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HomeMy WebLinkAbout302232_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: 101115116 PROJECT ADDRESS: 620 S Newhope 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, U PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 5/17/2023 INITIAL REVIEW 5/19/2023 EXPIRATION 11/13/2023 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Victor Bui 3. TEL: (714)989-3238 FAX: VALUATION: $1,500,000.00 EMAIL: victor.bui@fgdesignlab.com FLOOD ZONE: X-0602320256J 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. Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection. [Comment Resolved] ☒3. Add note on the coversheet: Minimum __4.27__(KW) photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request. [Comment Resolved] ☒4. 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 forms with red-marked comment drawings set [Comment NOT resolve –submit grading plan for review – grading exemption checklist does not apply to new building] ☒5. 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) [Comment NOT resolve – indicate/duplicate on plan per grading plan how surface water diverted away from building and adjoining property lines] ☐6. 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. ☐7. 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. ☒8. 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.) [Comment Resolved] ☐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) [Comment Resolved] ☒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) [Comment Resolved] ☒9. 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. (R303.10) [Comment Resolved] ☒10. Garage and Carports: (R309.1) ☐Floor surfaces shall be of approved noncombustible material, and shall be sloped to facilitate the moment of liquids to a drain of toward the main vehicle entry doorway. ☐Carports shall be open on not less than two sides. Carports not open on two or more sides shall be considered to be a garage. ☒Newly constructed one-and two-family dwellings and town-houses with attached private garages shall comply with EV infrastructure requirements in accordance with the California Green Building Standards Code, Chapter 4, Division 4.1. (R309.8) [Comment Resolved] ☐On the plan, provide a landing or floor on each side of each exterior door. Landing shall have width of not less than the door served and a minimum of 36” measured in the direction of travel. ☐Landing shall not be 1 ½” lower than the top of the threshold when doors swing over the landing or floor; otherwise, landing can be 7 ¾” maximum lower than the top of the threshold. ☒11. Please provide minimum 36” clear access throughout the building (hallway). (R311.6) [Comment Resolved] ☒12. Stairways (R311.7) – ☐Show minimum 36” clear width. ☒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. ☒Provide minimum 36” landing at top and bottom of stairway. (R311.7.6) ☐Winder tread – 6" minimum run at narrower side; 10" minimum run at the walk line (the walk line is measured 12” from the narrower side). (R311.7.5.2.1) [Comment Resolved] ☒13. 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) Provide 1¼" to 2" handgrip, 1½" from wall. (R311.7.8.3) ☒Handrail(s) shall be continuous the full length of the flight. Ends shall be returned or terminate in posts. (R311.7.8.2) [Comment NOT resolve – detail 3/A2.0 Specify handrail grip size Update unit to imperial unit.] ☒14. Exterior wall covering – ☒Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1) [Comment Resolved] ☒Provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2. [Comment NOT resolve – detail 3/A3.0 should indicate water resistive barrier per Section R703.2] ☒15. Attic access and Ventilations – ☒Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1) [Comment Resolved] ☐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) ☒16. Roofing requirements – (R901) ☐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 #. [Comment Resolved] 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)) [Comment Resolved] ☒2. Photovoltaic system is required for all newly constructed low-rise SFD including detached ADU, and Multifamily buildings. On the plan, please specify minimum system size (in KW) in accordance with the Title 24 calculation. (Section 150.1(c)14; 150.1(b)(1)) Exception 2: PV system is NOT required when the minimum PV system size specified by Section 150.1(c)14 is less than 1.8kWdc [Comment Resolved] ☒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). [Comment Resolved] ☒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. [Comment Resolved] ☒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. [Comment Resolved] ☒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. [Comment Resolved] ☒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. [Comment Resolved] CalGreen Plan Review Comments: ☒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. The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging as “EV CAPABLE”. The raceway termination location shall be permanently and visibly marked as “EV CAPABLE”. [Comment Resolved] Structural Plan Review Comments: ☒ 1. The foundation plan should be reviewed and approved by the Geotechnical Engineer. (1803) Provide a written letter from the Geotechincal Engineer indicate that structural details, specification related to foundation are comply with the soil report [Comment NOT resolve – provide written letter from the Geotechnical Engineer]☒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.  [Comment Resolved] 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”. [Comment Resolved] Soil report was prepared under CBC 2019 which is outdated code. Soil Engineer to provide a written letter indicate that soil report prepared is still valid under current CBC 2022 code [Comment NOT resolve – provide written letter from the Geotechnical Engineer indicate soil report is still valid under CBC 2022 code] Sheet S.0 Update concrete code section to ACI 318-19 [Comment NOT resolve – update concrete freezing exposure class per ACI 318-19 and all relative concrete notes sections] Sheet S1 SEOR to coordinate with soil report requirement for minimum slab-on-grade thickness and vapor barrier requirement [Comment Resolved] For shear wall with h/b ratio greater than 2 required aspect ratio factor reduction. SEOR to project structural calculation justification that shear walls are still adequate or provide additional nailing where required. [Comment Resolved] Provide structural detail for stair stringer, and design calculation for review [Comment Resolved] Sheet S2 Provide G.T. framing size [Comment NOT complete – provide G.T. framing size per calculation, and constriction detail at porch] Column(s), in multiple locations, are supporting discontinue wall. Provide structural calculation justification that 4x4 post is adequate to support vertical load with overstrength factor per ASCE 7 section 12.3.3.3. Typical to all locations [Comment Resolved] Beam 14 over garage with point load from discontinue shear wall above shall include overstrength factor for beam analysis. Show calculation including overstrength factor design. Typical to all [Comment Resolved] Sheet SD1 Detail 1: coordinate minimum footing size with soil report. [Comment Resolved] Sheet SD2 Detail 2 Provide 2x bracing size [Comment Resolved] Detail 3 Provide 2x bracing size [Comment Resolved] 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.☒Additional Review Comment (6/ 20/2023) :Sheet S3: Provide G.T. framing size per calculation typical to all on roof framing plan(End of Comment)