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Home My WebLink About237678_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: 10195323 PROJECT ADDRESS: 426 N Cooper 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 1/17/2018 486 sf of room addition and 858 sf of open patio INITIAL REVIEW 3/8/2018 EXPIRATION 7/16/2018 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Leon Tran 3. TEL: (714)418-6604 FAX: VALUATION: $62,586.00 EMAIL: Trandesign7@gmail.com FLOOD ZONE: A-0602320252J Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2016 California Residential Code (CRC); 2016 California Building Code (CBC); CMC = 2016 California Mechanical Code; CPC = 2016 California Plumbing Code; CEC = 2016California 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 refer to red marks for Energy, architectural and structural drawings for additional plan check comments and revise drawings to show compliance. Resubmit 3 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. 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. 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." In compliance with above flood zoon compliance , show the valuation and floor area of proposed project (addition and patio cove) is less than 40% of valuation and floor area of exiting house. Show justification on the drawing. Appraisal of exiting hose may be required to establish the threshold of 40% for valuation. Reducing the floor area of proposed work is acceptable to meet compliance. Specify finish floor elevation of first floor. (CBC 107.2.5) 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)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: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 new furnace on the drawings including the efficiency rating in compliance with 2016 Energy Standards. 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) Show compliance with light and ventilation for existing kitchen and family room when exterior door is removed due to new addition. Exterior openings that open into porches and sunrooms areas used for light and ventilation shall have 40% of the exterior walls are open and the enclosure shall comply with CRC Appendix H. (CRC R303.1 Exception (3)) 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) 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) Show required clearances inside of toilet room per California Plumbing Code.Show 5/8” gypsum drywall inside of garage existing wall to meet one hour fire rating for U occupancy when room addition is at 5”-0” from wall of existing garage. Submit structural calculations for vertical and lateral load analysis for room addition and patio cover. The lateral loads for patio cover with span of 29’-0” cannot be resisted by room additional and must be analysis as free standing structural with independent lateral resisting system. Incorporate the results of structural calculations to be incorporated into drawings prior to re-submittal and to be signed and stamped by California licensed engineer or licensed architect. 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)In lieu of soils investigation report per Sections 1803.6 of the 2016 California Building Code and City of Santa Ana internal policy, 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 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)Reference Sheet T-24, the Designer and Documentation Author cannot be the individual. Revise drawings to show compliance and refer to attached T-24 Form. Please complete and sign attached Form and return with drawings. -The energy plan check consultant must sign documentation forms on behalf of the Building Safety Division. Please refer to attached SB 407 handouts and provide a completed Form on the drawings.