HomeMy WebLinkAbout301696_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:
101114946
PROJECT ADDRESS:
2033 S Evergreen St
PLAN CHECK ENGINEER:
Lo, JonathanTEL:714
647-5822
EMAIL:
Jlo@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
R-3, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
5/3/2023
INITIAL REVIEW
5/12/2023
EXPIRATION
10/30/2023
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Diego Olivares
3.
TEL:
(714)305-4206
FAX:
VALUATION: $349,000.00
EMAIL:
oscaroli0406@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 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.
5. The applicant shall obtain clearances/approvals for the following, prior to building permit issuance(CHECKED BOXES REQUIRED ONLY):
☒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).Comments have been provided on drawing and calculation hard copies in relation to all comments below. Applicant must pick up red marked sets from city prior to resubmittal and return marked up set with resubmittal.DocumentationDeferred Truss Submittal shall be updated to Current 2022 CBC. Deferred Truss Submittal shall be reviewed and stamped/signed by EOR prior to City review, full review not completed. Review stamp is acceptable. Add second Unit #2 address on Job Address in title block on all sheets to cover work done in Main Family Residence and ADU.DrawingsSheet SP-1
Provide the following design data on the first sheet (R106.1.1)
☐Sheet Index
☐Occupancy groups (R-3/U)
☐Type of construction (V-B)
☐Automatic Fire Sprinkler (YES or NO)
☐Number of stories.
☒Flood Zone: X
☐Flood Zone: A
☐Flood Zone: AE
☐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.Verify cut and fill noted on sheet with Grading Plans, ensure noted amounts match.For the purpose of Park & Rec Development fee calculation, please provide new ADU square footage to existing single family residence square footage ratio (ADU sf / SFD sf) on the Cover Sheet. Square footages shall NOT include garage, non-habitable attic space, non-habitable basement space, patio cover, patio enclosure, sunroom and similar uses.Note on plan: The ADU sf / SFD sf ratio is for Park & Rec fee purpose only. The applicant is responsible for the given “SFR sf” of the existing primary residence; Building Safety staff are not responsible for the accuracy of the given “SFR sf”.Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
Deferred Trusses –
Submit two (2) sets of truss calculations and plans to the city for plan check.
The truss calculations and plans shall include review of roof, mechanical and lateral loads (chord/strut & brace loads); also include review of top chord and bottom chord for axial + flexure between panel joints.
The truss calculations and plans shall be stamped, signed and dated by a licensed civil/structural engineer.
The truss plans shall be “review stamped” and “wet” signed by the engineer of record.Add separate Project information for ADU where different (e.g. # of stories) Verify Square Footage shown on Site Plans for Garage, ADU, and Two story residence. Numbers do not match square footage provided in Area Analysis S.F.Provide finish floor elevation, highest adjacent grade, and lowest adjacent grade for new two story residence and ADU to match Grading Plans for clarity.Roof projecting on south side of ADU projecting between 2’-0” to 3’-0” from property line requires 1-hour fire rated underside or code equivalent alternative Specify on plan where required and reference/provide a detail for proposed system.Sheet GN-1Add Soil Engineer and report information provided in notes. Note should include Company, Report #, Report date, and any capacities used from report. Sheet A-1New 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))The follow electric ready notes shall be added to the drawing set:
Water Heating system (water heater) – (Section 150.0(n))
Systems using gas or propane water heaters to serve individual dwelling units shall designate a space at least 2.5 feet by 2.5 feet wide and 7 feet tall suitable for the future installation of a heat pump water heater (HPWH) by meeting either A or B listed under Section 150.0(n).
A. If the designated space is within 3 feet from the water heater:
i. A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, 10 AWG copper branch circuit, within 3 feet from the water heater.
ii. Isolate both ends of the unused conductor.
iii. A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker
iv. A condensate drain that allows natural draining of the water heater.
B. If the designated space is more than 3 feet from the water heater: see additional Code requirements.
When a second water heater is installed as part of the addition shall comply with Section (150.2(a)(D).
Energy Storage System (ESS) Ready: All single-family residences that include one or two dwelling units, and ADU shall meet the following:
At least one of the following shall be provided:
ESS ready interconnection equipment [auto transfer switch and panel] with a minimum backed-up capacity of 60 amps and a minimum of four ESS-supplied branch circuits, or
A dedicated, minimum 1” raceway from the main service to a subpanel that supplies the branch circuits in Section 150.0(s)(2).
A minimum of four branch circuits shall be supplied by the ESS: the refrigerator, one lighting circuit shall be located near the primary egress, and at least one circuit shall supply a sleeping room receptacle outlet.
The main panelboard shall have a minimum busbar rating of 225 amperes with space to install future isolation equipment/transfer switch within 3 feet.
Heat pump space heater (furnace) ready: System using gas furnace to serve individual dwelling units shall include a dedicated 240 volt, minimum 30 amps branch circuit wiring shall be installed within 3-ft from the furnace for a future heat pump space heater installation.
Electric cooktop ready: System using gas to serve individual dwelling units shall include the following shall include a dedicated 240 volt, minimum 50 amps circuit wiring shall be installed within 3-ft from the cooktop for a future electric cooktop installation.
Electric clothes dryer ready: Clothes dryer using gas to serve individual dwelling units shall include a dedicated 240 volt, minimum 30 amps branch circuit wiring shall be installed 3-ft from the clothes dryer location for a future electric clothes dryer installation.Keynote #4: Verify 100 CFM kitchen vent is adequate for proposed stove. Egress window note: Minimum clear height of egress window shall be 24” (R310.2.2)Egress window note: Update code to 2022 CRC.Show stair handrails where occurs on plans and extent required.Provide elevation change dimension at entry porch slab to interior slab on grade.The following shall be provided for aging in place requirements:
Reinforcement for grab bar for bathrooms
Electrical receptacle outlet, switch and control heights
Doorbell control height Under-stair protection: Provide ½-inch gypsum board on walls, under-stair surface and soffit on the enclosed side. (R302.7)
Stairways (R311.7) –
☒Provide/show 6’-8” clearly headroom above the stairway.
☒Show the dimension of rise and run of stairways on plans. Show 7.75" (203mm) maximum rise and 10" (229mm) minimum run with nosing of ¾” minimum and 1 ¼” maximum.
Handrails –
☒Handrails shall be provided at least on one side of each continuous run of treads or flight with four or more risers. (R311.7.8)
☒Handrails shall not project more than 4.5” on either side of the stairway. (R311.7.1)
☒Provide handrails not less than 34" or more than 38" above the nosing of tread. (R311.7.8.1)
☒Handrail(s) shall be continuous the full length of the flight. Ends shall be returned or terminate in posts. (R311.7.8.2)
Guardrails – (R312)
☒Guardrails are required along the open-sided walking surfaces that located more than 30-inches measured vertically to the floor or grade below.
☒Guards shall be 42” in height. Where guardrails serve as handrails on the open sides of stairs – top of guardrails shall not be less than 34” and not more than 38” in height.
☒Guards shall not have openings which allow passage of 4” diameter sphere. At the space formed by the riser, tread and bottom rail of a guard – a 6” sphere cannot pass through. Sheet A-2See comments on sheet A-1 for similar comments that apply.Verify window and door ID’s, there is no window or door schedule provided on sheet. Sizes/types do not match schedule on A-1. Please provide window and door schedule.Verify all notes referenced on Floor Plan. Notes do not match Keynotes on sheet. (e.g. Note 3, 4, etc…)
Dwelling/garage separation –
☒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) Sheet A-5Ceiling height in sections do not match Plans. Revise to match, typ all sections.Sheet A-6Ceiling height in sections do not match Plans. Revise to match, typ all sections.Sheet A-7Provide roof projections on Garage & ADU Roof plan at all sides.Sheet E-1Provide CO to match Arch in ADU outside Bedroom-1.Attached garage – For each dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit (40 amp). On the plan, please show compliance with Section 4.106.4.1.Sheet T-24.1T24 compliance shall be updated to 2022 code.Sheet T-24.3T24 compliance shall be updated to 2022 code.Sheet S-1Foundation requirements in Foundation Notes and Important Notes shall match soil report minimums and sheet GN-1. Revise to match.It is recommended to not provide repeated notes in various locations within sheet. For example, Soil Bearing Pressure is found within Foundation Notes, and Soil classification note. Anchor-bolt notes are found within Important notes and a separate note with foundation sizes and depths. This will lead to possible confliction and confusion.Sheet S-2See comments on Sheet S-1 for similar comments. Sheet S-3Provide HDR sizes on Ceiling Framing Plan at interior openings.Verify detail reference 49/SD3 at shearwall along Grid B references correct detail.Verify shearwall 20’-0” length shown in Floor Framing Plan along Grid 1. Verify all exterior wall detail references in Floor Framing Plan. Details 33, 35, and 36 referenced at walls should be non-load bearing else foundations should be provided.Provide top of stair framing support members as referenced in stair connection detail. Verify detail reference 38/D3 should reference sheet D2.Show extent of where J Truss ends and Conventional Roof Framing starts on plan.Provide detail for conventional roof framing member to wall connection plan north of FB-2.Provide ceiling joists size, spacing, and extent at low roof where occurs on plans. (e.g. over dining room and living room.Sheet S-4Check drag load at shearwall along Grid 1 and ensure connection adequate. Sheet D-2Detail 38 – Verify not 6 referenced at Truss top chord.Sheet D-4Stair details shall be referenced on plans where occurs.CalculationsPage 5/70 – Justify fully braced along entire length of Floor Beam where spanning outside of 2nd floor. DCR for Alt-2 is high enough where this could be a concern. Page 11/70 – Justify total deflection limit of 220 for floor beams. Typical all floor beams where occurs. Page 13/70 – Floor beams supporting any shearwall above shall be designed to resist any lateral shear/overturning loading. Loads shall be applied including overstrength. (ASCE 7-16 Sec.12.3.3.3). Typical all similar floor beams.Page 35/70 – Add stair reaction loading to header load for header beneath stair connection. Else provide stair support member framing on plans showing no load path to header. Page 59/70 – Verify foundation depth with drawings, drawings show 24” min while calcs specify 30”. Revise to match or identify where actual depth is shown in drawings.Page 63/70 – Justify overturning height for Shearwall Line A where stairway opening occurs. Wall should be designed as full height if no floor occurs at shearwall for bracing.Page 64/70 – Page is missing, please provide.(End of Comment)