HomeMy WebLinkAbout298841_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:
101114027
PROJECT ADDRESS:
805 N Towner St
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
2/22/2023
INITIAL REVIEW
3/8/2023
EXPIRATION
8/21/2023
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Ehab Elias
3.
TEL:
(760)484-6343
FAX:
VALUATION: $100,000.00
EMAIL:
eliasehab@gmail.com
FLOOD ZONE: X-0602320144J
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 2022 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 2022 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 ________(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. 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)
☐15. Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend.
☐16. Walls separating dwelling units (main house and new ADU) shall be minimum 1-hour fire partition. Fire rated floor-ceiling and wall assemblies shall extend to and be tight against the exterior wall, and wall assemblies shall extend from the foundation to the underside of the roof sheathing. Provide details on the plans. (R302.3 CRC)
☐17. Penetrations in wall or floor/ceiling assemblies in two-family dwellings shall comply with Section R302.4. Provide complete details on the plans.
☐18. Walls separating dwelling units shall provide airborne sound insulation for walls with an STC rating of at least 50 per. Provide details on plans and provide verification of a tested assembly to achieve the required STC rating of 50.
☐19. Floor/ceiling assemblies separating dwelling units shall have both an STC and an IIC rating of at least 50. Provide details on plans and provide verification of tested assemblies to achieve the required STC and IIC ratings of 50.
☒20. Dwelling/garage separation –
☒Door between garage and residence shall be solid wood doors not less than 1-3/8 inches in thickness; solid or honeycomb core steel doors not less than 1-3/8 inches thick; or 20-minute fire-rated doors. And doors shall be self-closing and self-latching. (R302.5.1)
☐Where automatic residential fire sprinkler systems are provided in residence and the private garage – doors need only be self-closing and self-latching. (R302.5.1 Exc.)
☐Ducts in the garage and ducts penetrating the walls or ceilings separating the dwelling from the garage shall be constructed of minimum No. 26 gage sheet steel, and shall have no openings into the garage. (R302.5.2)
☐Wall between garage/carport and dwelling – Provide minimum 1/2-inch gypsum board on the garage side; extended from foundation to the roof sheathing. (R302.6)
☐Minimum 5/8-inch Type X gypsum board is required at the underside of floor/ceiling where habitable space is above. Structure(s) supporting floor/ceiling assemblies used for separation shall be protected with 1/2-inch gypsum board. (R302.6)
☐22. Light and ventilation – (R303)
☐Provide glazing = 0.08 x floor area (minimum of 10-sq. ft.), with openable portion = 0.04 x floor area (minimum of 5-sq. ft.).
☐Any room may be considered as portion of an adjoining room when one-half of the area of the common wall is open and unobstructed; provides a minimum opening = 0.10 x the interior room floor area or 25 sq. ft., whichever is greater. (R303.2)
☐Bathroom, water closet compartment, and other similar rooms: (R303.3)
Shall be provided with aggregate glazing area in windows (minimum 3 sq. ft.) with one-half openable.
Glazing areas are not required where artificial lighting and mechanical ventilation system are provided – must be exhausted directly to the outside (50 cubic feet per minute for intermittent ventilation; 20 cubic feet per minute for continuous ventilation).
☐23. Room dimensions –
☐Provide minimum floor area = 70 sq. ft., minimum dimension in any direction = 7-ft. (R304)
☐Specify on the plans 7-ft ceiling height for habitable space, hallways. Laundry room, bathroom, toilet room, and un-habitable basements shall have ceiling height not less than 6-ft 8-iches. (R305.1)
☐24. 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)
☒25. 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.
☐26. 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)
☐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)
☒27. 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)
☐28. 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)
☒29. 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 #.
☐30. Plumbing fixtures and fixture setting (CPC 402.5)
☐Water Closet or bidet shall be set at minimum 15 inches from its center to a side wall or obstruction or at minimum 30 inches center to center to a similar fixture.
☐The clear space in front of a water closet, lavatory, or bidet shall be at least 24 inches.
☐Shower compartments, regardless of shape, shall have a minimum finished interior of 1024 square inches and shall also be capable of encompassing a 30 inch circle
☐31. Please see marked-up plans for additional requirement/comments.
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 2022 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 1 of 5: Verify project address, should it be 805 Towner?
Sheet 2 of 5: provide construction detail for roof cricket detail between the (N) ADU and (E) garage
Sheet 3 of 5:
Should roof member 6x12 extend to over patio?
Verify/clarify detail 5/SD1 is applicable?
Provide 1 hour rated wall detail at location where comment wall meets the (E) garage
Provide construction framing detail at vaulted ceiling and bathroom
Provide construction detail at ridge board where ceiling occur at both side
Provide construction detail for footing where occur at (E) garage and (N) building meet
Roof ventilation summary is acceptable to be 1/300 factor provided following criteria are met; otherwise it should be use 1/150 factor
In climate Zone 6,7, and 8, a class I or II vapor retarder is install on the ware-in winter side of the ceiling
Not less than 40 percent and not more than 50 percent of the required ventilating area is provided by ventilators located in the upper portion of the attic or rafter space. Upper ventilators shall be located not more than 3 ft below the ridge or highest point of the space, measure vertically. The balance of the required ventilation provided shall be located in the bottom one-third of the attic space
Sheet 4 of 5
Detail 03: provide shear transfer between blocking to the double top plate
Detail 15:
Specify strap
Suggest to use hanger in lieu to toe nail.
Detail 21: provide connection of 2-2x6 header to 4x4 post
Red marked comment set is available to pick-up at the City Hall. (End of Comment)