HomeMy WebLinkAbout308576_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:
101117071
PROJECT ADDRESS:
122 N Bewley St 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, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
10/12/2023
INITIAL REVIEW
11/16/2023
EXPIRATION
4/9/2024
RECHECKS:
1.1/23/2024
PROJECT APPLICANT CONTACT PERSON:
2.
Karl Linsenbardt
3.
TEL:
(951)310-3646
FAX:
VALUATION: $120,000.00
EMAIL:
sc.1966kl@gmail.com
FLOOD ZONE: X-0602320256J
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.DocumentationPlease complete the City OCFA Checklist Plan Submittal Criteria Form and submit with resubmittal. (https://www.santa-ana.org/documents/single-family-dwelling-duplex-ocfa-screening-form/) PC #2: Comment not addressed. Form shall be completed and submitted prior to approval.Add “Unit #2” to title block address on all sheets.DrawingsSheet A-1
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”.PC #2: Comment not addressed adequately. This ratio is different than lot coverage and shall be provided on drawing set with note prior to approval.
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.
Add the following on the plan:
Deferred Trusses –
Submit two (2) sets of truss calculations and plans to the city for plan check.
The truss calculations and plans shall include review of roof, mechanical and lateral loads (chord/strut & brace loads); also include review of top chord and bottom chord for axial + flexure between panel joints.
The truss calculations and plans shall be stamped, signed and dated by a licensed civil/structural engineer.
The truss plans shall be “review stamped” and “wet” signed by the engineer of record.Revise County in Legal Description to Orange County.Revise square footage of (N) Accessory Dwelling Unit to separate New Garage square footage and ADU square footage.Add Site Drainage Plan to Sheet Index. PC #2: Per response, Site Drainage has been relocated to sheet A-1. If this is intended to be used as Site Drainage, Grading Exemption Checklist shall be added to sheet and sheet with drainage information shall be stamped and signed by licensed engineer responsible for Grading Exemption Checklist. Walls 4’-0” from property line shall be 1-houre fire rated. Specify on plans where required and provide detail for proposed system. Both interior and exterior side of wall shall be fire rated with interior side spanning from bottom of wall to fire rated ceiling or to bottom side of roof sheathing.Roof projections spanning within 5’-0” from property line shall be 1-houre fire rated underside or code approved alternative. Specify on plans where required and provide detail for proposed system.Sheet A-2
Dwelling/garage separation –
☒Door between garage and residence shall be solid wood doors not less than 1-3/8 inches in thickness; solid or honeycomb core steel doors not less than 1-3/8 inches thick; or 20-minute fire-rated doors. And doors shall be self-closing and self-latching. (R302.5.1)
☒Ducts in the garage and ducts penetrating the walls or ceilings separating the dwelling from the garage shall be constructed of minimum No. 26 gage sheet steel, and shall have no openings into the garage. (R302.5.2)
☒Wall between garage/carport and dwelling – Provide minimum 1/2-inch gypsum board on the garage side; extended from foundation to the roof sheathing. (R302.6)
☒Minimum 5/8-inch Type X gypsum board is required at the underside of floor/ceiling where habitable space is above. Structure(s) supporting floor/ceiling assemblies used for separation shall be protected with 1/2-inch gypsum board. (R302.6) Provide new dryer vent on plans and path to exterior.Verify new garage square footage provided on Proposed Floor Plan. Square footage does not match application.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)Sheet A-3Update all code references to current code (e.g. Roof Notes #1).
Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)Sheet A-4Provide Exhaust Fan (100 CFM min) at new kitchen range.Attached garage – For each dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit (40 amp). On the plan, please show compliance with Section 4.106.4.1.
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).
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.
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.
Electric cooktop ready: System using gas to serve individual dwelling units 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.
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.Sheet A-5
Attic access and Ventilations –
☒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 S-1EOR stamp is expired, revise to current.Continuous footing shall be 15” wide minimum per Soils Report.Provide shear walls on plans, no shear walls are provided.Verify detail reference 15/S-2 at ridge of Framing Roof Plan.Verify detail reference 12/S-2 at eave on Framing Roof Plan.Provide detail reference at rake side on Framing Roof Plan.Deferred Truss Mfr shows trusses atop wall at ends, provide lateral load requirements for design on plans and coordinate with Mfr to redesign for required drag loading.Slab on grade shall be 4-1/2” thick minimum with #4 @15”oc rebar per Soils Report.Revise detail 12/S-2 reference on Framing Plan for truss condition.Verify detail references 16 & 17/S-2 found at porch cover. Sheet S-2Detail 5 – Sill plate note does not have an anchor bolt size, please provide.Detail 5, 6, 7 – All foundation details shall be noted to be 24” minimum embedment per soils report.Detail 10 – Non-bearing wall parallel to joist shall be revised to have no load bearing similar to perpendicular condition, please revise.PC #2: Response notes that these interior walls are bearing due to trusses. If these are to be bearing walls, EOR to design as such and ensure adequate foundation support.Detail 12 – Revise detail to show truss condition and end truss at wall.Detail 17 – Simpson connection at end of beam notes to see plan, no callout found on plan, please provide. PC #2: Connection information not found. Detail references plan for beam to post connection but connection not provided on plan. Please provide.Sheet T24Title 24 compliance shall be updated to current 2022 code.CalculationsGeotechnical Report – Page 7 – Report notes to remove a minimum of 5 feet beyond the proposed foundation. Please coordinate with Geotech how this is to be accomplished with 4’-0” distance to property line.PC #2: Comment not addressed. Please verify how 5’-0” beyond foundation to be excavated as per noted by Soil Engineer. Excavation beyond property line is not permitted. EOR to review and stamp deferred truss drawing/calculation prior to city resubmittal. Review stamp is acceptable.PC #2: Comment not addressed. Truss documents provided shall be reviewed and stamped/signed by EOR. Review stamp is acceptable, however shall be on documents submitted for plan check. Please see additional comments.Structural calculations – Sds to match value provided in Soils Report. Additional CommentsSheet A-3 – Verify Attic Ventilation type for revised roof layout. Revise type as needed and show on plans/elevations. Sheet S-1 – Provide 10mil vapor barrier minimum at new slab on grade.Sheet S-1 – Verify Drag Truss Loading with provided Truss calculations. Truss in calculation does not look to be designed with drag loading.Sheet S-1 – Verify trusses on east and west roof. There are no truss types provided in calculations. Ensure all roof framing is designed and provided.(End of Comment)