HomeMy WebLinkAbout194222_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:
10181308 &10181309
PROJECT ADDRESS:
2140 S Main St Unit# 307B
PLAN CHECK ENGINEER:
Mazarji, ZacTEL:714
647-5831FAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
5/8/2014
Change of occupancy from Exercise and Recreation room to R2 (two units)
INITIAL REVIEW
7/25/2014
EXPIRATION
11/4/2014
RECHECKS:
1.9-18-14
PROJECT APPLICANT CONTACT PERSON:
2.
John Schutz
3.
TEL:
(714)974-1010
FAX:
VALUATION: $125,000.00 Each unit
EMAIL:
jschutz@remmgroup.com
FLOOD ZONE: X-0602320278J
Re-check Date: 9-18-14
Please contact plan check engineer (Zac Mazarji) at 714-647-5831 for appointment to meet at City plan check counter to discuss plan check comets.
Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2013 California Building Code (CBC); MC = 2013 California Mechanical Code; PC = 2013 California Plumbing Code; EC = 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.Resubmit 3 corrected sets of plans.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).
- Fire Department approval on the corrected/final sets of drawings (647-5839 or 647-5700)
- 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.Proof of Worker's Compensation Insurance shall be required at the time of permit issuance.
In addition to other fees, a "Park Acquisition and Development Fee" in the amount shownbelow
shall be required pursuant to a resolution of the City Council for the Recreation andCommunity
Services Agency; net addition of 2 bedroom(s).Amount 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
Proposed area is required to be equipped with sprinklered system. Fire department approval is required (OCFA).
Show 1 hour separation between proposed residential unit to other adjacent areas. Provide 1 hour wall detail construction.CBC Section 715.5.7.2. Where corridor walls are required to be one-hour fire-resistive construction by Section 1017, windows shall be protected by fixed glazing listed and labeled for a fire-protection rating of at least three-fourths hour in accordance with Section 715.5. CBC Section 715.4. When corridor walls are required to be of one-hour fire-resistive construction by Section 1017, every interior door opening shall be protected by a tight-fitting smoke-and-draft-control assembly having a fire-protection rating of not less than 20 minutes. Viewport in 20-minute rated door limited to 1” in diameter. Said doors shall not have louvers. Doors shall be maintained self-closing or shall be automatic closing by actuation of a smoke detector in accordance with Section 715.4.7. Smoke-and-draft-control door assemblies shall be provided with a gasket so installed as to provide a seal where the door meets the stop on both sides and across the top.
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)
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) Where openable windows are not provided provide a mechanical ventilation system capable of producing 0.35 air change per hour in the room. (CRC R303.1 (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)
The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans.
- Signed Energy Efficiency Documents must be printed on the plans.
- Also, submit 2 copies of signed Energy Efficiency calculations.
- The permit applicant shall be responsible for obtaining an energy plan check from a consultant
who is qualified to perform an energy efficiency analysis in accordance with the California Code
of Regulations (CCR), Title 24, Part 1 (Administration) and Part 6 (2010, California Energy Code).
The plan check consultant must sign documentation certifying that a thorough, competent review
has been performed on behalf of the Enforcement Agency.
- The corrected/final drawings shall have the required energy efficiency compliance documentation
with completed signature blocks filed on the plans.
Revise drawings to show compliance for lighting design found in T-24 energy calculations.All new windows and doors shall have a label indicating the U-factor and SHGU. Comply with energy documentation requirements.
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. Residential Compliance Manual. Ventilation air must come directly from the outdoors and not from attic or crawl spaces
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, openings around vents, pipes, ducts, cables, wires, chimneys and fireplaces. (CRC R302.11)
Provide detail/s for interior walls construction. Provide typical section view detail of all new partitions and ceilings showing:
- Size, spacing, and material of framing members
- Note gauge and ICC Research Report number and installation/construction requirements for metal framing
members.
- It is the project designer’s responsibility to coordinate work with the various trades to ensure that the size of
the wall cavity will be large enough to accommodate piping, fittings, ducts, etc. There has been a continuing field
problem of 2½” wide metal studs not being able to accommodate plumbing pipes.
- Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number.
- Fire-blocks and draft-stops in combustible construction in accordance with CBC Section 717. Show
location(s) and provide typical construction details.
- Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC Section 716 and
Mechanical Code Section 606.
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)Submit an acoustical analysis report in accordance with the California Building Code Section 1207- Sound Transmission Control. The drawings shall incorporate all acoustical analysis report recommendations and the followings:Townhouse units shall be separated by a common 1 hour fire-resistance-rated wall assembly and shall extend to and be tight against exterior walls and the underside of the roof sheathing. (CRC R302.2 Exception) Note on plans that a townhouse common wall cavity shall not contain plumbing or mechanical equipment, ducts, and vents. (CRC R302.2 Exception) Duplex units shall be separated by a one hour fire-resistance wall and/or floor assemblies (1/2 hour in a sprinklered building) and shall extend to and be tight against exterior walls and the underside of the roof sheathing. (CRC R302.3) Penetrations of electrical outlet boxes in a townhouse common wall shall be in accordance with CRC Section R302.4. Detail the sound attenuation (minimum STC & IIC rating of 45) between units and public space. Attach noise installation standards to the plans. Obtain separate permit for Electrical, Mechanical and Plumbing permit. Plumbing permit and submit drawings if required. Please call 714-647-5800.Show location of FAU unit on the drawings and Provide anchorage details for FAU units. (CMC 303.4) Show exhaust hood and exhaust vent above cooking appliances at the kitchen. (CMC 504.2) Bathtub and shower floors and walls above bathtubs with installed shower head and in shower compartments shall be finished with a nonabsorbent surface. Such wall surface shall extend to a height of not less than 6’ above the floor. (CRC R307.2) Show minimum shower area of 1024 square inches finished dimension and ability to encompass a 30-inch diameter circle. (CPC 411.7) Because of special conditions, the City is requiring the construction documents to be prepared by a licensed design professional. CGBC 102.1Plans 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.Illustrate 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.Indicate on plans method of showing field verification either by installer or third party.Plumbing fixtures and fittings shall meet the standards referenced in CGBC Table 4.303.3. CGBC 4303.3Finish materials shall comply with COBC 4.504.2. 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 4.504.3.1,4.504.3.2Bathroom 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
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