HomeMy WebLinkAbout296598_1_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:
101113257
PROJECT ADDRESS:
721 S Broadway Unit# 2
PLAN CHECK ENGINEER:
Huang, GaryTEL:714
647-5862
EMAIL:
Ghuang@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
12/21/2022
INITIAL REVIEW
1/19/2023
EXPIRATION
6/19/2023
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Tom Vo
3.
TEL:
(714)299-4770
FAX:
VALUATION: $150,000.00
EMAIL:
adusb9@gmail.com
FLOOD ZONE: X-0602320276J
GUIDELINES:
Comments contained within this report reflect only those of the Building and Safety Division. Additional comments or corrective action may be required by other Departments and/or outside Agencies
This Plan Review Report and all subsequent code references are based upon the most recent version(s) of the 2019 California Building Codes (CBC, CRC, CFC, CEC, CPC, CMC, CGBSC, and CEES)
The approval of plans and any supporting documents does not permit the violation of any section of the adopted building codes or other pertinent local ordinances, or state and federal laws
All listed plan review comments must be adequately addressed before a building permit can be issued
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.
Please see correction 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 plan check fees.
PLAN REVIEW COMMENTS:
Applicant shall address all the checked‘☒’ correction comments below before resubmitting plans to Building Safety for recheck.
☒1. The applicant shall obtain clearances/approvals for the following, prior to building permit issuance:
☒Planning Division approval on the corrected/final set of drawings (647-5804). Previously approved plans should be submitted to expedite the process.
☐Fire Department approval on the corrected/final set of drawings (647-5839 or 647-5700).
☒Police Department approval on the corrected/final set of drawings (647-5840).
☒Public Works Agency approval (647-5039).
☐Proof of Worker's Compensation Insurance shall be required at the time of permit issuance.
☒School District Approval; and a copy of the school fee worksheet, completed by the plan check engineer, shall be required by the School District to verify the scope of the work.
☐Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039).
☐2. This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A or AE. This zone requires that the lowest finish floor elevation (including basement) of the structure shall be at (or above) base flood elevation determined by a hydrology study for the A zone, or at (or above) the base flood elevation specified for the AE zone, on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance, Santa Ana Municipal Code, Chapter 7, for complete requirements. Drawings shall show compliance with said ordinance including noting flood zone and finish floor elevation."
☐3. Note on plans: "A Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE shall be completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. The completed ELEVATION CERTIFICATE must be submitted to the Building Inspector at the time of foundation inspection, and a FINAL CERTIFICATE must be submitted at the time of final inspection."
☐4. Provide a project description with a complete and detailed scope of work on the cover sheet of the plans.
☒5. Note on plan: All concealed work installed without permits must be exposed for inspection to the satisfaction of the Building Inspector. This includes methods of attachment and all footings, structural members, mechanical, electrical, plumbing and insulation.
☐6. Provide the following design data on the first sheet (R106.1.1)
☐Occupancy groups (R-3/U)
☐Type of construction (V-B)
☐Automatic Fire Sprinkler (YES or NO)
☐Number of stories.
☐Floor area per occupancy group, including the existing structure(s)
☐Construction shall comply with the 2019 CRC, CBC, CPC, CMC, CEC, California Green Building Code, and California Energy Efficiency Standards Code editions.
☒7. Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
☒8. Add note on the coversheet: Minimum __2.34__(KW) photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.
☐9. Provide a complete plot plan showing – (R106.2)
☐Location and size of all structures on the lot.
☐Identify all property lines and easements, streets, etc.
☐Show north arrow.
☐Distances between buildings (main house, detached garage, accessory dwelling unit, etc.).
☐Distances (setbacks) between buildings and property lines.
☐10. Complete the Grading exemption checklist and reproduced onto the plan.If answering “NO” to any of the questions, a grading plan and a grading permit shall be required.
☐11. Provide a Site Drainage plan, prepared by a California registered civil engineer, with the following information, but not limited to:
Plan(s) shall be stamped, signed and dated by a California registered civil engineer
Location of all existing and proposed structures, property lines, right-of-way lines, and easements, including dimensions and setbacks
Drainage slopes and flow patterns
Drainage system such as swales, french drains, water collection and disposal system, etc.
Drainage plan shall indicate how the site grading or drainage system will manage all surface water flows to be diverted away from buildings and adjoining property lines, in accordance with all applicable codes
The grade shall fall not fewer than 6 inches within the first 10 feet from the foundation wall. Where lot lines, walls, slopes or other physical barriers prohibit 6 inches 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 not less than 2 percent away from the building. (R401.3 CRC)
☐12. Exterior walls without Automatic Residential Fire Sprinkler – (Table R302.1(1))
Exterior walls located less than 5-ft from a property line shall be of one hour construction.
Exterior walls located less than 3-ft from a property line – No opening shall be provided.
Wall between 3-ft and 5-ft of the property line – 25% of wall openings are permitted.
Eaves projection – Provide one-hour protection on the underside of eave when eaves projected into the 5-ft of fire separation distance. No projection beyond 2-ft of the fire separation distance.
☐13. Exterior walls with Automatic Residential Fire Sprinkler – (Table R302.1(2))
Exterior walls located less than 3-ft from a property line shall be of one-hour construction.
No opening is permitted when wall located lest than 3-ft from the property line.
Eaves projection – Provide one-hour protection on the underside of eave when eaves projected into the 3-ft of fire separation distance. No projection beyond 2-ft of the fire separation distance.
☐14. Show/provide safety glass in hazardous locations (R308) –
☐Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors.
☐Glazing within 24” of door and those bottom edge is less than 60”.
☐Glazing with exposed area more than 9 sq. ft with bottom edge is located less than 18” above the walking surface and top edge is located more than 36” above the floor.
☒Glazing in enclosure for or walls facing hot tubs, bathtubs, showers, whirl-pools, saunas, steam rooms where the bottom edge of the glazing is less than 60” above the any standing surface.
☐Glazing in railings
☐Glazing adjacent to stairways, landings and ramps with 36” horizontal of a walking surface and bottom edge located less than 60” above the floor.
☐Site built windows shall comply with Section 2404 CBC.
Energy Conservation – Title 24 Energy forms & calculations
☐1. Provide documentation to demonstrate compliance with the California Energy Code.
☐2. Climate zone 8 is used.
☐3. Compliance forms with signatures must be provided on plans.
☐4. Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen (100 cfm minimum).
☐5. New building, or addition more than 1000 sq.ft. – Provide Whole house ventilation. On the plan, please provide/show method of whole house ventilation in compliance with ASHRAE Standard 62.2. – provide complete notes, details and calculations. (150.0(o))
☐6. Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.
☐7. On the plan, please specify U-factor (not higher than 0.3) and SHGC (not higher than 0.23 min) for building fenestration, per Title 24 calculation.
☒8. Photovoltaic system is required for all newly constructed low-rise SFD including detached ADU, and Multifamily buildings. On the plan, please specify minimum system size (in KW) in accordance with the Title 24 calculation. (Section 150.1(c)14; 150.1(b)(1))
Structural Plan Review Comments:
☒1. Soil Report: A soil reported is required for proposed detached structure exceeding 750 sq.ft. The geotechnical investigations shall be conducted in accordance with Section 1803.2 and reported in accordance with Section 18.3.6 of the 2016 CBC. (R401.4 CRC)
☐ 2. The foundation plan should be reviewed and approved by the Geotechnical Engineer. (1803)
☐3. Show braced walls in compliance with Section R602.10; otherwise, engineer design is required.
☐4. Final plans and calculations are to be stamped, signed and dated by a California licensed architect or California registered civil engineer.
☐5. Provide on the plans, structural material notes (ex. Lumber species & grade, glu-lam beams, concrete (fc’ = ___ psi (min)), steel reinforcement, special inspection requirements, etc.))
☐6. Provide roof and floor sheathing specification.
☒7. Footing shall be embedded minimum 18” below the finish grade with two (2) #4 reinforcing bars at top and bottom (total 4 re-bars).
☐8. Concrete slab: Minimum 4” thick, reinforced with #4 bars at 18” on center, each way. Concrete slab shall be provided with moisture barrier.
☐9. Existing garage converted into ADU (habitable space):
☐Provide ceiling framing plan to show supporting of new ceiling drywall. Additional ceiling joists may be required. Provide details and clearly cross-reference detail onto the plan. ☐Provide/show lateral support for the proposed ADU.
☐Provide construction details for the infilled wall at the existing garage door opening. Show attachment at top and bottom of wall. Provide concrete curb (stem wall) at existing door opening.
☐Provide moisture barrier for the existing concrete slab. If surface product is used, provide ICC or UL listing☒Additional Review Comment:
Sheet A.00
Provide/indicate the location of the one car garage per scope of work
Sheet A0.5
Tempered glass is required for type “D” window at both bathroom #1 and #2
Roof ventilation calculation should be used 1/150. Using 1/300 does not meet CRC exemption. Revise calculation and indicate vent location on plan
Roof material cover does match from the “proposed –ADU-Roof-Plan” and roof plan general note. One callout class A material and the other callout class b. coordinate note.
Sheet S-1.0
Provide roof diaphragm calculation and also callout diaphragm naming pattern under main ADU
Provide footing analysis including design lateral load
Geotechnical engineer to provide written letter indicate all geotechnical related structural information/detail comply with soil report
Provide structural design and drawing for the garage per scope of work
Red marked comment set is available to pick-up at the City Hall. (End of Comment)