HomeMy WebLinkAbout183748_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:
10178061
PROJECT ADDRESS:
819 N Spurgeon St
PLAN CHECK ENGINEER:
Mazarji, Zac, CEPETEL:714
647-5831FAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
1/30/2013
Convert exiting raised floor at 5’-0” height to 9’-0” height basement and add one toilet room.
INITIAL REVIEW
2/7/2013
EXPIRATION
7/29/2013
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Leticia Portocarrero
3.
TEL:
(714)721-3412
FAX:
VALUATION: $41,100.00
EMAIL:
lettyp67@yahoo.com
FLOOD ZONE: X-0602320163J
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 3corrected 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 plan check fees.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only.
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.
- Grading Permit. Application is made through the Building Safety Division (647-5800) and the
plan review is by the Public Works Agency (647-5039).
State Division of Occupational Safety Permit (Cal/OSHA) (939-0145).
-Construction of trenches or excavations, which are five feet or deeper and into which a person is required to descend.
-The construction or demolition of any building, structure, false-work, or scaffolding more than three stories high or the
equivalentheight.Include address and telephone number of the responsible all designers and date of signing of drawings.
Provide building information on plans:
- Occupancy type: R3
- Construction type: Type V – B
- Fire sprinklered: Yes / NoProvide complete project description with detailed description of scope of work on the drawings. New basement floor with height of 9’-0”.(Existing raised floor with height of 5’-0”)
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 Energy Code (CEnC)
- City of Santa Ana Municipal CodeARCHITECTURAL Show location of window well on the drawings in compliance with Section R-310 of CRC (Copy was provide to applicant). Please refer to this Section for opening area, height, width, operational constrains, window well, ladder and steps. (See Sections R310.3 and R310.4 for additional requirements). Please coordinate this requirement including retaining wall with your Civil Engineer. Please address the drainage issue for this area. Window wells are not permitted to be located within 3 feet of property line. (CRC Table R302.1 (1) & (2)) 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. (CRC R310.1-R310.1.3)
Provide existing and proposed contours/spot elevations to indicate general site slope and drainage pattern. (CBC 107) when window well is required. 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)(Applies to basement, 1st and 2nd floor) 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)
(Applies to basement, 1st and 2nd floor) 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)Please coordinate between other disciplines such as T-24, geotechnical and structural comments that may change architectural design. Example: Additional 2x4 walls with R-13 insulations are needed to per T-24 calculations for basements walls.
Specify finish floor elevation of first floor. (CBC 107.2.5)
LIGHT AND VENTILATIONNet window opening for ventilation at basement room shall be a minimum of 4 % of the floor area. (CRC R303.1) Where windows are not provided provide a mechanical ventilation system capable of producing 0.35 air change per hour in the room and artificial light producing 6 foot-candles (65 lux) at 30” in height. (CRC R303.1 (2)) 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)
STAIRWAYProvide 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) Show lighting location on the floor plan.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) Show a ½ inch gypsum board at enclosed space under the stairway. (CRC R302.7) Handrails are required on at least one side of a continuous run of treads or flight with four or more risers. (CRC R311.7.7) 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 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) GEOTECHNICAL REPORTSubmit two (2) copies of a geotechnical report for the subject project in accordance with CBC Section 1802. The geotechnical engineer shall include in said report applicable items noted under CBC Section 1803.6.Please forward a copy of geotechnical report to civil engineer to revise calculations to show compliance with this report.CBC Section 1803.6 Reports. The soil classification and design load-bearing capacity shall be shown on the construction document. A written report of the investigation shall be submitted that includes, but need not be limited to, the following information:
- A plot showing the location of test borings and/or excavations.
- A complete record of the soil samples.
- A record of the soil profile.
- Elevation of the water table, if encountered.
- Recommendations for foundation type and design criteria, including but not limited to: bearing
capacity of natural or compacted soil; provisions to mitigate the effects of expansive soils; mitigation
of the effects of liquefaction, differential settlement and varying soil strength; and the effects of
adjacent loads.
- Expected total and differential settlement.
- Pile and pier foundation information in accordance with Section 1810.
- Special design and construction provisions for footings or foundations founded on expansive
soils, as necessary.
- Compacted fill material properties and testing in accordance with Section 1804.5.Geotechnical report to address how basement to be excavated to insure safe excavation and the excavation does not undermine the foundation of existing house. Provide step by step instruction to contractor for excavating the soil in the basement. The geotechnical report to address the surcharged from existing exterior, interior bearing walls/ foundation including possible surcharge from adjacent property. A copy of report to be forwarded to Civil engineer to revise structural calculations and drawings
Refer to item # 9 of this report for required permit by State Division of Occupational Safety Permit (Cal/OSHA) (939-0145).
The geotechnical report requires foundation excavations to be reviewed by a geotechnical engineer. Note on the foundation plan "Prior to requesting a Building Safety Division foundation inspection, the geotechnical engineer shall inspect and approve the foundation excavations." (Section1803 of CBC)
Have the consulting geotechnical engineer review and approve the foundation plans. (Section1803 of CBC)
STRUCTURAL
Submit engineering calculations for vertical and lateral loads prepared by a registered Civil, Structural Engineer or Architect. Additional structural corrections may apply. Please revise structural calculations and correct the followings;
Include the surcharge from existing house including interior and exterior bearing wall and foundation loads (two floor and one roof) when designing the retaining wall of basement and foundation.
Incorporate results of geotechnical report into design of retaining wall and foundation design. Including any additional surcharged from existing house and also possible adjacent property or any other special design criteria established by geotechnical report.
Submit calculations for design of window wells and address how this area is drained when it is open with no roof. Design the ladder and attachments. (Refer to revised architectural drawings)
Incorporate results of new structural calculations into drawings prior to re-submittal for recheck.
Provide missing structural detail sheet # 6.
Provide foundation and foundation design indulging holdowns for interior shear walls and provide positive attachment to existing floor diaphragm.
Submit Structural calculations for design and justification of shear transfer detail from proposed masonry wall to wood pony wall and diaphragm.
Additional comments may apply.
Detail the shear transfer connections which transfer lateral forces from horizontal diaphragms through intermediate elements and shear walls to the foundation. Detail how the interior and exterior shear walls are connected to the floor diaphragm. (CBC1603). Provided detail/s shown on the drawings are not sufficient to transfer lateral loads from diaphragm to new foundation. See item 31g.
Submit structural calculations for design of bracing system and show how basement to be excavated and show justification that the excavation does not undermine the foundation of existing house. Provide step by step instruction to contractor including complete bracing system to support the existing structure when excavating the soil in the basement. Please refer to geotechnical report for additional comments to be incorporated into structural design and drawings. Where floor diaphragm is to be cut for new stairway, indicate nailing of diaphragm around opening and provide framing plan and blocking for new opening. (CBC 2305, T2305.2.3, 2306.3, T2306.3.1, and T2306.3.2)
On the drawings, provide Nailing Schedule in conformance with CRC Table R602.3(1).
Add note on foundation plan: All hold downs must be tied in place prior to foundation inspection.Post-beam connections must be detailed on the drawings ensuring against uplift and lateral displacement (2304.9.7)
Show 3”x3”x.229” steel plate washers are required on all anchor bolts in a braced wall line for new walls. (CRC R403.1.6.1)Specify size, spacing, ICC number and manufacturer of power driven pins (not permitted on perimeter footings). (2308.6)Cross reference all calculations for joists, beams, shear walls, etc., to framing/floor plans. Indicate detail and section references as to their appropriate location on plan views. (106.3 and 107) Provide structural calculations and drawings, stamped and signed by a California licensed architect or
registered Civil Engineer for:
- Window well (See revised architectural drawings) -Stairway(s). (See revised architectural drawings)
-Handrail(s)/Guard(s).
- Guard(s). All wood framing members that rest on concrete or masonry exterior foundation walls and are less than 8” to the exposed ground shall be pressure treated or naturally durable to decay. (CRC R317.1 (2) Sills and sleepers in direct contact with concrete or masonry that is in direct contact with the ground and girders with less than ½” clearance to masonry and concrete shall be pressure treated or naturally durable to decay. (CRC R317.1 (3&4)) Fireblockingis required in concealed spaces 10’ o.c. horizontal, vertically at the ceiling and floor levels, connections between horizontal and vertical concealed spaces. (CRC R302.11)
ENERGY CONSERVATION (2008 California Energy Standards Code) The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans.
- Please refer to red marks on T-24 calculation and drawings for size of windows and additional design
issues, revise T-24 energy calculations to match architectural design and resolve other items of corrections.
- Revise T-24 calculation to add new window well per revised architectural plan.
-Revise T-24 energy calculations to show new equipment for 754 SF of addition.
- Revise T-24 calculations to show duct insulation as R2.1 when duct is existing.
- New slab is inputted twice for this on sheet 3 of T- 24 calculations. Revise to show one slab for 754 SF
-Submit sheet 13 (HVAC System Heating and Cooling Loads Summary) for new equipment for 754 SF addition. 34 BTU rating per square footage of addition is required.
- Please refer to attached Residential Lighting Design Guide and revise drawings to show
compliance.- T-24 calculations show R13 insulation for basement walls. Show framing of 2x4 and R-13 insulation for basement walls on architectural design.Show heating facility for additional floor area of 754 SF. Specify size of new heating equipment on the drawings.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). Show location of existing and new equipment on the drawings to match T-24 energy calculation heating equipment. (CRC R303.8)We strongly recommend that an experienced licensed contractor in field of excavation and basement construction to be employed for this job, to insure safety of workers as well as stability of existing house during excavation and construction.