HomeMy WebLinkAbout222998_6_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:
10190796
PROJECT ADDRESS:
820 S Ross St
PLAN CHECK ENGINEER:
Mazarji, ZacTEL:714
647-5831FAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
9/16/2016
INITIAL REVIEW
9/23/2016
EXPIRATION
3/15/2017
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
David Barrios
3.
TEL:
(714)398-9786
FAX:
VALUATION: $109,721.00
EMAIL:
FLOOD ZONE: X-0602320276J
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. A separate sheet for response may be used.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 drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2013 California Building Standards Code with local amendments and to clearly indicate the scope of work on drawings. There may be additional requirements when complete construction drawings and supporting data is submitted for Building Safety Division review.
Please see red mark corrections on submitted plans for both architectural and structural drawings. Red marked set must be returned with revised plans. Plans resubmitted without the red markup set may result in delayed review time and additional plancheck fees.
Structural drawings to be signed and stamped by engineer responsible for structural calculations. 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). Architectural drawings to be signed by designer.
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, shall be required by the School District to verify the scope of the work.Show the complete legal description and assessor's parcel number on the plans.
Provide building information on plans:
-Occupancy type: R3 / U
- Construction type: Type V – B
- Fire sprinklered: Yes / No
Provide a statement on the title sheet of the plans that this project shall comply with following codes:
- 2013 California Residential Code (CRC)
- 2013 California Building Code (CBC)
- 2013California 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 CodeProvide a complete description of scope of work on the drawings including 1st floor patio area.Please refer to attached CalGreen and SB407 handouts and provide a copy of completed and signed Forms on the drawings. Show minimum of 10’-0” separation between existing garage and new addition to residence OR provide 5/8” Type “X” drywall on interior of garage wall. Walls of dwelling buildings without an automatic residential fire sprinkler protection with a fire separation distance less than 10-0” feet are required to have a full one hour rating. (CRC Table R302.1 (1)) On the drawings note the contact person's name, position, address and telephone number. (CBC 107.1 and 107.3.4.1) including Architect/designer and engineer’s information.Provide complete project description with detailed description of scope of work.
Provide and show on the plans, house street number visible and legible from street. (Minimum 4”High x 1” Wide) CRC R319
Provide dimensioned eave / overhang / projection setback to all property lines.All new construction, interior or exterior alterations, repairs, or additions requiring a permit and having a valuation in excess of $1,000, or when one or more sleeping rooms are added or created, the entire dwelling shall be provided with smoke detectors located as required for a new dwelling. (CRC R314.3) Smoke alarms shall be installed in the following locations:
- Ineach sleeping room.
- Outside each separate sleeping area in the immediate vicinity of the bedrooms.
- On each additional story of the dwelling, including basements and habitable attics but not
including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split
levels and without an intervening door between the adjacent levels, a smoke alarm
installed on the upper level shall suffice for the adjacent lower level provided that the lower
level is less than one full story below the upper level.
- When more than one smoke alarm is required to be installed within an individual dwelling
unit the alarm devices shall be interconnected in such a manner that the actuation of one
alarm will activate all of the alarms in the individual unit.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.Note on the drawings that patio area is new and show the proposed patio is meeting the definition and additional criteria for open patio in Appendix I of 2013 CBC for justification of light and ventilation for existing kitchen and laundry room. 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) Show location of heating equipment on the plans. Based on T-24 energy calculation for make, model number and size (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)Show 30-inch clear width for water closet compartments and 24-inch clearance in front of a water closet. 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 structural drawings (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) 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. (CRC R310.1-R310.1.3)
CAUTION: 4”-0”x4’-0” windows located in the bedrooms may not provide 20” net clear opening. 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.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)) Provide a complete full-height section and details of actual layout of stairway showing: (Provide specific detail for each stairway areas and delete details that are not applicable).(CRC R311.7).
- Provide complete framing plan of actual layout of stairway including handrail and guards framing and attachment details. Structural calculations for design and justification may be required- Minimum width of 36 inches.
- Minimum headroom of 6 feet 8 inches.
- Framing (stringer, landing, etc.) size, bracing, connections, footings.
- Stairways positively anchored to the primary structure without using toe nails or nails subject to
withdrawal.
- Enclosed usable space under a stairway requires ½ inch gypsum board on the enclosed side. (CRC
R302.7)Provide a stairway cross-section showing minimum clear headroom of 6'-8". (CRC R311.3.2) Stairways within dwelling units and exterior stairways serving a dwelling unit shall have an illumination level of not less than 1 foot-candle measured at the center of the treads and landings. (CRC R303.6)When applicable, show a ½ inch gypsum board at enclosed space under the stairway. (CRC R302.7) Dimension landings at top and bottom of stairs measured in the direction of travel not less than the stair width. (CRC R311.7.5) Handrails are required on at least one side of a continuous run of treads or flight with four or more risers. (CRC R311.7.7) The top of handrails shall be placed not less than 34 inches nor more than 38 inches above the nosing of the treads. A clear space of 1-1/2 inches is required between the handrail and the wall.Provide detail of the handrail / guard showing that a 4” diameter sphere shall not pass through any opening in the guard. (CRC R312.3)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) The total net free ventilating area shall not be less than 1/300 when at least 50% and not more than 80% of the required ventilating area is provided by ventilators located in the upper portion of the space to be ventilated at least 3 feet above the eave or cornice vents with the balance of the required ventilation provided by eave or cornice vents. Show high/low vent locations on plans. (CRC R806.2)Unvented attic assemblies shall comply with CRC R806.4. 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)
STRUCTURAL
Show location of project on seismic maps to identify seismic design coefficients to be used. You may also chose to use http://earthquake.usgs.gov/research/hazmaps/design and print out the design values and submit a copy with your re-submittal.Structural drawings and structural calculations are incomplete. Submit complete structural calculations for vertical lateral loads. Structural calculations and drawings to be signed and stamped by engineer/architect signing/stamping the calculations. Additional structural comments may apply to this project.
Cross reference all calculations for joists, beams, shear walls, etc., to framing/floor plans on the drawings.Submit structural calculation for beam design supporting shear walls and hold owns located on 2nd floor Provide cross reference of each detail on Sheets SD-1, SD-2 (Including other Sheets) to floor plan cross sections. Void or remove details that are not part this permit.Provide legible architectural and structural drawings including details.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)
Providecomplete and legible foundation plan and show location of shear walls including location of each holdown. Submit calculation for shear wall analysis for each wall on each floor.
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 per City of Santa-Ana internal policy 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 isolated footings as shown on non-legible 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 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 CONSERVATION
The residence shall conform to the 2013 State Energy Conservation Standards. Submit two copies of T-24 energy report. (Missing T-24 sheets on one set of drawings)
- Also, submit 2 copies of signed Energy Efficiency calculations report.
- 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.
- Please show compliance with Residential Lighting as part of mandatory measures on the drawings.
R-15 insulation for exterior walls may require 2x6 studs or rigid insulation. Please clarify on the drawings.
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 2013 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). All new windows and doors shall have a label indicating the U-factor and SHGU. Comply with energy documentation requirements.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))