HomeMy WebLinkAbout298867_3_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:
101114034
PROJECT ADDRESS:
1401 N Bush 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
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/23/2023
INITIAL REVIEW
4/10/2023
EXPIRATION
8/22/2023
RECHECKS:
1.6/29/2023
PROJECT APPLICANT CONTACT PERSON:
2.
John M Coil
3.
TEL:
(714)648-0236
FAX:
VALUATION: $50,000.00
EMAIL:
Jcoil@jmcse.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.Documentation
Energy Conservation – Title 24 Energy forms & calculations
Provide documentation to demonstrate compliance with the California Energy Code.
Climate zone 8 is used.
Compliance forms with signatures must be provided on plans.
Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen (100 cfm minimum).
Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.
On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, per Title 24 calculation.
PC #2: Comment not addressed, please include on plans.
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.
PC #2: Proposed Heat Pump on roof shall be approved by Planning Division prior to final approval. Please reach out to assigned Planner for review. Provide maximum weight on rooftop unit and provide anchorage details to existing framing.
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.
Please contact your assigned planner regarding washer dryer set up requirement.
CalGreen Plan Review Comments:
Plumbing fixtures flow rate limitation
Water closet – 1.28 gallon per flush
Shower head – 1.8 gallons per minute at 80 psi.
Lavatory faucets – 1.2 gallon per minute at 60 psi.
Kitchen faucet – 1.8 gallon per minute at 60 psi.DrawingsSheet C-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.Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.Clearly identify property line on Site Plan.Revise address on title block to Unit #2 on all sheets.Clarify ADU common space area on plan. Ensure total ADU sqft is provided.Sheet C-2Walls separating dwelling units (main house and new ADU) shall be minimum 1-hour fire partition. Fire rated floor-ceiling and wall assemblies shall extend to and be tight against the exterior wall, and wall assemblies shall extend from the foundation to the underside of the roof sheathing. Provide details on the plans. (R302.3 CRC)PC #2: See additional comments below.Walls separating dwelling units shall provide airborne sound insulation for walls with an STC rating of at least 50 per. Provide details on plans and provide verification of a tested assembly to achieve the required STC rating of 50.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. (R303.9)PC #2: See Documentation Comment #9 regarding rooftop unit.Carbon Monoxide Alarms – Provide carbon monoxide alarms at outside of each sleeping area, in the immediate vicinity of the bedroom(s); on every level of a dwelling unit including basements. (R315)
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)
☐For an FAU located in the attic, provide a minimum access of 22 x 30 inches, a 24-inch wide walkway, a 30-inch deep work platform, and electric light outlet adjacent to the furnace and switched by the opening. (CMC 904.11 & 305)
Under-floor access and ventilation
☒Provide accesses to all under-floor spaces. On the plan, show locations of under-floor accesses – Access opening through the floor shall be 18”x24” minimum; openings through a perimeter wall shall be not less than 16”x24”. (R408.4)
☒Show on the plans – under-floor vent locations, type and size (area = 1/150 of the under-floor space). Locate openings at corners and provide cross ventilation. Provide a cross ventilation summary; on the plans indicate the total area required versus provided. (R408.1) Provide existing ceiling height.Typical Wall Section – Ensure no load bearing occurs on new interior non-bearing walls via slotted clips, gaps, etc…Sheet C-3
Emergency escape and rescue openings – (R310)
☒Provide emergency escape from basements, habitable attics and every sleeping room. (R310.1)
☒Existing openings in bedrooms do not meet egress requirements. 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)
Additional CommentsSheet C-2Please provide a separate plan overlay for basement location underneath first floor for clarity.Verify Excavated Area noted on Basement Plan is existing basement area. There should be no new excavation area provided in submittal.Specify Hot Water Heater and FAU suspended from floor framing in Basement Plan service the existing house. Specify existing columns shown in Basement Plan. Verify if supporting floor framing, if supporting floor framing, fire rated system may be required. See comment #19.Specify window types on plan.Specify door types on plan.Sheet C-3Fire/Sound Wall Detail – Fire rated system shall be provided on both sides of shared wall.Fire/Sound Wall Detail – Fire rated system shall extend from the foundation to the underside of the room sheathing. (R302.3) Where fire rated wall sits atop elevated floor/basement, floor system shall be rated. Please provide proposed GA system for required rating. Any support of this rated floor (columns, walls, etc) shall be rated at the same or better.Fire/Sound Wall Detail – Fire rated system shall be continuous to the roof sheathing, if discontinuous for ceiling ledger or connection, provide double fireblocking.Typical Cross Section – Provide existing Masonry Stem Wall minimum reinforcing requirement to be met. Else strengthening will be required for ADU (shall be noted to be field verified).North ADU Wall Elevation – New proposed rooftop heat pump shall be approved by the Planning Division. Please reach out to your assigned planner with proposed location.North ADU Wall Elevation – Provide proposed rooftop heat pump max weight and provide anchorage detailing on existing support. Elevations – Specify Finish Floor and finish grade locations in all Elevations.Elevations – Provide elevation dimension from bottom of egress window to Finish Floor.Proposed window type change shall be approved by Planning Division prior to final approval. Please reach out to your assigned planner with proposed change.West Elevation – Provide overhang dimension. Any overhang extending within 5’-0” from property line shall be fire rated at the underside or Code Approved alternative. No eave vents may occur at fire rated overhang unless ICC listed product specified. No overhang within 2’-0” from property line is permitted. (R302) Sheet T24-1Window 3m shall have new window alteration in Title 24 if replacing glass. If existing glass and frame is being modified to casement, please specify on drawings intent of modification and how to be completed. (End of Comment)