HomeMy WebLinkAbout205902_2_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:
10185156
PROJECT ADDRESS:
2102 N Heliotrope Dr
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
5/20/2015
Additional floor area: Pool house 468sf -- 1st floor 247sf -- 2nd floor 156sf.
INITIAL REVIEW
5/20/2015
EXPIRATION
11/16/2015
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Jane Lewis
3.
TEL:
(714)558-3981
FAX:
VALUATION: $78,000.00
EMAIL:
jane@steichenlewis.com
FLOOD ZONE: X-0602320163J
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. 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.
- School District Compliance Certificate; and a copy of the building permit application, signed by
the plan check engineer.
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)
- 2013California Plumbing Code (CPC)
- 2013 California Green Building Standards Code (CGBS) or CALGreen
- 2013 California Energy Code (CEnC)
- City of Santa Ana Municipal Code
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.
- Fire Department approval on the corrected/final set of drawings (714-573-6108). (Fire Sprinklered system)
- 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.Please note new Pool house is required to be equipped with Sprinklered system. Provide a note on the drawings and obtain a separate permit for Sprinklered systemPlease clarify if Radiant Barrier is required for roof sheathing as part of requirement of T-24 energy calculations.Please refer to red marks on the drawings for both architectural and structural drawings and revise drawings to show compliance.For proposed outdoor lighting, please refer to Page GN2 of drawings and revise sheet A2.3 of drawings.Reference Sheet A2.0, A2.1, A2.4, revise Please Revise wall legend to match floor plan.Note on the drawings if heating and cooling is provided for Pool house. Submit T-24 energy calculations if applicable. Show location of FAU on the architectural and structural drawings. 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)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 location on the drawings.Provide 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.
- Framing (stringer, landing, etc.) size, bracing, connections, footings.
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)Exterior stairways serving a dwelling unit shall have an artificial light source located in the immediate vicinity of the top landing of the stairway. (CRC R303.6)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)Submit T-24 energy calculation based on 2013 Energy Standards and provide State approval on the
drawings. Provide required T-24 forms on the drawings.Indicate size of existing windows to show compliant light and ventilation requirement. Minimum window area shall be 8 % of the floor area and Net window opening for ventilation of 4 % of the floor area. (CRC R303.1)
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)Provide guard detail for new deck and change UBC to ICC as noted on Sheet A-2.1: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)Provide details of the deck/balcony and specify method of waterproofing. List ICC approval number for decking material. Show two percent minimum slope. (CRC R905.10.1)
Please refer to attached California Green Building Standards Code (CGBS)/CALGreen forms and SB 407. Provide complete forms on the drawings.
Revise structural calculation and drawings. 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.
Provide drag connection detail for 2nd floor and roof framing plan as marked on Sheet S-2 of structural drawings.Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered Civil Engineer for:
- Outdoor Stairway when framing is required.
- Guard(s), 2nd floor deck