HomeMy WebLinkAbout242454_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:
10196692, 93 & 94
PROJECT ADDRESS:
1010 S Elliott Pl
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
6/11/2018
1st and 2nd floor addition including major remodel, new ADU, new garage. Convert existing garage to residence.
INITIAL REVIEW
8/1/2018
EXPIRATION
12/8/2018
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Quoc Do
3.
TEL:
(714)458-5374
FAX:
VALUATION: $330,000.00 (R-3)
EMAIL:
doquocpl@yahoo.com
FLOOD ZONE: X-0602320256J
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.Resubmit3corrected 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.(Final drawings) 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 and submittal requirement.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.
-Grading Permit. Application is made through the Building Safety Division (714-647-5800) and the
plan review is by the Public Works Agency (647-5039).(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.Show the complete legal description and assessor's parcel number on the plans.The name, address and contact phone number of person(s) preparing the plans including Civil engineer is required to on the first sheet of the plans. (CBC 107)Provide and show on the plans, house street number visible and legible from street. (Minimum 4” High x 1” Wide) CRC R319Add a note on the cover sheet: “Separate permit(s) is/are required for accessory building, landscape, fences, swimming pool, retaining walls, demolition, SPK, framing trusses etc.”
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) Refer to geotechnical report if more restrict requirement is prescribing. 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. Show compliance on the drawings.Show location of heating equipment on the plans. 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).Provide framing plan for attic access of 30”x30” and provide framing on structural drawings. 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 distance from exterior walls of new garage to exterior wall of residence and show required fire rating of garage wall facing the house when less than 1o’-0” is provided.Show distance from exterior wall of new garage to property lines and show one fire rating when less than 5’-0” is provided. Show overhang dimension measured to property line.plans to indicate landing size, 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 showers, 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). 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.
- Enclosed usable space under a stairway requires ½ inch gypsum board on the enclosed side. (CRC
R302.7)Show compliance with followings: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)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) Show location of handrail and guards on floor plan.Where guards are used as handrails at the sides of stairs they shall have a height between 34-38 inches. (CRC R312.2.7) 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)For changing use of existing garage into bedroom, show compliance with 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 the floor slab. 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)Reference Sheet A-101; add all walls as shown on the floor plan to be covered by the key/legend. Reference Sheet A-102, revise window rescue size to meet sleeping room in dwelling units to 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. Windows (CRC R310.1-R310.1.3) 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 the floor slab. Show compliance on the drawings.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.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)
ENERGY CONSERVATIONThe residence shall conform to the 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. The designer and Documentation author.
cannot be the same person
- Please note that City of Santa-Ana does not charge a fee for review of T-24 energy 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.
- Please note that City of Santa-Ana does not charge a fee for review of T-24 energy calculations 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 ConservationPlan Check Consultant Qualification
Statement”.Note on the drawings, ventilation heating and air conditioning system shall have MERV 6 filters or better andprovide continuous operating exhaust fan in the bathroom with required ventilation rate per Section 150-o, Table 4-7 of 2016 Residential Compliance Manual. Ventilation air must come directly from the outdoors and not from attic or crawl spaces.
Reference Sheet a-000, please add additional HERS verification to match T-24 calculations. See attached CalGreen and SB407 forms and provide a copy on the drawings.
STRUCTURALReference Sheet S-1, S-2 and S-3, Provide dimensions on each Sheet. Show North arrow and provide cross reference in both directionssuch as A, B…. in one direction and other direction as 1,2 …..
On the drawings, provide Nailing Schedule in conformance with CRC Table R602.3(1).Show compliance on Sheet, S-1.1, S-2 and S-3, 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 diaphragm chord connection details addressing both tension and compression loading.Provide drag connection detail and show how the interior shear walls are connected to the roof/floor diaphragm(s). Reference Sheet S-1, show compliance with followings;Show missing shear wall on North and West side of drawings.How location of missing foundation and provide footing to be at centered of new columns (not offset).Provide complete foundation plan for existing raised floor and floor framing.Show where new interior footing is provided with the area of raised floor how the separation of wood column and finish grate is provided. All wood framing members that rest on concrete or masonry exterior foundation walls and are less than 8” to the exposed ground shall be pressure treated or naturally durable to decay. (CRC R317.1 (2)) Provide raised floor access where existing raised floor is modified and show location to be maintained.Provide construction detail for new exterior stair and new ramp on the drawings. Reference Sheet S-2, show compliance with followings;
Provide foundation/footing for areas shown with red marks on the drawings and provide footing at center of posts for areas identified on the drawings. Post-beam connections must be detailed on the drawings ensuring against uplift and lateral displacement (2304.9.7)Provide framing plan/construction material for new ramp and exterior stairway,Where smaller size beam is supporting the larger size beam, consider to change the smaller beam size to match larger size beam to insure positive connection to insure full capacity of connector including nailing. Show exterior line/footprint of 2nd floor. Show missing shear wall on north and west side.Show drag connection detail for all interior shear walls where drag connection is needed for shear walls.
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) Show compliance on the drawings.Provide continuous second floor plywood diaphragm to exterior shear walls of first floor, when second floor exterior shear walls are recessed. Provide framing plan of existing 2nd floor including foundation plan. Reference Sheet S-3, show compliance with followings:
Provide strap connection for ceiling joist when used as rafter ties.
Check the size of HDR for windows where large openings are proposed and revise HDR size.