HomeMy WebLinkAbout222789_2_Corrections.docxTENANT IMPROVEMENT
PLAN CHECK COMMENTS
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:
10190725
PROJECT ADDRESS:
1108 W West Orange Rd
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
9/12/2016
INITIAL REVIEW
9/14/2016
EXPIRATION
3/11/2017
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Ed Cruz
3.
TEL:
(714)717-2347
FAX:
VALUATION:$164,197.00
EMAIL:
ed@ecprecisedesigns.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. Please refer to red marks on the drawings for both architectural and structural drawings as additional plan check comments and revise drawings to show compliance. Resubmit 3corrected 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.
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, is required by the School District.
ARCHITECTURALProvide dimensioned eave / overhang / projection setback to all property lines.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)All new construction, Interior or exterior alterations, repairs, or additions requiring a permit and having a valuation in excess of $1,000,, an approved carbon monoxide alarm shall be installed in dwelling units and in sleeping units within which fuel-burning appliances are installed and in dwelling units that have attached garages shall be provided with carbon monoxide alarms (CRC R315)
- Carbon monoxide alarms shall only be required in the specific dwelling unit or sleeping unit for
which the permit was obtained. Carbon monoxide alarms required by Sections R315.1 and
R315.2
- Outside of each separate dwelling unit sleeping area in the immediate vicinity of the bedroom(s).
- On every level of a dwelling unit including basements.
- Where more than one carbon monoxide alarm is required to be installed within the dwelling unit or
within a sleeping unit the alarm shall be interconnected in a manner that activation of one alarm
shall activate all of the alarms in the individual unit.Provide details of the deck/balcony and specify method of waterproofing. List ICC approval number for decking material. Show two percent minimum slope. (CRC R905.10.1)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)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). 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) Show location of attic access on architectural and roof framing plan, 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) The patio cover does not meet the definition of patio cover (65% opening of longer and 1 additional wall equal to 65% below 6’-8” of wall height in Chapter Appendix H of 2013 CBC and it is considered a room. Justification of light and ventilation of existing rooms such as existing family room, existing kitchen dining and living area without considering the windows located on south side along the new patio cover is required. Indicate floor area of each room and show openable area of windows for justificationNet window opening for ventilation at family room shall be a minimum of 4 % of the floor area. (CRC R303.1) (Natural light, 8% of floor area). Revise drawings to show compliance. 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). Clarify on the drawings if opeanble/slider widows are provided. Label each window such as slider for light compliance.Revise 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) Specify that the maximum slope of any landing shall not exceed ¼ inch per foot. (CRC R311.3) 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)
STRUCTURALStructural calculations are incomplete. Submit complete structural calculations for vertical and lateral load analysis including complete foundation analysis. . Additional Structural Corrections may apply.In lieu of soils investigation report per Sections 1803.6 of the 2013 California Building Code, revise structural calculations for minimum foundation/footing design requirements for small projects as follows:
- Allowable foundation pressure not to exceed 1000 PSF.
- Footing to have minimum reinforcement of: 2 #4 at top and 2 #4 at bottom.
- The minimum depth of footings below undisturbed ground surface to be 12 inches.
- Minimum width and thickness of the footing shall comply with Table 1809.7 of the 2013 CBC.Submit calculations for design and justification of connection for new Guards. Guard detail to be signed and stamped by engineer. Show plywood layout pattern for new and existing floor and roof diaphragm. For plywood floor and roof 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)Clearly show on the plans how second floor lateral loads are transferred to first floor shear walls. Provide continuous 2nd floor plywood diaphragm to exterior shear walls of first floor, when second floor exterior shear walls are recessed. Show location of all hip and valley on roof framing plan Sheet A-3. Additional comments may apply.Minimum of R-30 roof insulation is specified by Title 24 energy calculations and it required minimum of 9.5” depth for correct insulation. Revise structural calculation to show 2x10 RR where ceiling joist is not provided. 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 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)
ENERGY CONSERVATIONThe residence shall conform to the State Energy Conservation Standards. Submit two copies of energy calculations.
The residence shall conform to the State Energy Conservation Standards, show compliance with following items:
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. Indicate mechanical equipment on plans, specify the make, model, capacities, and minimum efficiencies for both heating and cooling, and provide evidence of 2013 CESC certification. (2013 CESC 112 & 150(h))
GREEN BUILDING CODEPlease refer to attached SB 407 and CalGreen handouts and provide a completed Forms on the drawings.