HomeMy WebLinkAbout172300_3_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):
(Adult Care Facility)
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. 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 sets of drawings ((714) 573-6100)(R-3.1 Occupancy)
- Police Department approval on the corrected/final set of drawings (647-5840)
- 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.Public Works Agency approval (647-5039).
- Proof of Worker's Compensation Insurance shall be required at the time of permit issuance.Provide building information on plans:
- Occupancy type: R3.1 / U
- Construction type: Type V – B
- Fire sprinklered: Yes / NoProvide complete project description with detailed description of scope of work with new Adult Care Facility on the drawings.Adult day care centers are subject to additional plan check review and comments by Orange County Fire Authority. Please refer to attached handouts.Submit a letter addressed to the Building Safety Division describing in detail to describe the use of proposed building including description of occupancy based on Section 310 (R-3.1) of CBC.When there has been a change in use or occupancy classifications, drawings shall show compliance with the Section 425 of CBC (under jurisdiction of OCFA) requirements for the new classifications.Provide a copy of State License for this facility. Provide a complete site plan. Show all property lines of record on Site Plan. Buildings shall not be constructed over any property line. Show distance from exterior walls to property lines. Show compliance with Table 602 and 705.8 of CBC. No openings are permitted less than 5’.0” from property line. Revise drawings to show compliance.Provide a wall legend indicating whether the wall is:
- Existing, new, or to be removed
- A fire-resistive assembly
Show the North arrow on the plans and centerline of labeled street(s) and alley.
Indicate and dimension all "assumed" property lines between buildings. (R-3.1 / U)
Provide eave / overhang / projection setback to all property lines.Projections of dwelling units and accessory buildings withoutan 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 5 feet. (CRC Table R302.1 (1)) Walls of dwelling units and accessory buildings without an automatic residential fire sprinkler protection with a fire separation distance less than 5 feet are required to have a full one hour rating. (CRC Table R302.1 (1)) Detached garage accessory to a dwelling located within 2 feet of a lot line shall have a roof eave projection not to exceed 4 inches. (CRC R302.1) Openings are not permitted less than 3 feet to the property line. In dwelling units and accessory buildings without an automatic residential fire sprinkler protection openings are limited to 25 percent the wall area when fire separation distance is greater than 3’ and less than 5’. (CRC R302.1 (1)) Exterior wall penetrations less than 5’ in dwelling units and accessory buildings without an automatic residential fire sprinkler protection, or less than 3’ in dwelling units and accessory buildings with an automatic residential fire sprinkler protection shall comply with CRC Section R302.4.
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)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. (CRC R311.3.1). Provide detail.Specify that the maximum slope of any landing shall not exceed ¼ inch per foot. (CRC R311.3) Provide window size for each room/area. 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 in bed rooms may 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 30-inch clear width for water closet compartments and 24-inch clearance in front of a water closet. 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:
- Ineach 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.
- 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.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)Fireblockingis 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)Provide details of the deck/balcony and specify method of waterproofing. List ICC approval number for decking material. Show two percent minimum slope. (CRC R905.10.1)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)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)Provide details of masonry firebox and chimney construction in accordance with CRC R1003 & R1001. Provide 2 inch minimum (1 inch for exterior chimneys) clear air space between chimney and wood construction from the front faces and sides and 4 inch from the back face. (CRC R1001.11) Provide details of the fireplace, indicate chimney lining, reinforcing, ties to building, etc. (CRC R1003 & R1001) Call out make, model and ICC, UL or third party approval number for the prefabricated metal fireplace and chimney. (CRC R1004.1 & R1005.1) Show height of the chimney to be two feet above roof level within 10 feet of chimney, and not less than three feet from point where chimney passes through roof. (CRC R1003.9.1) Provide Seismic reinforcing for section (CRC R1003)Provide anchoring detail or masonry heart to foundation. (CRC 1002.4)Provide foundation plan for fireplace.
GARAGESPrivate garage shall be separated from the residence and its attic by a minimum ½ -in gypsum board applied to the garage side. Garages located less than 5’ from a dwelling unit on the same lot shall be separated by a minimum ½ -in gypsum board applied to the garage side.
ROOF CONSTRUCTION AND COVERINGSpecify 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 1/150 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)
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. Revise structural calculations.
- Footing to have minimum reinforcement of: 2 #4 at top and 2 #4 at bottom.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)
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 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.
- Please refer to attached Residential Lighting Design Guide, show compliance on the drawings. .
Note on the drawings, ventilation heating and air conditioning system shall have MERV 6 filters or better.
Provide continuous operating exhaust fan in the bathroom with required ventilation rate per Section 150-o, Table 4-7 of 2008 Residential Compliance Manual. Ventilation air must come directly from the outdoors and not from attic or crawl spaces.
Show positive attachment for ceiling joist when sued as rafter ties to resist tension load form roof rafters.
Reference sheet S-2, Provide missing cross section B on the drawings.
Refer to red marks on the drawings and provide additional structural details.
Indicate the nailing based on table 2308.10.4.1 for rafter and ceiling joist positive connection.
Provide drag strut at interior shear wall locations. Show detail of strut and top plate connection. (1603)Revise plans to indicate how separate combustion air is provided for FAU located in attic. (CMC 701.3) Show exhaust hood and exhaust vent above cooking appliances at the kitchen. (CMC 504.2) Show how the dryer will be vented to the outside air. (CMC 504.3) The maximum length of a dryer vent is 14 feet with two bends. Two feet shall be decreased for each bend more than two, unless approved by the Building Official. (CMC 504.3.2.2) A dryer compartment shall be provided with a minimum opening of 100 square inches for makeup air in the door or by other approved means. (CMC 504.3.2) Provide water heater anchor straps within the upper and lower 1/3. (CPC 508.2) Indicate location and type of landscape irrigation system backflow prevention devices. (CPC 603.4.6) Bathtubs and whirlpool baths shall be provided with a trap door or access within 20 feet of the pump. (CPC 414.1) Specify that Ground Circuit Interrupter (GFI) outlets shall be provided in bathrooms, garages, basements, crawl spaces, outside, and at all kitchen counters and islands. (CEC 210.8(A)) Provide an exterior light at all exterior doors switched by the door. (CEC 210.70(A)) Bathrooms and powder rooms are required to have at least one GFI receptacle outlet within 36 inches of each lavatory. (CEC 210.52(D))