HomeMy WebLinkAbout309713_1_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:
101117411
PROJECT ADDRESS:
1005 W Buffalo 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
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
11/13/2023
INITIAL REVIEW
1/9/2024
EXPIRATION
5/11/2024
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Trent Klatte
3.
TEL:
(310)486-0056
FAX:
VALUATION: $60,000.00
EMAIL:
trent@kgkconstructioninc.com
FLOOD ZONE: X-0602320144J
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.
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 A0.0
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”.
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 2022 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.Sheet A1.1Clearly identify property lines on Site Plan.Provide setback dimension from ADU wall to Property Line.No roof projection is allowed within 2’-0” from property line. Existing roof projection shall be noted to be demolished on plans.Wall within 5’-0” from property line require 1-hour fire rated system on both exterior and interior side. Specify on plan where required and provide detail for proposed systems.Sheet A3.0Provide details for new canopy including framing and connections.Section-E – Verify existing ceiling occurs. Coordinate with structural to show existing ceiling joist.Revise sheet number references in elevation and section references on floor plan.Specify size of new attic access, provide 22”x30” minimum.Provide elevation change between door and exterior landing on plan.Specify kitchen range hood over new range. (100CFM min).Provide dryer vent size and path to exterior on plan.Provide exhaust fan in bathroom (50CFM min).Provide clearance dimensions at center of toilet to adjacent shower/counter. (15” min)Provide Carbon Monoxide Alarm directly outside vicinity of bedroom.Provide legend for symbols provided in drawings for clarity. (e.g. Smoke alarm, carbon monoxide alarm, etc…)
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.The 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 for new detached residential structures:
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).
If the designated space is within 3 feet from the water heater:
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.
A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker
A condensate drain that allows natural draining of the water heater.
. 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). Sheet A4.0Revise sheet number references in elevation and section references on floor plan.Provide exhaust fan in bathroom (50CFM min).Sheet A5.0Provide proposed shingle type and ICC approval. Noting to match existing does not suffice.Provide existing crawl space vent and access. Ensure addition does not cover any existing crawl space opening, else provide new. Ensure existing crawlspace vents adequate for additional square footage.Verify existing roof ventilation is adequate for added roof area.Verify if new ceiling joist occurs in additional square footage. Coordinate with structural, structural plans currently do not specify ceiling joists. Sheet S2.0For ADU Conversion, specify existing lateral system to be utilized. It is recommended to add new shear wall on all sides unless existing lateral system can be verified.Provide weather proofing for existing concrete slab on grade. Product shall be ICC approved. Verify existing continuous footing occurs at garage door. It shall be noted to be verified in field. If no existing foundation occurs, a new foundation will need to be provided and detailed. New foundation shall doweled to existing foundation and slab on grade. It is recommended to provide in drawing set prior to approval, else revisions may be required.Verify detail 11/S3.2 reference at garage door infill. It shall be verified prior to approval that required depth from interior floor to exterior is met with drive way or if existing drive way is to be demolished. It is recommended to provide a new concrete curb under wall.Shearwallholdown symbol is unclear as to which holdown to use. Symbol should match detail in a clear and concise manner or clearly state if 2 in the symbol is to represent HDU2 or any other HDU. Sheet S2.1Verify if existing ceiling joist occurs in ADU on plans. Coordinate with arch sections.Provide ceiling joist in new addition where required. Coordinate with arch sections, ceiling joist are shown.Verify note specifying max weight of roof finish is 2psf. Weight noted seems low.Sheet S3.3Detail 7 – Clear text overlay found within detail notes.(End of Comment)