HomeMy WebLinkAboutEL060247_Correction ListCounty of Orange
Resources & Development Management Department
Building Permits Division
Main Office
300 N. Flower Street
Santa Ana, CA 92702-4048
Residential Plan Check Corrections
It is the responsibility of the applicant to satisfy the requirements (clearances) of each of the departments listed in this document.
Normally, each section will stamp your plans indicating their approval.
To view your plan check status and the latest correction list on the Internet, please visit: http://www.ocplanning.net and click on
'Plan Check Status' Link
Project Number:RS051593
Submittal Date:Sep 07, 2005
CBC Edition: 1998
Plan Check Date: 10/12/2005 5:04 PM
Description:sfd w/attached garage
and basement guest
quarters (labeled
"game room"
and "powder
room&
Job Address
23 AVALON VISTA
NEWPORT COAST, CA
Owner Address
William Schulte
6 Anondale
Newport Beach CA92660
Current - 1st Plan Check
Architect of Record
John Henderson
4199 Campus Dr.
Irvine CA
949-509-6567
949-509-6568 FAX
SPECTRUMARCH@CS.COM
Plan Checked By
Zack Faqih
Zack.Faqih@pdsd.ocgov.com
714-834-3582
Contact Address
Cris Adams
4199 Campus Dr.
Irvine CA
949-509-6567
949-509-6568 FAX
cris@spectrumarchitecture.com
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RS051593
OBTAIN CLEARANCES (approvals) from:
Current Planning/Zoning (714) 834-2626
DPC Station 3
Grading
Plan Check Review: (714) 834-5534
Inspection Div. (Rough Grade) (949) 472-7979
County Property Permits(PPP) (714) 834-3432
Fire Authority (714) 573-6100 (714)368-8843
1 Fire Authority Rd., Bldg. A, Irvine California 92606 (Jamboree@Tustin Ranch Rd.)
NPDES/OCFCD(Drainage) (714) 834-5060
Acoustical Review (714) 834-5910
GENERAL INFORMATION
This correction list covers plan check of residential occupancies (R-1, R-3) and garage/carports only. Recreational
buildings, sales offices, retaining walls, etc. will require separate plan submittals to Commercial/Industrial
Plan Check Section for approval.
Application for which no permit is issued within 180 days following the date of application shall expire by limitation.
An extension of 180 days may be granted upon written request showing circumstances beyond the control of the applicant
have prevented action being taken. In order to renew action for an application after expiration, the applicant
shall resubmit plans and pay a new plan check fee. Sec. 107.4.
Plans, engineering calculations, diagrams and other data shall be submitted in two sets with each application for
a permit. The building official may require plans, computations and specifications to be prepared and designed
by an engineer or architect licensed by the State to practice as such. Sec. 106.3.2.
At building permit issuance, one (1) additional set of plans consisting of summary or title sheet, plot plan, floor
plans and elevations shall be required for the Assessor's Office.
For tracts of single family dwellings and condominium projects where no master set of plans is to be established,
custom homes and room additions, submit two (2) complete sets of plans plus one (1) additional set for the Assessor's
Office consisting of a title sheet, plot plan, floor plans and elevations. For projects where a master set of
plans is to be established, provide three (3) complete sets of plans plus the Assessor s Office set at issuance
of the building permit.
INFORMATION
A GRADING PERMIT and ROUGH GRADING approval are required. NOTE: Building permit will not be issued until "Rough
Grading" approval is obtained from the grading inspector. Contact Grading Section for additional information.
A SOIL/GEOTECHNICAL REPORT is required. Submit 2 copies to Grading Section, with 1 copy to Plan Check Section.
Grading Section shall approve reports prior to issuance of building permit. All recommendations shall be incorporated
into foundation plans.
Valid Worker's Compensation Certificate or Owner-Builder Verification is required prior to issuance of building
permits.
An ACOUSTICAL REPORT is required. Submit 3 copies to Acoustics Office for approval with 1 copy to Plan Check Section.
Incorporate all recommendations into architectural plans.
Project is in Flood Plain II. Contact Drainage Section for additional information.
Project is in Flood Plain III. Submit additional plans and engineering calculations to meet requirements in Orange
County Coastal Flood Plain Development Study.
For projects in flood plain zones FP-1, FP-2 or FP-3, the plan checker shall:
Review the building plans for compliance with County Ordinance No. 3655, design criteria, and engineer's structural
and flood design.
Confirm that the plans include the elevation of the lowest floor as related to mean sea level. Also make sure the
mean sea level elevation is on the plans.
Complete the Building Permit Services Division's portion of the Elevation Certification.
Forward the Elevation Certificate to the Building Inspection Services Division.
The Structural or Civil Engineer or Architect responsible for this project shall sign three final sets of plans.
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The third set is for the Assessor's Office.
Plans cannot be rechecked at the counter. Resubmit and allow additional time for recheck.
Recheck by appointment only. Call your Plan Checker for recheck appointment. The correction list is available on
the Internet at http://pdsd.oc.ca.gov (Click on the services tab, then the Plan Check Processing link).
Provide will serve letters from the utility company for water and sewer service for tracts of single family dwellings.
Project shall comply with "A Guide To California Multi-Family Disabled Access Regulations", Second Edition, dated
January 1997 and Chapter 11A of the 2001 C.B.C. See Attached Correction List.
The applicant must submit three sets of plans to the Orange County Fire Authority directly. OCFA approval is required
on 3 sets of plans before any building permits can be issued.
The following residential projects require approval of the Orange County Fire Authority:
All apartments and condominiums.
All tracts of single-family dwellings.
Single Family dwellings with a floor area including the garage exceeding the 3,600 square feet or more than 50
feet from the street.
Projects with new fire sprinkler systems or with alterations to existing fire sprinkler systems.
Projects with new fire alarm systems or with alterations to existing fire alarm systems.
The section Nos. and table Nos. called out in this correction list are from the 2001 California Building Code unless
noted otherwised.
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RS051593
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) NOTES
Notes must be shown as worded, on the title sheet of the plan
1. In the case of emergency, call___________________at Work Phone #___________________or Home Phone #_________
__________.
2. Sediment from areas disturbed by construction shall be retained on site using structural controls to the maximum
extent practicable.
3. Stockpiles of soil shall be properly contained to minimize sediment transport from the site to streets, drainage
facilities or adjacent properties via runoff, vehicle tacking, or wind.
4. Appropriate BMP's for construction-related materials, wastes, spills shall be implemented to minimize transport
from the site to streets, drainage facilities, or adjoining properties by wind or runoff.
5. Runoff from equipment and vehicle washing shall be contained at construction sites unless treated to reduce
or remove sediment and other pollutants.
6. All construction contractor and subcontractor personnel are to be made aware or the required best management
practices and good housekeeping measures for the project site and any associated construction staging areas.
7. At the end of each day of construction activity all construction debris and waste materials shall be collected
and properly disposed in trash or recycle bins.
8. Construction sites shall be maintained in such a condition that an anticipated storm does not carry wastes or
pollutants off the site. Discharges of material other than stormwater only when necessary for performance and
completion of construction practices and where they do not: cause or contribute to a violation of any water quality
standard; cause or threaten to cause pollution, contamination, or nuisance; or contain a hazardous substance in
a quantity reportable under Federal Regulations 40 CFR Parts 117 and 302.
9. Potential pollutants include but are not limited to: solid or liquid chemical spills; wastes from paints, stains,
sealants, glues, limes, pesticides, herbicides, wood preservatives and solvents; asbestos fibers, paint flakes
or stucco fragments; fuels, oils, lubricants, and hydraulic, radiator or battery fluids; fertilizers, vehicle/equipment
wash water and concrete wash water; concrete, detergent or floatable wastes; wastes from any engine/equipment
steam cleaning or chemical degreasing and superchlorinated potable water line flushing.
During construction, permittee shall dispose of such materials in a specified and controlled temporary area on
-site, physically separated from potential stormwater runoff, with ultimate disposal in accordance with local,
state and federal requirements.
10. Dewatering of contaminated groundwater, or discharging contaminated soils via surface erosion is prohibited.
Dewatering of non-contaminated groundwater requires a National Pollutant Discharge Elimination System Permit from
the respective State Regional Water Quality Control Board.
11. Graded areas on the permitted area perimeter must drain away from the face of slopes at the conclusion of each
working day. Drainage is to be directed toward desilting facilities.
12. The permittee and contractor shall be responsible and shall take necessary precautions to prevent public trespass
onto areas where impounded water creates a hazardous condition.
13. The permittee and contractor shall inspect the erosion control work and insure that the work is in accordance
with the approved plans.
14. The permittee shall notify all general contractors, subcontractors, material suppliers, lessees, and property
owners: that dumping of chemicals into the storm drain system or the watershed is prohibited.
15. Equipment and workers for emergency work shall be made available at all times during the rainy season. Necessary
materials shall be available on site and stockpiled at convenient locations to facilitate rapid construction of
temporary devices when rain is imminent.
16. All removable erosion protective devices shall be in place at the end of each working day when the 5-Day Rain
Probability Forecast exceeds 40%.
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RS051593
17. Sediments from areas disturbed by construction shall be retained on site using an effective combination of
erosion and sediment controls to the maximum extent practicable, and stockpiles of soil shall be properly containted
to minimize sediment transport from the site to streets, drainage facilities of adjacent properties via runoff,
vehicle tracking, or wind.
18. Appropriate BMPs for construction-related materials, wastes, spills or residues shall be implemented and retained
on site to minimize transport from the site to streets, drainage facilities, or adjoining property by wind or
runoff.
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RS051593
Residential Plan Check Corrections
Sheet Comments By
General
Z. Faqihc0.1 In your responses, please refer to the alpha-numeric reference numbers that
are shown at the start of each of the following correction items.
Z. Faqihc5.2 Number all sheets of plans in sequence ... 1 of 5, etc., or in accordance with
an "Index of Drawings of Drawings" shown on first sheet.
Z. Faqihc6.3 Note on Plans:
Z. Faqihc7.3.1 Owner´s name, address and telephone number.
Z. Faqihc8.3.2 Job street address.
Z. Faqihc9.3.3 Name, address and telephone number of person who prepared the plans.
Z. Faqihc10.3.4 Square footage (dwelling, patio, deck, garage etc.).
Z. Faqihc11.3.5 Occupancy group, construction type.
Z. Faqihc12.3.6 Assessor´s parcel number.
Z. Faqihc13.4 Plans for single-family dwellings and duplexes are not checked for plumbing,
mechanical and electrical code compliance. These disciplines are subject to field
inspection.
Z. Faqihc14.5 Major corrections shall be made on the original tracings and new prints submitted.
Return the original plan check set of plans.
Z. Faqihc15.6 Note on this correction sheet or on a separate sheet the location of the completed
correction on your plams..(i.e. Sheet No., detail, etc.)
Z. Faqihc16.7 Separate permit is required for each building or structure; e.g., fence walls,
retaining walls, outdoor swimming pools/spas.
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM
Z. Faqihc18.8 Include "National Pollutant Discharge Elimination System Notes" on first sheet
of plans. (This information is provided in the beginning of this document) ITEM
1 SHALL BE FILLED OUT
Z. Faqihc120.9 Provide an erosion and sediment control plans(ESCP) OR SHOW ON THE SITE PLAN
THE LOCATIONS OF SANDBAG BARRIERS, STABLIZED COSTRUCTION ENTRANCE/EXIT AND CONCRETE
WASHOUT AREAS
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Sheet Comments By
Z. Faqihc121.10 Provide a WQMP PLAN AND GET APPROVAL FROM LEA UMNAS @ 714-8343526
Plot Plan
Z. Faqihc20.11 Note on Plans: Provide house street number visible and legible from street.
Numbers shall be of non-combustible materials in Special Fire Protection Areas.
O.C. Bldg. Ord. No. 03-003.
Z. Faqihc21.12 Dimension all eave projections to property lines. Minimum 30" eave clearance
from property lines is required for required windows used for light and ventilation.
Sec. 1204.
Z. Faqihc22.13 Show all ground elevations and finish floor elevations and height of building.
Show pad and corner elevations.
Z. Faqihc23.14 Show approximate location of public sewer and lateral ready to serve the structure,
or show location of a private sewage disposal system and submit 5 copies of percolation
reports and plans of sewage disposal system to Darryl Adams, (714) 834-2629 for
approval.
Z. Faqihc24.15 To establish necessity for backwater valves for single family dwellings, show
on plot plans:
Z. Faqihc25.15.1 Direction of flow of sewer lines.
Z. Faqihc26.15.2 Manhole rim elevations.
Z. Faqihc27.15.3 Finished floor elevations of first and second floors.
Z. Faqihc28.15.4 Manhole locations.
Architectural Floor Plans
Z. Faqihc30.16 Provide approved smoke alarms; Sec. 310.9:
Z. Faqihc31.16.1 At corridor of area leading to bedrooms.
Z. Faqihc32.16.2 Close to stairway leading to bedrooms.
Z. Faqihc33.16.3 In basement.
Z. Faqihc34.16.4 In an alteration exceeding $1,000.00 or added sleeping room(s).
Z. Faqihc35.16.5 In each story.
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Sheet Comments By
Z. Faqihc36.16.6 In each sleeping room.
Z. Faqihc37.17 Provide attic access 22" x 30", readily accessible with minimum 30" clear
head room. Sec. 1505.1.
Z. Faqihc38.18 Two (2) or more exits with two (2) or more separate means of egress to a public
way are required from (Sec. 1004.2.3.2):
Z. Faqihc39.18.1 The second story or basements when the occupant load is ten or more.
Z. Faqihc40.18.2 Two or more dwelling units on the second story or in a basement when
the total occupant load of the second story or basement exceeds 10.
Z. Faqihc41.18.3 The two (2) exits (stairways) shall be placed a distance apart of not
less than 1/2 the maximum diagonal distance of the area served. Clarify. Sec.
1004.2.4.
Z. Faqihc42.19 Provide cross-section through the stairway, showing:
Z. Faqihc43.19.1 Rise 7" max.; run 11" min.; max. 3/8" differential. Rise 8" max., run
9" min. for private stairway serving less than 10 occupants. Sec. 1003.3.3.3
Z. Faqihc44.19.2 Handrail ... 34" to 38" above nosing, with 12" extension beyond top
and bottom risers, except for private stairs. Sec. 1003.3.3.6.
Z. Faqihc45.19.3 Handgrip, cross-section dimension 1 1/4" min.-2" max. Sec. 1003.3.3.6.
Z. Faqihc46.19.4 4" max. clear spacing of intermediate rails. Sec. 509.3.
Z. Faqihc47.19.5 Headroom ... 6´8" minimum. Sec. 1003.3.3.4.
Z. Faqihc48.19.6 12´-0" maximum vertical distance between landings. Sec. 1003.3.3.5.
Z. Faqihc49.19.7 36" minimum width for stairway serving less than 50 occupants. Sec.
1003.3.3.2.
Z. Faqihc50.19.8 Size of structural members, stringers, treads.
Z. Faqihc51.19.9 Positive or bolted connection of stringers to floor structure and connection
of treads to stringer.
Z. Faqihc52.20 Tops of guardrails may be 36" high for R-3 and U-1 occupancies, for interior
guardrails within individual dwelling units and for guest rooms of R-1 occupancies.
Intermediate rail maximum 4" clear. Clarify. Sec. 509.
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Sheet Comments By
Z. Faqihc53.21 Provide water-resistant gypsum backing board as a base for tile or wall panels
for tub or shower enclosures or water closet compartment walls. Sec. 2512.
Z. Faqihc54.22 Showers shall be finished 70" above drain with materials not adversely affected
by moisture. Specify materials. Clarify. Secs. 807.1.3 and 2512.
Z. Faqihc55.22.1 Note on plans: Anti-scalding shower and tub- shower valves required.
C.P.C Sec. 420.
Z. Faqihc56.23 Provide tempered glass in the following hazardous locations per Sec. 2406.4:
Z. Faqihc57.23.1 Glazing in ingress and egress doors except jalousies.
Z. Faqihc58.23.2 Glazing in fixed and sliding panels of sliding door assemblies and
panels in swinging doors, other than wardrobe doors.
Z. Faqihc59.23.3 Glazing in storm doors.
Z. Faqihc60.23.4 Glazing in all unframed swinging doors.
Z. Faqihc61.23.5 Glazing in doors and enclosures for hot tubs, whirlpools, saunas, steam
rooms, bathtubs and showers.
Z. Faqihc62.23.6 Glazing in fixed or operable panels adjacent to a door where the nearest
exposed edge of the glazing is within a 24" arc of either vertical edge of
the door in a closed position and where the bottom exposed edge of the glazing
is less than 60" above the walking surface.
Z. Faqihc63.23.7 Glazing in an individual fixed or operable panel that meets all of
the following conditions:
Z. Faqihc64.23.7.1 Exposed area of an individual pane greater than 9 sq. ft.
Z. Faqihc65.23.7.2 Exposed bottom edge less than 18" above the floor.
Z. Faqihc66.23.7.3 Exposed top edge greater than 36" above the floor.
Z. Faqihc67.23.7.4 One or more walking surfaces within 36" horizontally of the
glazing.
Z. Faqihc68.23.8 Glazing in railings regardless of height above walking surface.
Z. Faqihc69.23.9 Glazing in walls and fences used as the barrier for indoor and outdoor
swimming pools and spas when conditions are present:
Z. Faqihc70.23.9.1 The bottom edge of the glazing is less than 60 inches (1525
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Residential Plan Check Corrections
Sheet Comments By
mm) above the pool side of the glazing.
Z. Faqihc71.23.9.2 The glazing is within 5 feet (1525 mm) of a swimming pool or
spa water´s edge.
Z. Faqihc72.23.10 Glazing in walls enclosing stairway landings or within 5 feet (1525
mm) of the bottom and top of stairways where the bottom edge of the glass is
less than 60 inches (1525 mm) above a walking surface.
Z. Faqihc73.24 For clothes dryer vent in R-1 and R-3 occupancies, 2001 C.M.C., Sec. 504.3:
Z. Faqihc74.24.1 Call out diameter and length.
Z. Faqihc75.24.2 Call out number of 90° bends for each vent.
Z. Faqihc76.24.3 Show vent on floor plan.
Z. Faqihc77.24.3.1 For 4" diameter, a maximum length of 14´´0" with 2-90° bends.
Z. Faqihc78.24.3.2 Limitations on dryer vents:
Z. Faqihc79.24.3.3 Engineering calculations shall be required for all exceptions
to be approved by the Mechanical Plan Check Section.
Z. Faqihc80.25 All new Group R, Division 3 detached one- and two-family dwellings 5,500 square
feet (511 m2)including garage or larger in area shall be equipped with an approved
automatic residential sprinkler system. Residential or quick-response standard sprinkler
heads shall be used in the dwelling portion of the building. Clarify. O.C. Bldg.
Ord. No.03-003.
Z. Faqihc81.25.1 EXCEPTION: In reconstruction or remodeling of existing Group R, Division
3, detached one- and two-family dwellings where the cost of installing an approved
automatic residential sprinkler system exceeds 5% of the reconstruction or
remodeling cost, with the approval of the Fire Chief, the required sprinkler
system may be omitted.
Roof
Z. Faqihc83.26 Specify roofing material. Specify weight, ICBO number, and class.
Z. Faqihc84.27 All new buildings and additions within the Special Fire Protection Areas shall
have a Class A roof covering. All other new building roofing shall have minimum
Class B. Clarify. O.C. Building Ordinance No. 03-003.
Z. Faqihc85.28 The unincorporated area of the County is considered to be a "Special Wind
Region." All roof fasteners shall be installed per manufacturer´s instructions.
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Sheet Comments By
Call out fasteners to resist wind loads for winds over 80 mph. O.C. Bldg. Ord. No.
03-003.
Z. Faqihc86.29 Exterior decks, balconies, and stairways sealed underneath shall be waterproofed.
Specify materials. Clarify. Sec. 1402.3.
Z. Faqihc87.30 Drainage from one roof shall not drain over a property line or onto another
roof across a property line. Clarify.
Foundation
Z. Faqihc110.31 Note soil report recommendations for footings on foundation plan. See final
"approved" soil report for footings on foundation plan. See final "approved" soil
report from Grading Section.
Z. Faqihc111.32 For foundation retaining walls:
Z. Faqihc112.32.1 Show positive moment reinforcing steel. Specify location.
Z. Faqihc113.32.2 Detail connection to floor diaphragm.
Z. Faqihc114.32.3 Show footing size and reinforcing required.
Z. Faqihc115.32.4 Provide negative moment reinforcing in walls with fixed footing.
Z. Faqihc116.32.5 Relate wall height to grade elevations.
Z. Faqihc117.32.6 Show drain behind wall and show disposal point.
Z. Faqihc118.32.7 Provide damp proofing barrier. Specify method to be used.
Z. Faqihc119.33 Type V cement is required for high sulfate soils. Clarify. Sec. 1904.3. 1.
Comply with Table 19A-4.
Special Fire Protection Area:
Z. Faqihc89.34 All structures located within a Special Fire Protection Area shall meet the
following requirements (Ref. O.C. Ord. No. 03-003):
Z. Faqihc90.35 The exposed side of exterior walls, including enclosed accessory structures,
shall be of noncombustible materials or 1-hour fire-resistive construction for the
exterior portion. No openings shall be permitted in such walls.
Z. Faqihc91.35.1 Exception 1: 1-3/8 inch (34mm) solid core doors, metal doors, and multiglazed
windows and doors are permitted.
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Z. Faqihc92.36 Attic and Foundation Ventilation Openings in vertical walls and attic roof
vents shall not exceed 144 square inches per opening and shall be covered with metal
louvers and 1/4 inch (6.25mm) mesh corrosion-resistant metal screen.
Z. Faqihc93.37 Ventilation openings and access doors shall not be permitted on exposed sides.
Z. Faqihc94.38 Unenclosed accessory structures on the exposed side, with openings between
the living area and the accessory structure, shall be of noncombustible, one-hour
fire-resistive or heavy timber construction.
Z. Faqihc95.38.1 Exception 1: Where openings in the wall between the living area and
accessory structure are protected by a fire assembly having a 20- minute fire
protection rating.
Z. Faqihc96.38.2 Exception 2: The walking surface of balconies and decks may be constructed
of non-rated materials.
Z. Faqihc97.38.3 Exception 3: In lieu of fire protection as outlined in this section,
accessory structures may be protected by an approved residential automatic
fire sprinkler system.
Z. Faqihc98.39 Structures on adjacent properties shall be 5 feet from property lines or shall
be separated by a minimum of 10 feet (3048 mm).
Z. Faqihc99.39.1 Exception 1: Projects with plan or tract maps approved by the County
prior to 3/28/96 are exempt from requirements of this section.
Z. Faqihc100.39.2 Exception 2: Exterior walls with no openings are exempt from requirements
of this section provided exterior portion of exterior walls is of noncombustible
or 1-hour fire-resistive construction.
Z. Faqihc101.40 Cornices, eave overhangs, soffits, exterior balconies and similar architectural
appendages and projections on the exposed side of the structure shall be of noncombustible
construction or enclosed in one-hour fire-resistive material or heavy timber construction
conforming to Section 605.6 of the 2001 C.B.C. Space between rafters at the roof
overhangs shall be protected by noncombustible materials or with double 2-inch (51
mm) nominal solid blocking under the exterior wall covering. No ventilation openings
or other openings shall be permitted in eave overhangs, soffits, between rafters
at eaves or in other overhanging areas on the exposed side of the structure.
Z. Faqihc102.41 Roof coverings on structures in Special Fire Protection Areas shall be as
follows:
Z. Faqihc103.41.1 Roof covering for new construction and reconstruction shall, as a
minimum, be a Class A roof assembly.
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Sheet Comments By
Z. Faqihc104.41.2 Repairs and additions of 10 percent or more of an existing roof area
shall be with Class A roof covering.
Z. Faqihc105.42 Skylights shall have a noncombustible frame glazed with dual glazing of heat
strengthened or fully tempered glass or shall be a 3/4-hour fire-resistive assembly.
Z. Faqihc106.43 An approved automatic fire sprinkler system is required for all new construction
and reconstructed structures. Accessory structures such as patio covers, storage
sheds, bridges, decks, carports, greenhouses or similar structures are exempt from
the requirements of this section.
Z. Faqihc107.44 Note exposed sides on site plan. The Fire Authority establishes the exposed
sides.
Z. Faqihc108.45 Reference for all the above Special Fire Protection Area corrections is the
County of Orange Ordinance No.03-003.
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