HomeMy WebLinkAbout311302_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:
101117877
PROJECT ADDRESS:
1246 W Chestnut 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, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
1/8/2024
INITIAL REVIEW
1/14/2024
EXPIRATION
7/6/2024
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Dustin Do
3.
TEL:
(949)864-9986
FAX:
VALUATION: $260,000.00
EMAIL:
ddo@dvdconstruction.com
FLOOD ZONE: X-0602320257J
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.DocumentationProvide Title 24 energy conformance for each individual unit. Conformance report shall be incorporated in drawing set.Provide 2022 Green Code Standards in drawing set.Grading permit is required for proposed application and shall be approved prior to permit issuance. Please reach out to Building Counter line for DrawingsSheet A-1Add each Unit # in Project Address within Title Block. Typical all sheets including Structural Sheets.
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 for each individual unit.
☒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.Provide Fire Sprinkler Type.Revise Code Compliance in Note 9 to latest Codes.Provide minimum KW value required for photovoltaic system in Note #12.Add all sheets and sheet labels to Table of Contents. Do not group up sheet count.
Provide and show on the plans, house street number visible and legible from street. (Minimum 4”High x 1” Wide) CRC R319Sheet A-2
Exterior walls with Automatic Residential Fire Sprinkler – (Table R302.1(2))
Roof projection – Provide one-hour protection on the underside of roof projection when projected into the 3-ft of fire separation distance. No projection beyond 2-ft of the fire separation distance. No attic ventilation may occur at rated projections unless ICC approved fire rated ventilation specified. Reference on plan where required and provide detail in drawings.
Through penetrations of fire-resistance-rated wall or floor assemblies shall comply with Section R302.4.1.1 or R302.4.1.2. (R302.4)
Wall and floor systems separating dwelling units (main house and new ADU)with Automatic Residential Fire Sprinkler shall be minimum 1/2-hour fire partition. Fire rated floor-ceiling and wall assemblies shall extend to and be tight against the exterior wall, and wall assemblies shall extend from the foundation to the underside of the roof sheathing (or fire rated ceiling). Specify where required on plan and provide detailsof the proposed rated system. (R302.3 CRC)
Penetrations in wall or floor/ceiling assemblies in two-family dwellings shall comply with Section R302.4. Provide complete details on the plans.
Walls separating dwelling units shall provide airborne sound insulation for walls with an STC rating of at least 50 per. Specify where required on planprovide details and provide verification of a tested assembly to achieve the required STC rating of 50.
Floor/ceiling assemblies separating dwelling units shall have both an STC and an IIC rating of at least 50. Provide detailson plans and provide verification of tested assemblies to achieve the required STC and IIC ratings of 50.
Exterior 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.Provide dryer vent size and path to exterior at all washer/dryer locations.Enlarge dimension text size on dimensions provided. Numbers for various dimensions are illegible. Provide exhaust fan in all bathrooms on plans and specify type (50cfm min).Specify range hood on plans at all new kitchen ranges (100cfm min).New building, or addition more than 1000 sq.ft. – Provide Whole house ventilation. On the plan, please provide/show method of whole house ventilation in compliance with ASHRAE Standard 62.2. – provide complete notes, details and calculations. (150.0(o))Verify garage door opening on west side, wall is shown to be infilled.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)Show smoke alarm and carbon monoxide alarms on plans where required.Provide window types in Window Schedule.On the plan, please specify U-factor (0.3 min) and SHGC (0.23 min) for building fenestration, per Title 24 calculation.
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-3Verify sheet noted in elevation detail reference. Sheet E-1 not found.Provide dimension from end of low roof overhang to property lines. Provide dryer vent size and path to exterior at all washer/dryer locations.Show smoke alarm and carbon monoxide alarms on plans where required.On the plan, please specify U-factor (0.3 min) and SHGC (0.23 min) for building fenestration, per Title 24 calculation. Provide exhaust fan in all bathrooms on plans and specify type (50cfm min).Specify range hood on plans at all new kitchen ranges (100cfm min).Provide Attic Access in attached ADU or justify no access required.Specify rated wall requirement and provide detail for proposed rated system.Sheet A-5
Attic access and Ventilations –
☒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)Provide roof slope at roof over entry porch.Sheet A-6Enlarge dimension text provided in Sections 6 and 7. Dimension text is not legible.Sheet Topography Sheet 1Stamped sheet shall be signed by engineer.Sheet S-2Provide stair details for new stairs.Provide details for interior non-bearing wall top and bottom connections.Ensure beam supporting SW above designed for SW overturning with overstrength. See calculation comments for clarification.Provide dimension for drag strap over shear wall at interior 20’-2” Shearwall. Verify detail references in Symbol Description. Various references do not seem to be correct. (e.g. Wood header, strap, etc…)Sheet S-3Provide details for interior non-bearing wall top and bottom connections.Provide detail for single and double holdown strap at shearwalls. This includes at posts and where shearwall is supported by transfer beam. Provide detail for diagonal 4x6 to post at entry porch roof framing.Sheet SD-7Foundation Detail Sheet shall be reviewed and approved by Soil Engineer.CalculationsGeotechnical Report – Report shall be updated to current 2022 Code and resubmitted. Please provide Load Takeoff for calculations or specify where found in Calculations.Sheet A1-47 – Verify point load value shown with maximum compression loading with overstrength. Provide iteration of value to match shearwall lateral design. Typical all members supporting shearwall above.Sheet A1-73 – Apply stair support loading onto beam or verify where stair support occurs on 2nd floor. Sheet B1-5 – Text have been cutoff on side of page, please fix.Sheet B2-22 – Verify uplift loading designed includes uplift from shearwall above. Loading does not look to include uplift value from EW2-1U Upper Floor. Added shear at floor does not equate to total uplift. Typical all similar shearwalls and shall be revised accordingly on all required sheets. Provide foundation reinforcing design for pad locations. Provide calculation for grade beam reinforcing.(End of Comment)