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HomeMy WebLinkAbout231731_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: 10193402 PROJECT ADDRESS: 212 1/2 E Chestnut Ave 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 6/29/2017 New 2nd unit. 1st floor, 86sf and 2nd floor 476 sf. INITIAL REVIEW 8/18/2017 EXPIRATION 12/26/2017 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Eric F. Mossman 3. TEL: (949)675-1252 FAX: (949)675-8403 VALUATION: $84,900.00 EMAIL: ericmossman@gmail.com FLOOD ZONE: X-0602320276J 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 = 2016 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. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.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 2016 California Building Standards Code with local amendments. There may be additional requirements when complete construction drawings and supporting data is submitted for Building Safety Division review. 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. - Fire Department approval on the corrected/final set of drawings (647-5839 or 647-5700). - 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, is 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). Please verify floor area of 1st and 2nd floor for school fees and building permit. Note on the drawings. 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 onebedroom(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) Specify finish floor elevation of first floor. (CBC 107.2.5) (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 contact Mr. Kraig Kiker Mechanical/Pluming plan checker at 714-647-5869 to establish if washing facility is required based on 2016 CMC and CPC. TITLE SHEET Provide and show on the plans, house street number visible and legible from street. (Minimum 4”High x 1” Wide) CRC R319 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)Plans shall be drawn to scale and dimensioned. Revise floor plan to clarify showing walls, window and door location. See red marks on the drawings.Revise enlarge Sheet S-1 and S-2 to be legible and detail/notes Font #8 and/or to be as large as Font size on Sheet SGN-1 Sheet. Basements, habitable attics, and 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. CAUTION: 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. Show 30-inch clear width for water closet compartments and 24-inch clearance in front of a water closet and show location of heating equipment on the plans. (CRC R303.8)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.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)Show location of heating element on the drawings. 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) EXITING REQUIREMENTSEvery dwelling unit shall have at least one swinging exit door, minimum clear height of 6’-6”, and minimum clear width of 32”. (CRC 311.2) See red makes on the drawings. A legible drawing is required. 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) GLAZING, Show compliance with followings:Glazing within 24” arc of either vertical edge of the door and less than 5’ from the walking surface shall be safety glazed. (CRC R308.4 (2)) Glazing over 9 square feet in area with bottom edge less than 18” above the floor and exposed top edge greater than 36” above the floor shall be safety glazed. (CRC R308.4 (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)) Glazing adjacent to stairway, landings and ramps within 3’ horizontally and 5’ vertically of a walking surface shall have a minimum category classification of II (CPSC 16 CFR 1201) or A (ANSI Z97.1) when more than 9 square feet. (CRC R308.4 (7) & Table R308.4.1 (1) & (2)) Glazing adjacent to stairways within 5’ horizontally and 5’ vertically of a walking surface shall be safety glazing. (CRC 308.4(8)) GARAGES, Show compliance with followings:Private garage shall be separated from the residence and its attic 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) Structure(s) supporting floor/ceiling assemblies used for separation required by CRC Section R302.6 shall be protected by a minimum ½ -in gypsum board applied to the garage side.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) STAIRWAYShow compliance with followings:Provide a complete full-height section and details of stairway showing: (CRC R311.7) - Maximum rise of 7¾ inches and minimum run (tread) of 10 inches. - 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)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)Show a ½ inch gypsum board at enclosed space under the stairway. (CRC R302.7) Provide a stairway cross-section showing minimum clear headroom of 6'-8". (CRC R311.3.2) Dimension landings at top and bottom of stairs measured in the direction of travel not less than the stair width. (CRC R311.7.5) 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.Where guards are used as handrails at the sides of stairs they shall have a height between 34-38 inches. (CRC R312.2.7) Handrails shall be continuous except at a turn they are permitted to be interrupted by a newel post and have a minimum clear distance between the wall and handrail grip of 1 ½ inches. (CRC R311.7.7.2) ROOF CONSTRUCTION AND COVERING, Show compliance with followings:a. Unvented attic assemblies shall comply with CRC R806.4. Provide detail at eave vents to show a minimum 1” space between the insulation and bottom of the roof sheathing. (CRC R806.3) Draftstopsshall 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) STRUCTURAL, Show compliance with followings:Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered Civil Engineer for: - Stairway(s). - Handrail(s)/Guard(s). - Guard(s). Provide cross reference for walls 1 through 7 of 2nd floor and Walls 1 through 5of 1st floor on the drawings to match calculations 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) ENERGY CONSERVATION The residence shall conform to the 2016 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 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 (2016 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”. GREEN BUILDING CODEPlease refer to attached CAL Green Forms and provide a copy on the drawings after completion of Forms.(2016 CEC) Show a concrete encased electrode (UFER ground) on the foundation plan, sized in accordance with Article 250.52A (3).