HomeMy WebLinkAbout161406_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 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 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.
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.
- 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 bedroomsAmount of $5,391.50; net addition of 4 bedroomsAmount of $4,869.15; net addition of 3 bedroomsAmount of $3,629.16; net addition of 2 bedroomsAmount of $2,723.74; net addition of 1 bedroom
New one- and two-family dwellings and townhouses shall have an automatic fire sprinkler system installed in accordance with CRC Section R313.3 or NFPA 13D. Contact the Santa Ana Fire Department for fire sprinkler permit requirements (714) 647-5839. (CRC R313)
Index of drawings on cover sheet: Electrical sheets are missing
Provide building information on plans:
- Occupancy type: R3 / U
- Construction type: Type V – B
- Fire sprinklered: Yes
- Fire sprinkler type:List per Santa Ana FD
Provide a statement on the title sheet of the plans that this project shall comply with following codes:
- 2010 California Residential Code (CRC)
- 2010 California Building Code (CBC)
- 2010 California Electrical Code (CEC)
- 2010 California Mechanical Code (CMC)
- 2010 California Plumbing Code (CPC)
- 2010 California Green Building Standards Code (CGBS) or CALGreen
- 2010 California Energy Code (CEnC)
- City of Santa Ana Municipal Code
Provide and show on the plans, house street number visible and legible from street. (Minimum 4”High x 1” Wide) CRC R319
Add a note on the cover sheet: “Separate permit(s) is/are required for accessory building, landscape, patio covers, fences, swimming pool, retaining walls, demolition, etc.”
Provide building setbacks to finish of exterior walls to all property lines.
Provide eave / overhang / projection setback to all property lines.Projections of dwelling units and accessory buildings with an automatic residential fire sprinkler protection are not permitted less than 2 feet to the property line and are required to be 1 hour fire rated on the underside with a fire separation distance between 2 feet and 3 feet. (CRC Table R302.1 (2)) Walls of dwelling units and accessory buildings with an automatic residential fire sprinkler protection with a fire separation distance less than 3 feet are required to have a full one hour rating. (CRC Table R302.1 (2)) This applies to chimney at first and second floor.Provide window and door schedule. Second floor door schedule references missing.Every sleeping room in dwelling units must have a window or exterior door for an emergency exit, sill height not more than 44 inches above the floor, 5.7 square feet of openable area, 24 inches clear opening height, 20 inches clear opening width and shall open directly into a public street, alley, yard, or exit court. Windows ______ do not comply. (CRC R310.1-R310.1.3)
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 CRC Section R310.2 for additional requirements. Show location of heating equipment on the plans. (CRC R303.8)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, or when one or more sleeping rooms are added or created, the entire dwelling shall be provided with smoke detectors located as required for a new dwelling. (CRC R314.3) Smoke alarms shall be installed in the following locations:
- In each sleeping room.
- Outside each separate sleeping area in the immediate vicinity of the bedrooms.
- On each additional story of the dwelling, including basements and habitable attics but not
including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split
levels and without an intervening door between the adjacent levels, a smoke alarm
installed on the upper level shall suffice for the adjacent lower level provided that the lower
level is less than one full story below the upper level.
- When more than one smoke alarm is required to be installed within an individual dwelling
unit the alarm devices shall be interconnected in such a manner that the actuation of one
alarm will activate all of the alarms in the individual unit.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 installed in the following locations: ________.
- 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.Bathroom or service room minimum window areas shall not be less than 3 square feet and 50% openable or, provide a mechanical ventilation system exhausted to the outside capable of providing 50 cubic feet per minute for intermittent ventilation 25 cubic feet per minute for continuous ventilation. (CRC R303.3) Note on plan “Each pane of safety glazing installed in hazardous locations shall be identified (acid etched, sand blasted, ceramic fired, etc) by a manufacturer’s designation, the manufacturer or installer and the safety glazing standard which it complies.” Multi-pane assemblies shall be identified per CRC R308.1. (CRC R308.1) Glazing in door and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathrooms, showers less than 5’ above the standing surface shall have a minimum category classification of II (CPSC 16 CFR 1201). (CRC TR308.3.1 (1) & 308.4(5)) Glazing adjacent to stairway, landings and ramps within 3’ horizontally and 5’ vertically of a walking surface shall have a minimum category classification of II (CPSC 16 CFR 1201) or A (ANSI Z97.1) when more than 9 square feet. (CRC R308.4 (7) & Table R308.4.1 (1) & (2)) 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)Stairways within dwelling units and exterior stairways serving a dwelling unit shall have an illumination level of not less than 1 foot-candle measured at the center of the treads and landings. (CRC R303.6)The top of handrails shall be placed not less than 34 inches nor more than 38 inches above the nosing of the treads. A clear space of 1-1/2 inches is required between the handrail and the wall.Where guards are used as handrails at the sides of stairs they shall have a height between 34-38 inches. (CRC R312.2.7) Provide dimensioned details of handrail grips showing a minimum edges radius of 0.01 inch and shall have a one of the following:
- Circular cross sectional diameter shall be between 1 ¼” and 2”. Non-circular handrails shall have
a perimeter dimension between 4 and 6 ¼ inches with a maximum cross section of dimension of
2 ¼ inches. (CRC R311.7.7.3 (1))
- Handrails with a perimeter dimension > 6 ¼ inches shall have a graspable finger on both sides of
the profile between 1 1/4” to 2 ¾” beginning within ¾” from the top of the profile and achieve a
minimum 5/16” depth within 7/8” below the widest profile point and shall continue a minimum 3/8”
to a level not less than 1¾” below the tallest portion of the profile. (CRC R311.7.7.3 (2)) 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)Fireblocking is required in concealed spaces 10’ o.c. horizontal, vertically at the ceiling and floor levels, connections between horizontal and vertical spaces, concealed spaces between stair and landing, openings around vents, pipes, ducts, cables, wires, chimneys and fireplaces. (CRC R302.11)
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.
- Minimum width and thickness of the footing shall comply with Table 1809.7 of the 2010 CBC.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). Note on drawings: "Truss supplier shall submit calculations and shop drawings signed by a registered civil engineer to the responsible project designer who agrees to review the shop drawings for acceptance prior to fabrication. Shop drawings and calculations shall be submitted to the Building Safety Division for acceptance after the responsible project designer has noted his/her acceptance and prior to fabrication.”
Truss drawings must reflect compliance with CBC Sections:
-Plans, structural calculations, and specifications must be prepared by a California registered civil
engineer. (A106.1)
- Fire-resistive protection of trusses when required by Table 6-A.
-Regulation of prefabricated construction including required inspections and certifications. (1703.6)
-Connectors and fasteners shall be installed in accordance with CBC Section 2304.9.
-Metal-plate-connected wood trusses shall conform to CBC Section 2303.4. Provide evidence of
required fabrication, storage, handling and delivery inspections.
-When bearing studs are spaced at 24-inch intervals and top plates are less than two 2-inches by
6-inches, and when trusses are spaced at more than 16” intervals, such trusses shall bear within
5” of the studs beneath or a third top plate shall be installed. (2308.9.2.2)
-The ICC approved agency number must be noted on shop drawings.
- Note: If the responsible project designer declines to agree to review shop drawings, complete
structural calculations and drawings for trusses shall be submitted for review and acceptance by the
Building Safety Division prior to issuance of permits for the subject project.
Revise structural calculations to show compliance with AF&PA SDPWS T4.3.4 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 T4.3.4 are multiplied by 2bs/h.
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.
- 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
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”.
- Refer to the attached public handouts titled “Energy Efficiency Compliance” and “Energy
Efficiency Compliance Documentation”.
- Clarify location and size of all existing and new windows on the drawings. Revise T-24
energy calculations to show compliance.
- Please refer to attached Residential Lighting Design Guide and revise drawings to show
compliance.
GREEN BUILDING CODEThe construction documents shall provide sufficient clarify to indicate the location, nature, and scope of the proposed green building features. CGBC 102.2Plans shall indicate method of verification of compliance with all CALGreen requirements. Third party or other methods shall demonstrate satisfactory conformance with mandatory measures. Include City's Mandatory Measures Checklist copies onto plans.Storm Water Drainage and Retention. Submit storm water drainage plans for projects < 1 ac. Plans shall indicate how to manage storm water drainage during construction utilizing one or more of the following measures: 1. Use of retention basins of sufficient size to retain storm water on-site; 2. By filtering storm water with a barrier system, wattle, or other approved method when storm water is conveyed to a public drainage system, collection point, gutter, or similar disposal method; 3. By complying with a lawfully enacted storm water management Ordinance. CGBC 4.106.2 Surface drainage. Submit surface drainage plans to indicate how surface water shall not enter buildings. Examples of methods to manage surface water include: 1. Swales; 2. Water collection; 3. French Drains; 4. Water retention gardens; 5. Other water measures which keep surface water away from buildings and aid in groundwater recharge. CGBC 4106.3Provide documentation to indicate the project meets the requirements of State mandatory energy efficiency standards. CGBC 4201.1Illustrate that potable water use is reduced by at least 20 percent. CGBC 4303.1 Indicate the method of compliance, either prescriptive or performance. Note: Residential reduction not required until July 1, 2010.Provide "Baseline Water Use" document (WS-l)Provide 20% Reduction Water Use document (WS-2)Both WS-l and WS-2 shall be submitted as part of the plan check approval process.Indicate on plans method of showing field verification either by installer or third party.Plumbing fixtures and fittings shall meet the standards referenced in CGBC Table 4.303.3. CGBC 4303.3Sec. 4.304 Irrigation controllers shall meet the requirements of CGBC 4.304.1.
- Indicate on the plans the type of controllers and the location.
- Note: Field verify controller installation when the controllers are installed by the contractor at time
of building final.Seal openings in the building envelope in compliance with the California Energy Code (CEC). Annular spaces around pipes, electric cables, conduits or other openings in plates at exterior walls shall be protected by closing such openings with cement mortar, concrete masonry, or a similar method acceptable to the enforcing agency. CGBC 4.406.1Reduce construction waste by recycling or salvaging for re-use a minimum of 50 percent of the nonhazardous construction and demolition debris, or meet the local construction and demolition waste management ordinance, whichever is more stringent. CGBC 4.408.1kfj Indicate on the plans that a construction waste management plan and documentation demonstrating compliance with the plan shall be submitted that:
- Identifies the materials to be diverted from disposal by recycling, reuse on the project or salvage
for future use or sale.
- Specifies if materials will be sorted on-site or mixed for transportation to a diversion facility.
- Identifies the diversion facility where the material collection will be taken.
- Identifies construction methods employed to reduce the amount of waste generated.
- Specifies that the amount of materials diverted shall be calculated by weight or volume, but not by
both. CGBC 4.408.2, 4.408.2.1Note on the drawings that an Operation and Maintenance Manual with content per CGBC 4.410.1 and in a format acceptable to the enforcing agency shall be placed in the building at the time of final inspection. CGBC 4.410.1. Refer to RCD residential guide for manual format and suggested content.Gas fireplaces to be direct-vent sealed-combustion type. Woodstoves or pellet stoves shall comply with U.S. EPA Phase II emission limits. CGBC 4.503.1 Note: reference SCAQMD Rule 445.All duct openings and other air distribution component openings shall be protected during storage on the construction site until final start-up with tape, plastic, sheet metal, or other acceptable methods to reduce the amount of dust and debris which may collect in the system. CGBC 4.504.1Finish materials shall comply with COBC 4.504.2. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers, and caulks shall comply with local or regional air pollution control or air quality management district rules where applicable, or meet the requirement of SCAQMD Rule 1168 VOC limits and prohibition on the use of certain toxic chemicals, except per subsection 2. COBC 4.504.2.1, subsection 1Note on the plans that aerosol adhesives, smaller unit sizes of adhesives, and sealant or caulking compounds (in units of product, less packing, which do not weigh more than 1 pound and do not consist of more than 16 fluid ounces shall comply with statewide VOC standards and other requirements, including prohibitions on the use of certain toxic compounds, of CCR, Title 17, commencing with Section 94507. 4 CGBC.504.2.1, subsection 2VOC Content Limits for Architectural Coatings (Architectural Paints) shall comply with CGBC Table 4.504.3.Aerosol paints and coatings shall meet the requirements of Sections 94522(a)(3), 94522(c)(2), and (d)(2) of California Code of Regulations, Title 17 commencing with Section 94520. CGBC 4.504.2.3Verification of compliance with finish materials shall be provided at the request of the enforcing agency. Documents may include, but not limited to the following:
- Manufacturer's product specification.
- Field verification of on-site product containers.
- Other methods approved by the local jurisdiction.Carpets shall meet one of the following: 1. Carpet and Rug Institute's Green label plus program, 2. California Department of Public Health Standard Practice for the testing of VOCs (Specification 01350), 3. NSF/ANSI 140 at the Gold Level. 4. Scientific Certifications Systems Indoor AdvantageTM Gold. CGBC 4.504.3Carpet cushion shall meet the requirements of the Carpet and Rug Institute Green Label Program, carpet adhesive shall meet the requirements of CGBC Table 4.504.1. CGBC 4.504.3.1,4.504.3.2For resilient flooring, at least 50 percent of the floor area shall comply with VOC emission limits defined in the Collaborative for High Performance Schools (CHPS) Low-emitting Materials List or certified under the Resilient Floor Covering Institute (RFCI) FloorScore program. CGBC 4.504.4Hardwood plywood, particleboard, and medium density fiberboard composite wood products shall meet the requirements for Formaldehyde Limits in CGBC Table 4.504.5.Note on the plans that documentation shall be provided to indicate compliance with CGBC 4.504 and shall include at least one of the following: Product certifications and specifications, chain of custody certifications, or other methods acceptable to the enforcing agency. CGBC 4.504.5.1Concrete slab foundations required to have a vapor retarder by CBC, CCR Title 24, Part 2, Chapter 19 shall also comply with this section. Provide a Capillary Break installed in compliance with one of the following:
- A 4-inch thick base of 112-inch or larger clean aggregate, with a vapor barrier in direct contact
with concrete, and a concrete mix design which will address bleeding, shrinkage, and curling.
- Other equivalent methods approved by the enforcing agency.
- A slab design specified by a licensed design professional. CGBC 4.505.2.1
- Reference ACI 302.Add a note to plans the building materials with visible signs of water damage shall not be installed. CGBC 4.505.3Moisture content of Building Materials, and verification, shall meet the requirements of CGBC 4.505.3.Bathroom exhaust fans shall be ENERGY STAR compliant, ducted to terminate outside the building, and controlled by a humidistat capable of being adjusted between the relative humidity range of 50 to 80 percent. CGBC 4.506Covers for whole house exhaust fans shall have a minimum insulation value of R-4.2 and close when the fan is off. CGBC 4.507.1
Heating and air-conditioning system design shall be sized, designed and have their equipment selected using the following methods: CGBC 4.507.2
- Heat loss and heat gain is established according to ACCA Manual J, ASHRAE handbooks or
other equivalent design software or methods.
- Duct systems are sized according to ACCA 29-D Manual D, ASHRAE handbooks or other
equivalent design software or methods.
- Select heating and cooling equipment according to ACCA 36-S Manual S or other equivalent
design software or methods.
Specify that inspections are required for certification of all CALGreen features in the plans and listed on Mandatory Measures Lists. Submit the name and qualifications of the person or persons anticipated to perform the inspections.
- The following credentials are required _______________________
- An oral and written exam is required to obtain the special inspection credential
Submit the following forms/worksheets:
- WS-1, Baseline Water Use
- WS-2, 20 Percent Reduction Water Use
- Construction Waste Management Plan
- Construction Waste Management Worksheet
- Construction Waste Management Acknowledgment