HomeMy WebLinkAbout208800_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:
10186176
PROJECT ADDRESS:
1433 E Franzen Ave
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830FAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
8/25/2015
INITIAL REVIEW
9/9/2015
EXPIRATION
2/21/2016
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Tim Kennedy
3.
TEL:
(714)345-4050
FAX:
VALUATION: $79,106.66
EMAIL:
TBKennedy09@gmail.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. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.Resubmit 2corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5830 for an appointment.Sheet SP.1Add “2013 California Residential Code” under General Notes.Revise the Occupancy Group to “R-3/U” under General Notes.Relocate Energy sheets after the structural sheets under Index of Drawings.Sheet A.0
Provide note on plan: “50% minimum of nonhazardous construction and demolition waste shall be recycle and/ or salvage for reuse.” (CAL GREEN 4.408.1)Sheet A.1Provide tempered glazing at window “C” in Bathroom #2.R308.4.5 Glazing and wet surfaces. Glazing in walls, enclosures or fences containing or facing hot tubs, spas, whirlpools, saunas, steam rooms, bathtubs, showers and indoor or outdoor swimming pools where the bottom exposed edge of the glazing is less than 60 inches measured vertically above any standing or walking surface shall be considered a hazardous location. This shall apply to single glazing and all panes in multiple glazing.Exception: Glazing that is more than 60 inches, measured horizontally and in a straight line, from the water’s edge of a bathtub, hot tub, spa, whirlpool, or swimming pool.Specify stairway width, riser height, and tread length on plan.
R311.7.1 Width. Stairways shall not be less than 36 inches in clear width at all points above the permitted handrail height and below the required headroom height. Handrails shall not project more than 4.5 inches on either side of the stairway and the minimum clear width of the stairway at and below the handrail height, including treads and landings, shall not be less than 31.5 inches where a handrail is installed on one side and 27 inches where handrails are provided on both sides.
Exception: The width of spiral stairways shall be in accordance with Section R311.7.9.1.R311.7.4 Stair treads and risers. Stair treads and risers shall meet the requirements of this section. For the purposes of this section all dimensions and dimensioned surfaces shall be exclusive of carpets, rugs or runners.
R311.7.4.1 Riser height. The maximum riser height shall be 7.75 inches. The riser shall be measured vertically between leading edges of the adjacent treads. The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8 inch.
R311.7.4.2 Tread depth. The minimum tread depth shall be 10 inches. The tread depth shall be measured horizontally between the vertical planes of the foremost projection of adjacent treads and at a right angle to the tread’s leading edge. The greatest tread depth within any flight of stairs shall not exceed the smallest by more than 3/8 inch. Consistently shaped winders at the walkline shall be allowed within the same flight of stairs as rectangular treads and do not have to be within 3/8 inch of the rectangular tread depth.
Provide specifications for nosing profile on plan.R311.7.4.3 Profile. The radius of curvature at the nosing shall be no greater than 9/16 inch. A nosing not less than ¾ inch but not more than 1.25 inch inches shall be provided on stairways with solid risers. The greatest nosing projection shall not exceed the smallest nosing projection by more than 3/8 inch between two stories, including the nosing at the level of floors and landings. Beveling of nosings shall not exceed 1/2 inch. Risers shall be vertical or sloped under the tread above from the underside of the nosing above at an angle not more than 30 degrees from the vertical. Open risers are permitted, provided that the opening between treads does not permit the passage of a 4-inch diameter sphere.Exceptions: 1. A nosing is not required where the tread depth is a minimum of 11 inches.2. The opening between adjacent treads is not limited on stairs with a total rise of 30 inches or less.Provide handrail details.
R311.7.7 Handrails. Handrails shall be provided on at least one side of each continuous run of treads or flight with four or more risers.
R311.77.1 Height. Handrail height, measured vertically from the sloped plane adjoining the tread nosing, or finish surface or ramp slope, shall be not less than 34 inches and not more than 38 inches.
Exceptions:
1. The use of a volute, turnout or starting easing shall be allowed over the lowest tread.
2. When handrail fittings or bendings are used to provide continuous transition between flights, the transition from handrail to guardrail, or used at the start of a flight, the handrail height at the fittings or bendings shall be permitted to exceed the maximum height.
R311.7.7.2 Continuity. Handrails for stairways shall be continuous for the full length of the flight, from a point directly above the top riser of the flight to a point directly above the lowest riser of the flight to a point directly above the lowest riser of the flight. Handrail ends shall be returned or shall terminate in newel posts or safety terminals. Handrails adjacent to a wall shall have a space of not less than 1.5 inch between the wall and the handrails.
Exceptions:
1. Handrails shall be permitted to be interrupted by a newel post at the turn.
2. The use of a volute, turnout, starting easing or starting newel shall be allowed over the lowest tread.
R311.7.7.3 Grip-size. All required handrails shall be of one of the following types or provide equivalent graspability.
1.Type I. Handrails with a circular cross section shall have an outside diameter of at least 1.25 inches and not greater than 2 inches. If the handrail is not circular, it shall have a perimeter dimension of at least 4 inches and not greater than 6.25 inches with a maximum cross section of dimension of 2.25 inches. Edges shall have a minimum radius of 0.01 inch.
2.Type II. Handrails with a perimeter greater than 6.25 inches shall have a graspable finger recess area on both sides of the profile. The finger recess shall begin within a distance of .75 inch measured vertically from the tallest portion of the profile and achieve a depth of at least 5/16 inch within 7/8 inch below the widest portion of the profile. This required depth shall continue for at least 3/8 inch to a level that is not less than 1.75 inches below the tallest portion of the profile. The minimum width of the handrail above the recess shall be 1.25 inches to a maximum of 2.75 inches. Edges shall have a minimum radius of 0.01 inch.Sheet A.3 – Section ASpecify headroom clearance dimension at stairway landing.
R311.7.2 Headroom. The minimum headroom in all parts of the stairway shall not be less than 6 feet 8 inches measured vertically from the sloped line adjoining the tread nosing or from the floor surface of the landing or plat form on the portion of the stairway.
Exception: Where the nosings of treads at the side of a flight extend under the edge of a floor opening through which the stair passes, the floor opening shall be allowed to project horizontally into the required headroom a maximum of 4.75 inches.Building Section Keynote #17 is referenced at the concrete footing on the Section drawing. However, Building Section Keynote #17 indicates concrete floor slab.Specify minimum 0.5” gypsum wallboard underneath the stairway stringers.R302.7 Under-stair protection. Enclosed accessible space under stairs shall have walls, under-stair surface and any soffits protected on the enclosed side with 0.5 inch gypsum board.Structural Plan ReviewStructural drawings and structural calculations have been reviewed and approved.