HomeMy WebLinkAbout284781_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:
101109607
PROJECT ADDRESS:
2134 S Park Dr
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
3/1/2022
INITIAL REVIEW
3/4/2022
EXPIRATION
8/28/2022
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Juan M. Miguel
3.
TEL:
(949)400-4085
FAX:
VALUATION: $500,000.00
EMAIL:
juan@miguel-pe.com
FLOOD ZONE: X-0602320259J
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.
- 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 4 bedroom(s).Amount of $7,103.00; net addition of 4 bedrooms
Provide a fully dimensioned Site Plan on the drawings and on a separate 8-1/2" x 11" sheet of paper. Include address and telephone number of the responsible designer and date of signing of drawings.
Provide a statement on the title sheet of the plans that this project shall comply with following codes:
- 2019 California Residential Code (CRC)
- 2019 California Building Code (CBC)
- 2019 California Electrical Code (CEC)
- 2019 California Mechanical Code (CMC)
- 2019 California Plumbing Code (CPC)
- 2019 California Green Building Standards Code (CGBS) or CALGreen
- 2019 California Energy Code (CEnC)
- City of Santa Ana Municipal Code
Provide and show on the plans, house street number visible and legible from street. (Minimum 4”High x 1” Wide) CRC R319
Show the North arrow on the plans and centerline of labeled street(s) and alley.
Provide eave / overhang / projection setback to all property lines.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)) Submit two copies of a geotechnical report for the subject project in accordance with CBC 1802.the geotechnical engineer shall sign the report)Add grading notes from page 8 of Geotechnical report on site plan or foundation plan.Provide roofing class material.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. (CRC R310.1-R310.1.3) 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) Show side lights are tempered.Access shall be provided to all under-floor spaces. The floor access shall be a minimum 18” by 24” and openings through a perimeter wall shall be not less than 16” by 24”. (CRC R408.4) Bathrooms, laundry rooms, water closet compartments and similar rooms shall be mechanically ventilated in accordance with the CMC.Revise plans to indicate that a landing, with a width not less than the width of door and length in the direction of travel of not less than 36 inches, will be provided on each side of doors. The elevation of landing shall not exceed 1 ½ inch difference than the threshold of the doorway (7 3/4 inch if door does not swing over the landing or steps) in each direction. Revise plans at door from ________ to show compliance. (CRC R311.3.1) Glazing in door and enclosures for hot tubs, whirlpools, saunas, steam rooms, bathrooms, showers less than 5’ above the standing surface shall have a minimum category classification of II (CPSC 16 CFR 1201). (CRC TR308.3.1 (1) & 308.4(5)) Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than a 5/8-in type X gypsum board. (CRC R302.6) Provide 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.
- Framing (stringer, landing, etc.) size, bracing, connections, footings.
- Stairways positively anchored to the primary structure without using toe nails or nails subject to
withdrawal. 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)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 a stairway cross-section showing minimum clear headroom of 6'-8". (CRC R311.3.2) 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) ( Show on the floor plan)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. On sheet D1, the opening shall not allow passage of a sphere 4” in diameter in the guard rail and handrail.Provide dimension for the bottom and intermediate landing for the stairways.Provide detail of roof construction assembly. (CRC 902.1) 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)Show exterior wall construction assembly. A minimum of one layer of No. 15 asphalt felt, free from holes and breaks, complying with ASTM D 226 for Type 1 felt shall be applied over studs of all exterior walls. Specify that two layers of Grade D or 60 minute Grade D paper shall be applied over all wood base sheathing. (CRC R703.2) 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)
3”x3”x.229” steel plate washers are required on all anchor bolts in a braced wall line. (CRC R403.1.6.1)For plywood floor diaphragm specify thickness, grade, T&G edges, panel span rating, nailing schedule and panel layout pattern. (CBC 2305, T2305.2.3, 2306.3, T2306.3.1) (show for the first floor)Provide continuous Second Floor plywood diaphragm to exterior shear walls of First Floor, when Second Floor exterior shear walls are recessed. ( Provide sheathing under the ceiling joist detail 5/S4))
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 a weep screed for stucco at the foundation plate line a minimum of 4 inches above the earth or 2 inches above paved areas. (2512.1.2)
Show location of underfloor access crawl hole (18 x 24 inches). (CRC R408.4)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).
Post-beam connections must be detailed on the drawings ensuring against uplift and lateral displacement (2304.9.7)
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)
Detail the shear transfer connections which transfer lateral forces from horizontal diaphragms through intermediate elements and shear walls to the foundation. (1603)( Detail 2/S4)
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)
On sheet S2.1, show where exterior walls from bedroom # 2 is supported at , also how would 4x10 supporting at 1 ¾ x14” LVL.
Detail 3/A3.2 and 4/A3.2 referenced on sheet A2.2 are not included.
Detail 13/S4 on sheet S2.2, doesn’t apply please provide appropriate detail.
Provide strap with detail from master bath to the roof framing . ( Sheet S2.2)
Show where Ceiling joists over the closet supported at.
Detail 12/S4.0 doesn’t match location on sheet S2.2.
On detail 12/S4 Ceiling joists are perpendicular to roof rafters over bathroom # 2 , please revise accordingly.
Provide attachment detail for all LVL beams to posts or to the walls.
Provide ceiling joists size and spacing on sheet S2.2
Please clarify the use and location of 2 1 ¼ x14 “ LSL on sheet S2.1.
Provide design and calculation for LVL over the garage to pick up 4x10 , provide detail how 4x10 is supported over 1 ¼” LVL.
Provide post at end of shear walls.
Check unbraced length of 2x4 kickers to support vertical load of the ridge board, or provide continuous lateral support for 2x4 ( or provide plywood)
Provide positive connection for 2x4 kicker at the top and bottom. ( detail 20/S-4)
Please show dimension for cantilevered floor joists over living room/ dinning room.
Show how the kickers along the ridge board will be supported at the areas that there is no wall, provide beam
Show the load path from the ridge board and the kickers over the 2nd floor. Where would the bearing wall being supported at.( Over floor joists?)
Show location of post from the 2nd floor over the foundation plan.
Show detail 9/ S-4 on sheet S2.1 at the 2 direction.
Provide detail for the stairway opening ( sheet S2.1)
Provide posts for the closet beams and show where they are supported at ,sheet S2.1.
Provide strap from shear walls to the opening , please see red marks.
Detail 20/ S4.0 , used for bedroom 2 and 3 don’t match the location, please revise it.
Provide Gable end detail for the master bathroom.
Show size of the wall for the balloon framed walls.
Show size of the roof rafters and ceiling joists for the master bathroom.
Ceiling joists at the bedroom #2 and #3supported over the beam at the closet opening not the wall, provide calculation for size of the beam and detail for attachment of C.J to the beam.
Special inspection required for shearwall with nailing 4” O.C and under .
Detail 8 /S4 , provide detail how beams are supported on the post. Provide positive connection.
Detail 20/ S4, referenced on sheet S2.2, shall show ceiling joists on both sides of closet wall.
Please show where ceiling joists in closets # 2 and #3 will be supported.
Beam # 13 , please show location of uplift from shearwall above and apply Omega factoron calculation.
Please show roof rafter size and spacing over bedroom # 4.
How would 1 ¾ x14 LVL over the garage dragged to the shear wall.
Detail 4/ S4 doesn’t match the location.
Please identify size of beam B9 on sheet S2.1.
Roof framing at the front porch doesn’t match elevation on sheet A3.2.
Provide drag detail on line X2 , X4.1 and X4.2 on sheet S2.1.
Provide detail how beam # 7hangs from beam # 8 on sheet S2.1.
Detail 5/ S4 , provide positive attachment , nail is subject to withdraw.
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 corrected/final drawings shall have the required energy efficiency compliance documentation
with completed signature blocks filed on the plans.
Plan Check Consultant Qualification Statement”.
Please revise energy calculation to all the mini split air handler for each bedroom.
Please note on the drawings “ Photovoltaic system to be provided per title 24, under separate permit and installed prior to final inspection” (provide the size per title -24)
Provide EV outlet for new garage.
Please fill out attached Green building residential checklist and certificate on the drawings.
Provide complete electrical floor plan showing all compliance with CEC-2019.