire Marshal, for smoke alarms.All new construction, Interior or exterior alterations, repairs, or additions requiring a permit and having a valuation in excess of $1,000,, an approved carbon monoxide alarm shall be installed in dwelling units and in sleeping units within which fuel-burning appliances are installed and in dwelling units that have attached garages shall be provided with carbon monoxide alarms (CRC R315) - Carbon monoxide alarms shall only be required in the specific dwelling unit or sleeping unit for which the permit was obtained. Carbon monoxide alarms required by Sections R315.1 and R315.2 shall be. - Outside of each separate dwelling unit sleeping area in the immediate vicinity of the bedroom(s). - On every level of a dwelling unit including basements. - Where more than one carbon monoxide alarm is required to be installed within the dwelling unit or within a sleeping unit the alarm shall be interconnected in a manner that activation of one alarm shall activate all of the alarms in the individual unit. Exception: Interconnection is not required in existing dwelling units where repairs do not result in the removal of wall and ceiling finishes, there is no access by means of attic, basement or crawl space, and no previous method for interconnection existed. For an FAU located in the attic provide a minimum access of 22 x 30 inches, a 24-inch wide walkway, a 30-inch deep work platform, and electric light outlet adjacent to the furnace and switched by the opening. (CMC 904.11 & 305). Show location of heating equipment on the plans. (CRC R303.8)For each enclosed attic space with a maximum vertical height greater than 30 inches, provide a minimum of 22 x 30 inches attic access. (CRC R807.1) Show framing detail on the drawings.Shower compartments and walls above bathtubs with shower heads installed shall be finished with a smooth, nonabsorbent surface to a height of not less than 72” above the floor. (CRC R307.2)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. (CPC411.7) Interior spaces intended for human occupancy shall be provided with heating facilities capable of maintaining a room temperature of 68 degrees Fahrenheit at a point 3 feet above the floor and 2 feet from exterior walls in all habitable rooms. (CRC R303.8)Provide a complete full-height section and details of stairway showing: (CRC R311.7) -Maximum rise of 7¾ inches and minimum run (tread) of 10 inches. - Minimum width of 36 inches. - Minimum headroom of 6 feet 8 inches. - Framing (stringer, landing, etc.) size, bracing, connections, footings. - Stairways positively anchored to the primary structure without using toe nails or nails subject to withdrawal. - Enclosed usable space under a stairway requires ½ inch gypsum board on the enclosed side. (CRC R302.7)Exterior stairways serving a dwelling unit shall have an artificial light source located in the immediate vicinity of the top landing of the stairway. (CRC R303.6)Stairways providing access to a basement from the outside grade level shall provide an artificial light source located in the immediate vicinity of the bottom landing. (CRC R303.6)The minimum clear width of stairways is clear 36” above the handrail. Handrails shall not project more than 4.5” on either side of the stairway and the minimum clear width of the stairway at and below the handrail height shall be 31.5” and 27” when installed on one side and both sides, respectively. (CRC R311.7.1) Provide a section of stairway showing a maximum rise of 7.75 inches and a minimum run width of 10 inches for straight stairways. The maximum difference between the stair risers and treads shall not be greater than 3/8”. (CRC R311.7.4) Provide a 42 inch high guardrail at balconies, landings and decks located more than 30” vertically to the floor or grade below. (CRC R312.1 & R312.2) Provide detail of the guard showing that a 4” diameter sphere may not pass through any opening in the guard. (CRC R312.3)Where guards are used as handrails, provide a detail of the guard (including a handrail on open sides of the stairway) showing that a 4 3/4” diameter sphere may not pass through the open space between intermediate rails and pickets. The open space between the riser tread and bottom rail of the guard shall not allow a 6-inch diameter sphere to pass through. (CRC R312.3) Specify ICC approval number and weight per square foot for tile and special roof coverings. (CRC R905.3.4 and R905.3.5) Provide cross ventilation for attic and each enclosed rafter space as specified in CRC Section R806. Callout attic vent locations, sizes and types on plans. Provide attic ventilation calculation to show minimum ventilation is provided. (CRC R806.2)The total net free ventilating area shall not be less than 1/150 or 1/300 when a Class I or II vapor barrier is installed on the warm-in-winter side of the ceiling. (CRC R806.2) The total net free ventilating area shall not be less than 1/300 when at least 50% and not more than 80% of the required ventilating area is provided by ventilators located in the upper portion of the space to be ventilated at least 3 feet above the eave or cornice vents with the balance of the required ventilation provided by eave or cornice vents. Show high/low vent locations on plans. (CRC R806.2) Minimum 2500 psi concrete is required for basement and foundation walls in SDC D0, D1 and D2. (CRC R404.1.2.3.1) 3”x3”x.229” steel plate washers are required on all anchor bolts in a braced wall line. (CRC R403.1.6.1)Provide continuous Second Floor plywood diaphragm to exterior shear walls of First Floor, when Second Floor exterior shear walls are recessed. Please refer to red marks on the drawings. Clearly show on the plans how second floor lateral loads are transferred to first floor shear walls.Reference sheet S-2.2, provide 4x ridge beam when ceiling joist or rafter ties are not provide. In lieu of soils investigation report per Sections 1803.6 of the 2010 California Building Code, revise structural calculations for minimum foundation/footing design requirements for small projects as follows: - 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 1809.7 of the 2010 CBC. Foundation sections 12/15/18 inches wide, 6/6/8 inches thick and a minimum 12-inch depth below natural ground surface or certified fill grade are required. 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. (T1809.7, 1809.7, and 2304.11.2.2) Provide a minimum of two No. 4 bars at top and at bottom of continuous footing. Engineer to submit a letter addressed to Building Safety Division to clarify step by step how existing construction of 1st and 2nd floor including all architectural and structural construction details/drawings to be verified for compliance based on 2010 CBC. Clarify how to proceed with inspection when construction work is completed Show minimum 18-inch underfloor clearance from grade to bottom of floor joists and minimum 12-inch clearance to bottom of girders. (2304.11.2.1) 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)Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered Civil Engineer for: - Stairway(s). - Handrail(s)/Guard(s). - Guard(s). Sill plates supporting shear walls with lateral loads greater than 350 pounds/foot require a 3-inch nominal or greater member. (T2306.3, Footnote i) 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. (AF&PA SDPWS 4.3.6.4.3) 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 (CBC 107.1): - 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) - 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 bearing walls. Show location(s) and provide typical construction details. (2308.9)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 permit applicant shall be responsible for obtaining an energy plan check from a consultant who is qualified to perform an energy efficiency analysis in accordance with the California Code of Regulations (CCR), Title 24, Part 1 (Administration) and Part 6 (2008 California Energy Code). The plan check consultant must sign documentation certifying that a thorough, competent review has been performed on behalf of the Enforcement Agency. - The corrected/final drawings shall have the required energy efficiency compliance documentation with completed signature blocks filed on the plans. -The energy plan check consultant must sign documentation forms on behalf of the Building Safety Division. - The energy plan check consultant must also complete the attached “Energy Conservation Plan Check Consultant Qualification Statement”.