HomeMy WebLinkAbout276019_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:
101106950 -957 & 101106946-101106947
PROJECT ADDRESS:
303 N Mountain View St
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
7/16/2021
INITIAL REVIEW
9/2/2021
EXPIRATION
1/12/2022
RECHECKS:
1.2/11/22
PROJECT APPLICANT CONTACT PERSON:
2.
Shaneen Tuley
3.
TEL:
(714)318-7838
FAX:
VALUATION: $250,000.00
EMAIL:
shaneen@olympiacorp.net
FLOOD ZONE: A-0602320256J
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 3 bedroom(s). (FOR EACH UNIT)Amount of $6,415.00; net addition of 3 bedrooms
Provide a fully dimensioned Site Plan on the drawings and on a separate 8-1/2" x 11" sheet of paper.
New one- and two-family dwellings and townhouses shall have an automatic fire sprinkler system installed in accordance with CRC Section R313.3 or NFPA 13D. Contact the Santa Ana Fire Department for fire sprinkler permit requirements (714) 647-5839. (CRC R313)
This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A or AE. 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."( Elevation certificate be copied on the drawings prior to the construction)
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."
Walls and concrete foundation stem walls of attached garagesare required to comply with FEMA requirements and shall be at (or above) thebase flood elevation.
Specify finish floor elevation of first floor. (CBC 107.2.5)Show the complete legal description and assessor's parcel number on the plans.
Provide building information on plans:
- Occupancy type: R3 / U
- Construction type: Type V – B
- Fire sprinklered: Yes / No
- Fire sprinkler type:(where applicable)
Add a note on the cover sheet: “Separate permit(s) is/are required for accessory building, landscape, patio covers, fences, swimming pool, retaining walls, demolition, etc.”
Show the North arrow on the plans and centerline of labeled street(s) and alley.
Provide eave / overhang / projection setback to all property lines. ( from Chimney to the property line)Projections of dwelling units and accessory buildings with 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 3 feet. (CRC Table R302.1 (2)) Walls of dwelling units and accessory buildings with an automatic residential fire sprinkler protection with a fire separation distance less than 3 feet are required to have a full one hour rating. (CRC Table R302.1 (2))
Provide existing and proposed contours/spot elevations to indicate general site slope and drainage pattern. (CBC 107)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) ( Specially for windows with decorative railing)
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. Show location of heating equipment on the plans. (CRC R303.8)( For ALL UNITS)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.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)Bathrooms, laundry rooms, water closet compartments and similar rooms shall be mechanically ventilated in accordance with the CMC.Glazing in walls and fences enclosing indoor and outdoor swimming pools, 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)) Provide construction details of the chimney lining, ties to building, etc. (Fire blocking required)Call out make, model and ICC, UL or third party approval number for the prefabricated metal fireplace and chimney. (CRC R1004.1 & R1005.1) Provide the minimum 1-3/8 inch solid-core wood door, a solid or honeycomb core steel door not less than 1-3/8 inch thick, or a 20-minute fire rated door between the garage and residence unless both are protected by an automatic residential fire sprinkler system. (CRC R302.5.1) Doors between the garage and private residence shall be self-closing and self-latching. (CRC R302.5.1) 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)Specify ICC approval number and weight per square foot for tile and special roof coverings. (CRC R905.3.4 and R905.3.5) The total net free ventilating area shall not be less than 1/150or 1/300 when a Class I or II vapor barrier is installed on the warm-in-winter side of the ceiling. (CRC R806.2) (16.9 sf attic vent required)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) Bathroom shall have a minimum ceiling height of 6’8” at the center of the front clearance area for fixtures. (CRC 305.1 Exception (2)) 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)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) 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:
- 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.
- Pile and pier foundation information in accordance with Section 1810.
- 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) (Note on the drawings)
Have the consulting geotechnical engineer review and approve the foundation plans. (1803)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.”On soils report provide minimum recommended slab thickness, Concrete strength and Cement type.On the foundation plan note; Minimum 3 feet compacted fill blanket per page 4 of soils report, also Provide earth work of foundation support 5 feet outside exterior footing per page 5 of soils report90% fill compact And all the requirements to prepare the lot for construction.Provide structural calculations and drawings, stamped and signed by a California licensed architect or registered Civil Engineer for:
- Stairway(s).
- Handrail(s)/Guard(s).
- Guard(s).
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)Note on plans that “Field-cutting ends, notches and drilled holes of preservative-treated wood shall be treated in the field in accordance with AWPA M4”. (CRC R317-1.1)
The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans.
- 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 (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 corrected/final drawings shall have the required energy efficiency compliance documentation
with completed signature blocks filed on the plans.
-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”.
Please fillout attached Cal-Green Residential form and Residential Certificate and copy it on the drawings.
Please note on the drawings “ Photovoltaic system to be provided per title 24 , under separate permit and installed prior to final Inspection”, Provide minimum required KV.
Note on the drawings, ventilation heating and air conditioning system shall have MERV 6 filters or better.Indicate all compliance measures from the energy compliance documentation on the plans. (i.e., Insulation for sections, U-factors SHGC). Revise door and window schedule or floor plans to show compliance. (For all units))Insulation shown on the plans does not agree with CF-1R form; revise framing plans. Wall R=___, ceiling R= .Parapets shall be constructed in accordance with Section CRC R302.2.3 for townhouses as an extension of exterior walls or common walls in accordance with CRC R302.2.2. Townhouse units shall be separated by a common 1 hour fire-resistance-rated wall assembly and shall extend to and be tight against exterior walls and the underside of the roof sheathing. (CRC R302.2 Exception) Note on plans that a townhouse common wall cavity shall not contain plumbing or mechanical equipment, ducts, and vents. (CRC R302.2 Exception) 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) Show how the dryer will be vented to the outside air. (CMC 504.3) 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) A dryer compartment shall be provided with a minimum opening of 100 square inches for makeup air in the door or by other approved means. (CMC 504.3.2) Provide an exterior light at all exterior doors switched by the door. (CEC 210.70(A)) For each Dwelling unit , installed a listed raceway to accommodate a dedicated 208/240-volt branch circuit (40amp)on the plan, please show compliance with section 4.406.4.1 ( For EV in the garage)StructuralCalcualtion for retaining wall shall be stamped by the Engineer of record.Special inspection required for shear walls with nailing less than 4” OC.Provide size of the footing for Simpson Strong wall on foundation plan.TJI over garage seem over spaned Provide calculation and loading with TJI table to justify. Please include wall and roof weight. Sheet S2.1For unit 3, 4 ,5,6,7,8, there is floor cantilevered for 24 feet long , please revise floor framing to match the floor plan.For F2 , Cantilevered , provide calculation to show TJI can take roof load and wall load.Provide dimension to show how the floor cantilevered.Provide calculation to justify Cantilevered 1 ¾ x 11 7/8 LSL can support shearwall posts , tension/compression in bedrooms, please include (omega factor) ( line A)Provide connection detail for LSL floor beam to beam # 13A. How would 2- 2x4 posts supported on 1 ¾ x11 7/8 beam.Provide strap from beam to shear wall see line ( c).Please identify all the beams to match calculation to facilitate plan check.Provide loading for all Girder trusses.Calculate load for the corner patio since 24”x24” is not sufficient.Provide calculation for shear transfer through the floor diaphragm around the stairways opening with complete detail.Provide HUS 214 hanger for 2x14 stringer on detail 33/D1.4 On detail 21/ SD1 , provide type “B” shear panel which is referenced on item # 6.On sheet S2.1 provide continuous header /beam per detail 21/ SD1.Detail 35/ D1.4doesn’t match. Provide proper detail and call on the framing plan, since stair is hanging from the beam.Provide 2 beams connection detail at the corner of trash enclosure.Please note “ Since Hydrology study wasn’t submitted despite contacting ( contact person) additional plan check might be given at the time of resubmittal.2/15/22 pendingPlease show HAG on the site plan and show building finish floor is higher than the HAG ( for each building) Please provide estimated BFE on the Hydrology study and on the drawings. Show all the A/C units and all other equipment are above BFE.2/15/22Show location of the posts and tie down detail on beam # 8 ( Sheet S2.1)Per page 28 of calculation for beam #27, detail 17A/SD2 cannot support 2078 lbuplift , please revise detail.Engineer stamp is required for retaining wall and trash enclosure calculation , Drawings are not included in revised sets( pg RW1 and RW2 are missing), please revise drawings per original red marks. On detail 4/ RW1 provide roof sheathing fastener , type and spacing6” CMU over stressed for 8’ wall.Provide beam spacing for the trash enclosure( Per comment # 31) Provide complete framing plan for chimney,to include Box and beam size for the opening.Detail 6/SD2,does not match the location of chimney on the drawings.Provide spacing for newel post on detail 16/SD3.Stairs are hanging from the beam, detail 14/SD3 doesn’t apply, for detail hanging from wall provide proper bearing, stringers cannot be supported over 2X member.Provide plywood thickness for the stairways.For comment # 58; on detail 1/D1.1 Provide complete detail to include nailing for 1 hr fire rating wall per Gypsum Association book. Show 4’ of noncombustible material or fire retardant sheathing on each side of the wall.Provide 5 /8” type X underneath sheathing For comment # 72; Provide detail per TJI manual for cantilever reinforcement on detail 5/SD3 referenced on sheet S2.1A.Show maximum 24” cantilever for floor joists on the 2nd floor.Provide tempered glazing for door DSL 2680.