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HomeMy WebLinkAbout215876_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: 10188572 PROJECT ADDRESS: 1113 S Gates St PLAN CHECK ENGINEER: Chehade, NabilTEL:714 647-5848FAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): R-3, U PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 3/15/2016 INITIAL REVIEW 4/13/2016 EXPIRATION 9/11/2016 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Nhon Dinh 3. TEL: (714)900-2001 FAX: VALUATION:$243,810.00 EMAIL: koifilter@yahoo.com FLOOD ZONE:X-0602320256J Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2007 California Building Code (CBC); MC = 2007 California Mechanical Code; PC = 2007 California Plumbing Code; EC = 2007 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 corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5848 for an appointment.Please note this unit is required to have asprinkler system.. 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. -Police Department approval on the corrected/final set of drawings (647-5840). -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. -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 6 bedroom(s). Amount of $5,998.43; net addition of 5 bedrooms Amount of $5,391.50; net addition of 4 bedrooms Amount of $4,869.15; net addition of 3 bedrooms Amount of $3,629.16; net addition of 2 bedrooms Amount of $2,723.74; net addition of 1 bedroomFor roof covering specify: -Manufacturer and type of built-up roof. (1506) -Roof slope(s) of all areas on the roof plan. (1507) -Type/manufacturer and International Code Conference (ICC)/Underwriters Laboratories (UL) number of shingle/tile roof. (1506) -Roof coverings shall have at least a Class "C" rating. (1505) Bathrooms, laundry rooms, water closet compartments and similar rooms shall be mechanically ventilated in accordance with the Mechanical Code. (1203.4.2.1) No water closet shall be set closer than 15 inches from its center to any side wall or obstruction, nor closer than 30 inches center to center to any similar fixture. The clear space in front of any water closet shall not be less than 24 inches. (PC 407.6) Wall covering shall be cement plaster, tile or approved equal to 70 inches above drain at showers or tub with showers. Materials other than structural elements shall be moisture resistant. Glass enclosure doors and panels must be labeled Category II. Swing door outward. Net area of shower receptor shall be not less than 1,024 sq. in. of floor area, and encompass 30-inch diameter circle. (PC411.7)In every sleeping room below the fourth story and in the basements of dwelling units, at least one openable emergency escape and rescue window or door shall open directly into a public street, pubic alley, yard or exit court, meeting all of the following (1026): CAUTION: Using minimum clear openable height with the clear openable width will yield only 3.3 square feet and not the minimum 5.7 square feet required. Be especially careful with double-hung windows. Also, when the emergency escape window is below ground level refer to CBC Section 1026.5 for additional requirements. -An openable area of not less than 5.7 square feet (5.0 square feet for ground-floor openings); -A minimum 24 inch clear openable height; -A minimum clear openable width of 20 inches; -A sill height not over 44 inches above the floor.Show the location(s) of hard-wired smoke detector in mother in law unit. Note the type of safety glazing complying with CBC section 2406, for glazing in fixed or operable panels adjacent to a door, where the nearest exposed edge of the glazing within 24-inch arc of either vertical edge of the door in closed position and where the bottom edge of the glazing is less than 60 inches above the walking surface. Glass and glazing shall be in accordance with CBC Chapter 24. Note on the drawings all windows and doors having glazing. Indicate the type and thickness of each light of glazing on the drawings showing compliance with CBC Sections 2403, 2404 and 2406. Sliding glass doors (patio type) shall have Category II classification per CBC Section 2406.1. Provide full height cross sections through the building showing framing, interior/exterior sheathing, plate heights, insulation, foundation, finish grade, etc. (A106.1) 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 (A106.1): -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" studspermitted. 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) -All framed buildings which are required to be designed by an engineer or architect must be signed prior to submission into plan check -All stud bearing walls are required to comply with the minimum requirements for load bearingwalls. Show location(s) and provide typical construction details. (2308.9) -Other methods may be used provided a satisfactory engineering and/or architectural design is submitted. 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 (2008 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. -The energy plan check consultant must sign documentation forms on behalf of the Building Safety Division. -The energy plan check consultant must also complete the attached “Energy Conservation Plan Check Consultant Qualification Statement”. -Refer to the attached public handouts titled “Energy Efficiency Compliance” and “Energy Efficiency Compliance Documentation”. -Clarify location and size of all existing and new windows on the drawings. Revise T-24 energy calculations to show compliance. -Please refer to attached Residential Lighting Design Guide and revise drawings to show compliance. Regardless of the occupant load, there shall be a floor or landing on each side of a door. The floor or landing shall not be more than one-inch lower than the threshold of the doorway. Landings shall be level except for exterior landings, which may have a slope not to exceed 1/4 unit vertical in 12 units horizontal (2% slope). (1008.1.6) -A door may open at the top step of an interior flight of stairs, provided the door does not swing over the top step. -A door may open at a landing that is not more than 7¾ inches lower than the floor level provided the door does not swing over the landing. -Screen doors and storm doors may swing over stairs, steps or landings. The following are required for attached garage/carport: - Specify one-hour fire-resistive construction (example is 5/8 “Type-X” drywall on 2x4 framing) on the garage side for walls, ceilings, posts, and beam of garage adjacent to or supporting the dwelling. Does not apply to one-story carport. (406.1.4) -Self-closing, tight-fitting, solid wood, 1 3/8 inch thick door or 20 minute labeled door at opening to dwelling. Does not apply to one-story carport. (406.1.4) -Delete door from garage into room used for sleeping. (406.1.4) -Door may swing into the garage if floor or landing in the garage is not more than 0.50 inch lower than the door threshold. Changes in elevation between 0.25 and 0.50 shall have a 2:1 bevel. (1008.1.6) -A 3½-inch concrete floor or 1½-inch asphalt floor on appropriate base. (406.1.3, 1910) -A garage/carport floor system adequate to support a load in accordance with CBC Sections 1607.3 and 1607.4. Provide manufactured roof truss profiles, layout plan and calculations from truss manufacturer. (A106.1.1, 2303.4.1, and 2303.4.2)Submit two (2) copies of a geotechnical report for the subject project in accordance with CBC Section 1802. The geotechnical engineer shall include in said report applicable items noted under CBC Section 1802.6.City of Santa Ana Building Safety Division policy on when foundation and soils investigation shall be required. The purpose of this policy is to provide an alternative for designing small projects, as well as to provide consistency. -All new buildings and structures located in Seismic Design Category C, D, E or F require foundation and soils investigation report per Sections 1802.2.6 and 1802.2.7 of the 2007 California Building Code (CBC.) The foundation and soils investigations report shall be prepared, stamped, and signed by a licensed soils or geotechnical engineer.CBC Section 1910.1. A 6-mil (0.006 inch) polyethylene vapor retarder with joints lapped not less than 6 inches shall be placed between the base course or subgrade and the concrete floor slab, or other approved equivalent methods or materials shall be used to retard vapor transmission through the floor slab. Note on the Foundation Plan(s): “Provide two copies of a compaction report reviewed, accepted, and stamped by the architect or structural engineer of record. The reports are to be submitted to, and accepted by, the Building Safety Division prior to calling for foundation inspection.Note on drawings: "Truss supplier shall submit calculations and shop drawings signed by a registered civil engineer to the responsible project designer who agrees to review the shop drawings for acceptance prior to fabrication. Shop drawings and calculations shall be submitted to the Building Safety Division for acceptance after the responsible project designer has noted his/her acceptance and prior to fabrication.” Truss drawings must reflect compliance with CBC Sections: -Plans, structural calculations, and specifications must be prepared by a California registered civil engineer. (A106.1) - Fire-resistive protection of trusses when required by Table 6-A. (714.2.3) -Regulation of prefabricated construction including required inspections and certifications. (1703.7) -Connectors and fasteners shall be installed in accordance with CBC Section 2304.9. -Metal-plate-connected wood trusses shall conform to CBC Section 2303.4.2. Provide evidence of required fabrication, storage, handling and delivery inspections. -When bearing studs are spaced at 24-inch intervals and top plates are less than two 2-inches by 6-inches, and when trusses are spaced at more than 16” intervals, such trusses shall bear within 5” of the studs beneath or a third top plate shall be installed. (2308.9.2.2) -The ICC approved agency number must be noted on shop drawings. -Note: If the responsible project designer declines to agree to review shop drawings, complete structural calculations and drawings for trusses shall be submitted for review and acceptance by the Building Safety Division prior to issuance of permits for the subject project.Provide energy calcs and certification, energy calcs provided is for the mother in law unit.Provide an ICC report/UL listing for the fire place; please note the LA basin Air quality agency does not allow the installation of wood burning fire places.Provide a section through the workshop. Make sure it shows the structural framing of the patio in front of the workshop and show any insulation in the wall and attic per the energy calculations.Provide a 1 hour wall between the mother in law unit and the workshop. In addition, the wall separating the unit from the house needs to be a sound wall with an STC rating of 50 min.Add the square footage of all the patios and show it on the 1st sheet of plans under scope.Provide structural calcs to address the lateral load on the narrow strong walls and specifically the footing.Provide structural analysis to address the lateral load on the patios. Provide proper details to make sure it can resists lateral loads.This building need to comply with the California green building code, attached please find some comments that will help you comply with the requirements of CalGreen. In addition , I will include a check sheet with the comments that you can use to identify where on the plans these items were addressed. The California green building Code applies to all residential buildings which are under the Jurisdiction of HCD: this includes all buildings with any of the following occupancies: Single family dwellings, duplexes, hotels, motels, apartments, condominiums, raw homes, etc. The site shall be planned and developed to keep surface water away from buildings. Construction plans shall indicate how site grading or a drainage system will manage all surface water flows. (Section 4.106.3) Add note to plans “Automatic irrigation systems controllers installed at the time of final inspection shall be weather- based. (Section 4.304.1)” Add notes to plan as such: All water closets shall have an effective flush volume of not more than 1.28 gallons per flush. Tank type water closet shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Tank-type Toilets. Faucets, Residential lavatory faucets shall have a maximum rate of 1.5 gallons per minute at 60 psi and a minimum flow rate of not less than 0.8 gallons per min. at 20 psi. Faucet in common and public use areas (outside of dwellings or sleeping units) in residential buildings must have a maximum flow rate of 0.5 gallons per minute at 60 psi. Kitchen faucets shall have a maximum flow rate of 1.8 gallons per minute at 60 psi. Kitchen faucets may temporarily increase the flow rate to a maximum of 2.2 gallons at 60 psi but must default back to the 1.8 gallons per minute. New one and two family dwellings and town-homes with attached garages shall install a listed raceway to accommodate a dedicated 208/240 volt branch circuit. The raceway shall not be less than 1” inside diameter. The raceway shall originate at the main service or subpanel and shall terminate inside a listed cabinet, box or other enclosure in close proximity to the proposed location of an EV charger. The service panel shall have the capacity to install a 40-amp minimum dedicated branch circuit and space reserved to permit installation of a branch circuit overcurrent protective device. The service panel or subpanel circuit directory shall identify the overcurrent protective device as “EV CAPABLE”. Add note to plans “Joints and openings, Annular spaces around pipes, electric cables, conduits, or other openings in plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or similar method acceptable to the enforcing agency. (Section4.406.1)” Add note to plans “A minimum of 50 percent of the construction waste generated at the site is diverted to recycle or salvage per Section 4.408.1 and City ordinance.” Add note to plans “Before final inspection, a complete operation and maintenance manual shall be provided to the building occupant or owner. Contractor or owner shall submit an affidavit that confirms the delivery of such. (Section 4.410.1)”.A sample of the manual is available on the Housing and community Development (HCD) web site. The manual should include in addition to other aspects the followings: Direction to the building owner or occupant that the manual shall remain with the building for throughout the life cycle of the structure. Operation and maintenance instructions for the followings: Equipment and appliances, including water-saving devices and systems, HVAC systems, water-heating systems and other major appliances and equipment. Roof and yard drainage, including gutters and downspouts. Space conditioning systems, including condensers and air filters. Landscape irrigation systems. Water re-use systems. Information from local utility, water and waste recovery providers on methods to further reduce resource consumption, including recycle programs and locations. Public transportation and/ or carpool options available in the area. Educational material on the positive impacts of an interior relative humidity between 30-60 percent and what methods an occupant may use to maintain such humidity levels. Information about water-conservation landscape and irrigation design and controllers which conserve water. Instructions for maintaining gutters and downspouts and the importance of diverting water at least 5 feet away from foundation. Information on required routine maintenance measures, including, but not limited to caulking, painting grading around the building etc. Information about state solar energy and incentive programs available. A copy of all special inspection verifications required by the enforcing agency or this code. Add the following note to the plans: A copy of a complete operation and maintenance manual as outlined in the notes above will be delivered to the building owner prior to final inspection. Add note to plans “Duct openings and other related air distribution component openings shall be covered during construction. (Section 4.504.1)” Add note to plans “Adhesives, sealants and caulks shall be compliant with VOC and other toxic compound limits. (Section 4.504.2.1)Add note to plans “Paints, stains and other coatings shall be compliant with VOC limits set in section Section4.504.2.2 and Table 4.504.3 of CalGreen. Add note to plans “Aerosol paints and coatings shall be compliant with product weighted MIR limits for VOC and other toxic compounds as specified in Section 4.504.2.3 of the California Green Building Code. Add note to plans “Carpet and carpet systems shall be compliant with VOC limits. (Section 4.504.3) A letter from the contractor subcontractor and or the building owner certifying what material used complies with the California Green Building Code. Add note to plans “eighty percent of the floor area receiving resilient flooring shall comply with one or more of the following: VOC-emission limits defined in the Collaborative for High Performance Schools (CHPS) High Performance Products Database. Products compliant with CHPS criteria certified under the Greenguard Children& School program. Certification under the Resilient Floor Covering Institute (RFCI) FloorScore program. Meet the California Department of public Health, “Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from indoor Sources Using Environmental Chambers, “Version 1.1, February 2010(also known as Specification 01350) Add note to plans “ Hardwood plywood, particleboard, medium density fiberboard (MDF), composite wood product used on the interior or exterior of the building shall meet the requirements for formaldehyde as specified in ARB’s Air Toxic Control Measure for Composite wood as specified in section 4.504.5 and table 4.504.5 of CALGREEN. Vapor retarder and capillary break is installed at slab on grade foundations. Show one of the following methods on the plans: 4 inch thick base of 1/2 inch or larger clean aggregate shall be provided with a vapor barrier in direct contact with concrete and a concrete mix design which address bleeding, shrinkage, and curing shall be used. For additional information, see ACI 302.2R-02. A slab design specified by a licensed design professional. (Section 4.505.2.1) 55. Add note to plans “Building materials with visible signs of water damage shall not be installed. Walls and floors framing shall not be enclosed when framing members exceed 19% moisture content.” 56. Add note to plans “The moisture content of building materials used in wall and floor framing is checked before enclosure. Moisture content shall be verified by either a probe type or contact type moisture meter. 57. Add note to plans “Exhaust fans which terminate outside the building are provided in every bathroom that contains a shower or tub. Unless functioning as a component of a whole house ventilation system, fans must be controlled by a humidistat which can adjust between 50 to 80 percent.”