HomeMy WebLinkAbout215784_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:
10188530
PROJECT ADDRESS:
601 1/2 S Susan St
PLAN CHECK ENGINEER:
Mazarji, ZacTEL:714
647-5831FAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
R-3, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
3/10/2016
New R-3/U occupancy
INITIAL REVIEW
4/13/2016
EXPIRATION
9/6/2016
RECHECKS:
1. 6-27-2016
PROJECT APPLICANT CONTACT PERSON:
2.
Tony Vo
3.
TEL:
(714)873-1904
FAX:
VALUATION: $271,404.00
EMAIL:
tonyvo_ArchiTech@yahoo.com
FLOOD ZONE: X-0602320256J
Re-check: 6-27-2016
Show compliance with attached CALGreen forms. Provide a completed, signed copy of Forms on the drawings.
Show compliance with Mandatory requirement of solar ready roof based on T-24 energy requirements. Please coordinate with your energy consultant.
Show compliance with Section 4.106.4.1 of CALGreen for dedicated listed raceway to accommodate a dedicated 208/240-volt branch circuit in the garage.
Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2013 California Residential Code (CRC); 2013California Building Code (CBC); CMC = 2013 California Mechanical Code; CPC = 2013 California 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 4 corrected sets of plans.When needed, meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 547-5831 for an appointment.
Please refer to red mark drawings for additional plan check comments. Please see corrections on submitted plans. Red marked set must be returned with revised plans. Plans resubmitted without the red markup set may result in delayed review time and additional plan check fees.
All drawings and supporting documents shall be prepared, stamped, and signed by a California licensed architect or registered professional engineer. (CRC R301.1.3, CBC 107.1 and 107.3.4.1).
This review does not include fire sprinkler system, 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.
- Fire Department approval on the corrected/final set of drawings (647-5839 or 647-5700). (New fire sprinkler system)
- 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.
- Grading Permit. Application is made through the Building Safety Division (647-5800) and the
plan review is by the Public Works Agency (647-5039). Check with PWA for application.
In addition to other fees, a "Park Acquisition and Development Fee" in the amount shown below
shall be required pursuant to a resolution of the City Council for the Recreation and Community
Services Agency; net addition of 4 bedroom(s).Amount of $5,998.43; net addition of 5 bedroomsAmount of $5,391.50; net addition of 4 bedroomsAmount 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
New one- and two-family dwellings and townhouses shall have an automatic fire sprinkler Prior to the issuance of building permit(s), tract maps, parcel maps, lot line adjustments, public way abandonments, covenant, conditions and restrictions (CC&R's), etc., related to the subject project must be legally recorded with the County of Orange. Note on the drawings to clarify that there are no interior recorded property lines in the existing lot. Buildings shall not be constructed over any property line.Show the complete legal description and assessor's parcel number on the plans.The address of the building, and the name and address of the owner(s) and person(s) preparing the plans are required on the first sheet of the plans. (CBC 107)Include address and telephone number of the responsible designers and date of signing of drawings.
Provide a statement on the title sheet of the plans that this project shall comply with following codes: (See red marks on the drawings)
- 2010 California Residential Code (CRC)
- 2010 California Building Code (CBC)
- 2010 California Electrical Code (CEC)
- 2010 California Mechanical Code (CMC)
- 2010 California Plumbing Code (CPC)
- 2010 California Green Building Standards Code (CGBS) or CALGreen
- 2010 California Energy Code (CEnC)
- City of Santa Ana Municipal Code
List all deferred submittals on cover sheet. (CRC R106.3.3) Fire sprinkler system.
Provide and show on the plans, house street number visible and legible from street. (Minimum 4”High x 1” Wide) CRC R319
Add a note on the cover sheet: “Separate permit(s) is/are required for accessory building, landscape, patio covers, fences, swimming pool, retaining walls, demolition, etc.”
Provide existing and proposed contours/spot elevations to indicate general site slope and drainage pattern. (CBC 107)
Lots shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of 6 inches within the first 10 feet. (CRC R401.3)Plans shall be drawn to scale and dimensioned for all new and remodeled areas.Provide window and door schedule. Callout sizes and types of openings and if new or existing.Basements, habitable attics, and every sleeping room in dwelling units must have a window or exterior door for an emergency exit, sill height not more than 44 inches above the floor, 5.7 square feet of openable area, 24 inches clear opening height, 20 inches clear opening width and shall open directly into a public street, alley, yard, or exit court. Provide dimension for open area of escape windows of bedrooms.
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 CRC Section R310.2 for additional requirements. 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)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) 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) Bathrooms, laundry rooms, water closet compartments and similar rooms shall be mechanically ventilated in accordance with the CMC.Provide detail/s details on the drawings to show that a landing, with a width not less than the width of door and length in the direction of travel of not less than 36 inches, will be provided on each side of doors. The elevation of landing shall not exceed 1 ½ inch difference than the threshold of the doorway (7 3/4 inch if door does not swing over the landing or steps) in each direction. Draftstops shall be provided in any concealed space where there is usable space both above and below the concealed space. The concealed space shall not exceed 1,000 square feet. (CRC R302.12) show location on the drawings. Provide construction detail to insure compliance.Fireblocking is 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)
On the drawings, provide Nailing Schedule in conformance with CRC Table R602.3(1).
Minimum of 4500 psi concrete strength with special inspection is required per structural calculation. Provide a note on the structural drawings.
Add note on foundation plan: All hold downs must be tied in place prior to foundation inspection.Provide drag connection details and member size for interior and exterior shear walls addressing both tension and compression loading.CBC Section 1803.6 Reports. The soil classification and design load-bearing capacity shall be shown on the construction document. Where required by the building official, a written report of the investigation shall be submitted that includes, but need not be limited to, the following information:
- A plot showing the location of test borings and/or excavations.
- A complete record of the soil samples.
- A record of the soil profile.
- Elevation of the water table, if encountered.
- Recommendations for foundation type and design criteria, including but not limited to: bearing
capacity of natural or compacted soil; provisions to mitigate the effects of expansive soils; mitigation
of the effects of liquefaction, differential settlement and varying soil strength; and the effects of
adjacent loads.
- Expected total and differential settlement.
- Pile and pier foundation information in accordance with Section 1810.
- Special design and construction provisions for footings or foundations founded on expansive
soils, as necessary.
- Compacted fill material properties and testing in accordance with Section 1804.5.
The geotechnical report foundation excavations to be reviewed by a geotechnical engineer. Note on the foundation plan "Prior to requesting a Building Safety Division foundation inspection, the geotechnical engineer shall inspect and approve the foundation excavations." (1803)
Submit a review letter by soils engineer and incorporate any requirements and recommendations of soils report into drawings prior to re-submittal. Have the consulting geotechnical engineer review and approve the foundation plans. (1803)
Provide a minimum of two No. 4 bars at top and at bottom of continuous footing per geotechnical report.
On the drawings, Identify structural design data on plans per CBC 1603.1 such as floor live load, roof live load, roof snow load, wind design data, earthquake design data, geotechnical information, etc.
On the drawings, Specify grade and species of framing lumber, treated mudsills, type and grade of plywood, design strength of concrete and glued-laminated timber,
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)
The residence shall conform to the 2013 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.
- The corrected/final drawings shall have the required energy efficiency compliance documentation
with completed signature blocks filed on the plans.
- Provide drawings to show compliance with Residential Lighting for interior and exterior of building.
Note on the drawings all HERS special inspection verification items as called out on the T-24 energy calculations.Show compliance with CalGreen Building Code following items and add the completed attached CalGreen Forms on the drawings.Show compliance with Section 4.106.4.1 of CalGreen for each dwelling unit, install a listed raceway to accommodate a dedicated 208/240 volt branch circuit. See said Section for additional comments. Storm Water Drainage and Retention. Submit storm water drainage plans for projects < 1 ac. Plans shall indicate how to manage storm water drainage during construction utilizing one or more of the following measures: 1. Use of retention basins of sufficient size to retain storm water on-site; 2. By filtering storm water with a barrier system, wattle, or other approved method when storm water is conveyed to a public drainage system, collection point, gutter, or similar disposal method; 3. By complying with a lawfully enacted storm water management Ordinance. CGBC 4.106.2 Surface drainage. Submit surface drainage plans to indicate how surface water shall not enter buildings. Examples of methods to manage surface water include: 1. Swales; 2. Water collection; 3. French Drains; 4. Water retention gardens; 5. Other water measures which keep surface water away from buildings and aid in groundwater recharge. CGBC 4106.3Reduce construction waste by recycling or salvaging for re-use a minimum of 50 percent of the nonhazardous construction and demolition debris, or meet the local construction and demolition waste management ordinance, whichever is more stringent. CGBC 4.408.1kfj Indicate on the plans that a construction waste management plan and documentation demonstrating compliance with the plan shall be submitted that:
- Identifies the materials to be diverted from disposal by recycling, reuse on the project or salvage
for future use or sale.
- Specifies if materials will be sorted on-site or mixed for transportation to a diversion facility.
- Identifies the diversion facility where the material collection will be taken.
- Identifies construction methods employed to reduce the amount of waste generated.
- Specifies that the amount of materials diverted shall be calculated by weight or volume, but not by
both. CGBC 4.408.2, 4.408.2.1Note on the drawings that an Operation and Maintenance Manual with content per CGBC 4.410.1 and in a format acceptable to the enforcing agency shall be placed in the building at the time of final inspection. CGBC 4.410.1. Refer to RCD residential guide for manual format and suggested content.Note on the plans that aerosol adhesives, smaller unit sizes of adhesives, and sealant or caulking compounds (in units of product, less packing, which do not weigh more than 1 pound and do not consist of more than 16 fluid ounces shall comply with statewide VOC standards and other requirements, including prohibitions on the use of certain toxic compounds, of CCR, Title 17, commencing with Section 94507. 4 CGBC.504.2.1, subsection 2Adhesives, 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 1VOC Content Limits for Architectural Coatings (Architectural Paints) shall comply with CGBC Table 4.504.3.Verification of compliance with finish materials shall be provided at the request of the enforcing agency. Documents may include, but not limited to the following:- Manufacturer's product specification.
- Field verification of on-site product containers.
- Other methods approved by the local jurisdiction.Carpets 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 4.504.3.1,4.504.3.2Hardwood plywood, particleboard, and medium density fiberboard composite wood products shall meet the requirements for Formaldehyde Limits in CGBC Table 4.504.5.Bathroom 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 4.506Covers for whole house exhaust fans shall have a minimum insulation value of R-4.2 and close when the fan is off. CGBC 4.507.1
r. 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
Please note Building plan check does not cover review of electrical, mechanical, plumbing drawings, however the following plan check comments is provided for your information and subject to City inspection.
MECHANICALProvide 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) 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) Revise plans to indicate how separate combustion air is provided for FAU located in attic. (CMC 701.3) Show exhaust hood and exhaust vent above cooking appliances at the kitchen. (CMC 504.2) 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)
PLUMBINGMinimum 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) Water heater enclosures cannot open into bedrooms, closets, or bathrooms. (CPC 505.1) Show minimum shower area of 1024 square inches finished dimension and ability to encompass a 30-inch diameter circle. (CPC 411.7) 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) Indicate location and type of landscape irrigation system backflow prevention devices. (CPC 603.4.6) Bathtubs and whirlpool baths shall be provided with a trap door or access within 20 feet of the pump. (CPC 414.1)
ELECTRICALSpecify 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) Provide panel schedule and load calculations in accordance with CEC Article 220. A minimum 100 amp service panel is required for all new dwellings. (CEC 230.79(C)) 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)) An accessible receptacle outlet is required on balconies, decks, or porches of dwelling units above grade level. (CEC 210.52(E) 3) 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)) Revise plans to show locations of light switches at both top and bottom of stairways. (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)) Family dwelling guidelines:
- Electronic ballasts if 13 watts or more.
- Recessed cans in insulated ceilings “IC” type & certified airtight.
- Switch all high-efficacy lights separately from low-efficacy lights.
- All lights shall be high efficacy (15 watts or less provide 40 lumen per watt, 15-40 watts provide
50 lumens per watt, and over 40 watts provide 60 lumens per watt) unless:- In kitchens up to 50% of hardwired watts may be low-efficacy. - In bathrooms, garages, laundry & utility rooms have a manual switch for ON and a vacancy- sensor for OFF. - All other rooms (halls, stairs, dining, bedrooms) have a manual switch for ON and a vacancy- sensor for OFF OR have electric dimmer switches. - Outdoor building lights have a motion sensor ON and photo-cell sensor OFF.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) There shall be a distribution panel in, and for, each apartment. Feeders for sub panels shall be enclosed in an approved raceway. (CEC 230.71) There shall be no more than six disconnecting means per service grouped in any one location without a main disconnect. (CEC 230.71) 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 250.5