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Home My WebLink About199124_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: 10182875 PROJECT ADDRESS: 2302 S Greenville St PLAN CHECK ENGINEER: Mazarji, ZacTEL:714 647-5831FAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): R-3 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 10/16/2014 Two story addition and patio cover INITIAL REVIEW 1/6/2015 EXPIRATION 4/14/2015 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Richard Bui 3. TEL: (626)548-9719 FAX: VALUATION: $179,100.00 EMAIL: nambui1201@gmail.com FLOOD ZONE: X-0602320259J 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. Please remove mechanical, plumbing and electrical drawings. They are not reviewed for compliance. 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). - 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 - Proof of Worker's Compensation Insurance shall be required at the time of permit issuance.Provide a statement on the title sheet of the plans that this project shall comply with following codes: - 2013 California Residential Code (CRC) - 2013 California Building Code (CBC) - 2013 California Electrical Code (CEC) - 2013 California Mechanical Code (CMC) - 2013 California Plumbing Code (CPC) - 2013 California Green Building Standards Code (CGBS) or CALGreen - 2013 California Energy Code (CEnC) - City of Santa Ana Municipal CodeCarbon 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.Show location of heating equipment on the plans. (CRC R303.8). 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)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)Private garage shall be separated from the residence and its attic by a minimum 5/8 -in gypsum board applied to the garage side. 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 a complete full-height section and details of stairway showing: (CRC R311.7) - Minimum width of 36 inches. - Enclosed usable space under a stairway requires ½ inch gypsum board on the enclosed side. (CRC R302.7)Show a ½ inch gypsum board at enclosed space under the stairway. (CRC R302.7) Provide a stairway cross-section showing minimum clear headroom of 6'-8". (CRC R311.3.2) Dimension landings at top and bottom of stairs measured in the direction of travel not less than the stair width. (CRC R311.7.5) 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.Provide dimensioned details of handrail grips showing a minimum edges radius of 0.01 inch and shall have a one of the following: - Circular cross sectional diameter shall be between 1 ¼” and 2”. Non-circular handrails shall have a perimeter dimension between 4 and 6 ¼ inches with a maximum cross section of dimension of 2 ¼ inches. (CRC R311.7.7.3 (1))Handrails shall be continuous except at a turn they are permitted to be interrupted by a newel post and have a minimum clear distance between the wall and handrail grip of 1 ½ inches. (CRC R311.7.7.2) Provide detail of the guard showing that a 4” diameter sphere may NOT pass through any opening in the guard. (CRC R312.3)Callout attic vent locations, sizes and types on plans. Provide attic ventilation calculation to show minimum ventilation is provided. (CRC R806.2) Show high/low vent locations on plans. (CRC R806.2) Show compliance for lower roof. 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) Draftstops shall 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) 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)) 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) 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. Revise structural and drawings to show 1000 psf for soil bearing. Reference sheet S-2, show location of 30”x30” attic access and show framing around this opening. Provide dimensions for foundation, floor plan and roof plan and show reference point as marked on the drawings. On the drawings, provide Nailing Schedule in conformance with CRC Table R602.3(1). Specify special inspection of sheet S-1 and S-2 for nailing schedule of 4” o.c or less. Please refer to both architectural and structural drawings for red marks as additional plan check comments. Show compliance with 2013 CalGreen, Section 301.1 for addition and alteration of existing residential buildings and show compliance on the drawings. Revise T-24 energy calculations to show compliance with 2013 energy code. Provide two copies of energy calculations and provide a copy of required sheets on the drawings. All T-24 energy calculations reports must be generated via CEC web site. Show compliance with Appendix I for open patio cover. Show calculations that the open area of the longer wall and one additional wall is equal to at least 65% of the wall area below 6 feet 8 inches of each wall, measured from the floor.