HomeMy WebLinkAbout305046_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:
102115995 & 102115994
PROJECT ADDRESS:
2426 W St Gertrude Pl Unit# 3
PLAN CHECK ENGINEER:
Ahangian, KathyTEL:714
647-5812
EMAIL:
Kahangian@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
7/28/2023
INITIAL REVIEW
8/29/2023
EXPIRATION
1/24/2024
RECHECKS:
1.10/20/23
PROJECT APPLICANT CONTACT PERSON:
2.
Mason Lei Zheng
3.
TEL:
(510)909-1933
FAX:
VALUATION: $70,000.00
EMAIL:
engineer.lei@gmail.com
FLOOD ZONE: X-0602320259J
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 3corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5812 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 2022California 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.
Please see corrections on submitted plans. Red marked set must be returned with revised plans. Plans resubmitted without the red markup set may result in delayed review time and additional plancheck fees.
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.
- 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 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.In addition to other fees, a "Park Acquisition and Development Fee" in the amount shownbelow
shall be required pursuant to a resolution of the City Council for the Recreation andCommunity
Services Agency; net addition of _1 bedroom for each unit.OK 10/20/23Amount of $3,866.00; net addition of 1 bedroom
Provide a fully dimensioned Site Plan on the drawings and on a separate 8-1/2" x 11" sheet of paper. Ok 10/20/23Note on the Drawings:Pending 10/20/23 Mobile shed cannot be attached to the structure, please see planning for the storage.
-Area of the new storage
Provide a statement on the title sheet of the plans that this project shall comply with following codes:Ok 10/20/23
- 2022 California Residential Code (CRC)
- 2022 California Building Code (CBC)
- 2022 California Electrical Code (CEC)
- 2022 California Mechanical Code (CMC)
- 2022 California Plumbing Code (CPC)
- 2022 California Green Building Standards Code (CGBS) or CALGreen
- 2022 California Energy Code (CEnC)
- City of Santa Ana Municipal Code
Provide eave / overhang / projection setback to all property lines.Pending 10/20/23, Provide 1_hr fire rated overhang on the west side, detail 7/AD.10 is not I-hr fire rated.Projections of dwelling units and accessory buildings without an automatic residential fire sprinkler protection are not permitted less than 2 feet to the property line and are required to be 1 hour fire rated on the underside with a fire separation distance between 2 feet and 5 feet. (CRC Table R302.1 (1)) Pending 10/20/23, see comment #13
Lots shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of 6 inches within the first 10 feet. (CRC R401.3)Pending 10/20/23, show how the water will be away from the property lines.Provide wall legend to distinguish between new / existing / demo walls. Pending 10/20/23, all the walls for JADU, are new.Basements, habitable attics, and every sleeping room in dwelling units must have a window or exterior door for an emergency exit, sill height not more than 44 inches above the floor, 5.7 square feet of openable area, 24 inches clear opening height, 20 inches clear opening width and shall open directly into a public street, alley, yard, or exit court.Window W2 do not comply. (CRC R310.1-R310.1.3) Ok 10/20/23
CAUTION: Using minimum clear openable height with the clear openable width will yield only 3.3 square feet and not the minimum 5.7 square feet required. Be especially careful with double-hung windows. . Show 30-inch clear width for water closet compartments and 24-inch clearance in front of a water closet. (Bathroom #1), provide access clearance for the sink in Bathroom #2Pending 10/20/23, Bath # 1 show minimum 15” on each side of water closet.Show location of heating equipment on the plans. (CRC R303.8) Pending 10/20/23, ADU shall have heating equipment. Provide water heater for the existing house.Pending 10/20/23, not found. All new construction, interior or exterior alterations, repairs, or additions requiring a permit and having a valuation in excess of $1,000, or when one or more sleeping rooms are added or created, the entire dwelling shall be provided with smoke detectors located as required for a new dwelling. (CRC R314.3) Smoke alarms shall be installed in the following locations:Also show for the main housePending 10/20/23, please see red mark on sheet A.13.
- In each sleeping room.
- Outside each separate sleeping area in the immediate vicinity of the bedrooms.
- When more than one smoke alarm is required to be installed within an individual dwelling
unit the alarm devices shall be interconnected in such a manner that the actuation of one
alarm will activate all of the alarms in the individual unit.All new construction, Interior or exterior alterations, repairs, or additions requiring a permit and having a valuation in excess of $1,000,, an approved carbon monoxide alarm shall be installed in dwelling units and in sleeping units within which fuel-burning appliances are installed and in dwelling units that have attached garages shall be provided with carbon monoxide alarms (CRC R315)Also show for the main house.Pending 10/20/23, please see red mark on sheet A.13.
- Carbon monoxide alarms shall only be required in the specific dwelling unit or sleeping unit for
which the permit was obtained. Carbon monoxide alarms required by Sections R315.1 and
R315.2 shall be installed in the following locations: ________.
- Outside of each separate dwelling unit sleeping area in the immediate vicinity of the bedroom(s).
- On every level of a dwelling unit including basements.
- Where more than one carbon monoxide alarm is required to be installed within the dwelling unit or
within a sleeping unit the alarm shall be interconnected in a manner that activation of one alarm
shall activate all of the alarms in the individual unit.Shower compartments and walls above bathtubs with shower heads installed shall be finished with a smooth, nonabsorbent surface to a height of not less than 72” above the floor. (CRC R307.2)Ok 10/20/23Glass enclosure doors and panels must be labeled Category II. Swing door outward. Net area of shower receptor shall be not less than 1,024 sq. in. of floor area, and encompass 30-inch diameter circle. (CPC408.6))Ok 10/20/23For each enclosed attic space with a maximum vertical height greater than 30 inches, provide a minimum of 22 x 30 inches attic access. (CRC R807.1) ( For all units)Ok 10/20/23Minimum window area shall be 8 % of the floor area and 50 % openable at _Exisitng living room. (CRC R303.1) Pending 1/20/23, Identify New window W7, there is a new opening , show on demo plan and construction plan.Every dwelling unit shall have at least one swinging exit door, minimum clear height of 6’-6”, and minimum clear width of 32”. (CRC 311.2) Pending 10/20/23,Not found ( provide for JADU)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 door from ________ to show compliance. (CRC R311.3.1) Ok 10/20/23Specify that the maximum slope of any landing shall not exceed ¼ inch per foot. (CRC R311.3) Ok 10/20/23Provide detail of roof construction assembly. (CRC 902.1) Pending 10/290/23, what is the roof type?Provide minimum class “C” roofing material .Ok 10/20/23Callout attic vent locations, sizes and types on plans. Provide attic ventilation calculation to show minimum ventilation is provided. (CRC R806.2)Ok 10/20/23Fireblocking is required in concealed spaces 10’ o.c. horizontal, vertically at the ceiling and floor levels, connections between horizontal and vertical spaces, concealed spaces between stair and landing, openings around vents, pipes, ducts, cables, wires, chimneys and fireplaces. Ok 10/20/23Show 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) Ok 10/20/23Specify a minimum 0.019” (No. 26 galvanized sheet gage) corrosion-resistant or plastic weep screed located below foundation plate line and 4 inches above grade on all exterior stud walls or 2-inches above paved areas. (CRC R703.6.2.1) Ok 10/20/23
Submit engineering calculations for vertical and lateral loads prepared by a registered Civil, Structural Engineer or Architect. Additional Structural Corrections may apply. ( For Garage Conversion) Pending 10/20/23, Provide calculation to justify lateral load at the garage and the house.
Please provide lateral load calculation for entire building ( existing sfd, New Jr ADu and New ADU)Pending 10/20/23, For new ADU.
Please specify rafters and ceiling joists for the existing garage .Ok 10/20/23
Show new wall and construction detail for filling in existing garage door.Pending 10/20/23 detail 3/SD-0 doesn’t apply.
Roof from existing house is resting on beam #3, please consider he loading in calculation. Ok 10/20/23
4x10 (beam # 3) seems overstressed from 2 loads.
Any shearwall between existing Sfd and new Jr ADU?Ok 10/20/23
Provide moisture barrier for the concrete slab in the garage. Specify concrete slab in the garage.Ok 10/20/23
3”x3”x.229” steel plate washers are required on all anchor bolts in a braced wall line. (CRC R403.1.6.1)Ok 10/20/23
CBC Section 1910.1. A 6-mil (0.006 inch) polyethylene vapor retarder with joints lapped not less than 6 inches shall be placed between the base course or subgrade and the concrete floor slab, or other approved equivalent methods or materials shall be used to retard vapor transmission through the floor slab.Ok 10/20/23Call out minimum thickness of 3½ inch concrete slab on grade, reinforcement, and moisture barrier on foundation plan. (1910.1)Ok 10/20/23
Post-beam connections must be detailed on the drawings ensuring against uplift and lateral displacement (2304.9.7)Ok 10/20/23
Provide detail for roof beam connection to the king post.Ok 10/20/23
Detail the shear transfer connections which transfer lateral forces from horizontal diaphragms through intermediate elements and shear walls to the foundation. (1603)Ok 10/20/23
Provide strap from the openings to the shearwall. Pending 10/20/23, Show locations on framing plan.
Detail how the interior shear walls are connected to the roof/floor diaphragm(s). (1603)Pending 10/20/23, Provide detail from new roof to the existing wall on line A1.
Detail 13/Sd-0, referenced on sheet S-2is not included .Ok 10/20/23
Detail 4/ Sd.2doesn’t match the location.Ok 10/20/23
Provide I-hr fire rating between existing SFD and new ADU.Pending 10/20/23, provide detail.
The City has encountered a large number of inspection problems arising from a lack of specific framing details. The following listed items are required to be shown on the plans (CBC 107.1):
- All plumbing walls are to be framed with a minimum of 6" studs.Pending 10/20/23, Not found , nothing on sheet S-1.
-Double walls used as plumbing walls are to be a minimum of 8" wide and no "flat" studs permitted.
Staggered studs are acceptable.Ok 10/20/23
- Permissible notching and boring of joists are to be shown on the plans and shall not exceed CBC
Section 2308.10.4.2 allowances.Ok 10/20/23
- Notching of exterior and bearing/nonbearing walls shall not exceed 25%/40% respectively. Bored
holes in bearing/nonbearing walls shall not exceed 40%/60% respectively. In no case shall the
edge of the bored hole be nearer than 5/8 inch to the edge of the stud. (Ok 10/20/23
- Header and trimmer details for doors and windows are to be shown with full length trimmers,
specifying the size of the header and trimmer. Ok 10/20/23
Clearly identify all design assumptions & load criteria on the plans. As a minimum:Ok 10/20/23
- Dead Loads of roof/ceiling, floors, exterior/interior walls (R301.2.2.2.1);
- Live Loads for roof, attics with limited storage, attics without storage, habitable attics and attics
served with fixed stairs, floors, and balconies/decks, and stairs per Tables R301.5 & R301.6;
- Wind Loads per Section R301.2.1and wind exposures per Section R301.2.1.5;
- Seismic Loads per Section R301.2.2;
- Local Jurisdiction Design Criteria per Table R301.2(1)
For plywood roof specify thickness, grade, T&G edges, panel span rating, nailing schedule and required blocking and panel layout pattern.Ok 10/20/23
Call out anchor bolt size and spacing on foundation plan. Provide 1/2" diameter embedded 7" minimum at 6' o.c. maximum spacing (4' o.c. for 2 stories). CRC R403.1.6Ok 10/20/23
The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans.Ok 10/20/23
- Also, submit 2 copies of signed Energy Efficiency calculations.
Please revise energy calculation to show new addition.Ok 10/20/23Indicate all compliance measures from the energy compliance documentation on the plans. (i.e., Insulation for sections, U-factors SHGC). Revise door and window schedule or floor plans to show compliance. Pending 10/20/23, SHGC for sliding door.Revise framing plans to indicate insulation for walls R=19, ceiling R=38, Per energy calculation.Pending 10/20/23, Provide attic roof insulation and the value as a mandatory requirements. Show Radiant barrier on the framing plan for both ADU and JADU per energy calclaution.Ok 10/20/23Show exhaust hood and exhaust vent above cooking appliances at the kitchen. (CMC 504.2) Ok 10/20/23Provide water heater anchor straps within the upper and lower 1/3. (CPC 508.2) Ok 10/20/23 Please fill out attached Residential Cal-Green check list and Cal-Green Certificate and copy them on the drawings. Pending 10/20/23, please fill out attached forms. Provide service panels for ADU and existing house. Pending 10/20/23, service panel for existing house shall be accessible , please relocate the panel.
R327.1Aging-in-place design and fall prevention.
Newly constructed dwellings subject to the requirements of this code shall be designed and constructed in accordance with Sections R327.1.1 through R327.1.4.
Exceptions:
1.Covered multifamily dwellings designed and constructed in accordance with Chapter 11A of the California Building Code.
2.Public housing and places of public accommodation required to comply with Chapter 11B of the California Building Code.
R327.1.1Reinforcement for grab bars.
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 this section.
1.Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency.
2.Reinforcement shall not be less than 2 by 8 inch (51 mm by 203 mm) nominal lumber. [11/2 inch by 71/4 inch (38 mm by 184 mm) actual dimension] or other construction material providing equal height and load capacity. Reinforcement shall be located between 32 inches (812.8 mm) and 391/4 inches (997 mm) above the finished floor flush with the wall framing.
3.Water closet reinforcement shall be installed on both side walls of the fixture, or one side wall and the back wall.
4.Shower reinforcement shall be continuous where wall framing is provided.
5.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 (152.4 mm) above the bathtub rim.
Exceptions:
1.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.
2.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.
3.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.
4.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.
5.Reinforcement of floors shall not be required for bathtubs and water closets installed on concrete slab floors.
apps
R327.1.1.1Documentation for grab bar reinforcement.
Information and/or drawings identifying the location of grab bar reinforcement shall be placed in the operation and maintenance manual in accordance with the California Green Building Standards Code, Chapter 4, Division 4.4.
apps
R327.1.2Electrical receptacle outlet, switch and control heights.
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 inches (1219.2 mm) measured from the top of the outlet box and not less than 15 inches (381 mm) measured from the bottom of the outlet box above the finish floor.
Exceptions:
1.Dedicated receptacle outlets; floor receptacle outlets; controls mounted on ceiling fans and ceiling lights; and controls located on appliances.
2.Receptacle outlets required by the California Electrical Code on a wall space where the distance between the finished floor and a built-in feature above the finish floor, such as a window, is less than 15 inches (381 mm).
R327.1.4Doorbell buttons.
Doorbell buttons or controls, when installed, shall not exceed 48 inches (1219.2 mm) 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 (1219.2 mm) measured from the exterior floor or landing, a standard doorbell button or control shall also be provided at a height not exceeding 48 inches (1219.2 mm) above exterior floor or landing, measured from the top of the doorbell button or control.