HomeMy WebLinkAbout279665_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:
101108051-54
PROJECT ADDRESS:
2405 N Bonnie Brae
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
9/24/2021
INITIAL REVIEW
12/8/2021
EXPIRATION
3/23/2022
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Carol Tink-Fox
3.
TEL:
(714)412-6299
FAX:
VALUATION: $150,000.00
EMAIL:
cfox@stratosform.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.
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.
-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.
( Pleasesee emailed School District form)
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.
Provide eave / overhang / projection setback to all property lines.Projections of dwelling units and accessory buildings without an automatic residential fire sprinkler protection are not permitted less than 2 feet to the property line and are required to be 1 hour fire rated on the underside with a fire separation distance between 2 feet and 5 feet. (CRC Table R302.1 (1)) ( For Garage)Provide minimum 5 feet fire separation From new arbor to the property line.List the use of each room or area. ( For basement show the use)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) Show location of heating equipment on the plans. (CRC R303.8)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.
- On each additional story of the dwelling, including basements and habitable attics but not
including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split
levels and without an intervening door between the adjacent levels, a smoke alarm
installed on the upper level shall suffice for the adjacent lower level provided that the lower
level is less than one full story below the upper level.
- 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)
- Carbon monoxide alarms shall only be required in the specific dwelling unit or sleeping unit for
which the permit was obtained. Carbon monoxide alarms required by Sections R315.1 and
R315.2 shall be installed in the following locations: ________.
- 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.
Exception:
Interconnection is not required in existing dwelling units where repairs do not result in the removal of wall and ceiling finishes, there is no access by means of attic, basement or crawl space, and no previous method for interconnection existed.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)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) Where windows are not provided provide a mechanical ventilation system capable of producing 0.35 air change per hour in the room and artificial light producing 6 foot-candles (65 lux) at 30” in height. (CRC R303.1 (2)) Bathrooms, laundry rooms, water closet compartments and similar rooms shall be mechanically ventilated in accordance with the CMC.Every residence and dwelling unit shall have at least one continuous and unobstructed path of vertical and horizontal egress travel from all portions of the building without requiring travel through a garage. (CRC 311.1) 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)Provide minimum 2% slope at flat roof and deck.Callout attic vent locations, sizes and types on plans. Provide attic ventilation calculation to show minimum ventilation is provided. (CRC R806.2)Show a 7' minimum ceiling height for habitable rooms, hallways, bathrooms, toilet & laundry rooms, and basements containing these spaces. (CRC R305.1) Specify a minimum 0.019” (No. 26 galvanized sheet gage) corrosion-resistant or plastic weep screed located below foundation plate line and 4 inches above grade on all exterior stud walls or 2-inches above paved areas. (CRC R703.6.2.1) Provide framing detail for Concave roof on garage. ( Sheet A4.2)
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)
Specify that foundation sills shall be pressure-treated or foundation grade Redwood. (2304.11.2.2)
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.
- 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)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))
Clearly identify all design assumptions & load criteria on the plans. As a minimum:
- Dead Loads of roof/ceiling, floors, exterior/interior walls (R301.2.2.2.1);
- Live Loads for roof, attics with limited storage, attics without storage, habitable attics and attics
served with fixed stairs, floors, and balconies/decks, and stairs per Tables R301.5 & R301.6;
- Seismic Loads per Section R301.2.2;
- Local Jurisdiction Design Criteria per Table R301.2(1)
The 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.
- Also, submit 2 copies of signed Energy Efficiency calculations.
- The corrected/final drawings shall have the required energy efficiency compliance documentation
with completed signature blocks filed on the plans.
- Refer to the attached public handouts titled “Energy Efficiency Compliance” and “Energy
Efficiency Compliance Documentation”.
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. Submit a complete energy compliance package complying with 2019 CESC.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) Please fillout attached SB-407 and copy it on the drawings.Structural Comments;Structural drawings reviewed by :Gary Huang Assistant Plan Check Engineer
Planning and Building
Phone: (714) 667-2700
Mobile:
Email: GHuang@santa-ana.org
Sheet S-1, design data: SD1 = 0.59 per soil report
Sheet S-1, design data: allowable soil bearing pressure = 2000 psf for within basement footprint, and 1500 psf for outside of proposed basement footprint
Sheet S-1, garage framing plan: provide missing framing size
Sheet S-1, garage framing plan: provide details at re-entrance corner, typ.
Sheet S-1, garage framing plan: specify CS strap length per detail
Sheet S-1, garage framing plan: detail 30/D3 not applicable, verify
Sheet S-1, garage framing plan: provide notes for roof sheathing info, including thickness, rating naming pattern, etc
Sheet S-1, garage framing plan: provide drag calculation & detail reference along line 1
Sheet S-1, garage foundation plan: per calculation T=5653lb > allowable = 5390lb, revise holdown type
Sheet S-1, garage foundation plan: incorrect reference
Sheet S-2, house framing plan: verify detail 19, not applicable at this location
Sheet S-2, house framing plan: provide detail show how both (n)&(e) framing frame into 7x psl
Sheet S-2, house framing plan: provide notes for roof sheathing info, including thickness, rating naming pattern, etc
Sheet S-2, house framing plan: provide ceiling joist framing size, direction
Sheet S-2, house framing plan: provide detail reference & verify drag connection at new added bathroom and porch cover
Sheet S-2, house foundation plan: clarify dimension
Sheet S-3, pavilion framing plan: should it be 4 non-structural posts? The 2 outer posts to support 6x beam, verify
Sheet S-3, pavilion framing plan: show drag detail
Sheet S-3, pavilion framing plan: verify detail reference
Sheet S-3, pavilion framing plan: provide notes for roof sheathing info, including thickness, rating naming pattern, etc
Sheet S-3, arbor foundation plan: verify depth of detail 42/D4.
Sheet D1, engineering notes 4: provide soil report information
Sheet D1, foundation notes 3: coordination with soil report, 5” slab thickness and 15 mil vapor barrier
Sheet D1, detail 7: clarify what to prevent the wall from moving out-of-plane
Sheet D2, detail 1: provide FTG transverse reinforcing
Sheet D2, detail 7: 3”x3”x0.229 plate washers are required per CBC 2308.3.1.1
Sheet D2, detail 15: provide ceiling joist connection
Sheet D2, detail 15: sheathing information not found on plan
Sheet D2, detail 16: specify strap length either on plan or on detail
Sheet D2, detail 18: see comment on detail 20
Sheet D2, detail 19: provide joist to double top plate connection
Sheet D2, detail 20: verify product call-out, not found in Simpson catalog; suggest using H2.5
Sheet D3, detail 21: provide 2x4 k.p. to bottom ridge connection
Sheet D3, detail 21: provide connection between k.p.
Sheet D3, detail 26: should it be B.N.?
Sheet D3, detail 27: see comment on detail 36
Sheet D3, detail 28: provide R.R to sill connection
Sheet D3, detail 29: provide R.R to sill connection and nailing connection
Sheet D3, detail 30: detail not applicable at garage framing, only single story
Sheet D3, detail 33: reference to detail 10/S2??
Sheet D3, detail 34: provide dowels to tie footing & slab
Sheet D3, detail 34: verify vapor barrier thickness with soil report
Sheet D3, detail 35: sheet comment on 7/D2
Sheet D3, detail 36: T&G not acceptable, use plywood sheathing
Sheet D3, detail 37: see comment on detail 36
Sheet D3, detail 38: provide call-out for post to R.R and post to beam connection
Sheet D3, detail 38: justify ST6224 is adequate to take the drag load
Sheet D4, detail 41: provide 4x trellis connection to 8x drop beam
Sheet D4, detail 42: 8x8 post call-out per plan, coordinate the post base call-out
Sheet D4, detail 42: provide top reinforcing for pad footing (End of Comment)