HomeMy WebLinkAbout302894_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:
101115337
PROJECT ADDRESS:
315 E Sixteenth St Unit# 2
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, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
6/12/2023
INITIAL REVIEW
6/26/2023
EXPIRATION
12/9/2023
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Nathan Brimlow
3.
TEL:
(360)947-0588
FAX:
VALUATION: $40,000.00
EMAIL:
brimlow.nathan@gmail.com
FLOOD ZONE: X-0602320163J
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.
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. 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. (see attached Grading exemption checklist with hard-copy red-marked comment set)
☒3. 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)
☒4. 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)
☒5. 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)
Energy Conservation – Title 24 Energy forms & calculations
☒1. 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)); (150.2(a)(C))
☒2. On the plan, please specify U-factor (not higher than 0.3) and SHGC (not higher than 0.23) for building fenestration, per Title 24 calculation.
☒3. 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).
☒4. 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.
☒5. 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.
☒6. 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.
☒7. 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.
CalGreen Plan Review Comments:
☒1. Bathroom Exhaust Fan (Section 4.506.1)
Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building
Unless functioning as a component of a whole house ventilation system, fan must be controlled by a humidity control.
Structural Plan Review Comments:
☒1. Sheet S1:
General notes: note #4 verify/apply current design code CBC 2022
Foundation notes: verify note #7 detail reference, should it be detail 3/SD-1
Wood notes: note #7, revise to current design code CBC 2022
☒ 2. Sheet S2:
Foundation Plan: verify detail reference of detail 3/SD1 at the kitchen wall. There are no H.D. occur at this location, provide pad footing detail and reference
Roof framing plan: provide design of member B4 as a drag member with combined loading (compression and bending) with additional point load from member #5
Shear wall plan: per calculation for shear length 14’-0” and 9’-0”, net tension are occur for these two walls. Provide H.D. as required☒Additional Review Comment:
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”.
Sheet A-0.1: update Low-Rise Residential Mandatory Measure Summary to 2022 code
Sheet A-0.2: windows U-factor shall not be taken more than 0.30 and SHGC number shall not be higher than 0.23.
Prior to submit the hard-copy drawings for approval and permit issuance. It is at applicant’s discretion, as an option, to submit a full-set electronic drawing (in pdf format) for a courtesy review. Please include the original red-marked comment drawing set, red-marked calculation, and all supporting document (revised calculation, etc.) for an expedite review.
Red marked comment set is available to pick-up at the City Hall.(End of Comment)