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HomeMy WebLinkAbout277198_4_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: 101107290 - 101107294 PROJECT ADDRESS: 1113 N Bewley St Unit# A PLAN CHECK ENGINEER: Ahangian, KathyTEL:714 647-5812 EMAIL: Kahangian@santa-ana.orgFAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): R-3, U PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 7/22/2021 INITIAL REVIEW 9/16/2021 EXPIRATION 1/18/2022 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Bao Pham 3. TEL: (714)457-0436 FAX: VALUATION: $250,000.00 EMAIL: bpdo.connect@gmail.com FLOOD ZONE: X-0602320143J 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) Provide and show on the plans, house street number visible and legible from street. (Minimum 4”High x 1” Wide) CRC R319 Provide eave / overhang / projection setback to all property lines. Show height of the windows header on the elevation. Provide outline of 2nd floor over first floor , floor plan.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) ( Provide exact dimension for Double Hung windows) 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. Emergency escape openings shall open directly into a public way, or to a yard that opens to a public way ( CRC R-310) ( Provide for unit B on the 3 attached town homes)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. - 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.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)Bathrooms, laundry rooms, water closet compartments and similar rooms shall be mechanically ventilated in accordance with the CMC.Every dwelling unit shall have at least one swinging exit door, minimum clear height of 6’-6”, and minimum clear width of 32”. (CRC 311.2) 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)) Provide I-hr fire rating at all walls between garage and sfd for all units.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. - 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 subjectto withdrawal. - Enclosed usable space under a stairway requires ½ inch gypsum board on the enclosed side. (CRC R302.7)Provide dimension of stairways and landings .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)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) 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) ( Show on the floor plan)Provide detail of roof construction assembly. (CRC 902.1) Specify ICC approval number and weight per square foot for tile and special roof coverings. (CRC R905.3.4 and R905.3.5) 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) 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) Provide continuous Second Floor plywood diaphragm to exterior shear walls of First Floor, when Second Floor exterior shear walls are recessed. 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 to ensure plans match the recommendations. (1803) Provide type V cement per geotechnical report. Provide detail of post support with positive connections. (provide post base and post caps for beam to the posts )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). Provide spacing for newel posts ( Guard rails)Show how stringers supported at top landing and intermediate landing. I for 2 story building is 1.1, please revise calculation for seismic accordingly. Revise structural calculations to show compliance with AF&PA SDPWS T4.3.4 for shear wall ratio of 2:1. For design to resist seismic forces, shear wall height-width ratios greater than 2:1. Special inspection required for shear wall nailing less than 4” OC. Provide loading with TJI table on calculation to justify use of TJI used. Provide allowable holes and cuts for TJI. Sill plates supporting shear walls with lateral loads greater than 350 pounds/foot require a 3-inch nominal or greater member. Detail the shear transfer connections which transfer lateral forces from horizontal diaphragms through intermediate elements and shear walls to the foundation. (1603) 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.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)) ( For the stairways) Provide 3 x 3 x .229" plate washers. CRC R602.11.1 Submit a review letter by soils engineer and incorporate any requirements and recommendations into the plans. 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 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 (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”. Note on the drawings, ventilation heating and air conditioning system shall have MERV 6 filters or better.Submit a complete energy compliance package complying with 2019 CESC Section 150.(T24-1-10.103)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. Insulation shall shown on the plans and shall agree with CF-1R form; revise framing plans. Wall R=___, ceiling R=___, Please fillout attached CAL Green Residential certificate and table and copy it on the drawings. ( 1 for duplex and 1 for 3 units) DuplexParapets 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. Note on plans that a townhouse common wall cavity shall not contain plumbing or mechanical equipment, ducts, and vents. (CRC R302.2 Exception) Provide anchorage details for FAU units. (CMC 303.4) 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) All hose bibs must be protected by an anti-siphon device. (CPC 603.1) It appears ,shearwall provided for the Duplex is under designed, specially on the first floor , please revisit calculation. Line H and line 7.Is there any shear wall ( interior) for line G on unit A first floor?Calculation ( page 22) shows Simpson Strong wall on line 7 , drawings show conventional shear wall please clarify , for Simpson strong wall provide complete installation detail and analyze footing.Detail 19/ SD2, please remove A & B detail, since only detail C is applicable.For F1 cantilevered over kitchen provide calculation to show TJI can take roof load and wall load. Detail 11 / SD3, show how the seismic load will transfer from floor to the roof and to the wall.For beam # 11, unable to back track the loading , please identify load P1, P2,P3 and uniform oad on diagram to be able follow the calculation,Three UnitsIs Emergency escape openings shall open directly into a public way, or to a yard that opens to a public way . ( CRC R 310)Provide I-Hr fire rating for all units at all required walls between the garage and house.Shear wall on first floor line 3 is not sufficient please consider both load from the 2nd floor and first floor. Detail 11 / SD3 , show how the shear load will transfer from roof to the walls.Is there any interior shear wall for unit B, how it would be supported laterally on line F and G.Provide preservative treatment lumber for balconies. CRC 502.1.1.1For 7’-4” Simpson wall provide continuous beam, with detail.Detail 8/ SD3, provide hanger for attachment of balcony to the beam.Detail 19/ SD2 , only detail C is accepted.Show how beam # 8 on sheet S2.2 will be supported. ( At all locations)How would stringer supported from the 2nd floor landing and intermediate landing.Detail 6/ SD3, doesn’t match interior shear wall.Detail 17 /SD2 doesn’t match location.For Beam # 9, Unable to follow calculation please identify load P1, P2, P3 and uniform load on diagram to justify the reaction and size of the beam.Footing depth for light poles seems shallow, since it is in dirt please consider non constrained calculation.