HomeMy WebLinkAbout218976_2_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:
10189522
PROJECT ADDRESS:
321 S Andres 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
6/15/2016
INITIAL REVIEW
8/15/2016
EXPIRATION
12/12/2016
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Amy Braun
3.
TEL:
(714)646-9582
FAX:
VALUATION: $136,000.00
EMAIL:
amy@amybraunarchitects.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.Please refer to red marks on both architectural and structural drawings for additional plan check comments.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 may be 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.
Reference page 2 of documentation “Letter of Map Amendment” indicates that “Therefore, any future construction or substantial improvement on the property remains subject to Federal, State/Commonwealth, and local regulations for floodplain management. The Letter of map amendment applies to existing structural and it is removed from Flood Zone.
This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A or AE. This zone requires that the lowest finish floor elevation (including basement) of the structure shall be at (or above) base flood elevation determined by a hydrology study for the A zone, or at (or above) the base flood elevation specified for the AE zone, on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance, Santa Ana Municipal Code, Chapter 7, for complete requirements. Drawings shall show compliance with said ordinance including noting flood zone and finish floor elevation."
Note on plans: "A Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE shall be completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. The completed ELEVATION CERTIFICATE must be submitted to the Building Inspector at the time of foundation inspection, and a final certificate must be submitted at the time of final inspection."
Walls and concrete foundation stem walls of attached garages are required to comply with FEMA requirements and shall be at (or above) the base flood elevation.
Specify finish floor elevation of first floor. (CBC 107.2.5) Show location of FAU on the architectural and structural 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)Fireblocking is required in concealed spaces 10’ o.c. horizontal, vertically at the ceiling and floor levels, connections between horizontal and vertical spaces, openings around vents, pipes, ducts, cables, wires, (CRC R302.11)
Please refer to attached SB 407. Provide completed forms on the drawings.Exterior stairways serving a dwelling unit shall have an artificial light source located in the immediate vicinity of the top landing of the stairway. (CRC R303.6) Show location on the drawings.Provide dimensioned details of handrail grips showing a minimum edges radius of 0.01 inch and shall have a one of the following:
- Circular cross sectional diameter shall be between 1 ¼” and 2”. Non-circular handrails shall have
a perimeter dimension between 4 and 6 ¼ inches with a maximum cross section of dimension of
2 ¼ inches. (CRC R311.7.7.3 (1))
- Handrails with a perimeter dimension > 6 ¼ inches shall have a graspable finger on both sides of
the profile between 1 1/4” to 2 ¾” beginning within ¾” from the top of the profile and achieve a
minimum 5/16” depth within 7/8” below the widest profile point and shall continue a minimum 3/8”
to a level not less than 1¾” below the tallest portion of the profile. (CRC R311.7.7.3 (2)) Provide a 42 inch high guardrail at balconies, landings and decks located more than 30” vertically to the floor or grade below. (CRC R312.1 & R312.2)
Reference Sheet S-8, Specify 3 minimum stair stringer,handrail and guards, provide detail to show positive attachment 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)
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 corrected/final drawings shall have the required energy efficiency compliance documentation
with completed signature blocks filed on the plans.Call out make, model and ICC, UL approval number for the prefabricated metal fireplace and chimney. (CRC R1004.1 & R1005.1). Provide details of the fireplace, indicate chimney lining, reinforcing, ties to building, etc. (CRC R1003 & R1001)
Reference Sheet A201,electric fireplace to be modeled in T-24 energy calculations.Reference Sheet A202, specify correct slope for existing and new roof for Composition Shingle roofing. (CRC 902.1) Callout attic vents location, sizes and types on plans. Provide attic ventilation calculation to show minimum ventilation is provided. (CRC R806.2)
Reference Sheet A201, Please clarify exterior walls with R13 and or R19 insulation based of T-24 energy calculations including the new Tankless water heater and efficiencyInterior 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) Show location of heating element/s on the drawings.
Show minimum 18-inch underfloor clearance from grade to bottom of floor joists and minimum 12-inch clearance to bottom of girders. (2304.11.2.1)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) The minimum net area of under-floor space ventilation shall not be less than the floor area/150. (CRC R408.1) and access shall be provided to all under-floor spaces. The floor access shall be a minimum 18” by 24” and openings through a perimeter wall shall be not less than 16” by 24”. (CRC R408.4). Show location on the drawings.Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than a 5/8-in type X gypsum board. (CRC R302.6) Callout attic ventssizes and types on plans. 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). Show location of attic vents on the roof plan.
Architectural drawings shows additional new floor area of 56 S.F. is being added to existing garage, revise structural drawings to show the addition. Submit structural calculation and drawings for design and justification.
Reference Sheet S-3, Provide positive attachment of spliced ceiling joist/rafter ties, when ceiling joist/rafter ties is not a one continuous member to maintain a truss action of roof framing. OR design ridge beam(4x ----)where rafter ties/ceiling joists do not provide positive attachment to overcome the tension load from roof rafters. Additional beam to carry the vertical support of exiting modified and new roof may be required. Additional plan check comments may apply.
Revise structural calculation and drawings. In lieu of soils investigation report per Sections 1803 of the 2013 California Building Code, revise structural calculations for minimum foundation/footing design requirements for small projects per City of Santa Ana internal policy:
- 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.