HomeMy WebLinkAbout293917_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:
101112370
PROJECT ADDRESS:
1011 E St Gertrude Pl
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
10/17/2022
INITIAL REVIEW
11/28/2022
EXPIRATION
4/15/2023
RECHECKS:
1.8/10/2023
PROJECT APPLICANT CONTACT PERSON:
2.10/09/2023
Tom Saenz
3.
TEL:
(714)865-3901
FAX:
VALUATION: $30,000.00
EMAIL:
tomsaenz2000@yahoo.com
FLOOD ZONE: X-0602320276J
Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2019 California Residential Code (CRC); 2019 California Building Code (CBC); CMC = 2019 California Mechanical Code; CPC = 2019 California Plumbing Code; CEC = 2019 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.The drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2019 California Building Standards Code with local amendments and to clearly indicate the scope of work under this building permit application. There may be additional requirements when complete construction drawings and supporting data is submitted for Building Safety Division review.
6. 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.
☒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. These may be picked up at Building and Planning department at applicants’ discretion.Documentation
Submitted drawings are not complete, full review not complete and pending complete resubmittal. Comments provided below do not represent complete review and additional comments may occur.
Unpermitted items needing to be legalized shall be treated as NEW and not EXISTING. All drawing items for unpermitted work shall be revised to NEW. Any assumed member sizes or design (e.g. foundation) that needs to be verified in field must be noted to be verified in field in drawings.
Energy Conservation – Title 24 Energy forms & calculations
Provide documentation to demonstrate compliance with the California Energy Code for both ADDITION and ADU.
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).
New building, or addition more than 1000 sq.ft. – Provide Whole house ventilation. On the plan, please provide/show method of whole house ventilation in compliance with ASHRAE Standard 62.2. – provide complete notes, details and calculations. (150.0(o))
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 min) and SHGC (0.23 min) for building fenestration, per Title 24 calculation.
Verify unpermitted ADU is complete new detached building after demolition of existing garage. Photovoltaic system is required for all newly constructed low-rise SFD including detached ADU, and Multifamily buildings. On the plan, please specify minimum system size (in KW) in accordance with the Title 24 calculation. (Section 150.1(c)14; 150.1(b)(1))
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)
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 G001
Provide a project description with a complete and detailed scope of work on the cover sheet of the plans. Add (E) garage demo and legalizing Duplex conversion to single family dwelling.
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 for House and ADU.
☒Flood Zone: X
☐Flood Zone: A
☐Flood Zone: AE
☒Floor area per occupancy group, including the existing structure(s)
☐Construction shall comply with the 2019 CRC, CBC, CPC, CMC, CEC, California Green Building Code, and California Energy Efficiency Standards Code editions.
PC #2: Add 2019 California Residential Code to Code ComplianceInclude square footage for new ADU, (E) demo’ed garage, new porch to be legalized, and new trellis to Building Area.Add note on the coversheet: Photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.Sheet G003LADBS Prescriptive sheets should not be applied to set. If prescriptive design is intended to be proposed for any construction, in this case the unpermitted ADU, framing plans including gravity and lateral system (braced wall type, length, etc…) needs to be provided for review. Sheet AS100Add drainage and flow direction around new addition and detached ADU on Site Plan.PC #2: Provide slope percentage at drainage arrows shown on plan.Sheet A100.1Legalizing duplex to new single family dwelling requires existing duplex info vs new info. Please specify what work was completed in the conversion. This is to include existing duplex plans. It has been noted in application that interior stairs are new and existing exterior stairs have been demo’ed in unpermitted conversion.PC #2: Comment not addressed. Provide existing duplex first floor and second floor plans.Show smoke detectors and carbon monoxide alarms on plans for single family dwelling.Existing bedroom 206 – Minimum bedroom dimension is clear dimension is 7’-0”. Current unpermitted room is not acceptable. (R304)
Stairways (R311.7) –
☒Show minimum 36” clear width.
☒Provide/show 6’-8” clearly headroom above the stairway.
☒Show the dimension of rise and run of stairways on plans. Show 7.75" (203mm) maximum rise and 10" (229mm) minimum run with nosing of ¾” minimum and 1 ¼” maximum.
Under-stair protection: Provide ½-inch gypsum board on walls, under-stair surface and soffit on the enclosed side. (R302.7)
Handrails –
☒Handrails shall be provided at least on one side of each continuous run of treads or flight with four or more risers. (R311.7.8)
☒Handrails shall not project more than 4.5” on either side of the stairway. (R311.7.1)
☒Provide handrails not less than 34" or more than 38" above the nosing of tread. (R311.7.8.1) Provide 1¼" to 2" handgrip, 1½" from wall. (R311.7.8.3)
☒Handrail(s) shall be continuous the full length of the flight. Ends shall be returned or terminate in posts. (R311.7.8.2)
PC #2: Show proposed handrail on plan for clarity. Ensure adequate clearance and continuity.
PC #3: Handrail items shall be specified on drawing sets or details.Sheet A100.2Legalizing ADU shall be specified as new. Sheet A100.3Legalizing ADU shall be specified as new.Provide detail for fire rated assembly at ADU showing rated system used.Verify window type 26 and 27 shown on plan in new living room. Type not found in schedule.Verify if doors are being removed at existing office and dining room. Show as demo if intended.Verify existing water heater room and area with sheet A100.1. Plan area does not match with wall locations.Interior elevation symbols provided on plans in exterior courtyard and parlor not provided.
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) Sheet A100.4Verify window type 21 for Foyer – 107 with plans. Should this be window type 25?Sheet A200.1Provide new roof tile information including class and ICC #.Provide new roof vent information. Verify intended for vaulted roof.Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)Provide continuous strap information shown around openings. It specifies to see detail but no detail referenced or provided.Sheet A200.2Provide continuous strap information shown around openings. It specifies to see sheet S200.2 but no sheet S200.2 provided.Sheet A200.3Verify if new ADU is flat or gabled roof, coordinate with structural roof plan on sheet S100.Provide new roof tile information including class and ICC #.Sheet A200.4Provide detail for proposed 1-hour rated wall and eave system.PC #2: Detail 11/S200.1 does not provide full 1-hour rated system at wall or eave. 5/8” Type X Gyp shall be provided on inside face of wall. Underside of eave shall be fire rated or code approved alternative shall be provided.Provide new roof tile information including class and ICC #.Dimension from wall to property line shown on plan does not match site plan. Please coordinate.Provide 100 CFM min exhaust/hood at new kitchen range.Clarify 2x12 ripped to 10”, identify where cup trim occurs.Sheet A400Provide dimension between existing roof edge and new roof edge over courtyard. Ensure adequate draining within courtyard.Specify 1-hour fire rated eave requirement on plan and provide detail.Provide roof slope for new ADU.Sheet S100Structural sheets to be stamped and signed by engineer on record providing calculations.Provide ridge member size on roof plan.Detail 2 – Note at blocking is blank, please provide.Detail 2 – Verify new ADU is vaulted roof.Provide all gravity and lateral design for new ADU including roof, walls, shearwalls, foundation, etc…Specify new ADU slab on grade and reinforcing.PC #2: Detail 6/S100 specifies both WWM and rebar in slab on grade notes. It is recommended to use deformed rebar. Verify detail references provided on foundation plan.Sheet S200Detail 4 – Verify if veranda framing sits atop header beam shown in detail 6.Detail 5 – notes have been cutoff on right side. Pleas fix.Sheet S300Verify detail reference sheets on plan, sheet numbers do not seem to match.Provide new landing depth dimension, slope, thickness, etc…Show lateral system for addition including shear walls, posts, holdowns, etc…Detail 1 – Use 10 mil moisture barrier minimum.Detail 1 & 2 – slab on grade information provided in details do not match plans. Revise as needed.Provide detail for new trellis to new concrete curb, provide concrete curb information. Sheet S400Verify detail references on plan, sheet reference does not match provided sheets.Provide plywood sheathing nailing or reference note. Coordinate with sections, sheathing does not match…Provide roof framing at small roof over courtyard on plan.Provide 13’-0” ridge member size on plan.Provide size for roof rafter above foyer.Provide complete framing for new trellis including header framing, post sizes, etc…Provide detail for new trellis to new wall.Sheet S500Elevation 3 - Specify DF#1 for roof framing on plans, information should be on plans or referenced to appropriate sections on plans.Elevation 3 - Sheathing shown does not match plans, please coordinate.CalculationsCalculations should conform to latest codes (2019 CBC, ASCE 7-16, etc…).Sheet 19 – Framing and posts shown in sketch should be provided on plans. It is unclear when designed information is provided on elevations only.Sheet 24 – Verify where header RB-3 occurs, no 4x12 header provided in drawings.Sheet 28 – Show shear walls on plans. Final review to be completed when lateral elements are provided on drawings. Sheet 29 – Sheet is illegible, please ensure all provided sheets are legible for review. Sheet 36 – Show designed holdowns on drawing set. Sheet 41 – Verify where foundation design occurs on drawings. Ftg size shown for continuous foundation not shown in calculations.Verify where foundation supporting headers occur on plans. PC #2: Comment not fully addressed, footing designed not found on sheet S300. Continuous footing sizes also not provided on drawings. Provide calculations for unpermitted ADU (see comments above if proposing prescriptive design)Additional CommentsPlease ensure all information provided in drawings are accurate to what is actually constructed or to be constructed. There should be no conflicting information else review and inspection time will be increased and review fee may be increased. DrawingsSheet G003Sheet is Illegible, fix and ensure all text is clear.Sheet AS100There is small illegible text on the Site Plan, enlarge and make legible. Sheet AS100.1Provide existing duplex drawingsShow Smoke Alarms and Carbon Monoxide Detectors in all bedrooms and hallways as required per 2022 CRC. Sheet A100.3Verify new water heater shown outside of ADU. There is a water heater inside Bathroom 114. Exterior water heaters shall be fully enclosed and approved by Planning Division.Roof projection spanning within 5’-0” from property line needs a 1-hour fire rated underside or code approved alternative. Specify on plan where required and provide detail. Detail 11/S200.1 does not provide fire rated projection.Provide dimension from center of toilet to sink fixture edge in Bathroom 114.Elevation references shown on plan should reference sheet where elevation is to be found.Verify existing ceiling soffit in new addition specified in (N) storage and Living room. Sheet A200.1Provide roof vent calculations for new roof vents in additional space where attic space occurs as needed.Verify if existing window shown on Elevation 2 is to be shifted to new location. New window shall be shown on plans identifying new location and existing infill. Sheet A200.2Verify Simpson metal strap not in Elevation 1. Note is not pointing to any strap. Sheet A200.4Detail reference for One-hour fire rated wall and eave does not adequately provide 1-hour rated system. See comments on Detail 11/S200.1.Sheet A300Provide framing and details for HVAC soffit in architectural or structural set.Sheet A500Licensed architect stamp shall be on all architectural sheets and signed. Ensure any sheet missing stamp is revised.Verify elevation reference provided on plans. They do not match interior elevations on sheet. (e.g. Interior Elevation C in living room. Revise all incorrect references.Sheet S100Stamped sheet to be signed by licensed individual. Typical all sheets. Detail 4 – Specify anti-moisture coating to be used on slab on grade. Including ICC #.Detail 4 – Specify foundation reinforcing.Detail 6 – Verify slab on grade reinforcing. Note shows #10 WWM and other note shows #4 @16oc each way.Provide ADU lateral system on plans. Ensure to match calculations as there has been design provided. Show exterior walls and interior partition walls on plan and provide detail for non-bearing interior partition wall top and bottom connection. Ensure top connection is not load bearing in design. Sheet S200.1Detail 4 – Notes are cut off on left side of detail. Fix as needed. Detail 5 – Show where 4x4 posts occur on plan.Detail 5 – Ensure adequate concrete cover provided for proposed simpson post base at 4x4 posts per Simpson requirements.Detail 5 – Verify specified tile over slab with foundation plan. Foundation plan specifies pavers.Detail 6 – Show all foyer roof framing on plans (e.g. 4x6 beam and 6x8 beam). Framing members shall be identified on plans.Detail 10 – Provide full stair framing and connection details. Detail 11 – Provide 5/8” Type X gyp board on both side of 1-hour fire rated wall.Detail 11 – Underside of eave requiring 1-hour fire rating shall be provided where required. Revise to provide 1-hour fire rated system.Sheet S200.2Detail 1, 2, 3 - Verify slab on grade reinforcing. Note shows #10 WWM and other note shows #4 @16oc each way. Sheet S300Stamps provided on sheet are illegible.Verify new slab on grade reinforcing specified on plans with details. It is recommended to use deformed rebar for new slab on grade.Coordinate all shearwalls with calculations provided. Shearwalls designed in Lateral Analysis have a lot of conflicting information with shearwalls provided on plans. See calculation comments.Verify 5’-7” shearwall shown in (N) Storage room. There is no wall at that location shown on Architectural sheets. Verify 4’-0” shearwall identified in (N) Parlor. There is no wall at location of shearwall ID. Verify Pavers shown with detail 5/S200.1.Verify empty note leader at Exterior Courtyard. Provide note as needed.Provide foundation information for new foundation in (N) Foyer.(N) Foyer should have slab on grade and moisture protection, to connect to foundation.(N) Foyer foundation and slab on grade shall be doweled into existing foundation.Provide Structural framing and details for new floor opening at new stairway on plans.Provide detail section for wall between (N) Foyer and Exterior Courtyard.Provide Simpson Strong Wall foundation sizes on plans.Sheet S400Stamps provided on sheet are illegible.Provide detail for non-bearing interior partition wall top and bottom connection. Ensure top connection is not load bearing in design.Verify shearwall below in (N) Storage room with Foundation Plan.Coordinate new RR span with calculations. Justify 12’-0” span for RR-1. Provide detail section for interior shearwalls. Shearwalls shall span up to roof and provide adequate shear transfer. Show headers and all framing sizes on Roof Framing Plan where occurs. Sheet SSW1SSW1 sheet shall be stamped and signed by licensed EOR.CalculationsSheets with handwritten notes are illegibly printed. Please revise to ensure complete review is achievable. (e.g. Page 19, 28, 29, 47, 48, ADU page 6, etc…)Page 19 – All framing sizes should be shown on drawing set plans. (e.g. 4x12 RB-3)Page 22 – Verify RR-1 span length. Page 28 – Shearwall along Line 2 is over capacity. Revise shearwall as needed.Page 28 – Coordinate shearwalls shown in design with drawings. Line 3 specifies shearwall on each side, but is not indicated on drawings.Page 28 – Full Panel Lengths for Grid D and E do not match plans (un-conservative). Ensure required lengths are specified on drawings.Page 29 – Shearwalls shown on plan do not look to match drawings. Page 49 – Where are pad footings for header located on drawings?Page 52 – where do knee braces occur? Provide in drawings and details.ADU Page 1 – RR should take rip into consideration in design with worst case depth being 10”. ADU Page 4 – Shearwalls not shown on drawings. Additional Comments 10/9/2023Please ensure all information provided in drawings are accurate to what is actually constructed or to be constructed. There should be no conflicting information else review and inspection time will be increased and review fee may be increased. DrawingsSheet G001Add ADU Address to Address on Main Cover Sheet.Add ADU Address to Project Address on title block as well as main address. ADU address is 1011 E. St. Gertrude Place #2.Revise Scope of work to specify the following:Legalizing unpermitted detached ADU.Legalizing unpermitted work associated with converting existing duplex to single family residence.
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”.Sheet G003Verify existing condition floor area shown as 2882.5 sqft. Area does not match areas shown on cover sheet.Sheet AS100Provide Site Drainage Around new ADU and Addition.Provide completed drainage exemption checklist in drawing set.Sheet shall be stamped and signed by licensed engineer responsible for checklist.Sheet A100.1Provide Smoke Detector outside vicinity of bedrooms in hallway.Sheet A100.2Provide window type at kitchen.Revise Plan 2 Title to (E) UNPERMITTED ADU FLOOR PLAN.Sheet A100.3Verify detail reference 11/S200.1 at ADU Fire rated wall. Detail does not seem to match.Provide window type at ADU kitchen.Sheet A600Section 2 – Provide detail and informatino for interior shear wall shear transfer at top of wall.FAU in attic - 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)Sheet S100Foundation sizes on plan and details do not match. Please revise as needed.Provide shearwall lengths on Roof Framing Plan.Provide shearwall schedule on plan or reference where information may be found.Verify section reference 6/S200.2 on Roof Framing Plan, should this be 8?Roof framing sizes on details and plans do not match, please revise as needed.Sheet S200.2Detail 4 – Provide engineering for foundation size and calculations. Simpson SW foundation minimums are for their anchorage requirements only and do not fully design foundation.Detail 9 – Detail shall be revised to non-bearing wall condition with no load bearing at top.Sheet S300Provide foundation widths on plans for clarity. It is unclear which continuous foundation is what size.Verify if shearwall foundation at small foundation adjacent to Gridline D/3-4. Roof framing shows shearwall offset from Gridline D, justify shearwall size shown.Simpson SW foundation shall be shown on Foundation Plan as size designed.Sheet S400Provide detail references on plans for details provided to a clear and concise level.Building Code Reference in NOTES shall reference 2019 CBC.Provide detail/section specifying how slope of outlookers to be achieved to match roof slope. It is currently unclear how perpendicular framing is to achieve roof slope. Calculations for Beam RB3 specify 4x14 SS member. Please coordinate with calculations and revise as needed.Provide Drag Member size along Grids 2 and 3.Provide Shear Wall Length at Foyer Wall south of Gridline 2.Clarify outlooker and elevation change between two new roof types. It should be clear the elevation change and how framing for each Foyer Roof and the roof at the are to be designed.Provide Stair framing support at Duplex legalization 2nd floor. Verify existing lateral system is adequate along Gridline B for new roof mass. It should be specified on plan what assumed shear wall is else add new shearwall along wall line. Sheet S500.1Reference framing sections on plans.Coordinate all items on sections with plans and ensure no discrepancy occurs between members specified.Sheet S500.2Section 1 – Plans show (4) Simpson SW, Section 1 shows (2). Coordinate with plans and revise as needed.(End of Comment)