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Home My WebLink About279665_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: 101108051-54 PROJECT ADDRESS: 2405 N Bonnie Brae PLAN CHECK ENGINEER: Ahangian, KathyTEL:714 647-5812 EMAIL: Kahangian@santa-ana.orgFAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): R-3 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 9/24/2021 INITIAL REVIEW 12/8/2021 EXPIRATION 3/23/2022 RECHECKS: 1.2/7/2022 PROJECT APPLICANT CONTACT PERSON: 2. Carol Tink-Fox 3. TEL: (714)412-6299 FAX: VALUATION: $150,000.00 EMAIL: cfox@stratosform.com FLOOD ZONE: X-0602320163JNote: 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 CouncilAllitemsnotedonthisplancheckreportmustbeaddressed.Ifyoufeelthatanitemisnotapplicabletoyourproject,note“N/A”anddiscussthereasonwiththeplanchecker.Pleaseindicatethesheetnumberanddetailtotherightofeachcorrection,ornotethenumberontheplanswherethecorrectionismade.Resubmitmarkedoriginal,calculationsandthiscorrectionsheet.Aseparatesheetforresponsemaybeused.Resubmit3correctedsetsofplans.Meetingsbetweentheprojectapplicant/designerandtheplanreviewershallbebyappointmentonly.Pleasecall(714)647-5812foranappointment.Please see corrections on submitted plans. Red marked set must be returned with revised plans.Plansresubmittedwithouttheredmarkupsetmayresultindelayedreviewtimeandadditionalplancheckfees.This review does not include mechanical, plumbing or electrical work. Separate plans, applications,fees,planchecks,andpermitsarerequiredformechanical,plumbing,andelectricalwork.Call647-5800forinformation.Theapplicantshallobtainclearances/approvalsforthefollowing,priortobuildingpermitissuance:Planning Division approval on the corrected/final set of drawings (647-5804).Previouslyapprovedplansshouldbe submittedtoexpedite theprocess.PublicWorksAgencyapproval(647-5039).Proof ofWorker'sCompensationInsuranceshallberequiredatthetimeofpermitissuance.School District Compliance Certificate; and a copy of the building permit application, signed bytheplancheck engineer,shallberequiredbytheSchoolDistricttoverifythescopeofthework. ( Please seeemailed SchoolDistrictform)Deletenotesanddetailsthatdonotapplytothisproject.ProvideafullydimensionedSitePlanonthedrawingsandonaseparate8-1/2"x11"sheetofpaper. [COMMENT RESOLVED]Provideeave/overhang/projectionsetbacktoallpropertylines. [COMMENT RESOLVED]Projections of dwelling units and accessory buildings without an automatic residential fire sprinklerprotection are not permitted less than 2 feet to the property line and are required to be 1 hour firerated on the underside with a fire separation distance between 2 feet and 5 feet. (CRC TableR302.1 (1)) (ForGarage) [COMMENT NOT RESOLVED – 1. Provide/show detail for 1 hour wall and overhang 2. Eave overhang at north-east corner is less than 2’-0” to property line. NO overhang is allowed] (see Sheet A4.2)Provideminimum 5 feetfire separation Fromnewarbor tothepropertyline. [COMMENT NOT RESOLVED – It is required to be 5’-0” clear distant to the arbor edge to property line]Listtheuseofeachroomor area.(Forbasement showtheuse) [COMMENT RESOLVED]Basements, habitable attics, and every sleeping room in dwelling units must have a window orexterior door for an emergency exit, sill height not more than 44 inches above the floor, 5.7 squarefeetof openablearea,24inchesclearopeningheight,20inchesclearopeningwidthandshallopendirectlyinto apublicstreet,alley, yard,orexitcourt.Windowsdo not comply. (CRC R310.1-R310.1.3) [COMMENT RESOLVED]Showlocationof heating equipmentontheplans.(CRCR303.8) [COMMENT RESOLVED]All new construction, interior or exterior alterations, repairs, or additions requiring a permit andhaving avaluationinexcessof $1,000,orwhenoneormoresleepingroomsareaddedorcreated,the entire dwelling shall be provided with smoke detectors located as required for a new dwelling.(CRCR314.3) Smokealarmsshall beinstalled in thefollowinglocations:Ineachsleepingroom.Outsideeachseparatesleepingareaintheimmediate vicinityofthebedrooms.On each additional story of the dwelling, including basements and habitable attics but notincluding crawl spaces and uninhabitable attics. In dwellings or dwelling units with splitlevels and without an intervening door between the adjacent levels, a smoke alarminstalledontheupper levelshallsufficefortheadjacentlower levelprovidedthatthelowerlevelisless thanonefull storybelowthe upperlevel.When more than one smoke alarm is required to be installed within an individual dwellingunit the alarm devices shall be interconnected in such a manner that the actuation of onealarmwill activateallofthealarmsinthe individual unit. [COMMENT NOT RESOLVED 1. Smoke Detector shall be installed in the immediate vicinity of the bedroom(s). Additional smoke detector shall be installed outside of bedroom2/master bedroom](see sheet A2.2)All new construction, Interior or exterior alterations, repairs, or additions requiring a permit andhaving a valuation in excess of $1,000,, an approved carbon monoxide alarm shall be installed indwelling units and in sleeping units within which fuel-burning appliances are installed and indwelling units that have attached garages shall be provided with carbon monoxide alarms (CRCR315)Carbonmonoxidealarms shallonlyberequiredinthespecificdwellingunit orsleepingunitforwhich the permit was obtained. Carbon monoxide alarms required by Sections R315.1 andR315.2shallbeinstalledinthefollowinglocations:.Outsideof eachseparatedwellingunit sleepingareaintheimmediatevicinityofthebedroom(s).Oneverylevelofadwelling unitincludingbasements.Where more than one carbon monoxide alarm is required to be installed within the dwelling unit orwithin a sleeping unit the alarm shall be interconnected in a manner that activation of one alarmshallactivateall ofthealarmsintheindividualunit. Exception: Interconnection is not required in existing dwelling units where repairs do not result in the removalof wall and ceiling finishes, there is no access by means of attic, basement or crawl space, and noprevious methodforinterconnection existed. [COMMENT NOT RESOLVED 1. Carbon monoxide alarm shall be installed in the immediate vicinity of the bedroom(s). Additional carbon monoxide shall be installed outside of existing bedroom 2/master bedroom (see sheet A2.2)]Providedetails of thedeck/balconyandspecifymethodofwaterproofing.ListICCapprovalnumberfordecking material.Showtwopercentminimumslope.(CRC R905.10.1) [COMMENT NOT RESOLVED – provide detail to show how concrete slab in contact with wood raise floor] (see Sheet A6.1) Showercompartmentsandwallsabovebathtubswithshowerheadsinstalledshallbefinishedwithasmooth,nonabsorbentsurfacetoaheight ofnotlessthan72” abovethefloor.(CRCR307.2) [COMMENT RESOLVED]Glass enclosure doors and panels must be labeled Category II.Swing door outward.Net area ofshower receptor shall be not less than 1,024 sq. in. of floor area, and encompass 30-inch diametercircle.(CPC411.7) [COMMENT RESOLVED]Foreachenclosedatticspacewitha maximum verticalheightgreaterthan30inches,provideaminimumof22 x30inches atticaccess.(CRC R807.1) [COMMENT NOT RESOLVED – garage attic space is greater than 30”, provide attic access](see Sheet A6.2)Wherewindowsare notprovidedprovideamechanicalventilationsystemcapableofproducing 0.35 air change per hour in the room and artificial light producing 6 foot-candles (65 lux) at 30” inheight. (CRC R303.1 (2)) [COMMENT RESOLVED]Bathrooms,laundryrooms,water closet compartmentsandsimilarroomsshallbemechanicallyventilated in accordancewith theCMC. [COMMENT RESOLVED]Every residence and dwelling unit shall have at least one continuous and unobstructed path ofverticalandhorizontalegresstravelfromallportionsof thebuilding withoutrequiringtravelthroughagarage.(CRC 311.1) [COMMENT RESOLVED]Exterior stairways serving a dwelling unit shall have an artificial light source located in theimmediatevicinityof thetoplanding ofthestairway.(CRCR303.6) [COMMENT RESOLVED]Provideminimum 2%slopeatflatroofanddeck. [COMMENT RESOLVED]Callout attic vent locations, sizes and types on plans.Provide attic ventilation calculation to showminimumventilation is provided.(CRC R806.2) [COMMENT RESOLVED]Showa7'minimumceilingheightforhabitablerooms,hallways, bathrooms,toilet&laundryrooms,andbasementscontaining thesespaces.(CRC R305.1) [COMMENT RESOLVED]Specify a minimum 0.019” (No. 26 galvanized sheet gage) corrosion-resistant or plastic weepscreed located below foundation plate line and 4 inches above grade on all exterior stud walls or 2-inchesabove paved areas.(CRC R703.6.2.1) [COMMENT RESOLVED]Provideframingdetailfor Concaveroof ongarage.( SheetA4.2) [COMMENT NOT RESOLVED – 1. Show roof beam curvature, 2. Provide manufacture specification of the curbed beam, coordinate with SEOR]Thegeotechnicalreportrequiresfoundationexcavationstobereviewedbyageotechnicalengineer.Noteonthefoundationplan"PriortorequestingaBuildingSafetyDivisionfoundationinspection,thegeotechnicalengineershallinspectandapprovethefoundationexcavations."(1803) [COMMENT RESOLVED]Havetheconsultinggeotechnicalengineerreviewandapprovethefoundationplans.(1803) [COMMENT NOT RESOLVED – provide geotechnical review and stamp/signed on the drawings]Specifythatfoundationsillsshallbepressure-treatedorfoundationgradeRedwood.(2304.11.2.2) [COMMENT RESOLVED]Sillplatessupportingshearwallswithlateralloadsgreaterthan350pounds/footrequirea3-inchnominalorgreatermember.(T2306.3,Footnotei) [COMMENT RESOLVED]TheCityhasencounteredalargenumberofinspectionproblemsarisingfromalackofspecificframingdetails.Thefollowinglisteditemsarerequiredtobeshownontheplans(CBC107.1):Allplumbingwallsaretobeframedwithaminimumof6"studs.Doublewallsusedasplumbingwallsaretobeaminimumof8"wideandno"flat"studspermitted.Staggeredstudsareacceptable.PermissiblenotchingandboringofjoistsaretobeshownontheplansandshallnotexceedCBCSection2308.10.4.2allowances.Notchingofexteriorandbearing/nonbearingwallsshallnotexceed25%/40%respectively.Boredholesinbearing/nonbearingwalls shallnotexceed40%/60%respectively.Innocaseshallthe edgeoftheboredholebenearerthan5/8inchtotheedgeofthestud.(2308.9.10and2308.9.11)Headerandtrimmerdetailsfordoorsandwindowsaretobeshownwithfulllengthtrimmers,specifyingthesizeoftheheaderandtrimmer.(2308.10.4.3) [COMMENT RESOLVED]All wood framing members that rest on concrete or masonry exterior foundation walls and are lessthan 8” to the exposed ground shall be pressure treated or naturally durable to decay. (CRC R317.1(2)) [COMMENT RESOLVED]Clearlyidentifyalldesignassumptions&loadcriteriaontheplans. Asaminimum:DeadLoadsofroof/ceiling,floors,exterior/interiorwalls(R301.2.2.2.1);Live Loads for roof, attics with limited storage, attics without storage, habitable attics and atticsservedwithfixedstairs,floors,andbalconies/decks,andstairsperTablesR301.5&R301.6;SeismicLoadsperSectionR301.2.2;LocalJurisdictionDesignCriteriaperTableR301.2(1) [COMMENT RESOLVED]TheresidenceshallconformtotheStateEnergyConservationStandards.Submitformsandcalculationsforreviewandblueprintthefinalformsontheplans.SignedEnergyEfficiencyDocumentsmustbeprintedontheplans.Also,submit2copiesofsignedEnergyEfficiencycalculations.Thecorrected/finaldrawingsshallhavetherequiredenergyefficiencycompliancedocumentationwithcompletedsignatureblocksfiledontheplans.Refertotheattachedpublichandoutstitled“EnergyEfficiencyCompliance”and“EnergyEfficiencyComplianceDocumentation”. [COMMENT RESOLVED]Noteonthedrawings,ventilationheatingandairconditioning systemshallhaveMERV6filtersorbetter. [COMMENT RESOLVED]Provide continuous operating exhaust fan in the bathroom with required ventilation rate per Section150-o, Table 4-7 of 2008 Residential Compliance Manual.Ventilation air must come directly fromtheoutdoorsand notfromatticorcrawl spaces. [COMMENT RESOLVED]Submitacompleteenergycompliancepackagecomplying with2019CESC. [COMMENT NOT RESOLVED – provide print out of Title 24]Themaximumlengthofadryerventis14feetwithtwo bends.Twofeetshallbe decreasedforeachbendmorethantwo, unlessapproved bythe BuildingOfficial.(CMC504.3.2.2)[COMMENT RESOLVED]PleasefilloutattachedSB-407andcopyitonthedrawings. [COMMENT RESOLVED] StructuralComments; Structuraldrawingsreviewed by: Gary Huang Assistant Plan Check EngineerPlanningand Building Phone:(714)667-2700 Email:GHuang@santa-ana.orgSheetS-1,designdata:SD1=0.59persoilreport [COMMENT RESOLVED]SheetS-1,designdata:allowablesoilbearingpressure=2000psfforwithinbasementfootprint,and1500psfforoutsideofproposedbasementfootprint [COMMENT RESOLVED]SheetS-1,garageframingplan:providemissingframingsize [COMMENT RESOLVED]SheetS-1,garageframingplan:providedetailsatre-entrancecorner,typ. [COMMENT RESOLVED]SheetS-1,garageframingplan:specifyCSstraplengthperdetail [COMMENT RESOLVED]SheetS-1,garageframingplan:detail30/D3notapplicable,verify [COMMENT RESOLVED]SheetS-1,garageframingplan:providenotesforroofsheathinginfo,includingthickness,ratingnamingpattern,etc [COMMENT RESOLVED]SheetS-1,garageframingplan:providedragcalculation&detailreferencealongline1 [COMMENT RESOLVED]SheetS-1,garagefoundationplan:percalculationT=5653lb>allowable=5390lb,reviseholdowntype [COMMENT RESOLVED]SheetS-1,garagefoundationplan:incorrectreference [COMMENT RESOLVED]SheetS-2,houseframingplan:verifydetail19,notapplicableatthislocation [COMMENT RESOLVED]SheetS-2,houseframingplan:providedetailshowhowboth(n)&(e)framingframeinto7xpsl [COMMENT RESOLVED]SheetS-2,houseframingplan:providenotesforroofsheathinginfo,includingthickness,ratingnamingpattern,etc[COMMENT RESOLVED]SheetS-2,houseframingplan:provideceilingjoistframingsize,direction[COMMENT RESOLVED]SheetS-2,houseframingplan:providedetailreference&verifydragconnectionatnewaddedbathroomandporchcover [COMMENT RESOLVED]SheetS-2,housefoundationplan:clarifydimension [COMMENT RESOLVED]SheetS-3,pavilionframingplan:shoulditbe4non-structuralposts?The2outerpoststosupport6xbeam,verify [COMMENT NOT RESOLVED – Identify the 2 non-structural posts on other side on drawing]SheetS-3,pavilionframingplan:showdragdetailSheetS-3,pavilionframingplan:verifydetailreference[COMMENT RESOLVED]SheetS-3,pavilionframingplan:providenotesforroofsheathinginfo,includingthickness,ratingnamingpattern,etc[COMMENT RESOLVED]SheetS-3,arborfoundationplan:verifydepthofdetail42/D4.[COMMENT RESOLVED]SheetD1,engineeringnotes4:providesoilreportinformation[COMMENT RESOLVED]SheetD1,foundationnotes3:coordinationwithsoilreport,5”slabthicknessand15milvaporbarrier[COMMENT RESOLVED]SheetD1,detail 7:clarifywhattopreventthewallfrommovingout-of-planeSheetD2,detail1:provideFTGtransversereinforcing[COMMENT RESOLVED]SheetD2,detail7:3”x3”x0.229platewashersarerequiredperCBC2308.3.1.1[COMMENT RESOLVED]SheetD2,detail15:provideceilingjoistconnection[COMMENT RESOLVED]SheetD2,detail15:sheathinginformationnotfoundonplan[COMMENT RESOLVED]SheetD2,detail16:specifystraplengtheitheronplanorondetail[COMMENT RESOLVED]SheetD2,detail18:seecommentondetail20[COMMENT RESOLVED]SheetD2,detail19:providejoisttodoubletopplateconnection[COMMENT RESOLVED]SheetD2,detail20:verifyproductcall-out,notfoundinSimpsoncatalog;suggestusingH2.5[COMMENT RESOLVED]SheetD3,detail21:provide2x4k.p.tobottomridgeconnection[COMMENT RESOLVED]SheetD3,detail21:provideconnectionbetweenk.p.[COMMENT RESOLVED]SheetD3,detail26:shoulditbeB.N.?[COMMENT RESOLVED]SheetD3,detail27:seecommentondetail36 [COMMENT NOT RESOLVED – T&G does not have shear value to transfer the lateral load. Provide plywood sheathing or provide ICC report for justification shear transfer. Coordinate with Architect]SheetD3,detail28:provideR.Rtosillconnection[COMMENT RESOLVED]SheetD3,detail 29:provideR.Rtosillconnectionandnailingconnection[COMMENT RESOLVED]SheetD3,detail30:detailnotapplicableatgarageframing,onlysinglestory[COMMENT RESOLVED]SheetD3,detail33:referencetodetail10/S2??[COMMENT RESOLVED]SheetD3,detail34:providedowelstotiefooting&slab[COMMENT RESOLVED]SheetD3,detail34:verifyvaporbarrierthicknesswithsoilreport[COMMENT RESOLVED]SheetD3,detail35:sheetcommenton7/D2[COMMENT RESOLVED]SheetD3,detail36:T&Gnotacceptable,useplywoodsheathing[COMMENT RESOLVED]SheetD3,detail37:seecommentondetail36 [COMMENT NOT RESOLVED – T&G does not have shear value to transfer the lateral load. Provide plywood sheathing or provide ICC report for justification shear transfer. Coordinate with Architect]SheetD3,detail38:providecall-outforposttoR.Randposttobeamconnection[COMMENT RESOLVED]SheetD3,detail 38:justifyST6224isadequatetotakethedragload[COMMENT RESOLVED]SheetD4,detail41:provide4xtrellisconnectionto8xdropbeam[COMMENT RESOLVED]SheetD4,detail 42:8x8postcall-outperplan,coordinatethepostbasecall-out[COMMENT RESOLVED]Sheet D4, detail 42: provide top reinforcing for pad footing[COMMENT RESOLVED](EndofComment)