HomeMy WebLinkAbout196861_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:
10182126
PROJECT ADDRESS:
1409 S Lowell St
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
8/4/2014
INITIAL REVIEW
8/8/2014
EXPIRATION
1/31/2015
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Gonzalo Guillen
3.
TEL:
(714)667-0892
FAX:
VALUATION: $20,380.00
EMAIL:
gplanos@sbcglobal.net
FLOOD ZONE: X-0602320257J
Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2013 California Residential Code (CRC); 2013 California Building Code (CBC); CMC = 2013 California Mechanical Code; CPC = 2013 California Plumbing Code; CEC = 2013 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, a separate sheet for response may be used. Resubmit 3corrected sets of plans.When meeting is needed, meetings between the project applicant/designer and the plan reviewer shall be by appointment only.
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.The minimum net area of under-floor space ventilation shall not be less than the floor area/150. (CRC R408.1) Show compliance on the drawings.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) Show compliance on the drawings.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) 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)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)) Submit T-24 energy calculation based on 2013 Energy Standards and provide State approval number
on the drawings. Provide T-24 sheets on the drawings.
Provide drawings to show compliance with new Residential Lighting Design Guide and revise drawings to show compliance.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)
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)Submit engineering calculations for vertical and lateral loads analysis prepared by a registered Civil, Structural Engineer or Architect. Incorporate results of structural calculations into drawings prior to re-submittal. Drawings to be signed and stamped by engineer/architect. Additional structural corrections may apply
In lieu of soils investigation report per Sections 1803 of the 2013 California Building Code, revise structural calculations for minimum foundation/footing design requirements for small projects as follows per City of Santa Ana internal policy:
- 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.For plywood floor and roof and floor diaphragm specify thickness, grade, T&G edges, panel span rating, nailing schedule and panel layout pattern. (CBC 2305, T2305.2.3, 2306.3, T2306.3.1, and T2306.3.2)Provide separate a ceiling joist framing plan and a separate roof rafter framing plan to show load path and to clarify location of rafter ties, king post and strap ties, etc. Indicate roof slope. Please refer to red marks on the drawings for additional comments.