HomeMy WebLinkAbout243095_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:
10196881& 10196882
PROJECT ADDRESS:
3622 W Hazard 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
6/27/2018
New residence, garage and ADU
INITIAL REVIEW
7/13/2018
EXPIRATION
12/24/2018
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Leticia Portocarrero
3.
TEL:
(714)721-3412
FAX:
VALUATION: $261,442.32
EMAIL:
lettyp67@yahoo.com
FLOOD ZONE: X-0602320143J
APPLICABLE CODE: 2016 CALIFORNIA BUILDING CODE (CBC) WITH
CITY OF SANTA ANA AMENDMENTSAll 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.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 plan check fees.All drawings (architectural and structural) 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 714- 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, is required by the School District to verify the scope of the work and floor area.
- 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 shown below
shall be required pursuant to a resolution of the City Council for the Recreation and Community
Services Agency; net addition of 5 bedroom(s) and 2 bedrooms for ADU.
ARCHITECTURALNew 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. Please contact Permit counter staff for submittal requirement at 714-647-5833.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.The address of the building, and the name and address of the owner(s) and person(s) preparing the plans including Civil engineer is required on the first sheet of the plans. (CBC 107).Include address and telephone number of the Civil engineer on the drawings.Provide building information on plans: Refer to red marks on Sheet ;
- 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:
- 2016California Residential Code (CRC)
- 2016 California Building Code (CBC)
- 2016California Electrical Code (CEC)
- 2016California Mechanical Code (CMC)
- 2016California 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)List all new decks, balconies, covered porches, and patio covers including floor area.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, SPK, framing trusses etc.”Provide and show on the plans, house street number visible and legible from street. (Minimum 4” High x 1” Wide) CRC R319Provide existing and proposed contours/spot elevations to indicate general site slope and drainage pattern. (CBC 107) 23. 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). Please refer to recommendation of geotechnical report and incorporate into the drawings.Show location of heating equipment on the plans. Please correct discrepancy between T- 24 and architectural drawings. Revise drawings to match T-24 energy calculation. 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.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.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)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)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) Note on plan “Each pane of safety glazing installed in hazardous locations shall be identified (acid etched, sand blasted, ceramic fired, etc.) by a manufacturer’s designation, the manufacturer or installer and the safety glazing standard which it complies.” Multi-pane assemblies shall be identified per CRC R308.1. (CRC R308.1) Please see red marks on thedrawings.Glazing in walls and fences enclosing indoor and outdoor swimming pools, hot tubs and spas when the bottom edge of the glazing is less than 5’ above a walking surface and it is within 5’ horizontally of the water’s edge shall have a minimum category classification of I (CPSC 16 CFR 1201) or B (ANSI Z97.1) when 9 square feet or less in area and II (CPSC 16 CFR 1201) or A (ANSI Z97.1) when more than 9 square feet. (CRC 308.4(6) & T R308.4.1 (1) & (2)) 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)) 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 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)- 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) - 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 dimensioned details of handrail grips showing a minimum edges radius of 0.01 inch and shall have- Circular cross sectional diameter shall be between 1 ¼” and 2”. Non-circular handrails shall have
a perimeter dimension between 4 and 6 ¼ inches with a maximum cross section of dimension of
2 ¼ inches. (CRC R311.7.7.3 (1)) Provide detail of roof construction assembly. (CRC 902.1) and specify ICC approval number and weight per square foot for tile and special roof coverings. (CRC R905.3.4 and R905.3.5) 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)
STRUCTURAL
Structural drawings are incomplete and a meeting to be scheduled prior to release of plan check comments to discuss the areas of concern with engineer of record. Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered Civil Engineer for:
-Stairway(s).
- Handrail(s)/Guard(s). For plywood roof and floor 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)Provide continuous second floor plywood diaphragm to exterior shear walls of first floor, when second floor exterior shear walls are recessed. Provide detail/s to show interior shear walls are connected to floor/roof diaphragm. Also detail the shear transfer connections which transfer lateral forces from horizontal diaphragms through intermediate elements such as interior shear walls to the foundation. Provide diaphragm chord connection details addressing both tension and compression loading.Sill plates supporting shear walls with lateral loads greater than 350 pounds/foot require a 3-inch nominal or greater member. (T2306.3, Footnote i)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.Revise both architectural and structural
drawings.
- 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)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. Where required by the building official, 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.
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 the floor slab.CBC Section 1910.1.
The geotechnical report requires foundation excavations to be reviewed by a geotechnical engineer. Note on the foundation plan "Prior to requesting a Building Safety Division foundation inspection, the geotechnical engineer shall inspect and approve the foundation excavations." (1803)
Have the consulting geotechnical engineer review and approve the foundation plans. (1803)Note on the Foundation Plan(s): “Prior to calling for Foundation Inspection, the building corners shall be surveyed and staked by a California licensed Land Surveyor or qualified Civil Engineer. The survey and staking must be documented and bear the stamp and signature of the person responsible for the survey and staking. The certification document must be submitted to the Building Inspector at the time of Foundation Inspection.”Note on drawings: "Truss supplier shall submit calculations and shop drawings signed by a registered civil engineer to the responsible project designer who agrees to review the shop drawings for acceptance prior to fabrication. Shop drawings and calculations shall be submitted to the Building Safety Division for acceptance after the responsible project designer has noted his/her acceptance and prior to fabrication.”
Truss drawings must reflect compliance with CBC Sections:
-Plans, structural calculations, and specifications must be prepared by a California registered civil
engineer. (A106.1)
- Fire-resistive protection of trusses when required for R-3, garage and ADU.
-Regulation of prefabricated construction including required inspections and certifications. (1703.6)
-Connectors and fasteners shall be installed in accordance with CBC Section 2304.9.
-Metal-plate-connected wood trusses shall conform to CBC Section 2303.4. Provide evidence of
required fabrication, storage, handling and delivery inspections.
-When bearing studs are spaced at 24-inch intervals and top plates are less than two 2-inches by
6-inches, and when trusses are spaced at more than 16” intervals, such trusses shall bear within
5” of the studs beneath or a third top plate shall be installed. (2308.9.2.2)
- Note: If the responsible project designer declines to agree to review shop drawings, complete
structural calculations and drawings for trusses shall be submitted for review and acceptance by the
Building Safety Division prior to issuance of permits for the subject project.
ENERGY CONSERVATION
The residence shall conform to the State Energy Conservation Standards. Please refer to red marks on the T-24 drawings and correct T-24 calculations including the followings;
The energy plan check consultant must sign documentation forms on behalf of the Building
Safety Division.The energy plan check consultant from a consultant who is qualified to perform an energy efficiency analysis in accordance with the 2016 California Energy Code must also complete the attached “Energy ConservationPlan Check Consultant Qualification Statement”.Reference T-24 energy calculations red marks on the T-24 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)
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 2008 Residential Compliance Manual. Ventilation air must come directly from the outdoors and not from attic or crawl spaces.
GREEN BUILDING CODE
Please refer to attached CalGreen Forms and provide a copy on the drawings once attached Forms are completed. Show compline with CalGreen Section 4.106.4 for Electric Vehicle charging for new construction and coordinate with electrical drawings as well.
THE FOLLOWING COMMENTS ARE FOR YOUR INFORMATION ONLY. Please coordinate with MEP drawings when applicable.
MECHANICAL (FYI)-plans to indicate how combustion air is provided for instantaneous water heaters located in the garage. (CMC 701.3) -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) -Provide complete routing plans for sewer drainage piping from the furthest most fixtures to sewer lateral. Revise plan to indicate slopes and cleanouts. -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) -Water heater enclosures cannot open into bedrooms, closets, or bathrooms. (CPC 505.1) -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) -Provide protection from auto impact for water heaters located in the garage. (CMC 307) -Provide water heater anchor straps within the upper and lower 1/3. (CPC 508.2) -Indicate location and type of landscape irrigation system backflow prevention devices. (CPC 603.4.6) -Bathtubs and whirlpool baths shall be provided with a trap door or access within 20 feet of the pump. (CPC 414.1)
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)) -Provide an electrical floor plan showing location of receptacle and lighting outlets. (CEC 210.52(A-H) & 210.70) -Provide receptacles within 2 feet of kitchen sink and at 4 feet on-center at counters (12” or more in width) and islands. (CEC 210.52(C)) -Provide at least one outlet for island or peninsular counter space. (CEC 210.52(C) 2&3) -Provide panel schedule and load calculations in accordance with CEC Article 220. -A minimum 200-amp service panel is required for all new dwellings. (CEC 230.79(C)) -Revise electrical plans to show 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)) -An accessible receptacle outlet is required on balconies, decks, or porches of dwelling units above grade level. (CEC 210.52(E) 3) -Hallways longer than 10 feet are required to have at least one receptacle outlet. (CEC 210.52(H)) -Lighting outlets are required in habitable rooms, bathroom, hallways, garages, and at exterior doors. Revise plans to show compliance. (CEC 210.70(A)) -Revise plans to show locations of light switches at both top and bottom of stairways. (CEC 210.70(A)) -Provide an exterior light at all exterior doors switched by the door. (CEC 210.70(A)) -All 15- and 20- ampere, 125- and 250-volt non-locking receptacles that are installed on the exterior of a dwelling unit and located in damp or wet locations, shall be listed as weather-resistant type. (CEC 406.8(A) (B)) -Electrical panels or other over current devices, other than supplementary overcorrect protection, shall not be located in bathrooms or in the vicinity of easily ignitable material such as clothes closets. (CEC 230.70(A) & 240.24D&E) -Any fixed appliance such as disposal, dishwasher, clothes washer, dryer, built-in heaters, or any other fixed appliance with 1/4 H.P. motor or larger, shall be on a separate #12 AWG wire branch circuit. Each dwelling unit shall have installed therein an individual disposal circuit supplied with minimum #12 AWG wire and a 15 AMP indicating-type switch. (CEC 210.23 & 220) -There shall be a distribution panel in, and for, each apartment. Feeders for sub panels shall be enclosed in an approved raceway. (CEC 230.71) -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))