HomeMy WebLinkAbout284080_5_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:
101109400
PROJECT ADDRESS:
1309 S Broadway Unit# 2
PLAN CHECK ENGINEER:
Lo, JonathanTEL:714
647-5822
EMAIL:
Jlo@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/9/2022
INITIAL REVIEW
2/25/2022
EXPIRATION
8/8/2022
RECHECKS:
1.5/24/2022
PROJECT APPLICANT CONTACT PERSON:
2.7/18/2022
Sheena Heng
3.11/30/2022
TEL:
(626)488-2299
FAX:
VALUATION: $5,000.00
EMAIL:
clsw@charter.net
FLOOD ZONE: X-0602320276J
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 corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5822 for an appointment.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 2019California 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.Comments have been provided on drawing and calculation hard copies in relation to all comments below. These may be picked up at Building and Planning department at applicants’ discretion.
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.
☒Public Works Agency approval (647-5039).
☐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).
☒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.
☐Proof of Worker's Compensation Insurance shall be required at the time of permit issuance.
☐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. Provide a project description with a complete and detailed scope of work on the cover sheet of the plans. Include (N) ADU addition and square footage as well as new porch and square footage.
3. 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.
☒Flood Zone
☒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.
4. Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
5. 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.
6. Through penetrations of fire-resistance-rated wall or floor assemblies shall comply with Section R302.4.1.1 or R302.4.1.2. (R302.4)
7. Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend.
8. Every dwelling unit shall be provided with heating facilities capable of maintaining a room temperature of not less than 68°F (20°C) at a point 3 feet (914 mm) above the floor and 2 feet from exterior walls in habitable rooms at the design temperature. The installation of one or more portable space heaters shall not be used to achieve compliance with this section. (R303.9)
9. Emergency escape and rescue openings – (R310)
☐Provide emergency escape from basements, habitable attics and every sleeping room. (R310.1)
☒The escape opening shall have a minimum net clear opening of 5.7 sq. ft. with 24" minimum net clear height and 20" minimum net clear width. Escape window shall have a finished sill height not more than 44" above the floor. At grade-floor is allowed to have escape opening of 5.0 sq. ft. (R310.1)
Recheck #1: Egress window in north bedroom shall be 4’-6” height minimum to ensure 24” net clear height.
☐Window fall protection: Window fall protection shall be required when window sill located less than 24” above the finished floor of the room in which the window is located. (R312.2)
10. Means of egress / Doors – (R311)
☐All dwellings shall provide with a means of egress. The means of egress shall provide a continuous and unobstructed path. Provide minimum one side-hinged door with minimum clear width of 32 inches and 78 inches clear height (3’-0” x 6’-8” door).
☒On the plan, provide a landing or floor on each side of each exterior door. Landing shall have width of not less than the door served and a minimum of 36” measured in the direction of travel.
☐Landing shall not be 1 ½” lower than the top of the threshold when doors swing over the landing or floor; otherwise, landing can be 7 ¾” maximum lower than the top of the threshold.
11. Smoke Alarms – Provide smoke alarm(s) in each sleeping room; in each area giving access into each sleeping room; in basement and habitable attics. (R314)
12. Carbon Monoxide Alarms – Provide carbon monoxide alarms at outside of each sleeping area, in the immediate vicinity of the bedroom(s); on every level of a dwelling unit including basements. (R315)
13. Attic access and Ventilations –
☒Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1)
☒Show on the plans - attic vent locations, type and size (area = 1/150 of the attic space). Provide an attic cross ventilation summary; on the plans indicate the total area required versus provided. (R806.1)
14. Roofing requirements – (R902.1)
☒A Class “C” roof is required. On the plan, specify manufacturer’s name, ICC/UL report number and Class for the roofing material.
☒Specify the pitch of the roof plan. Provide two layer of vapor barrier if roof slope is lower than 4:12.
☒Cool roof is required. On the plan, specify CRRC #.
Recheck #1: Roofing items not located, please provide as well as Cool Roof CRRC# per newly provided Title 24.
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 (0.3 min) and SHGC (0.23 min) for building fenestration, per Title 24 calculation.
CalGreen Plan Review Comments:
1. Plumbing fixtures flow rate limitation
Water closet – 1.28 gallon per flush
Shower head – 1.8 gallons per minute at 80 psi.
Lavatory faucets – 1.2 gallon per minute at 60 psi.
Kitchen faucet – 1.8 gallon per minute at 60 psi.
Structural Plan Review Comments:
1. Show braced walls in compliance with Section R602.10; otherwise, engineer design is required.
Recheck #1: Braced walls provided are not adequate for Section R602.10. Provide shearwalls in each orthogonal direction along two lines minimum. Provide calculation to ensure existing shearwalls are adequate for added porch framing.
2. Final plans and calculations are to be stamped, signed and dated by a California licensed architect or California registered civil engineer.
Recheck #2: Drawing set shall be stamped and signed by licensed engineer for any structural items provided from design.
3. Provide on the plans, structural material notes (ex. Lumber species & grade, glu-lam beams, concrete (fc’ = ___ psi (min)), steel reinforcement, special inspection requirements, etc.))
Recheck #3: Comment not addressed, please verify where wood grade information is located.
4. Provide roof and floor sheathing specification.
5. Footing shall be embedded minimum 18” below the finish grade with two (2) #4 reinforcing bars at top and bottom (total 4 re-bars).
6. Concrete slab: Minimum 4” thick, reinforced with #4 bars at 18” on center, each way. Concrete slab shall be provided with moisture barrier.
7. 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. DocumentationCalculations shall be provided for new lateral force resisting system. Prescriptive design is not adequate with newly added porch and ADU addition.DrawingsSheet 1Show drainage and flow direction around new ADU additions.Sheet 4Distinguish between existing and new foundation. New foundation to be doweled into existing foundationRecheck #2: Specify dowel type, ICC #, size and spacing.Provide legend for all new electrical symbols shownVerify where new roof framing occurs in ADU addition and porch. Is entire roof being replaced? Ensure roofing matches slope.Recheck #2: Per response: only new addition added. Does this mean entire roof framing is being replaced? If entire roof and roof framing is to be replaced, add to scope of work. Else show where existing framing occurs and new framing occurs on Framing Plan.Provide shearwall holdowns as required.Recheck #2: Comment not addressed, ensure any holdowns required per calculations are shown on plans.Verify if wall on east wall with L = 5’-0” is intended to be a shearwall.Provide existing/new shearwall along west side, there shall be at least two lines of shearwalls in each orthogonal direction.Provide strap between 7’-0” shearwall and 14’-0” wall at return.Provide detail for new porch framing connections to existing.Recheck #2: Detail not provided.Verify where new roof framing occurs in ADU addition and porch. Is entire roof being replaced? Ensure roofing matches slopeRecheck #2: Per response: only new addition added. Does this mean entire roof framing is being replaced? If entire roof and roof framing is to be replaced, add to scope of work. Else show where existing framing occurs and new framing occurs on Framing Plan.
Additional Recheck #2 CommentsDrawingsProvide stamped and signed Hardy Frame details/sheets.PC #3: Comment not addressed, Hardy frame sheets have not been provided.Provide new foundation under hardy frame per Calculations or note to VIF that size and rebar meet minimum designed in calculations.PC #3: Comment not addressed, new hardy frame foundation does not match calculations. Please coordinate calculations and drawings.Provide shearwall type at 5’-0” Shearwall along wall on plan north side.Provide drag from 7’-0” shearwalll to 14’-0” shear wall along plan west side via strap or equivalent method. 4x12 linework not shown at south end of new porch.CalculationsVerify roof framing tributary widths for all joists and beams loading. Current Roof Joist design is 12”oc, with Beam tribs of only 1’-0”. Revise drawings or design as needed to match drawings.PC #3: Comment not addressed, calculations show framing to be 12”oc, please coordinate between drawings and calculations.Calculations provided show holdown requirements along multiple shearwalls. Please show on drawings and ensure alldesigned items in calculations are provided in drawings and match. Approval cannot be completed unless all engineered items are shown.(End of Comment)