HomeMy WebLinkAbout298370_2_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:
101113855
PROJECT ADDRESS:
1605 N Baker St 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, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/13/2023
INITIAL REVIEW
4/5/2023
EXPIRATION
8/12/2023
RECHECKS:
1.5/22/2023
PROJECT APPLICANT CONTACT PERSON:
2.
Dale Knudtson
3.
TEL:
(714)402-4777
FAX:
VALUATION: $114,000.00
EMAIL:
casadedale@gmail.com
FLOOD ZONE: X-0602320144J
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.DrawingsAll sheets shall be signed by the designer.DrawingsSheet A1.0
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.Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.Provide new lot coverage area ratio.Add existing free standing patio demo to scope of work.Sheet A2.0Please contact your assigned Planner regarding tankless water heater and condenser requirements. Tankless water heater outside shall be fully enclosed. Fix Floor Plan Legend wall hatches, they do not currently match the floor plans.Verify if there is a new door at bedroom.Sheet A3.0Provide dimension to bottom of egress windows on elevations.Note 2 – New roofing information shall be provided including type, class, and ICC ESR # for proposed roofing. Noting to match existing does not suffice. Note 6 – Provide proposed attic ventilation and area to be used in comparison to required. Provide roof projection dimension on elevations or plans.Sheet S1.0Provide post information including size and top/bottom connection for post at patio supporting Hip beam. Please add holdowns at all braced wall panel ends.Please specify 10mil vapor barrier minimum.Provide epoxy information at dowels between new and existing slab including type and ICC ESR #.PC #2: Rebar in non-shrink grout is not equivalent to post installing in epoxy. Provide ICC approved Epoxy product for rebar to be installed in existing slab on grade.Provide interior non-bearing wall top/bottom connection details. Ensure top connection does not bear load, this can be accomplished via slip connections and gap or alternative.Existing garage lateral system shall be noted at shared wall and to be verified in field. Exterior stucco was commonly used as lateral system in older houses, removal of stucco as noted could potentially remove the lateral system. Else provide calculations for new shear wall along wall to support both ADU and existing garage mass. Provide Braced Panel at plan Northeast corner adjacent to existing garage. See comment #18 above prior to adding Braced Panel.Provide detail where hip beams connect to ridge. Hip beams shall be detailed and designed accordingly to ensure adequate load path (R802.4.3)Provide roof sheathing information on plan including size and nailing.PC #2: Detail 1/S2.0 does not provide nail pattern. Verify where nail pattern information is provided. Maximum Braced Panel spacing is 25’-0”, 26’-0” cannot be used without interior bracing. 4’-0” Braced Panel on plan West wall spans into bathroom opening, revise as needed.Sheet S2.0Detail 7 & 8 – Please use 10mil vapor barrier minimumDetail 8 – Clarify plywood note specifying plywood under stucco shear panel between walls.Detail 9 – See comment #14 in regards to holdowns, revise note in detail.Additional CommentsNew hip rafter and ridge sizes should be provided as actual size designed/required. General depth does not suffice.Provide detail for new ridge to wall brace connection.The following notes shall be added in drawings per latest code “Aging” requirements:
Reinforcement for grab bar for bathrooms shall be provided.
Electrical receptacle outlet, switch and control heights shall be followed.
Doorbell control height shall be followed.The following Electric Ready notes shall be added in drawings per latest Energy Code.
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.(End of Comment)