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Home My WebLink About296724_4_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: 101113296 PROJECT ADDRESS: 5409 W Kedge Ave Unit# 2 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 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 12/27/2022 INITIAL REVIEW 1/30/2023 EXPIRATION 6/25/2023 RECHECKS: 1.4/11/2023 PROJECT APPLICANT CONTACT PERSON: 2.7/10/2023 Tyler Pham 3.11/13/2023 TEL: (714)717-3047 FAX: VALUATION: $50,000.00 EMAIL: kntcivil@gmail.com FLOOD ZONE: A-0602320252J 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. These may be picked up at Building and Planning department at applicants’ discretion.DrawingsSheet A-1 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. ☐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.Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.Square footage in Scope of Work shall be revised to match actual. Ensure square footage on all sheets are revised to new 429 Sq ft. Sheet A-2Tankless water heaters are required to be in an enclosed area. Please contact the planner appointed to your permit and get this revised and approved by the planning division.PC #2: Enclosure must be presented on plans, note does not suffice.PC #3: Comment still not addressed, please show enclosure on plans as discussed. Provide overhang dimension for existing roof overhang. Projections within 3’-0” to 5’-0” from property line shall be 1-hour fire rated underside or code allowed equivalent. Specify on plan where required and provide details for proposed fire rated system. Projections spanning closer than 3’-0” from property line are not permitted.Sheet A-3Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend.Shared wall between House and ADU requires 1-hour fire rated system and 50 STC system min. Specify on plan where required and provide detail for proposed fire and sound system.Verify washer/dryer and new shower in bathroom on Floor Plan. Ensure washer/dryer is provided and not interfering.PC #2: Comment not adequately addressed, washer and dryer is still shown on plans on shower. Please clarify. Attic access and Ventilations – ☒Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1) ☒Show on the plans - attic vent locations, type and size (area = 1/150 of the attic space). Provide an attic cross ventilation summary; on the plans indicate the total area required versus provided. (R806.1) Means of egress / Doors – (R311) ☒On the plan, provide a landing or floor on each side of each exterior door. Landing shall have width of not less than the door served and a minimum of 36” measured in the direction of travel. ☒Landing shall not be 1 ½” lower than the top of the threshold when doors swing over the landing or floor; otherwise, landing can be 7 ¾” maximum lower than the top of the threshold. Verify detail references on foundation plan, no sheet S-2 is provided.PC #2: Detail 5 referenced on foundation plan not provided. Please provide.PC #3: Per discussion on 7/10/23, detail 5/A-4 shall be revised to show new interior non-bearing wall top connection with slip connection and gap between ceiling joist and wall. Ensure no bearing occurs on non-bearing wall.Verify detail reference 3/S-2, detail 3 on current sheet does not match area.PC #2: Comment not adequately addressed, detail 3 referenced on foundation does not match detail provided.Show new interior foundation on plan.PC #2: Comment not adequately addressed, interior foundations should be shown on plan not just detail referenced. Existing interior foundation is to be dowelled into new slab on grade.PC #3: Per discussion on 7/10/23, detail 2/A-3 shall be revised to now have interior continuous footing and bottom of wall connection to existing slab shall be changed and provided in detail.PC #4: Per discussion on 11/13/23, detail 2/A-3 shall be revised to show interior continuous footing and reinforcing.New slab on grade elevation shall match existing house slab on grade minimum, specify on plan new and existing elevation and to verify in field.Provide top connection detail for interior walls. If non-bearing ensure slip connection and gap with no load bearing. If bearing, provide foundation information as noted in previous comment.PC #2: Comment not addressed.PC #3 Per discussion on 7/10/23, detail 5/A-4 shall be revised to show new interior non-bearing wall top connection with slip connection and gap between ceiling joist and wall. Ensure no bearing occurs on non-bearing wall. Existing garage converted into ADU (habitable space): ☒Provide construction details for the infilled wall at the existing garage door opening. Show attachment at top and bottom of wall. Provide concrete curb (stem wall) at existing door opening. PC #2: Comment not addressed.Detail 2 – detail specifies existing interior foundation, verify existing foundation PC #2: Comment not addressed.Sheet E-1Provide exhaust fan in new bathroom.Provide kitchen range exhaust/hood at new kitchen (100 CFM min).PC #2: Note added is cut off, please fix.Sheet T24Revise T24 compliance to actual square footage.T24 declaration statement shall be signed by appropriate party.Additional CommentsSheet A-2: Revised area on existing site plan to match actual square footage.Sheet A-3: It is unclear if there is to be new slab on grade. Foundation plan specifies new slab on grade while Section B-B specifies existing with new topping. Revise and ensure proposed work is clear. Provide weatherproofing is intending to use existing slab on grade.Verify intent of providing new foundation and slab on grade around entire ADU. Verify if shoring is to be required by others. PC #3: Per discussion on 7/10/23, provide new foundation at garage door for condition where existing foundation does not occur. Foundation shall be doweled into existing foundation and slab on grade.Detail 4 Sheet A-3: Detail is not legible, please enlarge. Sheet A-4: Verify seismic parameters provided in notes on all sheets. Fa = 1.2 unless soils report provided identifying Site Class. Revise as needed. PC #3: Per discussion on 7/10/23, revise seismic parameters per latest ASCE 7-16. Fa = 1.2 unless soils report provided.PC #4:Per discussion on 11/13/23, recalculate seismic parameters for Fa = 1.2. Justify Sds Value provided. Revise calculations as needed for this revision.Provide holdowns on each end of new shearwalls. Revise Building Code on cover page to 2019 codes.Please also specify the intended waterproofing between new concrete slab and existing in Section B-B. Detail 1/A-3 shows new slab on grade over visqueen over soil. It should be clear what the intend of work is as this does not seem to be needed.PC #4: Per discussion on 11/13/23, waterproofing product name and ICC approval # shall be provided on plans or details.Per discussion on 11/13/23Revise details to show foundations as neededProvide detail for epoxy dowel new foundation into existing foundation.Verify information shown for dowels between new slab on grade and existing. 8” embed does not work in existing slab. New stemwall shall not be doweled into driveway. (End of Comment)