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HomeMy WebLinkAbout267279_3_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: 101104268 & 101104269 PROJECT ADDRESS: 407 N Laurel St & 407 ½ N Laurel St (ADU) PLAN CHECK ENGINEER: Lee, WayneTEL:714 647-5848 EMAIL: wlee@santa-ana.orgFAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): R-3 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 8/11/2020 INITIAL REVIEW 10/1/2020 EXPIRATION 2/7/2021 RECHECKS: 1.11/12/2020 PROJECT APPLICANT CONTACT PERSON: 2. Homero Martinez 3. TEL: (714)925-0624 FAX: VALUATION: $10,000.00 & $50,000.00 EMAIL: FLOOD ZONE: X-0602320256J 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. 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 STRUCTURAL 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. -Police Department approval on the corrected/final set of drawings (647-5840). -Public Works Agency approval (647-5039). - 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. The drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2019 California Building Standards Code with local amendments and to clearly indicate the scope of work under this building permit application. There may be additional requirements when complete construction drawings and supporting data is submitted for Building Safety Division review. (additional plan check fee may apply) Please submit the following document for review: Provide roof plan for the existing house showing the area of repair. Show roofing material specified, overhang, roof pitch and ventilation design. PC2: The location of repair and ventilation design is not available on sheet P2. Provide energy calculation for the existing house including repair/alteration of the HVAC, windows, water heater, building insulation… PC2: Energy design is not provided. Provide structural roof framing plan, foundation plan and structural calculation for repairing the existing house. PC2: Structural design is not provided. Provide structural calculation for the new ADU to verify the submitted structural design. Provide building information on plans: - Occupancy type: R3 / U - Construction type: Type V – B - Fire sprinklered: Yes / No - Fire sprinkler type: (where applicable) Provide a statement on the title sheet of the plans that this project shall comply with following codes: - 2019 California Residential Code (CRC) - 2019 California Building Code (CBC) - 2019 California Electrical Code (CEC) - 2019 California Mechanical Code (CMC) - 2019 California Plumbing Code (CPC) - 2019 California Green Building Standards Code (CGBS) or CALGreen - 2019 California Energy Code (CEnC) - City of Santa Ana Municipal Code PC2: Add “City of Santa Ana Municipal Code” to the applicable codes on sheet 1. List all deferred submittals on cover sheet. (CRC R106.3.3). e.g. fence, residential solar PV system. PC2: No response to this item and the information is not available on plan. A new ADU (converted from a detached garage) is required to comply with 2019 California Energy Code. Add note to the job description that solar PV capacity ___ kWdc is required to be installed prior to building final. PC2:No response to this item and the information is not available on plan. (NEW ITEM)Submit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application. The plan check engineer may accept the contract price as the valuation of improvement/repair/construction for unique/unusual projects in lieu of using a cost per square foot basis. PC2: Submit valuation of improvement, repair and construction for both building permits. Provide the following on address number (on both existing house and the new ADU): Show the location of the address number on the site plan. The address number shall be legible and placed in a position that is visible from the street or road fronting the property. The address number shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. Each character shall be not less than 4 inches in height with a stroke width of not less than 0.5 inches. PC2: Plans are not revised. All sheets. On the title block of each sheet, revise the project address to “407 and 407 ½ N. Laurel St, Santa Ana CA 92704”. Please ensure the correct address is updated throughout the construction document. For example, address on the title block of every sheet, and title page on structural calculations. PC2: Plans are not revised. Sheet 1. Under the scope of work item #1, revise the square footage of the house to 793 sf. instead of 750 sf. to match the floor plan. Sheet 1. Under the scope of work item #3, add new 15 square feet porch in ADU to the scope. PC2: Plans are not revised. Sheet 1. Under the scope of work item #1, provide complete project description with detailed description of scope of work. Sheet 1. Revise lot summary and lot area calculation per revised 793 sf. Planning approval is required for lot coverage ratio. Sheet 1. Add sheet 6 and sheet 7 into the drawing index. Sheet 1. Please add note “ADU” to drawing description to identify all ADU plans. CORRECTIONS SPECIFICALLY APPLY TO THE EXISTING HOUSE Sheet 2. Clarify any exiting windows to be removed in the laundry and bathroom on the existing floor plan. On the proposed floor plan, show where the windows are removed. Sheet 2. Proposed floor plan. Clarify whether windows are existing to stay or to be altered. Please label all windows on the floor plan either (N) for new or (E) for existing. Sheet 2. Proposed floor plan. Provide measurement on the proposed floor plan to location the new interior wall. PC2: The proposed floor plan is revised and showing all walls and floor are existing to remain. This is not clear. Please coordinate with structural engineer’s evaluation of the fire damage. Showing where the structural repair is occurred and what to repair. Identify all walls to repair and existing wall unaltered with different legend on the drawing. In addition, identify the location of the floor and celing to be repaired on plan. Sheet 2. Proposed floor plan. For each bedroom, provide 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. The 3040 sliding windows do not comply. (CRC R310.1-R310.1.3). PC2: The existing 3040 windows located within 3 feet to the lot line (2 feet shown on plan) shall be removed per CRC Table 302.1(1). The infilled wall shall be minimum 1-hour fire rated. See red lines on plan. Provide egress windows for each bedroom. The 3040 sliding windows do not comply. Sheet 2. Provide smoke alarms in the vicinity area outside each bedroom on the floor plan. PC2: No response to this item and the information is not available on plan. Sheet 2. Provide carbon monoxide alarms outside all sleeping rooms on the floor plan. PC2: No response to this item and the information is not available on plan. Sheet 3. Provide ICC number for the rolled roofing material over the patio cover. ENERGY Pending.Provide energy calculation for the existing house including repair/alteration of the HVAC, windows, water heater, building insulation… PC2: Energy design is not provided for the existing house. Provide energy design and incorporate all CF1R forms on the 24”x36” drawing. STRUCTURAL Pending.Provide structural roof framing plan, foundation plan and structural calculation for repairing the existing house. PC2: Not resolved. The license professional shall also perform structural observation evaluating the fire damage. Submit a signed observation report and structural design, plans and calculation for repairing the existing house. Patio cover. Sheet 3. For clarify, please show roof framing plan and foundation plan separately. Patio cover. Sheet 3. Revise square footing to 24” square on plan and specify reinforcement in the square footing detail in detail 1. PC2: Plans are not revised. Patio cover. Sheet 3. Provide 1” standoff at the post base. Recommend to use “CBS” or “CBSQ” instead of “CB”. Revise detail 1 and detail 5. PC2: Incorrect post base hardware still shown on plan. Patio cover. Sheet 3. On grid line A, the proposed spread footing is encroaching the existing building foundation. Please revise plan and clarify the footing design. Patio cover. Sheet 3. Per detail 2, show continues footing on the foundation plan and cross-reference detail 2 into the foundation plan. PC2: Revise foundation plan to clearly show location and width of the continuous footing. Patio cover. Sheet 3. It appears the patio cover is not attached to the existing house. Specify __ inches between the proposed patio cover and the existing house. The minimum distance shall meet the building separation requirement per ASCE 7-16 12.12.1. PC2: Not resolved. No information and design is provided. Patio cover. Sheet 3. Provide lateral shear transfer detail on plan showing the continuous load path from the roof diaphragm to the cantilever posts. Specify nailing, blocking, structural member and hardware in the detail. PC2: Provide shear transfer detail on grid line A and line C on roof framing plan. Refer to additional comments marked on the drawing. Please schedule an appointment to pick up submitted plans. PC2: See red lines on plan. CORRECTIONS SPECIFICALLY APPLY TO THE NEW ADU (GARAGE CONVERSION) Sheet 4. Provide one-hour rated wall assembly on the north and south exterior wall (located less than 5 feet to the lot line). The fire rated wall should be extended all the way to the bottom of the roof diaphragm. Provide detail. PC2: See red lines on plan. Revise detail T/sheet 4 to show protection rated from either side of the wall. See red lines. The walls are located within 3 feet to the lot lines (2’-6” shown on plan). All windows shall be removed and enclosed with one-hour rated wall. Revise plan and revise energy design. Revise section A-A to show fire rated walls are extended all the way to the bottom of the roof diaphragm. Per CRC R303.1, provide glazing area of not less than 8% of the floor area of the combined living room, dining room and kitchen after the windows are removed. 8% x 13’ x 30’ = 31.2 square feet glazing area is required. An option is to provide sufficient glazing area on the exterior doors. Show design on plan and show dimensions to show sufficient glazing area is provided. (Revise energy design for altering glazing area in building envelope) Sheet 4. Revise plans to indicate that a landing, with a width not less than the width of door and length in the direction of travel of not less than 36 inches, will be provided on each side of doors. The elevation of landing shall not exceed 1 ½ inch difference than the threshold of the doorway (7 3/4 inch if door does not swing over the landing or steps) in each direction. Revise plans at door from kitchen to show compliance. (CRC R311.3.1) Sheet 4. Show location of the 22”x30” attic access on the floor plan. Sheet 4. Provide cross ventilation for attic space as specified in CRC Section R806. The minimum net free ventilating area shall be 1/150 of the area of the vented spaces. Provide calculation on plan to specify model of the dormer vent and how many will be required on plan. Sheet 4. Revise insulation in the section A and floor notes to match energy design: (Or revise energy design to match the architectural section) Provide R13 insulation between rafters in the attic. Revise ceiling insulation to R38. Revise exterior wall insulation to R21 between studs and R5 continuous insulation on the exterior side of the wall. PC2: Revise floor plan notes. See red lines on plan. Sheet 4. Revise U-factor to 0.30 maximum and SHGC to 0.23 maximum in the window schedule per energy calculation. Sheet 4. Show location of the central furnace unit on the floor plan. PC2: The information is not available on plan. Sheet 4. Show location of the cooling unit on the floor plan. PC2: The information is not available on plan. Sheet 4, sheet 5, sheet 6 and footing detail 11/sheet 6. Please clarify the finish floor and finish grade elevation to be consistent. Does concrete stem wall occurs or 8” separation between finish floor and grade? Sheet 4. Show location of the indoor air quality (IAQ) fan (minimum 37 cfm) on the floor plan per energy calculation. PC2: The information is not available on plan. CALGREEN Sheet G2. Revise residential shower head to maximum 1.8 gpm flow rate. (CALGreen 4.303.1.3) ENERGY Sheet T-24. Revise the project address to “407 ½ N. Laurel St, Santa Ana CA 92704” in the line 3 on page 1 of the CF1R document for correct ADU address. PC2: energy design is not revised. Sheet T-24. Page 1 line 9. Revise building front orientation to west (270). Refer to site plan for correct front door orientation. PC2: energy design is not revised. Sheet T-24. Page 5. Revise window orientation and area for all windows. Refer to site plan for correct front door orientation. PC2: energy design is not revised. Note that some windows are located within 3 feet to lot lines shall be eliminated. STRUCTRUAL Provide structural calculation, prepared by a licensed civil or structural engineer, for the new ADU to verify the submitted structural design. Structural plans and the cover page of the structural calculation shall be stamped, signed and dated by the engineer in record. The submitted structural roof framing plan, foundation plan and structural details SHALL BE reviewed by the structural engineer of record PRIOR TO submit to Building Division. Provide structural framing and foundation design on the front porch. PC2: Sheet 7. Provide connection details. See red lines on plan. Provide calculation to justify the 2x8 ceiling joists with 24.5 feet span. Use different legend to show existing vs new footings on the foundation plan. Review footing details. PC2: There is no response to this item. For garage conversion to a habitable space, please show method of sealing the existing slab with ICC number. A moisture barrier is required in the foundation slab. PC2: There is no response to this item. Holdown design and anchorage details shall be provided on the foundation plan. PC2: There is no response to this item. Show all holdowns and anchorage detail (13/sheet 7) on the foundation plan, instead of roof framing plan. Due to the incomplete structural design, the structural only partially review. New corrections may apply after next review. PC2: New corrections based on the submitted structural calculation: The submitted plans shows the entire building is completely rebuild as new except exterior wall footings and interior slab. Please clarify. Revise BM-01 design. The design load and beam span shall match the plan. Revise seismic force calculation on page C1 to comply with ASCE 7-16 Section 12.8 by using Equivalent Lateral Force (ELF) procedure. Update the seismic design force in the lateral analysis and shear wall design. The seismic force is obtained from ASCE7-16 Section 12.8 per item #c above. Provide allowable shear force in the calculation for type 3 shear wall. The length of shear wall on line 2 and line B does not match the roof framing plan. Please revise. Provide and design continuous footing to support the internal load-bearing shear wall. Show design on the foundation plan and with connection detail cross-referenced. The license professional shall also perform structural observation evaluating the fire damage. Submit a signed observation report. Detail 11/sheet 6. Specify epoxy material, manufacturer information, ICC report number, embedment depth and special inspection for epoxy connection. Detail P/sheet 6 does not apply to the existing concrete slab. Revise connection detail for the interior spread footing. Refer to additional comments marked on the drawing. Please schedule an appointment to pick up submitted plans. PC2: See red lines on plan. END OF COMMENTS *** Plans with corrections for pick up is by appointment only and it is between Monday and Thursday between 9 am and 10 am. Please contact Wayne Lee by phone 714-647-5848 or email wlee@santa-ana.org to schedule plans pickup. ***We accept plans drop off for correction resubmittals only (not revisions or change of scope). It is between 9 am and 12 pm from Monday through Thursday (No Friday). No appointment is needed. You can access to the drop-off location outside the building, located at the south entrance of the city hall by the information desk. Please call (714) 647-5800 for permit issuance and payment information, and for all building related questions or if you need assistance to find the drop-off location.