HomeMy WebLinkAbout277493_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:
101107391
PROJECT ADDRESS:
1002 N Van Ness Ave
PLAN CHECK ENGINEER:
Ahangian, KathyTEL:714
647-5812
EMAIL:
Kahangian@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
9/16/2021
INITIAL REVIEW
11/9/2021
EXPIRATION
3/15/2022
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Ada Rose
3.
TEL:
(714)426-2953
FAX:
VALUATION: $1,100,000.00
EMAIL:
ada@yngarchitects.com
FLOOD ZONE: X-0602320163J
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.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5812 for an appointment.
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.
All drawings 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 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, 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).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 ________ bedroom(s). ( FOR EACH UNIT)Amount of $6,415.00; net addition of 3 bedrooms
Delete notes and details that do not apply to this project.
Provide a fully dimensioned Site Plan on the drawings and on a separate 8-1/2" x 11" sheet of paper.
Area of first floor for each unit calculated as 1398 sf , please clarify and revise it on the drawings.
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.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 opening width and shall open directly into a public street, alley, yard, or exit court. Windows ______ do not comply. (CRC R310.1-R310.1.3) ( FOR BEDROOM #1,2,3,4)
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. 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:
- In each sleeping room.
- Outside each separate sleeping area in the immediate vicinity of the bedrooms.
- 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)
- 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.Provide details of the deck/balcony and specify method of waterproofing. List ICC approval number for decking material. Show two percent minimum slope. (CRC R905.10.1)Please clarify location of FAU, is it in the attic or in closet? For FAU in the attic please see comment below.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)Glass enclosure doors and panels must be labeled Category II. Swing door outward. Net area of shower receptor shall be not less than 1,024 sq. in. of floor area, and encompass 30-inch diameter circle. (CPC411.7)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) Bathrooms, laundry rooms, water closet compartments and similar rooms shall be mechanically ventilated in accordance with the CMC.Provide minimum class “C” roofing material.Specify manufacturer's name and ICC approval number for solar tube. (CRC R308.6.9) Provide 2 inch minimum (1 inch for exterior chimneys) clear air space between chimney and wood construction from the front faces and sides and 4 inch from the back face. (CRC R1001.11) Provide details of the fireplace, indicate chimney lining, reinforcing, ties to building, etc. (CRC R1003 & R1001) Call out make, model and ICC, UL or third party approval number for the prefabricated metal fireplace and chimney. (CRC R1004.1 & R1005.1) Show height of the chimney to be two feet above roof level within 10 feet of chimney, and not less than three feet from point where chimney passes through roof. (CRC R1003.9.1) Provide Seismic reinforcing for section (CRC R1003) for chimney.Provide foundation plan for fireplace.Private garage shall be separated from the residence and its attic 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)
- 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)The minimum clear width of stairways is clear 36” above the handrail. ( FOR STAIRWAYS OUTSIDE)Provide a 42 inch high guardrail at balconies, landings and decks located more than 30” vertically to the floor or grade below. (CRC R312.1 & R312.2) Provide detail of the guard showing that a 4” diameter sphere may not pass through any opening in the guard. (CRC R312.3)Where guards are used as handrails, provide a detail of the guard (including a handrail on open sides of the stairway) showing that a 4 3/4” diameter sphere may not pass through the open space between intermediate rails and pickets. The open space between the riser tread and bottom rail of the guard shall not allow a 6-inch diameter sphere to pass through. (CRC R312.3) Provide detail of roof construction assembly. (CRC 902.1) Provide cross ventilation and under floor access for under floor.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)On Soils report provide cement type and concrete strength.On soils report Seismic design shall be provided per CBC 2019, also provide site coefficients.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:
- Compacted fill material
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)
Provide information on foundation from soils report on the foundation plan.
Provide concrete strength and type of cement on soils report and note on the drawings.
Provide dead load for interior and exterior walls on the calculation.
Provide interior wall’s dead load in seismic load calculation.
HU412 used for beam # B10 is not sufficient .
Please clarify how Beams #B10 and B32 failed, and reinforced. Provide hand calculation and clarification how it is reinforced.
Provide detail for shear transfer on line 6 of first floor to the shear wall.
Provide drag from openings to shear walls on line 1.
For all beams that supporting shear walls , provide load combination for seismic load and clarify Omega factor.
Provide detail for beam #17 , show how supported over 6x10 drop beam.
Is there any bracing at the front porch?
Revise footing detail to show bottom rebar at least 3” CLEAR from ground below. (1907.5)
Detail 15/SD4, show exterior wall.
Provide detail of post support with positive connections. (1203.3)
Detail 6/ Sd 2, showdetail on top of the post.
Detail 3/Sd3 doesn’t match location on sheet S2.
Show minimum 18-inch underfloor clearance from grade to bottom of floor joists and minimum 12-inch clearance to bottom of girders. (2304.11.2.1)
F2 isolated footing on sheet S1, seems bigger than 30’ x 30”, please revisit.
Detail 11/SD1, any floor sheathing for the deck.Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered Civil Engineer for:
- Handrail(s)/Guard(s).
- Guard(s). Architectural detail A/A5.2 for stairways doesn’t match structural detail 7/SD3.Is there any footing at the bottom stairways.
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)
Provide detail for shear transfer on line 8 to fire wall intersection.
Provide detail for connection of 2 beams to beam # 28.
Sheet S2, shows some walls and posts that are missing on floor plan, please clarify .
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.
- 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)
The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms 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, (2019 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 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”.
Make a note on the plans” PV system shall be provided ,per energy calculation” ( add the power based on energy calcs)
For each dwelling unit install a listed raceway for garage to accommodate a dedicated 240/volt branch on the plan.
Please fill out attached green building Residential list and certificate, and copy it on the drawings.Note on plans that a townhouse common wall cavity shall not contain plumbing or mechanical equipment, ducts, and vents. (CRC R302.2 Exception) Duplex units shall be separated by a one hour fire-resistance wall and/or floor assemblies (1/2 hour in a sprinklered building) and shall extend to and be tight against exterior walls and the underside of the roof sheathing. (CRC R302.3) No opening allowed less than 4 feet at each side of the 1 hour fire resistance wall for the each unit.Penetrations of electrical outlet boxes in a townhouse common wall shall be in accordance with CRC Section R302.4. (CRC R302.2 Exception) Detail 1/AD3, unable to find test #75-83 for 1-hr fire rating detail,please provide the report.On detail 1/AD3, provide detail for actual condition. Provided detail doesn’t match roof framing on sheet S3 and roof plan.Detail the sound attenuation (minimum STC & IIC rating of 45) between units and public space. Attach noise installation standards to the plans. (CRC AK 02 & AK103) Provide protection from auto impact for furnace and water heater. (CMC 307) Provide anchorage details for FAU units. (CMC 303.4) Provide a 3-inch clearance on all sides, back and top and 6 inches in front of the furnace and water heater. (CMC 904.2) Show how the dryer will be vented to the outside air. (CMC 504.3) All hose bibs must be protected by an anti siphon device. (CPC 603.1) Provide water heater anchor straps within the upper and lower 1/3. (CPC 508.2)