HomeMy WebLinkAbout218454_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:
10189369
PROJECT ADDRESS:
2618 N Acacia Pl
PLAN CHECK ENGINEER:
Mazarji, ZacTEL:714
647-5831FAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
5/27/2016
INITIAL REVIEW
7/20/2016
EXPIRATION
11/23/2016
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Naowriz Tou
3.
TEL:
(714)231-9199
FAX:
VALUATION: $145,163.00
EMAIL:
Naowriz@gmail.com
FLOOD ZONE: X-0602320144J
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.
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.Add to statement on the title sheet of the plans that this project shall comply with following code:
2013 California Green Building Standards Code (CGBS) or CALGreen
3. Provide building information on plans: Occupancy type: R3 / UPlease refer to red marks on the both architectural and structural drawings for additional plan check comments. Show 1 hour occupancy separation between R3 and U occupancies. Show separation between storage room and office. A minimum of 1 hour rated wall is required. Doors between the storage and private residence shall be self-closing and self-latching. (CRC R302.5.1) Shower compartments and walls above bathtubs with shower heads installed shall be finished with a smooth, nonabsorbent surface to a height of not less than 72” above the floor. (CRC R307.2)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. (CPC411.7) For each enclosed attic space with a maximum vertical height greater than 30 inches, provide a minimum of 22 x 30 inches attic access. (CRC R807.1) 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 stair and landing, openings around vents, pipes, ducts, cables, wires, chimneys and fireplaces. (CRC R302.11)Specify a minimum 0.019” (No. 26 galvanized sheet gage) corrosion-resistant or plastic weep screed located below foundation plate line and 4 inches above grade on all exterior stud walls or 2-inches above paved areas. (CRC R703.6.2.1) Show location and framing of new FAU on the architectural 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)
Please refer to attached California Green Building Standards Code (CGBS)/CALGreen forms and SB 407. Provide complete forms on the drawings.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)
Submit T-24 energy calculation based on 2013 Energy Standards and provide State approval on
the drawings. Provide T-24 sheets on the drawings. 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 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.
- Show compliance with Mandatory Residential Lighting on the drawings.
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:
- 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)
Revise structural calculation and drawings. In lieu of soils investigation report per City of Santa Ana internal policy: Reference Sheet SN, revise drawings to show Soils bearing of 1000 psf.
- Allowable foundation pressure not to exceed 1000 PSF.
- Footing to have minimum reinforcement of: 2 #4 at top and 2 #4 at bottom.
Submit calculations for complete foundation design. Incorporate the results of calculations into drawings prior to resubmittal.
Reference Sheet S1, show location of missing Girder between garage and office.
Reference Sheet S2, Submit structural calculations for design and justification of metal connectors for areas identified on the drawing. Specify approved metal connector meeting design criteria by specifying Simpson or equal products with ICC approval for each metal connector. OR, submit calculations for design of each beam for vertical support on said locations in lieu of metal connectors.
MECHANICAL (FYI)Provide protection from auto impact for furnace and water heater. (CMC 307) Provide anchorage details for FAU units. (CMC 303.4) Provide combustion air for a water heater and/or an FAU located within 12 inches of top and bottom of the compartment. (CMC 701.10(4&6) & 701.3) Provide a 3-inch clearance on all sides, back and top and 6 inches in front of the furnace and water heater. (CMC 904.2) Enclosures housing an FAU or water heater cannot open into bedrooms, closets, or bathrooms unless enclosed in a fire rated enclosure. (CMC 904.1) 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) Show 22 x 30 inch clear access to the furnace. Provide a maximum of 20 feet from opening to furnace. (CMC 904) Show how the dryer will be vented to the outside air. (CMC 504.3) The maximum length of a dryer vent is 14 feet with two bends. Two feet shall be decreased for each bend more than two, unless approved by the Building Official. (CMC 504.3.2.2) A dryer compartment shall be provided with a minimum opening of 100 square inches for makeup air in the door or by other approved means. (CMC 504.3.2)
PLUMBING (FYI)Minimum slope of sewer line and drainage piping is 2%. (CPC 708) Provide complete routing plans for sewer drainage piping from the furthest most fixtures to sewer lateral. Revise plan to indicate slopes and cleanouts. Note on the plans: "An approved backwater valve is required for drainage piping serving fixtures located below the elevation of the next upstream manhole cover. Fixtures above such elevation shall not discharge through the backwater valve. Clean outs for drains that pass through a back water valve shall be clearly identified with a permanent label stating “backwater valve downstream." (CPC 710.1) The finished floor is below the invert elevation of the public sewer. Provide complete plans and calculations for the sewer ejector system to show compliance with CPC 710.3. 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) All hose bibs must be protected by an anti siphon device. (CPC 603.1) Provide a minimum of 18 inches high platform for water heater and FAU or other gas appliance located in the garage. (CMC 307.1) Provide protection from auto impact for water heaters located in the garage. (CMC 307) Provide water heater anchor straps within the upper and lower 1/3. (CPC 508.2)
ELECTRICAL (FYI)Specify that Ground Circuit Interrupter (GFI) outlets shall be provided in bathrooms, garages, basements, crawl spaces, outside, and at all kitchen counters and islands. (CEC 210.8(A)) Provide an electrical floor plan showing location of receptacle and lighting outlets. (CEC 210.52(A-H) & 210.70) Provide receptacles within 2 feet of kitchen sink and at 4 feet on-center at counters (12” or more in width) and islands. (CEC 210.52(C)) Provide at least one outlet for island or peninsular counter space. (CEC 210.52(C) 2&3) Revise electrical plans to show receptacle outlets so that no point along the wall is further than 6 feet from an outlet. (CEC 210.52(A)) All power and lighting outlets in family rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, hallways and similar areas are to be protected by a “combination AFCI breaker”. Kitchens, bathrooms, and basements are exempt from this requirement. (CEC 210.12(B)) Bathrooms and powder rooms are required to have at least one GFI receptacle outlet within 36 inches of each lavatory. (CEC 210.52(D)) At least one outlet to be installed at the front and rear of each dwelling unit. (CEC 210.52(E)) Hallways longer than 10 feet are required to have at least one receptacle outlet. (CEC 210.52(H)) Lighting outlets are required in habitable rooms, bathroom, hallways, garages, and at exterior doors. Revise plans to show compliance. (CEC 210.70(A)) Provide an exterior light at all exterior doors switched by the door. (CEC 210.70(A)) All 15- and 20- ampere, 125- and 250-volt non-locking receptacles that are installed on the exterior of a dwelling unit and located in damp or wet locations, shall be listed as weather-resistant type. (CEC 406.8(A) (B)) Electrical panels or other over current devices, other than supplementary overcorrect protection, shall not be located in bathrooms or in the vicinity of easily ignitable material such as clothes closets. (CEC 230.70(A) & 240.24D&E) Any fixed appliance such as disposal, dishwasher, clothes washer, dryer, built-in heaters, or any other fixed appliance with 1/4 H.P. motor or larger, shall be on a separate #12 AWG wire branch circuit. Each dwelling unit shall have installed therein an individual disposal circuit supplied with minimum #12 AWG wire and a 15 AMP indicating-type switch. (CEC 210.23 & 220) Show a concrete encased electrode (UFER ground) on the foundation plan, sized in accordance with Article 250.52A (3). Show location of bonding wire to metal water supply system, or ground rods. (CEC 250.52A (1) & (5))