HomeMy WebLinkAbout216086_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:
10188642
PROJECT ADDRESS:
1118 S Gates 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
3/21/2016
Demo 1156 sf of existing house and built New single family house
INITIAL REVIEW
4/25/2016
EXPIRATION
9/17/2016
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Dat Vu
3.
TEL:
(714)657-2924
FAX:
VALUATION: $300,000.00
EMAIL:
datvuci@yahoo.com
FLOOD ZONE: X-0602320256J
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 4corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714)647-5831 for an appointment.
Please refer to red mark drawings for architectural, structural and T-24 energy drawings. Red marked drawings must be returned with 3 sets of revised drawings to Building department.
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 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 (714-573-6108) 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, signed by
the plan check engineer, shall be required by the School District to verify the scope of the work.
- Grading Permit. Application is made through the Building Safety Division (647-5800) and the
plan review is by the Public Works Agency (714-647-5039).
Indicate floor area of each portion of new house, garage patio, outdoor areas where roof is provided on the drawings for School fees.
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 4 bedroom(s).Amount of $5,952.18; net addition of 4 bedrooms.
New one- and two-family dwellings and townhouses shall have an automatic fire sprinkler system installed in accordance with CRC Section R313.3 or NFPA 13D. Contact the Santa Ana Fire Department for fire sprinkler permit requirements (714) 647-5839. (CRC R313)
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.
TITLE SHEETShow the complete legal description and assessor's parcel number on the plans.
Provide an Index of drawings on cover sheet.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 designer and date of signing of drawings.
Provide building information on plans:
- Occupancy type: R3 / U
- Construction type: Type V – B
- Fire sprinklered: Yes
Provide a statement on the title sheet of the plans that this project shall comply with following codes:
- 2013 California Residential Code (CRC)
- 2013California Building Code (CBC)
- 2013 California Electrical Code (CEC)
- 2013 California Mechanical Code (CMC)
- 2013 California Plumbing Code (CPC)
- 2013 California Green Building Standards Code (CGBS) or CALGreen
- 2013 California Energy Code (CEnC)
- City of Santa Ana Municipal Code
List all deferred submittals on cover sheet. (CRC R106.3.3)
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, fences, swimming pool, retaining walls, demolition, etc.”
SITE PLAN
Provide eave / overhang / projection setback to all property lines.Reference Sheet A1.02, Projections of dwelling units and accessory buildings with an automatic residential fire sprinkler protection are not permitted less than 2 feet to the property line and are required to be 1 hour fire rated on the underside with a fire separation distance between 2 feet and 3 feet. (CRC Table R302.1 (2)) Reference Sheet A1.02, Walls of dwelling units and accessory buildings with an automatic residential fire sprinkler protection with a fire separation distance less than 5 feet are required to have non-rated wall rating. (CRC Table R302.1 (2))
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)Provide existing and proposed contours/spot elevations to indicate general site slope and drainage pattern.(CBC 107)
FLOOR PLANBasements, 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 (CRC R310.1-R310.1.3)
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 slider windows as well. Call out minimum size of each bedroom windows on the drawings to insure compliance. Show 30-inch clear width for water closet compartments and 24-inch clearance in front of a water closet. Show location of heating equipment on the plans. (CRC R303.8)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)
LIGHT AND VENTILATIONBathroom 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.
EXITING REQUIREMENTSEvery dwelling unit shall have at least one swinging exit door, minimum clear height of 6’-6”, and minimum clear width of 32”. (CRC 311.2) Plans to indicate 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. (CRC R311.3.1)
GLAZINGGlazing within 24” arc of either vertical edge of the door and less than 5’ from the walking surface shall be safety glazed. (CRC R308.4 (2)) And, glazing over 9 square feet in area with bottom edge less than 18” above the floor and exposed top edge greater than 36” above the floor shall be safety glazed. (CRC R308.4 (3)) Glazing in door and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathrooms, showers less than 5’ above the standing surface shall have a minimum category classification of II (CPSC 16 CFR 1201). (CRC TR308.3.1 (1) & 308.4(5))
FIREPLACESProvide details of masonry firebox and chimney construction in accordance with CRC R1003 & R1001. Show compliance with followings;Provide 2 inch minimum (1 inch for exterior chimneys) clear air space between chimney and wood construction from the front faces and sides and 4 inch from the back face. (CRC R1001.11) Provide details of the fireplace, indicate chimney lining, reinforcing, ties to building, etc. (CRC R1003 & R1001) Call out make, model and ICC, UL or third party approval number for the prefabricated metal fireplace and chimney. (CRC R1004.1 & R1005.1) Show height of the chimney to be two feet above roof level within 10 feet of chimney, and not less than three feet from point where chimney passes through roof. (CRC R1003.9.1) Provide Seismic reinforcing for section (CRC R1003)Provide anchoring detail or masonry heart to foundation. (CRC 1002.4)Provide foundation plan for fireplace.
GARAGESPrivate garage shall be separated from the residence and its attic by a minimum ½ -in gypsum board applied to the garage side. Garages located less than 3’ from a dwelling unit on the same lot shall be separated by a minimum ½ -in gypsum board applied to the garage side.Provide the minimum 1-3/8 inch solid-core wood door, a solid or honeycomb core steel door not less than 1-3/8 inch thick, or a 20-minute fire rated door between the garage and residence unless both are protected by an automatic residential fire sprinkler system. (CRC R302.5.1) Doors between the garage and private residence shall be self-closing and self-latching. (CRC R302.5.1)
ROOF CONSTRUCTION AND COVERINGSpecify ICC approval number and weight per square foot for tile and special roof coverings. (CRC R905.3.4 and R905.3.5) Provide cross ventilation for attic and each enclosed rafter space as specified in CRC Section R806. Callout attic vent locations, sizes and types on plans. Provide attic ventilation calculation to show minimum ventilation is provided. (CRC R806.2)The total net free ventilating area shall not be less than 1/150 or 1/300 when a Class I or II vapor barrier is installed on the warm-in-winter side of the ceiling. (CRC R806.2) 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)
SECTIONS AND ELEVATIONSFireblocking 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)
STRUCTURAL
On the drawings, provide Nailing Schedule in conformance with CRC Table R602.3(1).
Minimum 3000 psi concrete is required for basement and foundation walls in SDC D0, D1 and D2. (CRC R404.1.2.3.1)
Add note on foundation plan: All hold downs must be tied in place prior to foundation inspection.For plywood floor diaphragm specify thickness, grade, T&G edges, panel span rating, nailing schedule and panel layout pattern. (CBC 2305, T2305.2.3, 2306.3, T2306.3.1, and T2306.3.2)Provide diaphragm chord connection details addressing both tension and compression loading.Revise geotechnical report to show full compliance with CBC Section 1803.6 Reporting. 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: Geotechnical report to verity the water depth of 5’-0” and show 5 locationsof boring test on the site plan including soils classification and addressing the potential of liquefaction.
- 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.
Provide a weep screed for stucco at the foundation plate line a minimum of 4 inches above the earth or 2 inches above paved areas. (2512.1.2)
Sill plates supporting shear walls with lateral loads greater than 350 pounds/foot require a 3-inch nominal or greater member. (T2306.3, Footnote i) Show compliance 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 (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)
- 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 bearing walls.
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.Wood joists or the bottom of a wood structural floor closer than 18” or wood girders closer than 12” to the exposed crawl space shall be pressure treated or naturally durable to decay. (CRC R317.1 (1)) All wood framing members that rest on concrete or masonry exterior foundation walls and are less than 8” to the exposed ground shall be pressure treated or naturally durable to decay. (CRC R317.1 (2)) Sills and sleepers in direct contact with concrete or masonry that is in direct contact with the ground and girders with less than ½” clearance to masonry and concrete shall be pressure treated or naturally durable to decay. (CRC R317.1 (3&4)) Note on plans that “Field-cutting ends, notches and drilled holes of preservative-treated wood shall be treated in the field in accordance with AWPA M4”. (CRC R317-1.1)
This building contains structural elements that exceed the limits of R301. Please see separate structuralreview.
- Structural modification to an engineered building.
- The building exceeds three stories above grade.
- Story height exceeds the limitations of R301.3.
- Average dead loads exceed 15 psf for roof and ceiling assemblies. (R301.2.2.2.1)
- Average dead loads exceed 10 sf for floor assemblies. (R301.2.2.2.1)
- Wall dead load exceeds the limitations of R301.2.2.2.1.
- Roof truss and rafters span more than 40 feet.
- Irregular structure in Seismic Design Category D2. (R301.2.2.2.5)
- Buildings in SDC E shall be designed in accordance with the CBC, except when the SDC is
reclassified to a lower SDC in accordance with Section R301.2.2.1. (R301.2.2.4)Provide protection from auto impact for furnace and water heater. (CMC 307) Provide anchorage details for FAU units. (CMC 303.4)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 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
ENERGY CONSERVATION
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.
- Also, submit 2 copies of signed Energy Efficiency calculations.
- Provide REGISTERED compliance Forms on the drawings and provide detail for exterior walls with R-15 insulation. 2x4 studs are
not large enough to accommodate the R-15 insulation. Please coordinate with Architect and engineer if walls stud size is changed
or revised.
Note on the drawings, ventilation heating and air conditioning system shall have MERV 6 filters or better.
Provide continuous operating exhaust fan in the bathroom with required ventilation rate per Section 150-o, Table 4-7 of 2008 Residential Compliance Manual. Ventilation air must come directly from the outdoors and not from attic or crawl spaces. The CF-1R form is to be signed by the Document Author and Building Designer and incorporated into the plans. (T24-1-10.103(a) 2A)The Mandatory Measures Checklist (MF-1R) form, showing compliance with 2013 CESC Section 150, is to be incorporated into the plans. (T24-1-10.103(a) 2A)Indicate all compliance measures from the energy compliance documentation on the plans. (i.e., Insulation for sections, U-factors SHGC). Revise door and window schedule or floor plans to show compliance. (T24-1-10.111)Provide documentation to show that the proposed heating/cooling equipment complies with 2013 CESC Sections 150(h).
GREEN BUILDING CODE
Please refer to attached residential Calgreen and SB 407 Forms and provide completed and signed Forms on eachset of the drawings.
MECHANICAL (FYI) 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) 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)
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) 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)
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) 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)