HomeMy WebLinkAbout302063_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:
101115061
PROJECT ADDRESS:
2101 N Heliotrope Dr
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
5/15/2023
INITIAL REVIEW
5/28/2023
EXPIRATION
11/11/2023
RECHECKS:
1.7/25/2023
PROJECT APPLICANT CONTACT PERSON:
2.
Kevin Nguyen
3.
TEL:
(714)720-9343
FAX:
VALUATION: $80,000.00
EMAIL:
nerdmd@yahoo.com
FLOOD ZONE: X-0602320163J
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.DrawingsSheet T.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. Code references on all sheets shall be updated.Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.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”.Add note on the coversheet: Photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.Add Grading Exemption form to drawing set on full size seat.Sheet A.4Provide dimensions from all sides of structure to adjacent property lines.PC #2: Roof projections spanning within 5’-0” from property lines require 1-hour fire rated underside or code approved alternative. 1% min slope away from buildings does not meet code minimums. Revise slopes as needed per 2022 CBC Sec. 1804.4 or justify 1% slope.Sheet A.5The following “Aging-in-place Requirements” shall be noted on plans (R327):
Reinforcement for grab bar installation for bathrooms shall be provided per code.
Electrical receptacle outlet, switch and control heights shall follow code requirement.
Interior door width (at least one bedroom door and one bathroom door with 32” clear opening), effective July 1, 2024
Doorbell control height shall be provided to meet code requirement.Specify existing crawlspace entry location on plan or provide new.
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)
☒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) Sheet A.7
The following Electric Ready notes shall be added and constructed:
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.Single-hung window type “D” in Bedroom 2 does not meet egress required 24” clear opening height. Use 4’-6” total height window minimum to ensure clearance met.Sheet A.8Verify if roof above living room is existing or new. Structural shows new roof framing over existing, coordinate with structural.Verify if roof between Bedroom 3 and bathroom 3 is stepped or flush. Currently shown to be flush along one side Provide detail references in empty detail bubbles in Section B-B.Eave vents are not permitted at fire rated eaves unless ICC approved product is specified. Please revise attic ventilation as needed.Sheet A.9Provide ICC # for proposed new roof in roof description.Sheet SN-1Add soil engineer and report information in notes. Sheet S-1.2Provide calculations for house addition gravity and lateral design.Verify if full height plywood extends across entire wall line where occurs (e.g. Shearwall at Grid 2 and wall between Bedroom 3 and bathroom). If plywood spans across entire line, cutting attic continuity, each individual attic space shall be determined to have adequate ventilation as required. Verify detail 14/SD-2 reference between living room and bedroom 3 where eave projection is shown in detail.Provide detail for roof interaction at skew between living room and bedroom 3. It is unclear roof interaction.Verify new roof rafters above living room. Arch shows existing roof and changing roof slope across room. Coordinate with architect.Sheet S-2Verify strap support at entry roof going through wall where roof elevations differ. Provide detail for strap support on inside. Sheet SD-1Detail 3 – Verify slab on grade info shown with plans. Revise to match. Typical all details with slab on grade information shown.Detail 20 – Drywall on each side of wall shall be 5/8” Type X gyp for fire rated wall as shown in Arch section. Sheet T24 1 of 7Title 24 shall be updated to current 2022. Sheet T24 5 of 7Title 24 shall be updated to current 2022. Project is not a garage conversion, it shall be noted as a new detached ADU.(End of Comment)