HomeMy WebLinkAbout284075_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:
102109399
PROJECT ADDRESS:
1102 N Lacy St
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V A
OCCUPANCY CLASSIFICATION(S):
R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/16/2022
INITIAL REVIEW
3/13/2022
EXPIRATION
8/15/2022
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Justin Novakovich
3.
TEL:
(714)251-0227
FAX:
VALUATION: $200,000.00
EMAIL:
justinnovakovich@gmail.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) 647-5830 for an appointment.
Floor PlansEgress windows for each individual unit are shown on the floor plan; however, it does notshow the window schedule. The Window Schedule on sheet A4 shows new window type I and II for walk-in-closets. It is unclear if the egress windows meet the requirements of California Residential Code section R310.2. Please provide further details as required.Delete the wall legend: “Existing Interior Partition to Remain” (4th wall legend under Floor Plan Legend). From the inspection report, almost all existing-interior constructions have been modified. Most interior framing were modified without a building permit. These are not “existing” walls.On detail 1/A1.0, some detailing shows interior wall as existing. Remove these notes per comment #2.On detail 1/A1.0, provide additional information for the one-hour fire rated floor-ceiling assembly:Delete note on the “one-hour lath” on the detail.Delete note on the “non-fire rated” floor. One-hour fire rated floor-ceiling assembly is required throughout.Provide listing for the one-hour fire rated floor-ceiling assembly.Where the exterior walls support the one-hour floor ceiling, those exterior walls would also require to be one-hour fire rated. The wall legends between existing wall and existing wall with one-hour fire rating is not distinguishable. The hatch line, darkness, and pattern is essentially the same. Please use a different wall legend.From the inspection report, the existing stairways are not code compliant – missing handrail, large openings at guard, guard-height on the stair and on the balcony. Provide the following details from comment number 6 through 29:
STAIRWAYProvide 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)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)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)Stairways providing access to a basement from the outside grade level shall provide an artificial light source located in the immediate vicinity of the bottom landing. (CRC R303.6)The minimum clear width of stairways is clear 36” above the handrail. Handrails shall not project more than 4.5” on either side of the stairway and the minimum clear width of the stairway at and below the handrail height shall be 31.5” and 27” when installed on one side and both sides, respectively. (CRC R311.7.1) Provide a section of stairway showing a maximum rise of 7.75 inches and a minimum run width of 10 inches for straight stairways. The maximum difference between the stair risers and treads shall not be greater than 3/8”. (CRC R311.7.4) Provide details of the winding tread walk line 12” clear from the inside turn. (CRC R311.7.3)Winder treads shall have a minimum tread depth of 10 inches measured between the vertical planes of the foremost projection of adjacent treads at the intersections with the walkline. (CRC R311.7.4)Winder treads shall have a minimum tread depth of 6 inches at any point within the clear width of the stair. (CRC R311.7.4)Within any flight of stairs, the largest winder tread depth at the walkline shall not exceed the smallest winder tread by more than 3/8 inch. (CRC R311.7.4)Provide detail of spiral stairways that show compliance with CRC R311.7.9.1.
- Minimum clear width at and below the handrail is 26”.
- Have a minimum tread depth of 7 1/2” at 12” from the narrow edge.
- All treads are identical with a maximum rise of 9 1/2”.
- Minimum headroom of 6’-6” shall be provided. Show a ½ inch gypsum board at enclosed space under the stairway. (CRC R302.7) Provide a stairway cross-section showing minimum clear headroom of 6'-8". (CRC R311.3.2) There shall be not more than 12 feet vertically between landings. (CRC R311.7.5) Dimension landings at top and bottom of stairs measured in the direction of travel not less than the stair width. (CRC R311.7.5) 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.Where guards are used as handrails at the sides of stairs they shall have a height between 34-38 inches. (CRC R312.2.7) 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)) 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)
GUARDSProvide 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) Structural Comments
Initial review comments provided encompasses only notes, plan layout, general detailing, and recommended engineering from drawings provided as well as observation completed by city officials.
Calculations and drawing revisions are to be provided per COSA and applicant meeting for full review and comments.
Provide calculations for new gravity members as well as existing members for any additional loading.
Existing perimeter stucco shear walls cannot be used as lateral force resisting system for new renovated building. Provide calculations and design for new plywood sheathed shear walls as required in each orthogonal direction.Engineer to check for any building irregularities and design accordingly.
Drawings:
Sheet T-1.0
Verify if concrete pad supporting (N) Condenser is existing or new.
Sheet S1.1
Remove all references to LABC or City/county of LA in notes. (e.g. Design Data Notes)
Sheet S1.2
Detail 6 – Add detail title and coordinate header table with header table in detail 2. Recommend removing any repetitive information as sizes to not match on all conditions.
Sheet S1.2
Detail 2 – All detail references in notes show sheet S621, sheet not provided, please revise to refer to correct detail.
Detail 6 – Add detail title and coordinate header table with header table in detail 2. Recommend removing any repetitive information as sizes to not match on all conditions.
Sheet S2.0
Callout existing slab on grade in garage.
Detail 6/SD1 does not accurately portray post and holdown on new stem wall. Revise to show anchor into stem wall.
Detail 6/SD1 at Grid 5/D does not seem to match condition atop existing foundation.
Sheet S2.1
Provide drag transfer at new shear wall along Gridline 2.
Verify what callouts C5 shown at posts refer to.
Verify connection of MSTA strap at end of new shear wall along Gridline 6 where existing wall is being demolished.
Add plywood floor notes in Framing Notes.
Sheet S2.2
Show splice detail between new RB’s (e.g. RB-4 and RB-5).
Verify if new wall between Gridline 6 and 7.
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