HomeMy WebLinkAbout270336_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:
101105272-74
PROJECT ADDRESS:
1240, 1240 ½, 1240 1/3 W Richland Ave
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
R-3, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
11/23/2020
INITIAL REVIEW
1/4/2021
EXPIRATION
5/22/2021
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Leticia Portocarrero
3.
TEL:
(714)721-3412
FAX:
VALUATION: $318,878 / $97,539 / $77,676
EMAIL:
lettyp67@yahoo.com
FLOOD ZONE: X-0602320257J
Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2019 California Residential Code (CRC); 2019 California Building Code (CBC); CMC = 2019 California Mechanical Code; CPC = 2019 California Plumbing Code; CEC = 2019 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.
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.
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).
- 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).
PLAN CHECK COMMENTS:
Provide following design. There may be additional requirements when complete construction drawings and supporting data is submitted for Building Safety Division review.
Provide roof plan with ¼”=1’-0” scale. Roof plan with roofing material specified and roof pitch called out.
Provide full height transverse and longitudinal building cross sections showing framing, plate heights, total heights, insulation, foundation, finish grade, etc. (For main building and detached ADU).
Print all floor plans to scale. Please verify them prior to submit.
Provide complete dimensions on the floor plans to locate all walls.
List square footage for all new covered porches on project data.
The square footage of the JADU appears exceeding 500 sf. (see area calculation marked on sheet 3) and does not match permit application (101105274 shows only 470 sf.). Please revise permit application, and the building area information on the cover sheet.
Sheet 1. Add note to cover sheet that “Residential solar PV system is required and under separate permit. Minimum ___ kWdc for main house+JADU and minimum __kWdc for detached ADU.” (Refer to energy calculation to indicate minimum kWdc is required for both main building and the detached ADU)
Sheet 1. Revise sheet index to include the sheet title and sheet number on each GALGreen and Energy sheet.
Sheet 1. Project data:
Add property address to identify floor area for each unit.
Add 128 sf. porch to the main building (1240 W Richland).
Add 15 sf. porch to the detached ADU (1240 ½ W Richland).
Add first floor laundry room to first floor square footage of the main building (1240 W Richland). Revise square footage of the 1st floor and total floor area.
Sheet 2. Provide missing details 1/6, and 2/6 on plan.
Sheet 2. Provide attic access in the detached ADU on 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)
Sheet 3. Provide smoke and carbon monoxide detector/alarms in the vicinity area of the bedroom #4 door.
Sheet 4. Note #4. Provide separate attic space ventilation calculation for upper roof’s and lower roof’s attic space of the main building. Do not combine them. Show required ventilator locations on plan.
Sheet 4. Note #5. Specify ICC approval number and weight per square foot for tile roof coverings. (CRC R905.3.4 and R905.3.5)
Sheet 4. Note #5. Cool roof is required per energy design. Specify CRRC number for tile roof coverings. (minimum reflectance: 0.27, minimum emittance: 0.75)
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)
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.
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.
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)
Dimension landings at top and bottom of stairs measured in the direction of travel not less than the stair width. (CRC R311.7.5)Provide dimensioned details of handrail grips showing a minimum edges radius of 0.01 inch and shall have a one of the following:
- 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))
- Handrails with a perimeter dimension > 6 ¼ inches shall have a graspable finger on both sides of
the profile between 1 1/4” to 2 ¾” beginning within ¾” from the top of the profile and achieve a
minimum 5/16” depth within 7/8” below the widest profile point and shall continue a minimum 3/8”
to a level not less than 1¾” below the tallest portion of the profile. (CRC R311.7.7.3 (2))
Refer to additional plan check comments marked on the drawings.
GREEN
Provide sheet title (e.g. CGB1, CGB2…) and sheet number on each CALGreen sheet. Sheet title and sheet number shall also consistent with the sheet index on the cover sheet.
ENERGY
(101105272). Main building. Revise energy design to include the first floor laundry room into the conditioned floor space.
(101105272). Main building. Identify minimum 115 cfm indoor IAQ fan location on the floor plan.
(101105273). Detached ADU. Revise job address on the page 1 of the CFIR form to “1240 ½ W Richland”.
(101105273). Detached ADU. Identify minimum 46 cfm indoor IAQ fan location on the floor plan.
(101105274). JADU.Revise job address on the page 1 of the CFIR form to “1240 1/3 W Richland”.
(101105274). JADU. Revise energy design for correct building floor area, orientation and number of stories into the conditioned floor space.
(101105274). JADU.Identify minimum ___ cfm indoor IAQ fan location on the floor plan. See revised energy design for required cfm.
STRUCTURAL
Provide specification for construction materials (wood, concrete, reinforcement….) on plan.
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.”
Indicate the design criteria and soils parameters, name of the firm responsible for the soils report and the date and number of the report on plan.
Clarify the design floor live load on sheet 5 in the design data. The 30 psf live load ONLY applies to “sleeping area”. For all other area with the dwelling unit, the minimum live load shall be 40 psf. Provide structural calculation to justify each individual framing member, support and foundation located other than sleeping area or design the entire building by minimum 40 psf live load. Revise design data on sheet 5 and structural calculation. (CBC Table 1607.1 item #25 and #30).
Sheet 6. Provide structural design, calculation and detail for patio cover by the engineer in record. No city standards is available.
Sheet 6. Per roof framing plan, design the interior load-bearing wall to support the roof trusses or revise plan to clarify that the truss system does not have any interior support.
Sheet 6. Trace the vertical reactions at each girder truss down to the foundation. Provide support under all truss point loads or design the top plate for the point load.
Detail 31/ sheet D3. Design beam hanger to support multiple 2x beams acting as a single beam. “HHUS” hanger for multiple beams does not work.
Sheet D2. Specify two -#5 rebar placed at the top and at the bottom of all continuous footings. (soils report)
Sheet D2. Specify minimum wall footing shall be 15 inches for one-story, 18 inches for two-story and embedded minimum 24 inches below the lowest adjacent grade.(soils report)
Sheet 7. Sheet 6. Provide structural design, calculation and detail for front porch by the engineer in record. No city standards is available.
Specify on the framing plans the shear wall material, thickness, size and spacing of fasteners and sole plate nailing. Call out anchor bolt spacing and hold down hardware on foundation plan. Missing shear wall schedule on the structural drawings.
Provide a complete and consistent grid system with grid lines for each lateral line of resistance on structural framing plans. Lack of grid lines makes the review process difficult and may delay the plan review and permit process.
Sheet D3. Detail 32. Provide connection design to transfer lateral force and support the out-of-plane forces at the bottom chord to the top plates of the exterior wall.
On the drawings, provide Fastening Schedule in conformance with CRC Table R602.3 (1) or CBC Table 2304.10.1 on plan.
Have the consulting geotechnical engineer review and approve the foundation plans. Submit a signed and stamped letter from the soils engineer indicating that he/she has reviewed the foundation plans and concurs that the plans are in conformance with the soils report recommendations. (1803)
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)
Refer to additional plan check comments marked on the drawings.