HomeMy WebLinkAbout312411_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:
101118223
PROJECT ADDRESS:
1321 N Westwood Ave Unit# 2
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/8/2024
INITIAL REVIEW
2/26/2024
EXPIRATION
8/6/2024
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Christopher Hillstead
3.
TEL:
(949)923-8031
FAX:
VALUATION: $40,000.00
EMAIL:
CHillstead@landconcern.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 3corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5830 for an appointment.
PLAN REVIEW CORRECTION COMMENTS
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).
2. 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.
3. 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”.
5. Note on plan: All concealed work installed without permits must be exposed for inspection to the satisfaction of the Building Inspector. This includes methods of attachment and all footings, structural members, mechanical, electrical, plumbing and insulation.
6. 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.
7. Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
9. 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.
25. Show/provide safety glass in hazardous locations (R308) –
☒Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors. (Verify Door #4)
☐Glazing within 24” of door and those bottom edge is less than 60”.
☐Glazing with exposed area more than 9 sq. ft with bottom edge is located less than 18” above the walking surface and top edge is located more than 36” above the floor.
☒Glazing in enclosure for or walls facing hot tubs, bathtubs, showers, whirl-pools, saunas, steam rooms where the bottom edge of the glazing is less than 60” above the any standing surface.
☐Glazing in railings
☐Glazing adjacent to stairways, landings and ramps with 36” horizontal of a walking surface and bottom edge located less than 60” above the floor.
☐Site built windows shall comply with Section 2404 CBC.
27. Means of egress / Doors – (R311)
☒All dwellings shall provide with a means of egress. The means of egress shall provide a continuous and unobstructed path. Provide minimum one side-hinged door with minimum clear width of 32 inches and 78 inches clear height (3’-0” x 6’-8” door).
☒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.
32. Smoke Alarms – Provide smoke alarm(s) in each sleeping room; in each area giving access into each sleeping room; in basement and habitable attics. (R314)
33. 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)
35. Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)
39. 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)
☒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)
Energy Conservation – Title 24 Energy forms & calculations
4. Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen (100 cfm minimum).
7. On the plan, please specify U-factor (0.3 min) and SHGC (0.23 min) for building fenestration, per Title 24 calculation.
CalGreen Plan Review Comments:
1. Provide notes: 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.
Structural Plan Review Comments:
1. Show braced walls in compliance with Section R602.10; otherwise, engineer design is required.
6. Footing shall be embedded minimum 18” below the finish grade with two (2) #4 reinforcing bars at top and bottom (total 4 re-bars).
7. Concrete slab: Minimum 4” thick, reinforced with #4 bars at 18” on center, each way. Concrete slab shall be provided with moisture barrier.
8. Existing garage converted into ADU (habitable space):
☒Provide ceiling framing plan to show supporting of new ceiling drywall. Additional ceiling joists may be required. Provide details and clearly cross-reference detail onto the plan. ☒Provide/show lateral support for the proposed ADU.
☒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.
☒Provide moisture barrier for the existing concrete slab.
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.Review Comments on the Plans:Sheet SP-1Under Construction, Revise the type of construction to “V-B”.Under Construction, Revise the occupancy group to “R-3” (Delete occupancy group “U”)Show setback distances on the site plan. See redlines on location.Sheet FL-1The minimum width for egress door is 32 inches. Door #4 is 5-foot wide but one leaf is fixed. The openable leaf is only 30 inches wide.Complete the attic ventilation calculations. Sheet F-1Enlarge the image on the Fastener Schedule.A new 2x10 ceiling joist connects with existing 2x4 roof rafter creates an over-notching issue at the end joist. See Section R502.8.1: R502.8.1Sawn lumber.Notches in solid lumber joists, rafters and beams shall not exceed one-sixth of the depth of the member, shall not be longer than one-third of the depth of the member and shall not be located in the middle one-third of the span. Notches at the ends of the member shall not exceed one-fourth the depth of the member. The tension side of members 4 inches (102 mm) or greater in nominal thickness shall not be notched except at the ends of the members. The diameter of holes bored or cut into members shall not exceed one-third the depth of the member. Holes shall not be closer than 2 inches (51 mm) to the top or bottom of the member, or to any other hole located in the member. Where the member is notched, the hole shall not be closer than 2 inches (51 mm) to the notch.On Section A drawing, detail shows R30 insulation. CF1R on page 3 shows R38 insulation.Sheet T24.2Please enlarge images.(End of Comment)