The URL can be used to link to this page

Home My WebLink About308277_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: 101116996 PROJECT ADDRESS: 904 S Shannon St Unit# 2 PLAN CHECK ENGINEER: Huang, GaryTEL:714 647-5862 EMAIL: Ghuang@santa-ana.orgFAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): R-3 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 10/5/2023 INITIAL REVIEW 10/7/2023 EXPIRATION 4/2/2024 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Kym Bohling 3. TEL: (562)304-6859 FAX: VALUATION: $115,000.00 EMAIL: kym@elevatco.com FLOOD ZONE: X-0602320256J GUIDELINES: Comments contained within this report reflect only those of the Building and Safety Division. Additional comments or corrective action may be required by other Departments and/or outside Agencies This Plan Review Report and all subsequent code references are based upon the most recent version(s) of the 2022 California Building Codes (CBC, CRC, CFC, CEC, CPC, CMC, CGBSC, and CEES) The approval of plans and any supporting documents does not permit the violation of any section of the adopted building codes or other pertinent local ordinances, or state and federal laws All listed plan review comments must be adequately addressed before a building permit can be issued 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. PLAN REVIEW COMMENTS: Applicant shall address all the checked‘☒’ correction comments below before resubmitting plans to Building Safety for recheck. ☒1. 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 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. ☐Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039). ☒2. Provide the following design data on the first sheet (R106.1.1) ☐Occupancy groups (R-3/U) ☐Type of construction (V-B) ☐Automatic Fire Sprinkler (YES or NO) ☐Number of stories. ☐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. ☒3. Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection. ☒4. Add note on the coversheet: Minimum __1.75__(KW) photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request. ☒5. Provide a complete plot plan showing – (R106.2) ☐Location and size of all structures on the lot. ☐Identify all property lines and easements, streets, etc. ☒Show north arrow. ☐Distances between buildings (main house, detached garage, accessory dwelling unit, etc.). ☐Distances (setbacks) between buildings and property lines. ☒6. Exterior walls without Automatic Residential Fire Sprinkler – (Table R302.1(1)) Exterior walls located less than 5-ft from a property line shall be of one hour construction. Exterior walls located less than 3-ft from a property line – No opening shall be provided. Wall between 3-ft and 5-ft of the property line – 25% of wall openings are permitted. Eaves projection – Provide one-hour protection on the underside of eave when eaves projected into the 5-ft of fire separation distance. No projection beyond 2-ft of the fire separation distance. ☒7. Emergency escape and rescue openings – (R310) ☐Provide emergency escape from basements, habitable attics and every sleeping room. (R310.1) ☒The escape opening shall have a minimum net clear opening of 5.7 sq. ft. with 24" minimum net clear height and 20" minimum net clear width. Escape window shall have a finished sill height not more than 44" above the floor. At grade-floor is allowed to have escape opening of 5.0 sq. ft. (R310.1) ☐Window fall protection: Window fall protection shall be required when window sill located less than 24” above the finished floor of the room in which the window is located. (R312.2) ☒8. Carbon Monoxide Alarms – Provide carbon monoxide alarms at outside of each sleeping area, in the immediate vicinity of the bedroom(s); on every level of a dwelling unit including basements. (R315) ☒9. Solar Energy System shall comply with Section R324. In additional, electrical portion of solar PV systems shall be designed and installed in accordance with the California Electrical Code. A separate permit is required for solar energy system. ☒10. 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) ☒11. Roofing requirements – (R901) ☒A Class “C” roof is required. On the plan, specify manufacturer’s name, ICC/UL report number and Class for the roofing material. ☐Specify the pitch of the roof plan. Provide two layer of vapor barrier if roof slope is lower than 4:12. ☐Cool roof is required. On the plan, specify CRRC #. ☒12. Aging-in-place Design & Fall Prevention – (R327) ☒Reinforcement for grab bar: at least one bathroom on the entry level shall be provided with reinforcement installed. Where there is no bathroom on the entry level, at least one bathroom on the second or third floor of dwelling shall comply Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency. Reinforcement shall not be less than 2x8 inches nominal lumber or other construction material provide equal height and load capacity. Reinforcement shall be located between 32 inches and 39 ¼ inches above the finished floor flush with the wall framing Water closet reinforcement shall be install 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 outlet, switch and control height: Electrical receptacle outlets, switches and control (including controls for heating, ventilation and air conditioning) intended to be used by occupants shall be location no more than 48 inches measured from the top of the outlet box and not less than 15 inches measured form the bottom of the outlet box above the finish floor ☒Doorbell buttons: 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 buttons integrated with other features are required to be installed above 48 inches measured from the exterior floor or landing, a standard doorbell button or control shall also be provided at a height not exceed 48 inches above exterior floor or landing, measure from the top of the doorbell button or controls. ☐13. Please see marked-up plans for additional requirement/comments. Energy Conservation – Title 24 Energy forms & calculations ☒1. Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen (100 cfm minimum). ☒2. 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)) Exception 2: PV system is NOT required when the minimum PV system size specified by Section 150.1(c)14 is less than 1.8kWdc ☒3. 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). A. If the designated space is within 3 feet from the water heater: i. 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. iii. A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker iv. A condensate drain that allows natural draining of the water heater. B. 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). ☒4. 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. ☒5. 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. ☒6. Electric cooktop ready: System using gas to serve individual dwelling units shall include the following 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. ☒7. 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. CalGreen Plan Review Comments: ☒1. Plumbing fixtures flow rate limitation (Section 4.303) 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.☒Additional Review Comment: 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 A0-32 Heating and Air Condition note F: provide legible notes Sheet A1-02 Provide cover patio dimension, and coordinate with SEOR for design Sheet A1-05 Roof Plan: Provide overhang eave dimension around all parameter 1/300 factor for attic ventilation calculation is not valid unless both exception are met per CRC R806.1 Elevation: provide building elevation to ridge Sheet AD-02 Detail 4: provide reference detail 11 for review Detail 9: provide/reference detail on plan and provide detail connection to building framing. Coordinate with SEOR Sheet S1: Show North Arrow on plan Provide diaphragm design analysis Maximum unblock diaphragm per SDPWS Table 4.2.2 is 3:1. Revise design and provide adequate shear wall Plan framing: provide drag connection detail at grid line 1, grid line 2 that are capable to transfer drag load per calculation Provide framing for cover patio Sheet SD1 Detail 3, and Detail 6: provide legible note for review Sheet SD2 Detail 9: provide legible note for review Red marked comment set is available to pick-up at the City Hall.(End of Comment)