HomeMy WebLinkAbout191132_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:
10180366 & 67
PROJECT ADDRESS:
910 E Santa Clara Ave
PLAN CHECK ENGINEER:
Mazarji, ZacTEL:714
647-5831FAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
12/26/2013
Re-built existing house
INITIAL REVIEW
12/26/2013
EXPIRATION
6/24/2014
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Mort Goodarzi
3.
TEL:
(949)735-8049
FAX:
VALUATION: $108,200.00
EMAIL:
Mgarchitects@sbcglobal.net
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 3corrected sets of plans.When meeting is needed, meetings between the project applicant/designer and the plan reviewer shall be by appointment only.
Please see red markup set of drawings for additional corrections. Plans resubmitted without the red markup set may result in delayed review time and additional plan check fees.
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. Please remove electrical, Mechanical and Plumbing drawings.
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.
Provide existing and separate proposed site plan on the drawings. Correct building floor area on cover sheet for demo, existing to be rebuilt and new floor area (School fees) .
Please note if entire building is demoed the new building is requiredbe equipped with Fire sprinklered system. 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.
Please note if entire building is demoed the new building is required to Show compliance with GREEN BUILDING CODEShow the complete legal description and assessor's parcel number on the plans.
Provide a statement on the title sheet of the plans that this project shall comply with following codes: (add the following codes to cover sheet)
- 2010 California Residential Code (CRC)
- 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 building setbacks to finish of exterior walls to all property lines.
Provide eave / overhang / projection from both garage and house setback to all property lines.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)) Show fire rating of exterior wall for proposed garage. Show compliance with Table 508.7 of CBC for proposed door for garage side door at 3’.0” form property line or remove door. Please refer to comment below. 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)) Show calculations for 25% compliance on the drawings.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)
Provide proposed contours/spot elevations to indicate general site slope and drainage pattern. (CBC 107). Specify finish floor elevation of first floor on the drawings. (CBC 107.2.5). 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)Show location of wall furnace 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 heating equipment on the plans. (CRC R303.8)Show location of minimum 20x30-inch attic access with 30-inch minimum headroom in accordance with CBC1209. Also, MC305.0 requires that appliances shall be accessible for inspection, service, repair, and replacement without removing permanent construction. MC904.11 requires that an attic, in which an appliance is installed, shall be accessible through an opening at least as large as the largest component of the appliance and not less than 22 inches x 30 inches
The following are required for furnace or comfort cooling equipment in an attic (MC904.11 and 931.0):
- Scuttle 22" x 30" or the size of the largest piece of equipment and located not over 20 feet from
equipment is required. (MC 904.11.1 and 2)
- Unobstructed passageway 24 inches wide of solid continuous flooring from scuttle to equipment and
its controls. (MC 904.11.3)
- Unobstructed work space of 30" min. depth in front of equipment. (MC 904.11.4)
- Light over equipment with switch at scuttle. (MC 904.11.5)
- Vent through roof a min. of 5 feet above the highest vent collar which it serves. (MC 802.6.2.1)
-Furnace installation shall meet all listed clearance. Forced Air Unit (FAU) is not allowed in attics
of trussed roofs unless required clearances are provided. No line contact is permitted.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)
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 (A106.1):
- 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)Provide cross section of exterior doors showing 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) Show window number C is tempered glass. per CRC R308.1. (CRC R308.1)Specify manufacturer's name and ICC approval number for skylights. (CRC R308.6.9) Provide skylight framing and details to show flashing and 4-inch minimum mounting height. (CRC 308.6.8) 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) Provide anchoring detail or masonry heart to foundation. (CRC 1002.4)Provide foundation plan for fireplace. Provide Seismic reinforcing for section (CRC R1003)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)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) Provide Framing (stringer, landing, etc.) size, connections, and footings.(When applicable) 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) (When applicable) 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) Fireblocking is required in concealed spaces 10’ o.c. horizontal, vertically at the ceiling and floor levels, connections between horizontal and vertical spaces, openings around vents, pipes, ducts, cables, wires, (CRC R302.11)
STRUCTURALIndicate distance from exterior wall of new garage to existing pool wall. Provide as built drawings for existing pool to show that the wall of existing pool is designed for surcharge load from new garage.
Provide Nailing Schedule on the drawings, in conformance with CRC Table R602.3(1).
Detail the shear transfer connections which transfer lateral forces from horizontal diaphragms through intermediate elements and shear walls to the foundation. (1603). Detail how the interior shear walls are connected to the roof/floor diaphragm(s). (1603)
Rafter ties spaced 4 ft. (max.) on center are required immediately above ceiling joists which are not parallel to the rafters. (2308.10.4)
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)
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.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)) Please refer to red marks on the drawings for additional plan check comments.
ENERGY CONSERVATION(2008 California Energy Standards Code = 2010 California Energy Code)
Show how dwelling is provided with comfort heating facilities capable of maintaining a room temperature of 68oF at a point of 3 feet above the floor in all habitable rooms. (1204)
The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans.
- The corrected/final drawings shall have the required energy efficiency compliance documentation
with completed signature blocks filed on the plans.
- Show compliance with Residential Lighting Design Guide and revise drawings to show
compliance.The Mandatory Measures Checklist (MF-1R) form, showing compliance with 2008 CESC Section 150, is to be incorporated into the plans. (T24-1-10.103(a) 2A)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 4.506 (CBGC)
MECHANICAL (FYI)Show compliance with following Mechanical items;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)
PLUMBING (FYI)Show compliance with following Plumbing items;All hose bibs must be protected by an anti-siphon device. (CPC 603.1) Provide a minimum of 18 inches high platform for water heater and FAU or other gas appliance located in the garage. (CMC 307.1) Indicate location and type of landscape irrigation system backflow prevention devices. (CPC 603.4.6)
ELECTRICAL (FYI)Show a concrete encased electrode (UFER ground) on the foundation plan, sized in accordance with Article 250.52A (3). Show location of bonding wire to metal water supply system, or ground rods. (CEC 250.52A (1) & (5))