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HomeMy WebLinkAbout172597_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 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 2010 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. 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). 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). Delete notes and details that do not apply to this project. Provide a fully dimensioned Site Plan on the drawings and on a separate 8-1/2" x 11" sheet of paper. Delete notes and details that do not apply to this project. (CBC 107) Provide an Index of drawings on cover sheet. Provide building information on plans: - Occupancy type: R3 / U - Construction type: Type V – B - Fire sprinklered: Yes / No - Fire sprinkler type:(where applicable)Provide complete project description with detailed description of scope of work.Note on the Drawings: - Number of stories: - Existing building area: - New building area: - Area of existing garage: - Area of new garage: 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 Provide existing and proposed contours/spot elevations to indicate general site slope and drainage pattern. (CBC 107) Lots shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of 6 inches within the first 10 feet. (CRC R401.3)Provide wall legend to distinguish between new / existing / demo walls.Provide window and door schedule. Callout sizes and types of openings and if new or existing.Basements, habitable attics, and 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. Window at bedroom #1 does 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. Indicate detail and section references as to their appropriate location on plan views. (106.3 and 107)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. - 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 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) 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)The minimum net area of under-floor space ventilation shall not be less than the floor area/150. (CRC R408.1) Access shall be provided to all under-floor spaces. The floor access shall be a minimum 18” by 24” and openings through a perimeter wall shall be not less than 16” by 24”. (CRC R408.4) Specify that bars, grilles or similar devices if placed over any sleeping room door or window shall be releasable and removable from the inside without the use of a key, tool, or any special knowledge or effort. (CRC R310.4) Revise plans to indicate that a landing, with a width not less than the width of door and length in the direction of travel of not less than 36 inches, will be provided on each side of doors. The elevation of landing shall not exceed 1 ½ inch difference than the threshold of the doorway (7 3/4 inch if door does not swing over the landing or steps) in each direction. Revise plans at door from ________ to show compliance. (CRC R311.3.1) Specify that the maximum slope of any landing shall not exceed ¼ inch per foot. (CRC R311.3) Provide detail of roof construction assembly. (CRC 902.1) Specify ICC approval number and weight per square foot for tile and special roof coverings. (CRC R905.3.4 and R905.3.5) 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 1/150or 1/300 when a Class I or II vapor barrier is installed on the warm-in-winter side of the ceiling. (CRC R806.2) Provide detail at eave vents to show a minimum 1” space between the insulation and bottom of the roof sheathing. (CRC R806.3) Show exterior wall construction assembly. A minimum of one layer of No. 15 asphalt felt, free from holes and breaks, complying with ASTM D 226 for Type 1 felt shall be applied over studs of all exterior walls. Specify that two layers of Grade D or 60 minute Grade D paper shall be applied over all wood base sheathing. (CRC R703.2) Specify a minimum 0.019” (No. 26 galvanized sheet gage) corrosion-resistant or plastic weep screed located below foundation plate line and 4 inches above grade on all exterior stud walls or 2-inches above paved areas. (CRC R703.6.2.1) Submit engineering calculations for vertical and lateral loads prepared by a registered Civil, Structural Engineer or Architect. Additional Structural Corrections may apply. Minimum 3000 psi concrete is required for basement and foundation walls in SDC D0, D1 and D2. (CRC R404.1.2.3.1) Add note on foundation plan: All hold downs must be tied in place prior to foundation inspection. 3”x3”x.229” steel plate washers are required on all anchor bolts in a braced wall line. (CRC R403.1.6.1) 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) Specify that foundation sills shall be pressure-treated or foundation grade Redwood. (2304.11.2.2) 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) Show location of underfloor access crawl hole (18 x 24 inches). (CRC R408.4) Cross reference all calculations for joists, beams, shear walls, etc., to framing/floor plans. Detail how the interior shear walls are connected to the roof/floor diaphragm(s). (1603) 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) - Other methods may be used provided a satisfactory engineering and/or architectural design is submitted.Wood joists or the bottom of a wood structural floor closer than 18” or wood girders closer than 12” to the exposed crawl space shall be pressure treated or naturally durable to decay. (CRC R317.1 (1)) Clearly identify all design assumptions & load criteria on the plans. As a minimum: - Dead Loads of roof/ceiling, floors, exterior/interior walls (R301.2.2.2.1); - Live Loads for roof, attics with limited storage, attics without storage, habitable attics and attics served with fixed stairs, floors, and balconies/decks, and stairs per Tables R301.5 & R301.6; - Wind Loads per Section R301.2.1and wind exposures per Section R301.2.1.5; - Seismic Loads per Section R301.2.2; - Local Jurisdiction Design Criteria per Table R301.2(1) Please see additional corrections on plan and calculation. Additional correction may follow when revised plan resubmitted.