HomeMy WebLinkAbout300780_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:
101114620
PROJECT ADDRESS:
407 E Pine 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
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
4/11/2023
INITIAL REVIEW
5/24/2023
EXPIRATION
10/8/2023
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Emilia Aguirre
3.
TEL:
(951)261-6813
FAX:
VALUATION: $300,000.00
EMAIL:
permits@oc-builders.com
FLOOD ZONE: X-0602320276J
GUIDELINES:
Comments contained within this report reflect only those of the Building and Safety Division. Additional comments or corrective action may be required by other Departments and/or outside Agencies
This Plan Review Report and all subsequent code references are based upon the most recent version(s) of the 2022 California Building Codes (CBC, CRC, CFC, CEC, CPC, CMC, CGBSC, and CEES)
The approval of plans and any supporting documents does not permit the violation of any section of the adopted building codes or other pertinent local ordinances, or state and federal laws
All listed plan review comments must be adequately addressed before a building permit can be issued
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.
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. This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A or AE. This zone requires that the lowest finish floor elevation (including basement) of the structure shall be at (or above) base flood elevation determined by a hydrology study for the A zone, or at (or above) the base flood elevation specified for the AE zone, on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance, Santa Ana Municipal Code, Chapter 7, for complete requirements. Drawings shall show compliance with said ordinance including noting flood zone and finish floor elevation."
☐3. Note on plans: "A Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE shall be completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. The completed ELEVATION CERTIFICATE must be submitted to the Building Inspector at the time of foundation inspection, and a FINAL CERTIFICATE must be submitted at the time of final inspection."
☐4. Provide a project description with a complete and detailed scope of work on the cover sheet of the plans.
☒5. 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.
[Comment resolved]
☐6. Provide the following design data on the first sheet (R106.1.1)
☐Occupancy groups (R-3/U)
☐Type of construction (V-B)
☐Automatic Fire Sprinkler (YES or NO)
☐Number of stories.
☐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.
☒7. 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]
☒8. Add note on the coversheet: Minimum __2.03__(KW) photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.
[Comment resolved]
☒9. 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.
[Comment resolved]
☒10. Show/provide safety glass in hazardous locations (R308) –
☐Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors.
☐Glazing within 24” of door and those bottom edge is less than 60”.
☐Glazing with exposed area more than 9 sq. ft with bottom edge is located less than 18” above the walking surface and top edge is located more than 36” above the floor.
☒Glazing in enclosure for or walls facing hot tubs, bathtubs, showers, whirl-pools, saunas, steam rooms where the bottom edge of the glazing is less than 60” above the any standing surface.
☐Glazing in railings
☐Glazing adjacent to stairways, landings and ramps with 36” horizontal of a walking surface and bottom edge located less than 60” above the floor.
☐Site built windows shall comply with Section 2404 CBC.
[Comment resolved]
☒11. Exterior wall covering –
☒Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)
☐Provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2.
[Comment resolved]
☐12. Please see marked-up plans for additional requirement/comments.
Energy Conservation – Title 24 Energy forms & calculations
☒1. 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]
☒2. 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]
☒3. 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]
☒4. 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]
☒5. 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. Plumbing fixtures flow rate limitation (Section 4.303)
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.
[Comment resolved]☒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]
Sheet 10
ADU Building: SEOR to coordinate footing size under Simpson Strong Wall with Simpson drawing. Indicate the footing size on plan
[Comment resolved]
Detail B, C, F, and G: Per soil report, footing should be minimum 15” wide and 18” deep from the lowest adjacent grade
[Comment NOT resolved – identify 18” minimum from the lowest adjacent grade for Detail B, D, F, and detail J]
Sheet 11
Detail C: coordinate with detail B/9 to provide 2x4 bracing connection and spacing
[Comment resolved]
Roof Framing plan
ADU Building:
Ceiling Joist also acts as rafter tie. Provide constriction detail(s) for ceiling joist at beam and at wall to insure its continuity
[Comment resolved]
Provide beam size over kitchen area
[Comment resolved]
Provide construction detail for beam ends connection per item above
[Comment resolved]
Provide construction detail for (N) C.J. to beam connection at kitchen area
[Comment resolved]
Provide beam framing size over at cover porch
[Comment resolved]
Provide construction detail of how beam frame into the ADU building at cover porch
[Comment resolved]
Main Building:
Provide (N) beam size at dining room and construction detail of how (E) C.J. connected to the (N) beam
[Comment resolved]
Provide support member(s) at each end of (N) beam at dining room per item above
[Comment resolved]
Provide calculation of 2-2x6 R.R. and verify the deflection is adequate at family room
[Comment NOT resolve – it appear that (2) ridge beams are supported by 2 – 2x8 ceiling joist. Provide design of ceiling joist span 20-0” with 2 reactions from ridge beam/king post]
Calculation indicate that maximum span for (N) 2x6 is 11.72ft. (N) 2x6 is spanning 15.5ft, No Good
[Comment resolved]
Provide detail how ceiling joist spice at wall at new laundry room
[Comment resolved]
Provide construction detail for how (N) 2x8 ridge beam is supported at family room
[Comment resolved]
Provide construction detail for (E) ridge beam is being supported at failing room
[Comment resolved]
Provide framing member for how two (2) ridge beam is supported over laundry and bathroom
[Comment NOT resolve – it appear that (2) ridge beams are supported by 2 – 2x8 ceiling joist. Provide design of ceiling joist span 20-0” with 2 reactions from ridge beam/king post]
Sheet WSWH1and WSWH2: SEOR to provide engineering stamp and signature
[Comment resolved]
Sheet WSWH1:
Detail 2: SEOR to select design concrete strength and delete/cross-out those that are not used. Also, indicate the footing size on ADU plan based on selection
[Comment resolved]
Red marked comment set is available to pick-up at the City Hall.☒Additional Review Comment (8/23/2023):
Sheet 11
Detail B: provide elevation of collar tie
ADU
Provide construction detail of how roof edge & porch interact
Main
Engineering to verify (E) 2x6 could span 18’-0”. Suggest to sister (N) 2x6. Provide detail how to sister (E) to (N)
Total beam reaction = 2.26k. provide beam support detail
ADU: Aging-in-place Design & Fall Prevention – (R327)
☒Reinforcement for grab bar: at least one bathroom on the entry level shall be provided with reinforcement installed. Where there is no bathroom on the entry level, at least one bathroom on the second or third floor of dwelling shall comply
Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency.
Reinforcement shall not be less than 2x8 inches nominal lumber or other construction material provide equal height and load capacity. Reinforcement shall be located between 32 inches and 39 ¼ inches above the finished floor flush with the wall framing
Water closet reinforcement shall be install 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 outlet, switch and control height: Electrical receptacle outlets, switches and control (including controls for heating, ventilation and air conditioning) intended to be used by occupants shall be location no more than 48 inches measured from the top of the outlet box and not less than 15 inches measured form the bottom of the outlet box above the finish floor
☒Doorbell buttons: 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 buttons integrated with other features are required to be installed above 48 inches measured from the exterior floor or landing, a standard doorbell button or control shall also be provided at a height not exceed 48 inches above exterior floor or landing, measure from the top of the doorbell button or controls. (End of Comment)