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HomeMy WebLinkAbout271083_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: 101105510-5524 PROJECT ADDRESS: 1142 N Bewley St PLAN CHECK ENGINEER: Le, TungTEL:714 647-5896 EMAIL: Tle10@santa-ana.orgFAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): U, R-2 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 1/20/2021 INITIAL REVIEW 2/17/2021 EXPIRATION 7/19/2021 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Ada Rose 3. TEL: (714)426-2953 FAX: VALUATION: $543,300.00 EMAIL: ada@yngarchitects.com FLOOD ZONE: A-0602320143J 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.Resubmit 3corrected sets of plans. 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, 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). This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A. 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." The provide Hydrology report did not address the flood hazard area zone A. Provide study and calculation to establish the base flood elevation (BFE). Provide Elevation Certificate Building pad elevation shall be minimum one feet above the base flood elevation (BFE). Please incorporate elevation with grading plan. Sheet A0.1: On the plan, please identify the sources of funding. Clarify if the project is privately funded and/or operated; Publically funded/operated; Or a combination thereof? The proposed project shall fully comply with the most recent version of California Building Code, Chapter 11B for public accommodations and public housing (publically funded/operated project). On the plan, please specify: Photovoltaic Systems are required for each residential unit, and will be submitted under a separate permit. Photovoltaic System shall be issued prior to roof framing inspection and installed prior to building final inspection sign off. Occupancy classification: Please clarify whether the developments are townhouses with occupancy groups R-3 & U; or is it apartment occupancy group R-2 & U. They appear to be townhouses(it does meet the definition of “Townhouse” in California Residential Code). Please specify deferred submittal: Photovoltaic systems Automatic Fire Sprinkler Sheet G.1 – G.2: Not all of the CalGreen sections are applicable to the project – Please clearly check/mark in the applicable items/sections. Sheet A1.2: Picnic and table/sitting shelters shall provide distance setback from the residence buildings. Fire resistance rating shall comply with Table 602 and allowable opening per Table 705.8. An imaginary line between them may be used for buildings/structures located on the same lot (CBC 705.3). Sheet A4.0: Building A Floor Plans Door N between garage and residence: Please provide 20 minute door with self-closing and self-latching. On the plan, please show/provide separation between garage and residence. Provide details and clearly cross-reference details onto the plan. Wall between garage/carport and dwelling – Provide minimum 1/2-inch gypsum board on the garage side; extended from foundation to the roof sheathing. (406.3.2.1) Minimum 5/8-inch Type X gypsum board is required at the underside of floor/ceiling where habitable space is above. Structure(s) supporting floor/ceiling assemblies used for separation shall be protected with 1/2-inch gypsum board. (406.3.2.1) Garage minimum ceiling height shall be 7-ft. Please provide building sections showing stairway soffit and overhead storage spaces. The clear height of each floor level in vehicle and pedestrian traffic areas shall be not less than 7 feet. (406.2.2) Section 4/A4.4: Please show overhead storage and stairway soffit ceiling – provide minimum ceiling as required above. Windows located in bathroom adjacent to shower/tub, and adjacent to stairway shall be tempered glass (example: window C, I, etc.). First Floor Powder room: Please show minimum clear floor dimensions for the water closet and the sink. Provide 30” x 24” (15” from the centerline of the water set to the adjacent wall) clear space at front of the water closet; and provide 24” clear space in front of the sink. Water heat located in the garage: Please show/provide protection for the water heater from the vehicular damage. Sheet A4.1: Building A Roof Plan Please show/provide attic vents at the middle unit with the metal seam roofing. Sheet A4.2: For consistence: Please show/provide a listed raceway and receptacle outlet to accommodate a dedicated 208/240-volt branch circuit (40 amp) for Electric Vehicle charging equipment, per California Green Building Code. Please install smoke and carbon monoxide alarm close to the bottom landing of the stairway. Sheet A4.3: Building Elevations Brick and Stone veneer: Please provide ICC report number for the veneers. Roof pitches did not match with roof plan – please coordinate and revise roof pitches (slopes) to match with roof plan (3:12). On the plan, please show header height. Exterior guardrail: Please show 42” minimum guard height and show openings guardrails less than 4”. Sheet A4.4: Provide two (2) layers of roof underlayment for roof pitch less than 4:12. Building Section: Walls separating townhouse units shall be constructed in accordance with Section R302.2.1 or R302.2.2. Please revise building sections accordingly. Parapets constructed in accordance with Section R302.2.5 shall be constructed for townhouses as an extension of exterior walls or common walls. See exception below section R302.2.4 for when parapet is not required. Referenced detail 1/AD.3: Please provide testing number for the one-hour rated assembly of the double stud walls. Please revise detail to provide 5/8” type ‘X’ gypsum board on both sides of the floor blockings (continue through the blocking members). At roof: please revise detail to show 5/8” type ‘X’ gypsum board installed directly underneath the roof sheathing, supported by 2x ledgers, extended horizontally 4-ft on each side of the wall. Please show required separation between garage and residence and habitable space above. Plan shall be legible – please increase text font. Section H-H (detail 8): Please revise detail to show elevation change between handrail along the stairway and guardrail at landing. Sheet A4.5: Stairway Winder tread – 6" minimum run at narrower side – Please revise plan according. 10" minimum run at the walk line (the walk line is measured 12” from the narrower side). Half-landing configuration is insufficient. Section 5: Please revise plan to show the handrails along the stairway at a lower elevation than the 42” height guardrail at the landing. Please provide section through the powder room to show minimum ceiling height under the stairway soffit. Sheet A5.0: Building B Floor plans Door N between garage and residence: Please provide 20 minute door with self-closing and self-latching. On the plan, please show/provide separation between garage and residence. Provide details and clearly cross-reference details onto the plan. Wall between garage/carport and dwelling – Provide minimum 1/2-inch gypsum board on the garage side; extended from foundation to the roof sheathing. (406.3.2.1) Minimum 5/8-inch Type X gypsum board is required at the underside of floor/ceiling where habitable space is above. Structure(s) supporting floor/ceiling assemblies used for separation shall be protected with 1/2-inch gypsum board. (406.3.2.1) Garage minimum ceiling height shall be 7-ft. Please provide building sections showing overhead storage spaces. The clear height of each floor level in vehicle and pedestrian traffic areas shall be not less than 7 feet. (406.2.2) Section B&C/A5.4: Please show overhead storage and stairway soffit ceiling – provide minimum ceiling as required above. Windows located in bathroom adjacent to shower/tub, and stairway shall be tempered glass (example: window A, D, J, etc.). Water heat located in the garage: Please show/provide protection for the water heater from the vehicular damage. Window F serving bedrooms did not meet minimum clear opening for emergency escape. Emergency escape opening shall have a minimum net clear opening of 5.7 sq. ft. with 24" minimum net clear height and 20" minimum net clear width. Escape window shall have a finished sill height not more than 44" above the floor. Deck located outside of sliding door D (bedroom 3 & 4): Please provide minimum 36” wide deck for door landing. Sheet A5.2: Smoke alarm in bedroom 2 & 3: Please relocate smoke alarm closer to the bedroom door. For consistence: Please show/provide a listed raceway and receptacle outlet to accommodate a dedicated 208/240-volt branch circuit (40 amp) for Electric Vehicle charging equipment, per California Green Building Code. Provide exhaust fan/hood at kitchen. Bedroom 2 & 3: Please relocate smoke alarm close to the bedroom door. Please provide smoke and carbon monoxide alarm on the first floor, install close to the bottom landing of the stairway. Provide whole-house vent at each unit. Sheet A5.3: On the plan, please specify ICC report number for the veneer. Sheet A5.4: Please refer to review comments of Sheet A4.4 above for corrections. Sheet A6.0: Please revise Floor Plan Title Block for Building D. Door N between garage and residence: Please provide 20 minute door with self-closing and self-latching. On the plan, please show/provide separation between garage and residence. Provide details and clearly cross-reference details onto the plan. Wall between garage/carport and dwelling – Provide minimum 1/2-inch gypsum board on the garage side; extended from foundation to the roof sheathing. (406.3.2.1) Minimum 5/8-inch Type X gypsum board is required at the underside of floor/ceiling where habitable space is above. Structure(s) supporting floor/ceiling assemblies used for separation shall be protected with 1/2-inch gypsum board. (406.3.2.1) Please provide tempered glass for the following locations: Glazing in doors and within 24” of door. Glazing in window adjacent to shower/tub. Glazing at stairway landings, etc. 2nd Floor covered deck located outside of bedroom, requiring for light, ventilation and emergency escape: Minimum require wall opening shall be 65% of the area below 6’8” of the longer + one shorter wall. Please show elevation and dimensions of wall opening at the covered deck to meet the 65% opening. Calculation Example: (L of long wall + L of shorter wall) x 6.67’ = A wall A wall x 0.65 = A required opening Window F does not comply with emergency escape opening. Please coordinate and revise window schedule accordingly. Sheet A6.1: Building D roof plan Please provide/show attic vent over the middle unit, where metal seam roofing. Sheet A6.2: Building D Utility Plan Please provide smoke and carbon monoxide alarm on the first floor, install close to the bottom landing of the stairway. Provide exhaust fan/hood at kitchen area. For consistence: Please show/provide a listed raceway and receptacle outlet to accommodate a dedicated 208/240-volt branch circuit (40 amp) for Electric Vehicle charging equipment, per California Green Building Code. Sheet A6.4: Please refer to review comments of Sheet A4.4 above for corrections. Section B-B, C-C and Section D-D: Please revise sections to show change in elevation between handrails along the stairway and guardrail at the landing. Sheet A6.5: Stairway Sections: Please revise details to show change in elevation between handrails along the stairway and guardrail at the landing. Please provide section through the water closet to show minimum ceiling height at the powder. Opening in guardrail shall be less than 4”. Coordinate and revise details accordingly. Structural Review Comment: Foundation Plans: This site is located a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A. Please coordinate with the grading plan and Flood Elevation Certificate to provide the lowest elevation of the building pad located at least one foot above the base flood elevation (BFE). Structural calculation shall be stamped, signed and dated by the engineer of record. Please submit final foundation plan and details to the geotechnical engineer for review and approval. The geotechnical engineer of record should “review” stamp the plan for general conformance with the soil report recommendation. All Buildings, Foundation slab: Please revise foundation plans to provide slab reinforcement spacing at 15” on center, each way. (Per soil report) All Buildings, Foundation slab: Please specify, a moisture retarder (minimum 10-mil thick Visqueen) shall be placed inside san, between the slab and compacted soil subgrade. The moisture retarder shall be protected with 2” of sand above and below. Sheet S202: Roof framing Plan – Building A Please show ceiling joists. Coordinate and revise details accordingly. Please revise details to show top plates at ceiling joist level and cripple wall above. Show load path from roof diaphragm to cripple walls to wall below. Please provide/show posts for supporting 4x12 valley beams. At gridline B: Please provide additional horizontal straps at intersection of gridline 10.1, 10.6. Townhouses: Each individual townhouse unit shall be structurally independent. Please provide shear wall on both side of the common walls (at gridlines 5 and 9). Please coordinate and revise plans and details accordingly. Sheet S201: Floor Framing Plan – Building A Townhouses: Each individual townhouse unit shall be structurally independent. Please provide shear wall on both side of the common wall (at gridlines 5, and 9). Please coordinate and revise plans and details accordingly. Along gridline B, at intersection gridline 6: Please provide horizontal strap between exterior wall adjacent to the stairwell and floor framings. At Hardy Frames: Please show header/beam extended over the Hardy Frames (see detail 4/HFX-2). Sheet S205 & S208: Roof Framing Plan – Building B & C Pleas show ceiling joists and its bearing locations. Coordinate and revise details accordingly. Please revise details to show to plates and cripple wall above. Show load path from roof diaphragm to cripple walls to wall below. Townhouses: Each individual townhouse unit shall be structurally independent. Please provide shear wall on both side of the common walls (at gridline 7). Please coordinate and revise plans and details accordingly. Sheet S204 & S207: Floor Frame Plan – Building B & C Please provide horizontal straps at floor diaphragm opening (around the stairwell). Please provide lateral support system at the front porch (along gridline A). Sheet S203 & S206: Foundation – Building B & C Please revise foundation plan to provide minimum 18” wide footing (both interior and exterior walls), per soil report. Sheet S211: Roof Framing Building D Along gridline B and G: Please provide horizontal straps and blockings at where walls are offset. Please show ceiling joists. Coordinate and revise details accordingly. Please revise details to show top plates at ceiling joist level and cripple wall above. Show load path from roof diaphragm to cripple walls to wall below. Please provide/show posts for supporting 4x12 valley beams. Townhouses: Each individual townhouse unit shall be structurally independent. Please provide shear wall on both side of the common walls (at gridlines 5 and 9). Please coordinate and revise plans and details accordingly. Sheet S210: Second Floor Framing Building D Along gridline B and G: Please provide horizontal straps and blockings at where walls are offset. At floor opening around stairwell, please provide horizontal straps and blockings for diaphragm loads transfer around opening. Please revise foundation plan to provide minimum 18” wide footing (both interior and exterior walls), per soil report. Provide structural calculations and plans for the detached structures (picnic shelter, sitting shelter, trash enclosure, etc.).