HomeMy WebLinkAbout304565_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:
101115842-43
PROJECT ADDRESS:
702 S Shawnee Dr and 702 S Shawnee Dr Unit# 2
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
8/24/2023
INITIAL REVIEW
9/18/2023
EXPIRATION
2/20/2024
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Khanh Nguyen
3.
TEL:
(714)697-9627
FAX:
VALUATION: $2000.00/ $142,873.89
EMAIL:
khanh@tkconstructionco.com
FLOOD ZONE: X-0602320256J
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.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.
This review does not include mechanical, plumbing or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, and electrical work. Call 647-5800 for information.
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.
-Police Department approval on the corrected/final set of drawings (647-5840).
-Public Works Agency approval (647-5039).
- School District Compliance Certificate; and a copy of the building permit application, signed 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).Sheet A-01.Development fee: 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.
Sheet A-01. Development fee: 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-01.Add note on the first sheet that “Solar permit issuance is required prior to perform framing inspection”.
Per revised energy calculation, add note to cover sheet that “Minimum ___ kWdc residential solar PV system is required per energy performance approach and under separate permit.”
Exception: Photovoltaic is NOT required if the minimum required size is less than 1.8 kW. (2022 California Energy Code Section 150.1[c]14, Exception 2).
Sheet A-01. Please clarify project summary item #11.
Sheet A-01. Revise attic ventilation calculation and show correct number of roof dormer vents on roof plan. The “STDH24GB” vent has 100 sq. in. vent free area. See redlines on plan.
Sheet A-02. Revise plans to indicate that a landing, with a width not less than the width of door and length in the direction of travel of not less than 36 inches, will be provided on each side of doors. The elevation of landing shall not exceed 1 ½ inch difference than the threshold of the doorway (7 3/4 inch if door does not swing over the landing or steps) in each direction. Revise plans at exterior doors#1 and #4 to show compliance. (CRC R311.3.1)
Sheet A-02. Show on the elevations that bottom of the clear opening not more than 44 inches above the floor in the egress window for an emergency exit from sleeping rooms.
Sheet A-02. For bathroom #2 window, provide window specifications and make cross-reference to window schedule.
Show exterior wall construction assembly. A minimum of one layer of No. 15 asphalt felt, free from holes and breaks, complying with ASTM D 226 for Type 1 felt shall be applied over studs of all exterior walls. Specify that two layers of Grade D or 60 minute Grade D paper shall be applied over all wood base sheathing. (CRC R703.2)
Provide detail of roof construction assembly. (CRC 902.1)
R327.1 Aging-in-place design and fall prevention.
Provide reinforcement detail and show location on the floor plan. At least one bathroom on the entry level shall be provided with reinforcement installed in accordance with this section. Where there is no bathroom on the entry level at least one bathroom on the second or third floor of the dwelling shall comply with section.
Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency.
Reinforcement shall not be less than 2 by 8 inch nominal lumber (1-1/2" x 7-1/4" actual dimension) or other construction material providing equal height and load capacity. Reinforcement shall be located between 32" and 39-1/4" above the finished floor flush with the wall framing.
Water closet reinforcement shall be installed on both side walls of the fixture, or one side wall and the back wall.
Shower reinforcement shall be continuous where wall framing is provided.
Bathtub and combination bathtub/shower reinforcement shall be continuous on each end of the bathtub and the back wall. Additionally, back wall reinforcement for a lower grab bar shall be provided with the bottom edge located no more than 6" above the bathtub rim.
EXCEPTIONS:
Where the water closet is not placed adjacent to a side wall capable of accommodating a grab bar, the bathroom shall have provisions for installation of floor mounted, foldaway or similar alternate grab bar reinforcements approved by the enforcing agency.
Reinforcement shall not be required in wall framing for pre-fabricated shower enclosures and bathtub wall panels with integral factory installed grab bars or when factory installed reinforcement for grab bars is provided.
Shower enclosures that do not permit installation of reinforcement and/or grab bars shall be permitted, provided reinforcement for installation of floor mounted grab bars or an alternate method is approved by the enforcing agency.
Bathtubs with no surrounding walls, or where wall panels do not permit the installation of reinforcement shall be permitted, provided reinforcement for installation of floor mounted grab bars adjacent to the bathtub or an alternate method is approved by the enforcing agency.
Reinforcement of floors shall not be required for bathtubs and water closets installed on concrete slab floors.
Note on plan: Electrical receptacle outlets, switches, and controls (including controls for heating, ventilation, and air conditioning) intended to be used by occupants, shall be located no more than 48" measured from the top of the outlet box and not less than 15" measured from the bottom of the outlet box above the finish floor.
Note on plan: Doorbell buttons or controls, when installed, shall not exceed 48" above exterior floor or landing, measured from the top of the doorbell button assembly. Where doorbell buttons integrated with other features are required to be installed above 48" measured from the exterior floor or landing, a standard doorbell button or control shall also be provided at a height not exceeding 48" above exterior floor or landing, measured from the top of the doorbell button or control.
EnergySheet T24.1. Revise total conditioned floor area to match the architectural floor plan: 947 sf.Sheet T24.1. Revise fenestration design to have new window area (south facing) and have correct window area (north and east facing) in the energy calculation.Water heating system (CEC150.0(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 heaterIf the designated space is within 3 feet from the water heater: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.Isolate both ends of the unused conductor.A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breakerA condensate drain that allows natural draining of the water heater.If the designated space is more than 3 feet from the water heater: see additional Code requirements.Energy Storage Systems (ESS) ready (CEC150.0(s))- All single-family residences that include one or two dwelling units 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, orA 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 (CEC150.0(t))- 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 (CEC150.0(u))-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 (CEC150.0(v))-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.
Sheet S-02. Update low-rise residential mandatory measures summary from 2019 version to 2022 versions. (California Energy Code)
STRUCTURAL
Refer to plan check set for additional comments marked on the drawing, in addition to this comment list.
Indicate the design criteria and soils parameters, name of the firm responsible for the soils report and the date and number of the report on plan.
Please provide a letter that the consulting geotechnical engineer has reviewed and approved the foundation plans. The letter shall bear the stamp and signature of the geotechnical engineer (1803)
The geotechnical report requires foundation excavations to be reviewed by a geotechnical engineer. Note on the foundation plan "Prior to requesting a Building Safety Division foundation inspection, the geotechnical engineer shall inspect and approve the foundation excavations." (1803)
Sheet S-01. Provide minimum 5” thick concrete slab-on-grade per soils report.
Sheet S-01. Provide capillary break per soils report. Revise concrete slab-on-grade design to have a minimum of 4-inch thick base of ½ inch or larger clean aggregate in direct contact with the 15-mil visqueen.
Sheet S-02. Provide roof framing design and details at the gable end by grid line A. Design framing for different ridges and roof plans. See redlines.
Sheet S-02. Rafter ties. Provide continuous rafter ties spanning between grid line 1 and line 2. Per calculation page #5 for 22 feet span, minimum 2x10 #2 @ 24” o.c. ceiling joists are required and minimum 8-16d are required for ceiling joist and rafter connections (2308.7.3.1).
Sheet S-02. Cross-reference connection details at the built-up roof area and the front porch area.
Lateral
Sheet S-01 and S-02. Show the shear wall type, length and location on the framing and/or foundation plans.
Sheet S-01 and S-02. Provide shear wall design and details on grid line A.
Sheet S-02. Diaphragm discontinuities, openings and reentrant corners (ASCE 7 Section 12.10.1): At diaphragm discontinuities, such as openings and reentrant corners, the design should show that the dissipation or transfer of edge (chord) forces combined with other forces in the diaphragm is within shear and tension capacity of the diaphragm. See redlines on plan at grid line 2 and line B.
Grid line 2. Revise calculation on page 16 to design grid line 2 shear wall for 6 feet long, not 10 feet. Note that the force-transfer-around-opening provisions does not apply (SDPWS4.3.2.2). Revise shear wall design to design per segment shear wall provisions (SDPWS4.2.2.1).
Sheet S-02. Revise shear wall schedule on plan to be consistent with calculation page 17. STR I sheathing is required for 280# plf allowable stress. Remove OSB option.
Sheet S-02. Grid line B. Provide design and detail for the opening in the shear wall where the tankless water heater is installed. Specify maximum opening dimensions in the detail is required.
Sheet S-01. Holdowns may be required at the 6 feet long shear wall on grid line 2. Please clarify on foundation plan.
END OF COMMENTS