HomeMy WebLinkAbout225975_1_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:
10291702
PROJECT ADDRESS:
1225 S Ross St
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
2/9/2017
INITIAL REVIEW
2/9/2017
EXPIRATION
8/8/2017
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Gonzalo Guillen
3.
TEL:
(714)227-1189
FAX:
VALUATION: $25,000.00
EMAIL:
gplanos@sbcglobal.net
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. Please refer to red marks on the drawings for additional plan check comments. Resubmit 3 corrected sets of plans.(when meeting needed) Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831 for an appointment.
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 plancheck fees.
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, is required by the School District to verify the scope of the work and floor area of 2nd floor.Indicate floor area of addition on the drawings.Based on City’s record the existing house and garage is built in 1938. Exterior wall opening located on the property line is not permitted where window opening is shown on the site plan. A minimum distance of 5’-0” for exterior wall and window is required. Table and Section R302.1(1) CRC.Show compliance on the drawingsNew work including the 2nd floor storage room, stairway, handrail, guards, deck and the roof is required to comply with 2013 CRC and CBC.Submit structural calculations by a licensed California architect or engineer for vertical and lateral loads of 1st and 2nd floor (see item # 8 above) in compliance with 2013 CBC. Incorporate the results of structural calculations into drawings prior to re-submittal. Architect/engineer to sign and stamp drawings as well as calculations. Please consult owner for use of 2nd floor as storage or other habitable room for correct floor Live Load design.
In lieu of soils investigation report per Sections 1803.6 of the 2013 California Building Code for foundation analysis, submit structural calculations for minimum foundation/footing design 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 architectural and structural drawings to show compliance with plan check comments 7 through 9 of this report including shear resisting elements of 1st and 2nd floor and provide complete floor and roof framing plan and required details. Show occupancy separation wall between existing garage and new 2nd floor and callout fire resistive assembly on the drawings. Garages located less than 3’ from a dwelling unit / Stairway on the same lot shall be separated by a minimum ½ -in gypsum board applied to the garage side.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) 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) 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)For room above garage provide floor plan and show minimum window area shall be 8 % of the floor area and 50 % openable (CRC R303.1) 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: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)Specify ICC approval number and weight per square foot for tile and special roof coverings per roofing material specified/deigned in structural calculations. (CRC R905.3.4 and R905.3.5) Provide cross ventilation for attic and each enclosed rafter space as specified in CRC Section R806. 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) 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 1/300 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)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)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). 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)Handrails shall not project more than 4.5” on either side of the stairway and the minimum clear width of the stairway at and below the handrail height shall be 31.5” and 27” when installed on one side and both sides, respectively. (CRC R311.7.1) The top of handrails shall be placed not less than 34 inches nor more than 38 inches above the nosing of the treads.Provide dimensioned details of handrail grips showing a minimum edges radius of 0.01 inch and shall have a one of the following:
- 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) Including stairways.Where guards are used as handrails, provide a detail of the guard (including a handrail on open sides of the stairway) showing that a 4 3/4” diameter sphere may not pass through the open space between intermediate rails and pickets. The open space between the riser tread and bottom rail of the guard shall not allow a 6-inch diameter sphere to pass through. (CRC R312.3) The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans. Show location of heating equipment on the plans. (CRC R303.8),for proposed 2nd floor addition.Please refer to attached CalGreen handouts and provide a completed FORMS on the drawings and show compliance with following: