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HomeMy WebLinkAbout236432_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: 10194918 PROJECT ADDRESS: 1105 S Flintridge Dr 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 11/28/2017 New Single family home INITIAL REVIEW 12/4/2017 EXPIRATION 5/27/2018 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Alan Nguyen 3. TEL: (310)720-8307 FAX: (310)676-7415 VALUATION: $240,132.00 EMAIL: Alan.x.nguyen@gmail.com FLOOD ZONE: X-0602320256JAll 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 drawings.Resubmit 4 corrected 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, if needed. 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. 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. - 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 (647-5039). 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 3 bedroom(s). 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). A separate permit is required. (FYI) 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.Please refer to red marks on the drawings and correct new floor area for school fees.Show the complete legal description and assessor's parcel number on the plans.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 / No - Fire sprinkler type: (where applicable) Provide a statement on the title sheet of the plans that this project shall comply with following codes:Please refer to red marks on the drawings. - 2016California Residential Code (CRC) - 2016 California Building Code (CBC) - 2016 California Electrical Code (CEC) - 2016California Mechanical Code (CMC) - 2016 California Plumbing Code (CPC) - 2016 California Green Building Standards Code (CGBS) or CALGreen - 2016 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, patio covers, fences, swimming pool, retaining walls, demolition, etc.” 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).Specify finish floor elevation of first floor. (CBC 107.2.5) Provide wall legend on architectural drawings to call for 2x6 stud walls per structural calculation and T-24 energy report.Provide window and door schedule. Callout sizes and types of openings and if new or existing.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. R310.1.3) 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 roof framing plan including (CRC R303.8) Also, Indicate detail and section references as to their appropriate location on plan views. (106.3 and 107) 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) Show location on the framing plan including framing around proposed 30”x30” attic access.Drawings 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) 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)) Specify manufacturer's name and ICC approval number for skylights. (CRC R308.6.9) Please refer to attached 2016 GalGreen Forma and provide a copy on the drawings. Please complete each Form and paste on each set of drawings.Private garage shall be separated from the residence and its attic by a minimum ½ -in gypsum board applied to the garage side. 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) 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)Submit two (2) copies of a geotechnical report for the subject project in accordance with CBC Section 1802. The geotechnical engineer shall include in said report applicable items noted under CBC Section 1803.6.CBC Section 1803.6 Reports. The soil classification and design load-bearing capacity shall be shown on the construction document. A written report of the investigation shall be submitted that includes, but need not be limited to, the following information: - 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. CBC Section 1910.1. A 6-mil (0.006 inch) polyethylene vapor retarder with joints lapped not less than 6 inches shall be placed between the base course or subgrade and the concrete floor slab, or other approved equivalent methods or materials shall be used to retard vapor transmission through . Please note that the proposed height of building is 12”-0” and shear Walls braced to resist wind and seismic forces shall not exceed the following height to width ratios: 2 for 1 for plywood. Framing members or blocking shall be provided at the edges of all sheets in shear walls; 2 to 1 for gypsum wallboard and Portland cement plaster (stucco). Shear wall height-width ratios greater than 2:1, but not exceeding 3½:1, are permitted provided the allowable shear values in T4.3.4 are multiplied by 2bs/h. Revise details on Sheet D-1 to show 2x6 studs. Detail the shear transfer connections which transfer lateral forces from horizontal diaphragms through intermediate elements and shear walls to the foundation. Provide positive connection for ceiling joist, such as ST36 or equal for tension load when ceiling joist is used as rafter tie. 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. The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans. ( Please refer o drawings) - Signed Energy Efficiency Documents must be printed on the plans. - Also, submit 2 copies of signed Energy Efficiency calculations. - The permit applicant shall be responsible for obtaining an energy plan check from a consultant who is qualified to perform an energy efficiency analysis in accordance with the California Code of Regulations (CCR), Title 24, Part 1 (Administration) and Part 6 (2008 California Energy Code). The plan check consultant must sign documentation certifying that a thorough, competent review has been performed on behalf of the Enforcement Agency. - 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. - The energy plan check consultant must also complete the attached “Energy Conservation Plan Check Consultant Qualification Statement”. 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) 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) 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. Basements and floors below the street flow line are required to have a drainage sump, pumps, and backwater valve. (CPC 1101.6 & 1101.5.5) 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) Indicate location and type of landscape irrigation system backflow prevention devices. (CPC 603.4.6) 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)) 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)) Provide an exterior light at all exterior doors switched by the door. (CEC 210.70(A)) There shall be no more than six disconnecting means per service grouped in any one location without a main disconnect. (CEC 230.71) 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 250.52A (1) & (5))