HomeMy WebLinkAbout304780_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:
102115905
PROJECT ADDRESS:
3005 W Elder Ave
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
7/24/2023
INITIAL REVIEW
8/25/2023
EXPIRATION
1/20/2024
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Huu Ngo
3.
TEL:
(909)266-4933
FAX:
VALUATION: $10,000.00
EMAIL:
huudoanngo91@gmail.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. 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 A.00For 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”.Note on plan: All concealed work installed without permits must be exposed for inspection to the satisfaction of the Building Inspector. This includes methods of attachment and all footings, structural members, mechanical, electrical, plumbing and insulation.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.Revise Sheet SD3.0 to SD1 in Sheet Index.Revise JADU to ADU on Proposed Front Yard Plan. Typical all sheets where JADU is referenced.Sheet A.05The following “Aging-in-place Requirements” shall be noted on plans (R327):
Reinforcement for grab bar installation for bathrooms shall be provided. (R327.1.1)
At least one bathroom on the entry level shall be provided with reinforcement installed. If there is no bathroom on the entry level, at least one on the second or third floor of the dwelling shall comply.
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 or other construction material providing equal height and load capacity.
Reinforcement shall be located between 32 inches and 39¼ inches above 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 inches above the bathtub rim.
Electrical receptacle outlets, switches and controls intended to be used by occupants shall be located no more than 48 inches measured from the top of the outlet box and not less than 15 inches measured from the bottom of the outlet box above the finish floor unless exception met. (R327.1.2)
Interior door width (at least one bedroom door and one bathroom door with 32” clear opening), effective July 1, 2024 (R327.1.3)
Doorbell buttons or controls, when installed, shall not exceed 48 inches above exterior floor or landing, measured from the top of the doorbell button assembly. Where doorbell height requirement cannot be met for integrated doorbell features, a standard doorbell button or control shall also be provided at a height not exceeding 48 inches above exterior floor or landing, measured from the top of the doorbell button or control. (R327.1.4)
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). Ensure proposed water heater enclosure shall meet Comment #8 requirements.New wall hatch in Legend is not visible in Plan. Please revise.Provide existing Living Room window size and ensure adequate glazing area provided in ADU Conversion. Show vent line to exterior for washer/dryer on plan.Verify notes on plans, ensure they match Keynotes (e.g. Note 4 at kitchen range)Remove or verify shearwall icon south of ADU.Enclosed patio does not meet code requirements. Per 2022 CRC Sec AH103, open/glazed area of longer wall and one additional wall cannot be less than 65% area of each wall. Additional openings/glazing will need to be provided, else enclosed patio shall be designed and reviewed as a habitable addition.Enclosed patio may not have storage area incorporated in Enclosed Patio area per 2022 CRC Sec AH101.2. Storage area shall be removed and opened to enclosed patio. AC Unit in enclosed patio shall be treated as conditioned space. Title 24 energy compliancy shall be provided to ensure conditioned space is complaint to current 2022 CEnC. Else AC Unit shall be removed from enclosed patio. Verify dimensions found on roof of Existing Roof Plan.Sheet A.07Update Table 610.4 provided to current code. Sheet A.20Update code references in all notes (e.g. Note 11)Sheet A.30Verify U-Factor for windows in Window Schedule with Title 24. New windows shall have Maximum U-Factor of 0.30 and SHGC of 0.23.Sheet AD.10Detail 12 – Fire rated gyp shall extended to bottom side of roof sheathing on both sides of wall. Sheet S-1.0Verify if footing in enclosed patio is existing permitted footing or unpermitted footing. Typical patio covers do not generally have continuous footing. If continuous footing was for existing permitted patio, it shall be listed as existing footing with size to be verified in field. If unpermitted to be permitted, provide footing sizes and reinforcing. Detail 15/SD1 does not provide footing information. Existing footing at garage door shall be noted to be verified in field, else new foundation shall be provided and doweled into existing. Sheet S-2.0Darken (N) CJ linework on plan at ADU and enclosed patio, it is illegible. Verify if ceiling joist are spliced and bearing on interior walls of ADU. Calculation for C2 has shorter span, verify what Is supporting CJ. Provide detail for CJ splice and design bearing walls as needed.Assumed (E) shearwalls shall be specified on plans and noted to be VIF. Else provide new shearwall. It is recommended to provide new shearwall along garage door side unless adequate existing is proven. Specify (E) Framing size and space. Ensure new ceiling joist size is acceptable at end locations where notch is required. Ensure maximum notch allowance is not exceeded. We see a lot of existing framing end up being more shallow than anticipated with deeper ceiling joists exceedingly being notched at ends. Provide detail for new ceiling joist to wall at enclosed patio.(End of Comment)