HomeMy WebLinkAbout169874_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:
, SPK
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 plan check 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). And 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. Remove sheets that are not applicable to this permit.
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.
- 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.
9. In addition to other fees, a "Park Acquisition and Development Fee" in the amount shown below
shall be required pursuant to a resolution of the City Council for the Recreation and Community
Services Agency; net addition of 4 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 sprinklersystem 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)
Specify finish floor elevation of first floor. (CBC 107.2.5) Show the complete legal description and assessor's parcel number on the plans.
Provide building information on plans:
- Occupancy type: R3 / U
- Construction type: Type V – B
- Fire sprinklered: Yes
- Fire sprinkler type: (where applicable)
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
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 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))
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)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.
- 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)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) 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) Please check red marks on the drawings for undersized furnace. A minimum of 34 BTU per square foot to meet this requirement is required. 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)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. (CRC R311.3.1) Specify that the maximum slope of any landing shall not exceed ¼ inch per foot. (CRC R311.3) 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)) Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than a 5/8-in type X gypsum board. (CRC R302.6) Provide the minimum 1-3/8 inch solid-core wood door, a solid or honeycomb core steel door not less than 1-3/8 inch thick, or a 20-minute fire rated door between the garage and residence unless both are protected by an automatic residential fire sprinkler system. (CRC R302.5.1) Doors between the garage and private residence shall be self-closing and self-latching. (CRC R302.5.1) 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)Provide detail at eave vents to show a minimum 1” space between the insulation and bottom of the roof sheathing. (CRC R806.3) Draftstopsshall be provided in any concealed space where there is usable space both above and below the concealed space. The concealed space shall not exceed 1,000 square feet. (CRC R302.12) Show a 7' minimum ceiling height for habitable rooms, hallways, bathrooms, toilet & laundry rooms, and basements containing these spaces. (CRC R305.1) 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)
On the drawings, provide Nailing Schedule in conformance with CRC Table R602.3(1).
Minimum 3000 psi concrete is required for basement and foundation walls in SDC D0, D1 and D2. (CRC R404.1.2.3.1)Provide diaphragm chordand drag connection details addressing both tension and compression loading.
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.
CBC Section 1910.1. A 6-mil (0.006 inch) polyethylene vapor retarder with joints lapped not less than 6 inches shall be placed between the base course or subgrade and the concrete floor slab, or other approved equivalent methods or materials shall be used to retard vapor transmission through the floor slab.
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 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)
Check shear wall at garage entry door. Walls braced to resist wind and seismic forces shall not exceed the following height to width ratios: 2 for 1 for plywood. Framing members or blocking shall be provided at the edges of all sheets in shear walls; 2 to 1 for gypsum wallboard and Portland cement plaster (stucco). Wall sections having height-to-length ratios in excess of 1 ½ to 1 shall be blocked. (2305, T2306.3, AF&PA SDPWS T4.3.4)
Minimum width of braced wall is 2'-8" for 9' or less high panel, or 2'-10" for 10' panel with 1,800 lbs capacity holdown for 1 story building or 3,000 lbs capacity holdown for first story of two-story buildings. CRC Table R602.10.3.2
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.
Provide shear wall schedule and clarify discrepancy on sheet a-5. 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). Add note on foundation plan: All hold downs must be tied in place prior to foundation inspection.
Detail the shear transfer connections which transfer lateral forces from horizontal diaphragms through intermediate elements and shear walls to the foundation. (1603). Please see red marks on the drawings.
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)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)
The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans.
- Also, submit 2 copies of signed Energy Efficiency calculations.
- The energy plan check consultant must also complete the attached “Energy Conservation
Plan Check Consultant Qualification Statement”.
- Please refer to attached Residential Lighting Design Guide and revise drawings to show
compliance.
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 Radiant Barrier, Cool Roofing, Duct Ceiling as required by the 2008 California Energy Residential Manual for prescriptive Package D.
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 4106.3Illustrate 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.Please refer to attached Residential requirement for 2010 California Green Building compliance. Revise drawings to show compliance.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.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 1Carpets 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 4.504.3.1,4.504.3.2Hardwood plywood, particleboard, and medium density fiberboard composite wood products shall meet the requirements for Formaldehyde Limits in CGBC Table 4.504.5.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
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