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HomeMy WebLinkAbout301073_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: 102114729 PROJECT ADDRESS: 829 S Cypress Ave Unit# 2 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 4/19/2023 INITIAL REVIEW 5/30/2023 EXPIRATION 10/16/2023 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Carlos Ramirez 3. TEL: (714)623-9489 FAX: VALUATION: $80,000.00 EMAIL: ClramirezF350@gmail.com FLOOD ZONE: X-0602320276J Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2022 California Residential Code (CRC); 2022 California Building Code (CBC); CMC = 2022 California Mechanical Code; CPC = 2022 California Plumbing Code; CEC = 2022 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.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5812 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 2022California 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. 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 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).All persons preparing plans for others shall sign those plans. Business and Professions Code Chapter 3, Division 3, Section 5536.1 (a). 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. - 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 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.In addition to other fees, a "Park Acquisition and Development Fee" in the amount shownbelow shall be required pursuant to a resolution of the City Council for the Recreation andCommunity Services Agency; net addition of 2 bedroom(s).Amount of $4,948.00; net addition of 2 bedrooms Delete notes and details that do not apply to this project. Provide a fully dimensioned Site Plan on the drawings and on a separate 8-1/2" x 11" sheet of paper. New one- and two-family dwellings and townhouses shall have an automatic fire sprinkler system installed in accordance with CRC Section R313.3 or NFPA 13D. Contact OCFA for fire sprinkler permit requirements (714) 647-5839. (CRC R313) Provide building information on plans: - Occupancy type: R3 / U - Construction type: Type V – B - Fire sprinklered: Yes / NoProvide complete project description with detailed description of scope of work. ( Note on the cover sheet, “Convert existing Garage to ADU” Provide existing floor plan for the garage. Provide a statement on the title sheet of the plans that this project shall comply with following codes: - 2022 California Residential Code (CRC) - 2022 California Building Code (CBC) - 2022 California Electrical Code (CEC) - 2022 California Mechanical Code (CMC) - 2022 California Plumbing Code (CPC) - 2022 California Green Building Standards Code (CGBS) or CALGreen - 2022 California Energy Code (CEnC) - City of Santa Ana Municipal CodeShow all property lines of record on Site Plan. Buildings shall not be constructed over any property line. Indicate and dimension all "assumed" property lines between buildings. Please verify roof slope on sheet A-1.1 for the new ADU. Provide eave / overhang / projection setback to all property lines.Projections of dwelling units and accessory buildings without an automatic residential fire sprinkler protection are not permitted less than 2 feet to the property line and are required to be 1 hour fire rated on the underside with a fire separation distance between 2 feet and 5 feet. (CRC Table R302.1 (1)) Walls of dwelling units and accessory buildings without an automatic residential fire sprinkler protection with a fire separation distance less than 5 feet are required to have a full one hour rating. (CRC Table R302.1 (1)) Provide I-Hr fire rated wall detail on south and east side.Openings are not permitted less than 3 feet to the property line. In dwelling units and accessory buildings without an automatic residential fire sprinkler protection openings are limited to 25 percent the wall area when fire separation distance is greater than 3’ and less than 5’. (CRC R302.1 (1)) Basements, habitable attics, and every sleeping room in dwelling units must have 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. Windows ______ do not comply. (CRC R310.1-R310.1.3) ( For bedroom # 2)Provide light and ventilation for living room and dining room per CRC 303.All new construction, interior or exterior alterations, repairs, or additions requiring a permit and having a valuation in excess of $1,000, or when one or more sleeping rooms are added or created, the entire dwelling shall be provided with smoke detectors located as required for a new dwelling. (CRC R314.3) Smoke alarms shall be installed in the following locations: - Outside each separate sleeping area in the immediate vicinity of the bedrooms. - When more than one smoke alarm is required to be installed within an individual dwelling unit the alarm devices shall be interconnected in such a manner that the actuation of one alarm will activate all of the alarms in the individual unit.Shower compartments and walls above bathtubs with shower heads installed shall be finished with a smooth, nonabsorbent surface to a height of not less than 72” above the floor. (CRC R307.2)For each enclosed attic space with a maximum vertical height greater than 30 inches, provide a minimum of 22 x 30 inches attic access. (CRC R807.1) Interior spaces intended for human occupancy shall be provided with heating facilities capable of maintaining a room temperature of 68 degrees Fahrenheit at a point 3 feet above the floor and 2 feet from exterior walls in all habitable rooms. (CRC R303.8)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 entry door to show compliance. (CRC R311.3.1) Provide detail of roof construction assembly. (CRC 902.1) Callout attic vent locations, sizes and types on plans. Provide attic ventilation calculation to show minimum ventilation is provided. (CRC R806.2) Provide minimum Class “C” roofing material.Show a 7' minimum ceiling height for habitable rooms, hallways, bathrooms, toilet & laundry rooms, and basements containing these spaces. (CRC R305.1) Fireblocking is required in concealed spaces 10’ o.c. horizontal, vertically at the ceiling and floor levels, connections between horizontal and vertical spaces, concealed spaces between stair and landing, openings around vents, pipes, ducts, cables, wires, chimneys and fireplaces. (CRC R302.11)Show exterior wall construction assembly. A minimum of one layer of No. 15 asphalt felt, free from holes and breaks, complying with ASTM D 226 for Type 1 felt shall be applied over studs of all exterior walls. Specify that two layers of Grade D or 60 minute Grade D paper shall be applied over all wood base sheathing. (CRC R703.2) Specify a minimum 0.019” (No. 26 galvanized sheet gage) corrosion-resistant or plastic weep screed located below foundation plate line and 4 inches above grade on all exterior stud walls or 2-inches above paved areas. (CRC R703.6.2.1) Submit engineering calculations for vertical and lateral loads prepared by a registered Civil, Structural Engineer or Architect. Additional Structural Corrections may apply. 3”x3”x.229” steel plate washers are required on all anchor bolts in a braced wall line. (CRC R403.1.6.1) A 6-mil (0.006 inch) polyethylene vapor retarder with joints lapped not less than 6 inches shall be placed between the base course or subgrade and the concrete floor slab, or other approved equivalent methods or materials shall be used to retard vapor transmission through the floor slab.Call out minimum thickness of 3½ inch concrete slab on grade, reinforcement, and moisture barrier on foundation plan. (1910.1) The City has encountered a large number of inspection problems arising from a lack of specific framing details. The following listed items are required to be shown on the plans (CBC 107.1): - Permissible notching and boring of joists are to be shown on the plans and shall not exceed CBC Section 2308.10.4.2 allowances. - Notching of exterior and bearing/nonbearing walls shall not exceed 25%/40% respectively. Bored holes in bearing/nonbearing walls shall not exceed 40%/60% respectively. In no case shall the edge of the bored hole be nearer than 5/8 inch to the edge of the stud. (2308.9.10 and 2308.9.11) This building contains structural elements that exceed the limits of R301. Please see separate structuralreview. - Structural modification to an engineered building. Specify the size, spacing and direction of rafters and ceiling joists. Provide complete roof framing plan. For plywood roofspecify thickness, grade, T&G edges, panel span rating, nailing schedule and required blocking and panel layout pattern. Provide details for retrofit shear and tension anchor bolts on plans. Provide calculations as needed Call out minimum thickness of 3 1/2 inch concrete or grade floor slabs, reinforcement (if applicable) and 6 mil polyethylene vapor retarder directly below slab on foundation plan. CRC R506. Specify on the framing plans the shear wall material, thickness, size and spacing of fasteners and sole plate nailing. Call out anchor bolt spacing and hold down hardware on foundation plan.Show exhaust hood and exhaust vent above cooking appliances at the kitchen. (CMC 504.2) Provide whole house fan for new ADU.In energy calculation shows existing floor area and, please revise energy calculation to new area and provide calculation accordingly.Provide Insulation for ceilings R30 +R15, per T-24 calculation.Please fillout attached Cal-Green Residential checklist and Cal-Green Residential Certification and copy it on the drawings.