City of ANAHEIM
Planning Department
Building Division
2011 PLAN REVIEW RESIDENTIAL COMMENT LIST
2010 CBC, CRC, CGBC, CMC, CPC, CEC
Address
Contact Name
Contact tel
Contact email
Arch/EOR
Arch/EOR tel
Arch/EOR email
Case Number
Date
Plan Reviewer
PC tel
PC fax
PC email
BLD2011-----
714.765.4607
Scope of Work
Occupancy(ies)
Type of Construction
Area (aggregate, total)
Sprinklers
R3/U
BEFORE APPROVAL FOR CODE COMPLIANCE OR ISSUANCE OF A GRADING PERMIT, THE PLANS AND APPLICATION FOR THIS
CONSTRUCTION REQUIRE THE INFORMATION, REVISIONS AND CORRECTIONS INDICATED BELOW. THE APPROVAL OF PLANS
AND SPECIFICATIONS DOES NOT PERMIT THE VIOLATION OF ANY SECTION OF THE BUILDING CODE, OR OTHER ORDINANCE OR
STATE LAW.
COMMENTS
RESPONSE
APPROVALS
The following approvals are required for this project:
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Planning Department – please contact ---- at -----, email -----@anaheim.net
Public Works Department - please contact ---- at -----, email -----@anaheim.net
Fire Department - please contact ---- at -----, email -----@anaheim.net
------ to be filled in by plan reviewer
------ to be filled in by plan reviewer
Plan review status may also be obtained via the web at the following link:
http://www.anaheim.net/articlenew2222.asp?id=4268
CONSTRUCTION DOCUMENTS
1.
Minimum required elements drawn to scale:
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Title sheet w/ project information and a sheet legend
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Project address
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Legal information
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Full description of scope of work
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Owner information
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Designer/Consultant information
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Occupancy R3 designation
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Type of construction
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Type of automatic sprinklers provided and extent, i.e. entire or partial
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Area breakdown of new-existing-converted-remodeled-deck-balcony-covered porch areas
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List applicable codes used, i.e. 2010 CRC, CMC, CPC, CEC, CGBC, T24 CA Energy, Anaheim
municipal ordinance
Page 1 of 16
2011 PLAN REVIEW RESIDENTIAL COMMENTS LIST
2010 CBC, CRC, CGBC, CMC, CPC, CEC
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Site/plot plan
North arrow
Fire separation distances to property lines and center lines of streets, alleys, public way
Eave overhang projections
Provide grades around the building or structure and proper site drainage, else refer to approved
grading plan for drainage info
Grading plan
Where lot lines, walls, slopes or other physical barriers prohibit 6 inches (152 mm) of fall within 10 feet,
drains or swales shall be constructed to ensure drainage away from the structure. Impervious surfaces
within 10 feet of the building foundation shall be sloped a minimum of 2 percent away from the
building
Floor plan
Roof plan
Total net free ventilating area≥ 1/150 of the area of the space ventilated, a reduction of the total
area to 1/300 permitted provided 50%≤ ventilating area ≤ 80% is provided by ventilators located in
the upper portion of the space to be ventilated at least 3 feet above the eave or cornice vents with
the balance of required ventilation provided by eave or cornice vents. As an alternative, crossventilation area may be reduced to 1/300 when a Class I or II vapor barrier is installed on the warm-inwinter side of the ceiling.
All elevations
Longitudinal and transverse sections
Show how energy envelop is achieved
Provide all interior ceiling heights
Architectural / fire resistive detailing
Utility Plan to include:
 Lighting
 Smoke / Carbon Monoxide Alarm
 Power and branch circuits
 Location and size of meter
Foundation plan
Floor framing plans
Roof framing plans
Structural detailing
Architectural / life safety general notes
Structural general notes
Door and window schedules w/ corresponding energy compliance provisions, i.e. U factor, double
glazing
Title 24 Energy compliance sheets w/ complete appropriate mandatory forms
DESIGN CRITERIA
2.
The following structural elements exceed the limits of conventional construction and shall require design
and engineering:
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A state registered architect or engineer is required to seal and stamp those portions that do not
conform to conventional provisions
Seismic assessment shall conform to provisions based on SDC D2 or E per AMC 15.03.030
3.
Story height
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Timber construction: see T R602.3(5) for laterally unsupported stud height plus 16” max unless meeting
exception where bracing provisions of T R602.10.1.2(1) is increased by 10% and T R602.10.2(2) is
increased by 20%. [describe specific location]
4.
Design Criteria
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Wind: 85 mph, Exposure B or C – see tables R301.2(2), R301.2(3), figure R301.2(7)
Seismic assessment shall conform to provisions based on SDC D2 or E
SDC = D2 minimum unless noted otherwise or as justified by a soils report
Shall conform to all requirements for SDC C:
(Roof + Clg) DL <= 15 psf
Floor DL <= 10 psf
Lt- frame Ext walls <= 15 psf
Lt-frame Int walls <= 10 psf
Lt-frame stl walls, masonry, and conc see R301.2.2.2.1
Prescriptive construction not allowed for irregular buildings – engineering required.
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2011 PLAN REVIEW RESIDENTIAL COMMENTS LIST
2010 CBC, CRC, CGBC, CMC, CPC, CEC
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The minimum uniformly distributed live load shall be as provided in Table R301.5.
The roof shall be designed for the live load indicated in Table R301.6
The allowable deflection of any structural member under the live load listed in Sections R301.5 and
R301.6 shall not exceed the values in Table R301.7.
FIRE RESISTANT CONSTRUCTION
5.
Fire separation distance and required fire-resistance rating
6.
Townhouses considered as separate buildings and shall be separated by FRWA per T R302.1(1) & (2)
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Common 1-hour FRWA allowed provided walls do not contain plumbing or mechanical equipment,
ducts or vents in the cavity and shall be tested per ASTME 119 or UL 263. FRWA shall be rated for
exposure on both sides and be tight against exterior walls and underside of roof sheathing. See
R302.4 for penetration provisions.
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Continuity of FRWA
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Parapets- Not required when roof has class C covering and/or sheathing is noncombustible or
approved fire-retardant-treated wood for a distance of 4 feet on each side of wall or one layer of 5/8
inch type X gypsum installed directly beneath roof decking/sheathing supported by min nominal 2
inch ledgers attached to sides of roof framing members for a min distance of 4 ft. on each side of
wall/walls.
7.
Parapet construction
8.
Structural independence- Individual townhouse shall be structurally independent.
9.
Two-family dwellings- Shall be separated from each other by wall and/or floor assemblies not less than a 1
hr. fire resistance tested ASTM E 119 or UL 263. Wall assemblies shall extend to /be tight against exterior
wall, wall assemblies shall extend from foundation to underside of roof sheathing.
10. Supporting construction- When floor assemblies are req. to be fire-resistant rated, they shall have an equal
or greater fire-resistance rating.
11. Dwelling unit rated penetrations
12. Penetrations shall be installed as tested in the approved fire-resistance-rated assembly.
13. Penetrations shall be protected by an approved penetration fires top system installed as tested in
accordance with ASTM E 814 or UL 1479, with a minimum positive pressure differential of 0.01 inch of water
(3 Pa) and shall have an F rating of not less than the required fire-resistance rating of the wall or
floor/ceiling assembly penetrated.
14. Membrane penetrations
15. Dwelling/garage opening/penetration protection
16. Opening Protection- Openings from a private garage into a room used for sleeping shall not be permitted.
Other openings shall be equipped with solid wood doors not less than 1 3/8 in thick, solid or honeycomb
core steel doors not less than 1 3/8 in thick or 20 min fire-rated doors. Doors shall be self-closing and selflatching.
17. Duct penetration- shall be constructed of a min No. 26 gage sheet steel or other approved material shall
have no openings into the garage.
18. Other penetrations- Section R302-11, Item 4
19. Dwelling/garage and/or carport fire separation- as required by Table R302.6
20. Under-stair protection
21. Flame spread index and smoke-developed index for wall and ceiling finishes
22. Flame spread index- of not greater than 200
23. Smoke-developed index- of not greater than 450
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2011 PLAN REVIEW RESIDENTIAL COMMENTS LIST
2010 CBC, CRC, CGBC, CMC, CPC, CEC
24. Flame spread index & smoke developed index for insulation
25. Insulation-Materials installed within floor-ceiling assemblies, roof-ceiling assemblies, wall assemblies, crawl
spaces and attics shall have a flame spread index not to exceed 25 with an accompanying smokedeveloped index not to exceed 450.
26. Exposed attic insulation-shall have a critical radiant flux not less than 0.12 watt per square centimeter per
ASTME 970
27. Fire blocking
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In concealed spaces of stud wall sand partitions, incl. furred spaces and parallel rows of studs or
staggered studs as follows:
Vertically at the ceiling and floor levels
Horizontally at intervals not exceeding 10 ft.
At all interconnections between concealed vertical & Horizontal spaces such as occur at soffits, drop
ceilings and cove ceilings
In concealed spaces between stair stringers at the top and bottom of the run. Enclosed spaces
under stair shall comply with Sect R302.7
At openings around vents, pipes, ducts, cables and wires at ceiling and floor level, with an approve
material to resist the free passage of flame and products of combustion. Material filling this annular
space shall not be required to meet the ASTM E 136 requirements.
For the fireblocking of chimneys and fireplaces, see Sect. R1003.19
Fireblocking of cornices of a two-family dwelling is req’d at the line of dwelling unit separation.
28. Fire blocking materials
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Two-inch nominal lumber
Two thicknesses of 1-inch nominal lumber with broken lap joints
One thickness of 23/32 in wood structural panels with joints backed by 23/32 inch wood structural
panels.
One thickness of ¾ in particleboard with joints backed by ¾ inch particleboard
One half inch gypsum board
One quarter inch cement based millboard
Batts or blankets of mineral wool or glass fiber or other approved materials installed in such a manner
as to be securely retained in place.
29. Draftstopping-shall be installed so that the area of the concealed space does not exceed 1000 sq. ft.
Draftstopping shall divide the concealed space into approx. equal areas. It shall also be provided in
floor/ceiling assemblies when
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Ceiling is suspended under the floor framing
Floor framing is constructed of truss-type open-web or perforated members.
30. Combustible insulation clearance- shall be separated a min of 3 inches from recessed luminaires, fan
motors and other heat-producing devices UNLESS devices are listed for lesser clearances.
LIGHT, VENTILATION AND HEATING
31. Habitable rooms- shall have an aggregate glazing area of not less than 8%. Natural ventilation shall be
through windows, doors, louvers or other approved openings to the outdoor air. The min openable area
to the outdoors shall be 4% of the floor area being ventilated. OR ACHIEVED BY:
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An approved mechanical ventilation system capable of producing 0.35 air change per hr. in the
room is installed or a whole-house mechanical ventilation system is installed capable of supplying
outdoor ventilation air of 15 cubic feet per minute. AND
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Artificial light is provided capable of producing an average illumination of 6 footcandles over the
area of the room at a height of 30 in. above the floor level.
32. Bathrooms-shall be provided with aggregate glazing area in windows of not less than 3 sq. ft., one-half of
which must be openable.
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EXCEPTION:
1) Glazed areas not req’d where artificial light and a mechanical ventilation system are provided.
Min ventilation shall be 50 cubic ft. per min. for intermittent ventilation or 25 cubic ft. per min. for
continuous ventilation. Ventilation air shall be exhausted directly to the outside.
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2011 PLAN REVIEW RESIDENTIAL COMMENTS LIST
2010 CBC, CRC, CGBC, CMC, CPC, CEC
33. Intake openings-shall be located a min of 10 ft. from any hazardous or noxious contaminant, such as vents,
chimneys, plumbing vents, streets, alleys, parking lots and loading docks
34. Exhaust openings-shall not be directed onto walkways
35. Outside opening protection- air exhaust and intake openings that terminate outdoors shall be protected
with corrosion-resistant screens, louvers, or grilles having a min opening size of ¼ in. and a max opening size
of ½ in.
36. Stairway illumination:
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There shall be a wall switch at each floor level to control the lighting outlet where the stairway has six
or more risers.
37. Light activation- there shall be a wall switch at each floor level to control the lighting outlet where the
stairway has six or more risers.
38. Sunroom additions
39. Required heating-Every dwelling unit shall be provided with heating facilities capable of maintaining a min
room temp of 68 degrees F at a point 3 ft. above the floor and 2 ft. from exterior walls in all habitable
rooms at the design temperature
MINIMUM ROOM AREAS
40. Minimum dimensions- Habitable rooms shall not be less than 7 ft. in any horizontal dimension
CEILING HEIGHT
41. Minimum Height-Habitable space, hallways, bathrooms, toilet rooms, laundry rooms and portions of
basements shall have a ceiling height of not less than 7 ft. EXCEPT: Bathrooms shall have a min ceiling
height of 6 ft. 8 in at the center of the front clearance area for fixtures.
EMERGENCY ESCAPE AND RESCUE OPENINGS
42. Emergency escape and rescue required- Basements, habitable attics and every sleeping room shall have
at least one operable emergency escape and rescue opening. Where provided they shall have a sill
height of not more than 44 in above the floor. Rescue openings shall open directly into a public way, or to
a yard or court that opens to a public way.
43. Minimum opening area-Emergency escape and rescue openings shall have a min. net clear opening of
5.7 sq. ft. EXCEPTION: Grade floor openings shall have a min. net clear opening of 5 sq. ft.
44. Minimum opening height-Min net clear opening height shall be 24 in.
45. Minimum opening width-Min net clear opening width shall be 20 in.
46. Operational constraints- shall be operational from the inside of the room without the use of keys, tools or
special knowledge.
47. Window wells-Min horizontal area of the window well shall be 9 sq. ft., with a min horizontal projection and
width of 36 in. EXCEPTION: Ladder or steps shall be permitted to encroach a max of 6 in into the req’d
dimensions.
48. Ladder and steps-wells with a vertical depth greater than 44 in. shall be equipped with a permanently
affixed ladder. Ladders or rungs shall have an inside width of at least 12 in and shall project at least 3 in
from the wall and shall be spaced not more than 18 in on center vertically
MEANS OF EGRESS
49. Floors and landings at exterior doors
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Floor elevations at the req’d egress doors- Landings or floors at the req’d egress door shall not be
Page 5 of 16
2011 PLAN REVIEW RESIDENTIAL COMMENTS LIST
2010 CBC, CRC, CGBC, CMC, CPC, CEC
more than 1 ½ in. lower than the top of the threshold. EXCEPTION: Exterior landing or floor shall not be
more than 7 ¾ in. below the top of the threshold provided the door does not swing over the landing
or floor.
50. Vertical egress- Egress from habitable levels incl. habitable attics and basements not provided with an
egress door shall be by one or more ramps or one or more stairways or both. The max. travel distance from
any occupied point to a stairway or ramp that provides egress from such habitable level or basement,
shall not exceed 50 ft.
Stairways
51. Width- not less than 36 in. Handrails shall not project more than 4.5 in. on either side of the stairway
52. Headroom- in all parts of stairway shall not be less than 6 ft. 8 in. measured vertically from sloped line
adjoining the tread nosing
53. Riser height-Max. riser height shall be 7 ¾ in.
54. Tread depth- Min. shall be 10 in.
55. Profile-radius of curvature at the nosing shall be no greater than 9/16 in. Risers shall be vertical or sloped
under the tread above from the underside of the nosing above at an angle not more than 30 degrees
from the vertical. Open risers are permitted, provided that the opening between treads does not permit
the passage of a 4 in. diameter sphere.
56. Handrails- provided on at least one side of each continuous run of treads or flight with four or more risers.
57. Height-measured vertically from sloped plane adjoining the tread nosing, shall be not less than 34 in. and
not more than 38 in.
58. Continuity- Handrails for stairways to be continuous for the full length of the flight, from a point directly
above the top riser to directly above the lowest riser. Handrail ends shall be returned or shall terminate in
newel posts or safety terminals. They shall be adjacent to a wall & have not less than 1 ½ in. between wall
and handrail.
59. Grip-size- Type I
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Circular cross sections shall have min. outside diameter of 1 ¼ in. to a max. of 2 in.
Non-circular cross sections shall have min perimeter of 4 in. and max. of 6 ¼ in. with a max. cross
section dimension of 2 ¼ in.
60. Grip-size-Type 2
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See parameters Page 81 of CRC.
61. Special stairways
Ramps
62. Maximum slope- 1 unit vertical in 12 units horizontal
63. Landings required- 3 ft by 3 ft
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At top and bottom of ramps
Where doors open onto ramps
Where ramps change direction
64. Handrails required-on at least one side of ramps exceeding a slope of one unit vertical in 12 units horizontal
65. Height- 34 in. and not more than 38 in.
66. Grip size- See Section R311.7.7.3
67. Continuity
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2011 PLAN REVIEW RESIDENTIAL COMMENTS LIST
2010 CBC, CRC, CGBC, CMC, CPC, CEC
GUARDS
68. Where required- along open-sided walking surfaces, incl. stairs, ramps, and landings, that are located
more than 30 in. measured vertically to the floor or grade below within 36 in. horizontally to the edge of the
open side.
69. Height- shall be not less than 42 in. high measured vertically above the adjacent walking surface,
adjacent fixed seating or the line connecting the leading edges of the treads. EXCEPTIONS:
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Guards on the open sides of stairs not less than 34 in.
Where guard also serves as a handrail, the top of the guard shall not be less than 34 in. and not more
than 38 in.
70. Opening limitations- Guards shall not have openings from walking surface to guard height which allow
passage of a sphere 4 in. in diameter. EXCEPTIONS:
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Triangular openings formed by the riser, tread and bottom rail of a guard, shall not allow passage of a
sphere 6 in. in diameter
Guards on the open sides of stairs shall not have openings which allow passage of a sphere 4 3/8 in. in
diameter
AUTOMATIC FIRE SPRINKLER SYSTEMS
71. Townhouse automatic fire sprinkler systems- In new construction of townhouses, fire sprinklers are required.
EXCEPTION: Sprinkler system shall not be req’d when additions or alterations to existing townhouses that
do not have an automatic residential fire sprinkler system installed
72. Design and installation- installed per NFPA 13D
73. For new construction of one and two-family dwellings, automatic fire systems are required. EXCEPTION: Not
required for additions or alterations to existing bldgs. that do not already have them.
74. Dwelling unit fire sprinkler systems- SEE ATTACHMENT
SMOKE ALARMS
75. Location:
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In each sleeping room
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Outside each sleeping area in immed. vicinity of bedrooms
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On each addtl. Story of dwelling incl. basements and habitable attics.
76. For new construction, devices shall be interconnected so the actuation of one alarm will activate all
alarms in the unit.
77. Existing Group R-3 occupancies
CARBON MONOXIDE ALARMS
78. Carbon monoxide alarms- shall be installed in dwelling units and in sleeping units within which fuel-burning
appliances are installed and in those with attached garages.
79. Power supply- For new construction, alarms shall receive their primary power from the bldg. wiring with a
battery back-up
80. Interconnection- where more than one alarm is required, they shall be interconnected so that activation
of one alarm shall activate all of the alarms in the unit.
81. Where req’d in existing dwellings- Where permit is req’d for alterations, repairs or additions exceeding
$1,000, existing dwellings or sleeping units that have attached garages or fuel-burning appliances shall be
pr0vided with a carbon monoxide alarm.
82. Alarm requirements- CM alarms shall be installed
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2011 PLAN REVIEW RESIDENTIAL COMMENTS LIST
2010 CBC, CRC, CGBC, CMC, CPC, CEC
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Outside of each separate dwelling unit sleeping area in the immediate vicinity of all bedrooms
On every level of a dwelling unit incl. basements
FOAM PLASTIC- SEE CODE
PROTECTION OF WOOD & WOOD BASED PRODUCTS AGAINST DECAY
83. Protection of wood and wood based products from decay shall be provided in the following locations by
the use of naturally durable wood or wood that is preservative-treated in accordance with AWPA Ul. (see
code for specifics)
84. Fasteners and connectors in contact with preservative-treated and fire-retardant-treated wood
85. Fasteners for preservative-treated wood- shall be of hot dipped zinc-coated galvanized steel, stainless
steel, silicon bronze or copper
86. Fasteners for fire-retardant-treated wood used in exterior applications or wet or damp locations-shall be of
hot-dipped zinc-coated galvanized steel, stainless steel, silicon bronze or copper.
PROTECTION AGAINST SUBTERRANEAN TERMITES
87. Subterranean termite control methods- In areas subject to damage from termites as indicated by Table
R301.2(1), methods of protection shall be one of the following methods or a combo of these methods:
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Chemical termiticide treatment, as provided in Sect. R 318.2
Termite baiting system installed and maintained according to the label
Pressure-preservative-treated wood in accordance with the provisions of Sect. R317.1
Naturally durable termite-resistant wood
Physical barriers as provided in Sect. R 318.3 and used in location sas specified in Sect. R318.1
Cold-formed steel framing in accordance with Sections R505.2.1 and R603.2.1
88. Quality mark- lumber and plywood req’d to be pressure-preservative-treated in accordance with Sect.
R318.1 shall bear the quality mark of an approved inspection agency which maintains continuing
supervision, testing and inspection over the quality of the product and which has been approved by an
accreditation body which complies with the requirements of the American Lumber Standard Committee
treated wood program.
89. Field treatment- Field-cut ends, notches, and drilled holes of pressure-preservative-treated wood shall be
retreated in the field in accordance with AWPA M4
90. Chemical termiticide treatment- shall include soil treatment and/or field applied wood treatment. The
concentration, rate of application and method of treatment of the chemical termiticide shall be in strict
accordance with the termiticide label.
91. Barriers- approved physical barriers, such as metal or plastic sheeting or collars specifically designed for
termite prevention, shall be installed in a manner to prevent termites from entering the structure. Shields
placed on top of an exterior foundation wall are permitted to be used only if in combo with another
method of protection.
92. Foam plastic protection- In areas where the probability of termite infestation is very heavy as indicated in
Figure R301.2(6), extruded and expanded polystyrene, polyisocyanurate and other foam plastics shall not
be installed on the exterior face or under interior or exterior foundation walls or slab foundations located
below grade. The clearance between foam plastics installed above grade and exposed earth shall be at
least 6 inches.
EXCEPTIONS:
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Buildings where the structural members of walls, floors, ceilings and roofs are entirely of
noncombustible materials or pressure-preservative-treated wood
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When in addition to the requirements of Section R318.1, an approved method of protecting the foam
plastic and structure from subterranean termite damage is used
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On the interior side of basement walls.
ACCESSIBILITY
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2011 PLAN REVIEW RESIDENTIAL COMMENTS LIST
2010 CBC, CRC, CGBC, CMC, CPC, CEC
93. Scope- Dwelling units in a bldg. consisting of 3 or more dwelling units or 4 or more condo units shall meet
the requirements of the CBC Chapter 11A. Covered multi-family dwellings include but are not limited to
dwelling units listed in Sect. 1.8.1.1.2 Dwelling units within a single structure separated by firewalls do not
constitute separate bldgs.
FLOOD-RESISTANT CONSTRUCTION- SEE ATTACHMENT
SPECIAL PROVISIONS FOR LICENSED 24-HOUR CARE FACILITIES IN GROUP R-3.1 (SEE CODE)
LARGE FAMILY DAY-CARE HOMES (SEE CODE)
MATERIALS AND CONSTRUCTION METHODS FOR EXTERIOR WILDFIRE EXPOSURE (SEE ATTACHMENT)
FOUNDATIONS
94. Where quantifiable data created by accepted soil science methodologies indicate expansive,
compressible, shifting or other questionable soil characteristics are likely to be present, the building official
shall determine whether to require a soil test.
95. Concrete shall have a minimum specified compressive strength of f’c as shown in Table R402.2.
FOOTINGS
96. Min. width of concrete, precast or masonry footings with load bearing value of soil (psf) of 1,500 for
conventional light-frame construction single story is 12 inches, for 2nd story is 15 inches.
97. Continuous footing in Seismic Design Categories D0, D1, and D2- Braced wall panels shall be supported by
continuous footings.
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Seismic Reinforcing- Concrete footings in D2 must have a bottom reinforcement that shall be located
a min. of 3 in. clear from the bottom of the footing.
D2 with masonry stem wall must have a min. of one No 4 bar installed at not more than 4 ft. on center
D2 masonry stem walls without solid grout and vertical reinforcing are NOT permitted.
EXCEPTION: Detached one & two family dwellings less than 3 stories, constructed with stud bearing
walls, plain concrete footings without longitudinal reinforcement supporting walls and isolated plain
concrete footings supporting columns or pedestals are permitted.
98. Slabs-on-ground with turned-down footings- shall have a min. of one No 4 bar at the top and the bottom
of the footing. EXCEPTION: For slab on ground cast monolithically with footing, locating one No 5 bar or
two No 4 bars in the middle third of the footing depth shall be permitted as an alternative
99. Minimum depth- Exterior footings shall be at least 12 in. below the undisturbed ground surface.
100. Seismic conditions- For D2 interior footings supporting bearing or bracing walls and cast monolithically with
a slab on grade shall extend to a depth of not less than 12 in. below the top of the slab.
101. Foundation anchorage-wood sill plates shall be anchored to the foundation with anchor bolts spaced a
max of 6 ft on center. Bolts shall be at least ½ in. in diameter and shall extend a min. of 7 in. into concrete
or grouted cells. There shall be a min. of two bolts per plate section with one bolt located not more than
12 in. or less than seven bolt diameters from each end of the plate section.
102. Foundation anchorage in wood light frame structures in Seismic Design Categories D2 shall have:
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Plate washers conforming to Sect R602.11.1 shall be provided for all anchor bolts over the full length of
required braced wall lines except where approved anchor straps are used. Properly sized cut washers
permitted for anchor bolts in wall lines not containing braced wall panels.
Interior braced wall plates shall have anchor bolts spaced at not more than 6 ft. on center and
located within 12 in. of the ends of each plate section when supported on a continuous foundation.
The max. anchor bolt spacing shall be 4 ft for bldgs. over 2 stories in height.
Stepped cripple walls shall conform to Sect. R602.11.2
Where continuous wood foundations in accordance with Sect. R404.2 are used, the force transfer
shall have a capacity equal to or greater than the connections req’d by Sect. 602.11.1 or the braced
wall panel shall be connected to the wood foundations in accordance with the braced wall panel to
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2011 PLAN REVIEW RESIDENTIAL COMMENTS LIST
2010 CBC, CRC, CGBC, CMC, CPC, CEC
floor fastening requirements of Table R602.3(1)
103. Footings on or adjacent to slopes (see code)
104. Foundations on expansive soils-shall be designed in accordance with Sect. 1808.6 of the CBC
FOUNDATION AND RETAINING WALLS (SEE CODE FOR BRACING PROVISIONS)
105. 3000 psi in buildings assigned to Seismic Design Category Do, D1 or D2
106. Slump of concrete placed in removable forms shall not exceed 6 inches
107. Foundations with stem walls shall have installed a minimum of one No.4 bar within 12 inches of the top of
the wall and one No.4 bar located 3 inches to 4 inches from the bottom of the footing.
108. Slabs on ground with turned down footings shall have a minimum of one No.4 bar at the top and the
bottom of the footing.
109. Foundation anchorage in Seismic Design Categories D0, Dl and D2
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Plate washers, a minimum of 0.229 inch by 3 inches by 3 inches. The hole in the plate washer is permitted
to be diagonally slotted with a width of up to 1/16 inch (5 mm) larger than the bolt diameter and a slot
length not to exceed 1 ¾” inches (44 mm), provided a standard cut washer is placed between the plate
washer and the nut.
FOUNDATION DRAINAGE
110. Concrete or masonry foundations- Drains shall be provided around all concrete or masonry foundations
that retain earth and enclose habitable or usable spaces located below grade. (see code for specific
provisions)
FOUNDATION WATERPROOFING AND DAMPPROOFING
111. Foundation walls that retain earth and enclose interior spaces and floors below grade shall be damp
proofed from the top of the footing to the finished grade. (see code for specifics)
112. In areas where a high water table or other severe soil-water conditions are known to exist, exterior
foundation walls that retain earth and enclose interior spaces and floors below grade shall be
waterproofed from the top of the footing to the finished grade. (see code for specifics)
UNDER-FLOOR SPACE
113. The under-floor space between the bottom of the floor joists and the earth under any building (except
space occupied by a basement) shall have ventilation openings through foundation walls or exterior walls.
The minimum net area of ventilation openings = 1 square foot for each 150 square feet of under-floor
space area, unless the ground surface is covered by a Class 1 vapor retarder material. When a Class 1
vapor retarder material is used, the minimum net area = 1 square foot for each 1,500 square feet of underfloor space area. One such ventilating opening shall be within 3 feet of each comer of the building. See
code for allowable coverings.
114. Access shall be provided to all under-floor spaces. Access openings through the floor shall be a minimum
of 18 inches by 24 inches. Openings through a perimeter wall shall be not less than 16 inches by 24 inches.
When any portion of the through-wall access is below grade, an areaway not less than 16 inches by 24
inches shall be provided.
115. For buildings located in areas prone to flooding as established in Table R301.2(1):
116. Walls enclosing the under-floor space shall be provided with flood openings in accordance with Section
R322.2.2.
117. The finished ground level of the under-floor space shall be equal to or higher than the outside finished
ground level on at least one side.
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118. Exception: Under-floor spaces that meet the requirements of FEMAIFIA TB 11-1.
WOOD FLOOR FRAMING
119. See Figure R502.2
120. A load path for lateral forces shall be provided between floor framing and braced wall panels located
above or below a floor, as specifiedin Section R602.10.6.
121. Decks supporting DL = 40 psf plus LL = 10 psf the connection between a deck ledger of approved decayresistant species, and a 2-inch (51 mm) nominal lumber band joist bearing on a sill plate or wall plate shall
be constructed with 1/2-inch (12.7 m) lag screws or bolts with washers in accordance with Table
R502.2.2.1. Lag screws, bolts and washers shall be hot -dipped galvanized or stainless steel.
122. Deck ledger connections not conforming to Table R502.2.2.1 shall be designed in accordance with
accepted engineering practice.
123. The lateral load connection required by Section RS02.2.2 shall be permitted to be in accordance with
Figure RS02.2.2.3. Hold-down tension devices shall be installed in not less than two locations per deck, and
each device shall have an allowable stress design capacity of not less than 1500 pounds.
124. Spans for floor joists shall be in accordance with Tables R502.3.1(1) – for sleeping areas and attics and
R502.3.1(2) for other floor joists.
125. The allowable span of ceiling joists that support attics used for limited storage or no storage shall be
determined in accordance with Section R802.4.
126. Floor cantilevers constructed in accordance with Table R502.3.3(1) shall be permitted when supporting a
light-frame bearing wall and roof only. Floor cantilevers supporting an exterior balcony are permitted to be
constructed in accordance with Table R502.3.3(2).
127. Joists under parallel bearing partitions shall be of adequate size to support the load – this shall be a
designed element.
128. Allowable spans of girders fabricated of dimension lumber shall not exceed the values set forth in Tables
R502.5(1) and R502.5(2).
129. Joists shall be supported laterally at the ends by full-depth solid blocking not less than 2 inches (51 mm)
nominal in thickness; or by attachment to a full-depth header, band or rim joist, or to an adjoining stud or
shall be otherwise provided with lateral support to prevent rotation.
o
In Seismic Design Categories Do, D\ and D2, lateral restraint shall also be provided at each
intermediate support.
130. Maximum allowable spans for lumber used as floor sheathing shall conform to Tables R503.I, R503.2.1.I(1)
and R503.2.1.I(2).
CONCRETE FLOORS (ON GROUND)
o
Tmin = 3.5” over 7 mil polyethylene or approved vapor retarder over 4” clean graded sand, gravel,
crushed stone. Minimum 6x6x10/10 wwf or #3@18” oc reinforcement shall be provided.
WOOD WALL FRAMING
131. The size, height and spacing of studs shall be in accordance with Table R602.3.(5).
132. For header spans see Tables R502.5(1) and R502.5(2).
133. FASTENER SCHEDULE FOR STRUCTURAL MEMBERS
134. Wall bracing
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2011 PLAN REVIEW RESIDENTIAL COMMENTS LIST
2010 CBC, CRC, CGBC, CMC, CPC, CEC
CALIFORNIA GREEN BUILDING CODE
SITE DEVELOPMENT
135. Storm water drainage and retention during construction for projects disturbing < 1 acre of soil and not part
of a larger development shall manage storm water drainage during construction utilizing one or more of
the following measures:
o
o
o
Retention basins of sufficient size shall be utilized to retain storm water on the site.
Where storm water is conveyed to a public drainage system, collection point, gutter or similar disposal
method, water shall be filtered by use of a barrier system, wattle or other method approved by the
enforcing agency.
Compliance with a lawfully enacted storm water management ordinance.
136. Surface drainage. The site shall keep surface water from entering buildings. Indicate how the site grading
or drainage system will manage surface water flows. Examples of methods to manage surface water
include, but are not limited to, the following:
o
o
o
o
o
Swales
Water collection and disposal systems
French drains
Water retention gardens
Other water measures which keep surface water away from buildings and aid in groundwater
recharge
WATER EFFICIENCY AND CONSERVATION
137. Twenty percent savings on potable water:
o
o
o
Each plumbing fixture and fitting shall meet reduced flow rates specified in Table 4.303.2; (Please
make table a part of the plans) or
A calculation demonstrating a 20 percent reduction in the building "water use" baseline as
established in Table 4.303.1 shall be provided. For low-rise residential occupancies, the calculation
shall be limited to the following plumbing fixture and fitting types: water closets, urinals, lavatory
faucets and showerheads.
When single shower fixtures are served by more than one showerhead, the combined flow rate of all
the showerheads shall not exceed the maximum flow rates specified in the 20 percent reduction
column contained in Table 4.303.2 or the shower shall be designed to only allow one showerhead to
be in operation at a time.
138. Plumbing fixtures (water closets and urinals) and fittings (faucets and showerheads) shall meet the
standards referenced in Table 4.303.3. Please make table a part of the plans.
139. Automatic irrigation system controllers for landscaping shall comply with the following (Provide system
specifications on the plans):
o
o
Controllers shall be weather- or soil moisture-based controllers that automatically adjust irrigation
responding to plant needs as weather conditions change.
Weather-based controllers without integral rain sensors or communication systems that account for
local rainfall shall have a separate wired or wireless rain sensor which connects or communicates with
the controller(s). Soil moisture-based controllers are not required to have rain sensor input.
140. Openings in the building envelope separating conditioned space from unconditioned space needed to
accommodate gas, plumbing, electrical lines and other necessary penetrations must be sealed.
141. Document on plans construction waste reduction of at least 50 percent - Recycle and/or salvage for reuse
a minimum of 50 percent of the nonhazardous construction and demolition debris, or meet a local
construction and demolition waste management ordinance, whichever is more stringent.
142. Construction waste management plan – Please coordinate with the Local Jurisdiction’s waste
management ordinance if none provide the following and submit for jurisdiction approval:
o
o
Identifies the materials to be diverted from disposal by recycling, reuse on the project or salvage for
future use or sale.
Specifies if materials will be sorted on-site or mixed for transportation to a diversion facility.
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2011 PLAN REVIEW RESIDENTIAL COMMENTS LIST
2010 CBC, CRC, CGBC, CMC, CPC, CEC
o
o
o
Identifies the diversion facility where the material collected will be taken.
Identifies construction methods employed to reduce the amount of waste generated.
Specifies that the amount of materials diverted shall be calculated by weight or volume, but not by
both.
143. Documentation shall be provided to the enforcing agency which demonstrates compliance with Section
4.408.2, Items 1 through 5. – See Chapter 8 for form samples.
144. Isolated jobsites. The enforcing agency may make exceptions to the requirements of this section when
jobsites are located in areas beyond the haul boundaries of the diversion facility.
145. FIREPLACES :
o
o
Gas fireplace shall be a direct-vent sealed-combustion type.
Woodstove or pellet stove shall comply with U.S. EPA Phase II emission limits where applicable and
shall also comply with applicable local ordinances.
146. Mechanical exhaust fans which exhaust directly from bathrooms shall comply with the following:
o
o
o
Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building.
Unless functioning as a component of a whole house ventilation system, fans must be controlled by a
humidistat which shall be readily accessible.
Humidistat controls shall be capable of adjustment between a relative humidity range of 50 to 80
percent.
147. Heating and air-conditioning systems shall be sized, designed and have their equipment selected using
the following methods:
o
o
o
The heat loss and heat gain is established according to ACCA Manual J, ASHRAE handbooks or other
equivalent design software or methods.
Duct systems are sized according to ACCA 29-D Manual D, ASHRAE handbooks or other equivalent
design software or methods.
Select heating and cooling equipment according to ACCA 36-S Manual S or other equivalent design
software or methods.
CALIFORNIA ENERGY CODE
148. The plans must show conformance with the latest State Title 24 Energy Standards (The computer program
shall be updated & approved by the State.). Energy calculations must be submitted.
149. Complete and copy the following applicable forms onto the plans:
o
o
o
o
o
o
o
o
o
o
o
CF-1R [Certificate of Compliance: New Residential]
CF-1R ADD [Certificate of Compliance: Residential Addition]
CF-1R ALT [Certificate of Compliance: Residential Alteration]
MF-1R [Mandatory Measures List: Residential]
CF-SR [Solar Water Heating Calculation]
WS-2R [Area Weighted Average Calculation Worksheet]
WS-3R [Solar Heat Gain Coefficient (SHGC) Worksheet]
CF-6R [Installation Certificate]
CF-6R-HERS [Installation Certificate]
Standards Table 151-C Component Package D [if using prescriptive package]
Software
output
if
using
Performance
Method
–
check
http://www.energy.ca.gov/title24/2008standards/2008_computer_prog_list.html
version
at
150. Heating equipment must have a minimum 78% AFUE (Exception: Wall & floor furnaces; room heaters)
151. Central air conditioners & heat pumps less than 65,000 Btu/hr must have a minimum 13 SEER
152. Newly installed or replaced ducts must have a minimum insulation value of R-4.2.
153. A setback type thermostat (24 hr clock with four set points) is required for all alterations
154. New or replacement ducts must meet the mandatory requirements of Section 150(m):
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2010 CBC, CRC, CGBC, CMC, CPC, CEC
o
o
o
o
All joints and openings in the HVAC system must be sealed.
Only UL 181, UL 181A, or UL 181B approved tapes or mastic shall be used to seal duct openings.
Connections of metals ducts and the inner core of flex ducts shall be mechanically fastened. Flex
ducts must be connected using a metal sleeve/coupling.
Flex ducts that are suspended must be supported every 4 ft. max for horizontal runs with no more than
2” of sag between supports and 6 ft. max for vertical runs.
LIGHTING STANDARDS
155. Efficient Lighting – High efficacy (e.g., fluorescent) in all permanent lighting or controls; high efficacy in
kitchens; high efficacy or motion sensor in bathrooms, utility rooms, garages, laundry rooms; high efficacy
or combined photo-sensor/motion sensor for exterior lights; high efficacy or dimmer in other lighting;
airtight can lights (mandatory)
156. Electronic Ballasts for all fluorescent lamps shall be rated 13 watts or greater
157. Recessed luminaries in all insulated ceilings shall be approved for zero-clearance insulation cover (IC) and
certified airtight ASTM E283
158. All high efficacy lighting separate from low efficacy lighting
159. Outdoor Lighting – high-efficacy or motion sensor/photo control for fixtures attached to buildings
(mandatory)
160. Permanently installed luminaires in kitchens shall be high-efficacy luminaires.
o
Exception: Up to 50 percent of the total rated wattage of permanently installed luminaires in kitchens
may be in luminaires that are not high-efficacy luminaires, provided that these luminaires are
controlled by switches separate from those controlling the high-efficacy luminaires. The wattage of
high-efficacy luminaires shall be the total nominal rated wattage of the installed high efficacy lamp(s)
161. All hardwired lighting must be high efficacy.
o
Exception: Low efficacy fixtures may be installed but only if they are equipped with an occupancy
sensor that is manual-ON and automatic-OFF
162. All hardwired lighting must be high efficacy.
o
Exception: Low efficacy fixtures may be installed but only if they are equipped with an occupancy
sensor that is manual-ON OR if they are equipped with dimmer switch
163. Permanently installed luminaires located other than in kitchens, bathrooms, garages, laundry rooms, and
utility rooms shall be high-efficacy luminaires.
o
Exception 1: Permanently installed luminaires that are not high-efficacy luminaires shall be allowed
provided they are controlled by a dimmer switch.
o
Exception 2: Permanently installed luminaires that are not high efficacy shall be allowed provided that
they are controlled by an occupant sensor(s) certi
fied to comply with Section 119 (d). Such motion
sensors shall not have a control that allows the luminaire to be turned on automatically or that has an
override allowing the luminaire to be always on.
o
Exception 3: Permanently installed luminaires that are not high-efficacy luminaires shall be allowed in
closets less than 70 square feet.
164. Luminaires providing outdoor lighting and permanently mounted to a residential building or to other
buildings on the same lot shall be high-efficacy luminaires.
o
Exception 1: Permanently installed outdoor luminaires that are not high-efficacy shall be allowed
provided that they are controlled by a motion sensor(s) with integral photo control to turn off fixtures
during daytime certified to comply with Section 119 (d).
o
Exception 2: Permanently installed luminaires in or around swimming pools, water features, or other
locations subject to Article 680 of the California Electric Code need not be high-efficacy luminaires
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2010 CBC, CRC, CGBC, CMC, CPC, CEC
ELECTRICAL PROVISIONS / GENERAL NOTES:
165. All 1 25-volt, single-phase, 15- and 20-ampere receptacles installed in the locations specified in (1) through
(8) shall have ground-fault circuit-interrupter protection for personnel:
1)
2)
3)
4)
5)
6)
7)
8)
Bathrooms
Garages, and also accessory buildings that have a floor located at or below grade level not
intended as habitable rooms and limited to storage areas, work areas, and areas of similar use
Outdoors
Crawl spaces - at or below grade level
Unfinished basements - for purposes of this section, unfinished basements are defined as portions or
areas of the basement not intended as habitable rooms and limited to storage areas, work areas,
and the like
Kitchens - where the receptacles are installed to serve the countertop surfaces
Laundry, utility, and wet bar sinks - where the receptacles are installed within 6 ft of the outside edge
of the sink
Boathouses
166. At least one additional 20-ampere branch circuit shall be provided to supply the laundry receptacle
outlet(s) required by 21 0.52(F). This circuit shall have no other outlets.
167. At least one 20-ampere branch circuit shall be provided to supply bathroom receptacle outlet(s). Such
circuits shall have no other outlets.
168. All 120-volt, single phase, 15- and 20-ampere branch circuits supplying outlets installed in dwelling unit
family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms,
closets hallways or similar rooms or areas shall be protected by a listed arc-fault circuit interrupter,
combination-type, installed to provide protection of the branch circuit.
169. Appliance receptacle outlets installed in a dwelling unit for specific appliances, such as laundry
equipment, shall be installed within 6 ft of the intended location of the appliance.
170. Dwelling Unit Receptacle Outlets
o
Spacing - Receptacles shall be installed such that no point measured horizontally along the floor line
in any wall space is more than 1.8 m (6 ft) from a receptacle outlet.
o
Small Appliances - In the kitchen, pantry, breakfast room, dining room, or similar area of a dwelling
unit, the two or more 20-ampere small-appliance branch circuits required by 210.11 (C)(1) shall serve
all wall and floor receptacle outlets covered by 210.52(A), all countertop outlets covered by
210.52(C), and receptacle outlets for refrigeration equipment.
o
Receptacles installed in a kitchen to serve countertop surfaces shall be supplied by not fewer than
two small-appliance branch circuits, either or both of which shall also be permitted to supply
receptacle outlets in the same kitchen and in other rooms specified in 210.52(B)(I). Additional small
appliance branch circuits shall be permitted to supply receptacle outlets in the kitchen and other
rooms specified in 21 0.52(B)(1). No small-appliance branch circuit shall serve more than one kitchen.
o
Wall countertop spaces – A receptacle outlet shall be installed at each wall countertop space that is
12 in. or wider. Receptacle outlets shall be installed so that no point along the wall line is more than
24 in. measured horizontally from a receptacle outlet in that space.
o
Receptacle outlets shall be located above, but not more than SOO mm (20 in.) above, the
countertop.
o
Island and peninsular counter space 24” or wider provide at least one receptacle outlet.
o
At least one receptacle outlet shall be installed in bathrooms within 3 ft of the outside edge of each
basin. The receptacle outlet shall be located on a wall or partition that is adjacent to the basin or
installed on the side or face of the basin cabinet not more than 12 in. below the countertop.
171. Outdoor Outlets
o
At least one receptacle outlet accessible located at grade level and not more than 6 ft. above
grade shall be installed at the front and back of the dwelling.
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2011 PLAN REVIEW RESIDENTIAL COMMENTS LIST
2010 CBC, CRC, CGBC, CMC, CPC, CEC
o
For each dwelling unit of a multifamily dwelling where the dwelling unit is located at grade level and
provided with individual exterior entrance/egress, at least one receptacle outlet accessible from
grade level and not more than 6 ft. above grade shall be installed.
o
Balconies, decks, and porches that are accessible from inside the dwelling unit shall have at least one
receptacle outlet installed within the perimeter of the balcony, deck, or porch. The receptacle shall
not be located more than 6’-6” above the balcony, deck, or porch surface.
o
At least one receptacle outlet shall be installed for the laundry.
172. Basements and Garages
o
At least one receptacle outlet shall be installed in each basement, in each attached garage, and in
each detached garage with electric power.
173. Hallways of 10 ft or more in length shall have at least one receptacle outlet.
ADDITIONAL COMMENTS
174. Mark ups are a part of this review and will need to be addressed.
175. This review does not preclude additional corrections that may follow upon re-submittal.
176. ----177. ----178. -----
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