HomeMy WebLinkAbout310325_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:
101117579
PROJECT ADDRESS:
1017 N Riverine Ave Unit# 100
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
11/30/2023
INITIAL REVIEW
12/5/2023
EXPIRATION
5/28/2024
RECHECKS:
1.1/2/2024
PROJECT APPLICANT CONTACT PERSON:
2.2/23/2024
Aizaz Shaikh
3.
TEL:
(949)228-1404
FAX:
VALUATION: $167,000.00
EMAIL:
ajrproperty@gmail.com
FLOOD ZONE: X-0602320163J
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.Resubmitcorrected 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 drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2022California Building Standards Code with local amendments and to clearly indicate the scope of work under this building permit application. There may be additional requirements when complete construction drawings and supporting data is submitted for Building Safety Division review. Full review including Structural design will not be started until full drawing set is deemed in compliance with the building code to a reviewable manner. PC #2: Drawing set still not fully complete. Drawing set to be permitted shall be completed to a professional construction document level. Responses to original comments are not permitted to be copied and pasted into drawing sets. Simply noting a code section needs to be met does not suffice, it shall be clearly indicated in the drawings what the requirement is per code section either provided as a detail or note specifying what must be met. It is on the project designer and engineer of the project to portray clear understanding of the California Building Code.
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 NOT been provided on drawing and calculation hard copies in relation to all comments below. 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”.
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 note on the coversheet: Photovoltaic system required will be submitted under a separate permit and shall be issued prior to building frame inspection request. Minimum kW = ____
For Solar Exemption, applicant must provide calculated kWh required and 2022 CEnC exemption on plans justifying exemption. THIS IS NOT A NOTESheet A-2
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)
PC #2: Response not adequate, details shall be provided adequately portraying code section requirements. It is not permitted to simply state code section shall be complied.
Walls separating dwelling units (main house and new ADU) shall be minimum 1-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. Provide details on the plans. (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.
PC #2: Comment not fully addressed. Detail not found as responded, provide detail showing code requirements met.
Floor/ceiling assemblies separating dwelling units shall have both an STC and an IIC rating of at least 50. Provide details on plans and provide verification of tested assemblies to achieve the required STC and IIC ratings of 50.
PC #2: Comment not fully addressed. Detail not found as responded, provide detail showing code requirements met.
Light and ventilation – (R303)
☒Provide glazing = 0.08 x floor area (minimum of 10-sq. ft.), with openable portion = 0.04 x floor area (minimum of 5-sq. ft.).
☒Any room may be considered as portion of an adjoining room when one-half of the area of the common wall is open and unobstructed; provides a minimum opening = 0.10 x the interior room floor area or 25 sq. ft., whichever is greater. (R303.2)
☒Bathroom, water closet compartment, and other similar rooms: (R303.3)
Shall be provided with aggregate glazing area in windows (minimum 3 sq. ft.) with one-half openable.
Glazing areas are not required where artificial lighting and mechanical ventilation system are provided – must be exhausted directly to the outside (50 cubic feet per minute for intermittent ventilation; 25 cubic feet per minute for continuous ventilation).
Room dimensions –
☒Provide minimum floor area = 70 sq. ft., minimum dimension in any direction = 7-ft. (R304)
☒Specify on the plans 7-ft ceiling height for habitable space, hallways. Laundry room, bathroom, toilet room, and un-habitable basements shall have ceiling height not less than 6-ft 8-iches. (R305.1)
PC #2: Plan dimensions shall be provided on the drawings specifying where walls/beams/outriggers/construction obscurities are to be located. Drawings shall be fully constructible.
Every dwelling unit shall be provided with heating facilities capable of maintaining a room temperature of not less than 68°F (20°C) at a point 3 feet (914 mm) above the floor and 2 feet from exterior walls in habitable rooms at the design temperature. The installation of one or more portable space heaters shall not be used to achieve compliance with this section. (R303.9)
PC #2: Comment not fully addressed. Mini-splits shall be shown in plans.
Show/provide safety glass in hazardous locations (R308) –
☒Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors.
☒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.
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.
Please provide minimum 36” clear access throughout the building (hallway). (R311.6)
PC #2: Comment not fully addressed. Dimensions shall be provided on plans showing code requirement met.
Stairways (R311.7) –
☒Show minimum 36” clear width.
☒Provide/show 6’-8” clearly headroom above the stairway.
☒Show the dimension of rise and run of stairways on plans. Show 7.75" (203mm) maximum rise and 10" (229mm) minimum run with nosing of ¾” minimum and 1 ¼” maximum.
☒Provide minimum 36” landing at top and bottom of stairway. (R311.7.6)
Handrails –
☒Handrails shall be provided at least on one side of each continuous run of treads or flight with four or more risers. (R311.7.8)
☒Handrails shall not project more than 4.5” on either side of the stairway. (R311.7.1)
☒Provide handrails not less than 34" or more than 38" above the nosing of tread. (R311.7.8.1)
☒ Provide 1¼" to 2" handgrip, 1½" from wall. (R311.7.8.3)
☒Handrail(s) shall be continuous the full length of the flight. Ends shall be returned or terminate in posts. (R311.7.8.2)
PC #2: Comment not fully addressed. Note #4 does not provide handrail information. Details shall be provided identifying code requirements for handrails are met. Handrail requirements are not limited to items above and it shall be clearly shown on drawings where handrails occur.
Guardrails – (R312)
☒Guardrails are required along the open-sided walking surfaces that located more than 30-inches measured vertically to the floor or grade below.
☒Guards shall be 42” in height. Where guardrails serve as handrails on the open sides of stairs – top of guardrails shall not be less than 34” and not more than 38” in height.
☒Guards shall not have openings which allow passage of 4” diameter sphere. At the space formed by the riser, tread and bottom rail of a guard – a 6” sphere cannot pass through.
PC #2: Comment not fully addressed. Response does not suffice as adequately portraying code requirements will be met.
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)
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)
Protection wood against decay shall comply with section R317.
PC #2: Comment not fully addressed. Response does not suffice as adequately portraying code requirements will be met.
Balconies, decks and exterior stairway exposed to weather and sealed underneath shall be waterproofed and sloped a minimum of ¼” unit vertical in 12 units horizontal (2%) for drainage. Specify manufacturer and ICC report number of waterproofing on the plan.
PC #2: Comment not fully addressed. Proposed manufacturer and ICC report shall be noted on plan.
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)
PC #2: Response notes no attic, Note #1 under Unit 200 Floor Plan specifies ceiling height throughout to be 8’-0”. Verify if ceiling to occur.
Roofing requirements – (R902.1)
☒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 #. 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)
PC #2: Comment not fully addressed. Simply noting items to be provided per code section does not suffice. Specific construction requirements shall be provided via either detailing or notes as specified above.
Energy Conservation – Title 24 Energy forms & calculations
3. Compliance forms with signatures must be provided on plans.
4. Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen (100 cfm minimum).PC #2: Comment not addressed.
5. 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))
PC #2: Comment not addressed.
6. Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation. PC #3: Comment not addressed.
7. On the plan, please specify U-factor (0.3 min) and SHGC (0.23 min) for building fenestration, per Title 24 calculation. PC #2: Comment not addressed.
9. 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.
PC #3: Comment not fully addressed, see non-striked items above still remaining.
CalGreen Plan Review Comments:
1. 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.Sheet S0 Add notes specifying Soil Engineer review and approval requirements during construction per soil report page 13. (e.g. Over excavation, imported fill, etc…)Add over-excavation requirements in notes per soil report.Soil engineer review and approval of drawings and details required prior to final approval.PC #3: Response letter not providedSheet S1Provide second floor sheathing information on plans or reference where information is located in drawings.Verify guard rail posts specified on plans. Plans specify 4x4 Post, details 10/SD2 specifies 6x6 posts.Guardrail is noted to be per architectural, coordinate with architect. No guardrail information is provided on architectural drawings. Coordinate second floor deck framing and posts with architectural to show where post locations occur. No dimensions are provided on architectural plans to indicate where members are to be constructed.PC #3: Dimensions for deck framing location not found on Architectural sheets. Dimensions shall be provided for framing location to determine cantilever extent.Provide detail reference for interior non-bearing wall top and bottom connection.Coordinate FJ design with calculations. See calculation comments.Provide detail for WH enclosure roof rafter to wall.Sheet S2Provide detail reference for interior non-bearing wall top and bottom connection.Verify roof popout shown along Grid 1 on Roof Framing Plan with Arch. Roof does not look to popout on roof level. PC #3: Roof popout still shown on Roof Framing Plan at water heater enclosure, verify if ADU roof rafters are to extend further at water heater location.Provide roof sheathing information on plan or reference where information is located in drawings.Provide detail for lattice member to wall connection. Sheet SD1Detail 12 – Coordinate cantilever length with architect, no dimensions are found for lattice area.Sheet SD2Detail 2 – Justify Simpson CCQ to be used with (4) 4x4 post specified on plans. Ensure adequate connection can be made.Detail 11 – Specify maximum height allowance for guard rail at deck.Detail 11 – Guardrail system shall be designed to resist load applied in any direction. Justify proposed connection for loading resulting in tension on the bottom anchor and ensure bottom anchor is adequate. CalculationsPage 16 – Ensure worst case Floor Joist Span is designed in calculations. No dimensions have been provided on architectural or structural set to confirm joist spans. Page 16 – Verify dimension provided at B end member width shown (3.5”). If this is intended to signify the width of member at a sistered splice member, provide detail on drawings showing splice attachment. Else justify thicker end used in shear design. Page 17 – Unable to locate Member DJ-1, please verify location.Page 24 – Unable to locate Member SS-1, please verify location. Page 31 – Justify uplift load value provided at second level. Uplift loading shall include required reduction factors for H/W ratio. It is recommended to put straps at ends of all 2nd floor shear walls, 600lb allowance shall be justified. Typical all 2nd floor shearwalls. Page 31 – Justify uplift load value provided at foundation level. Uplift at foundation shall include uplift load from shearwall on floor above. (e.g. Gridline 1 – Uplift 1737lbs does not look to include uplift from floor above). Additional CommentsSheet A-1Add all sheets to sheet index, including Green Code, Title 24, Structural sheets, and Drainage Plan. Resubmittal shall incorporate all sheets in package.Specify what area next to new ADU on Site Plan indicates. Verify if new structure.Provide roof projection dimension on Roof Plan. Typical all sides.Sheet A-2Provide dimensions on floor plans identifying where walls, windows, doors, etc are to occur. Plans shall be fully constructible prior to approval. Provide stair width on plans.Note #4 – It is not clear what 36” dimension is in reference to. Please verify.Provide dimensions for deck including length, width, height, and where posts/members are to occur. Deck area is not clear, Structural sheets reference Architectural sheets.Verify what rectangles found on plan at bottom and top of stairs and entrance door signify. Provide Exhaust fans in bathrooms on plan.Provide dryer vent size and path as required by the California Mechanical Code to exterior on plans.PC #3: Not foundVerify if there is ceiling on second floor, Note #1 specifies ceiling height.Provide clearance dimension at center of toilet to adjacent shower and counters. Typical in all bathrooms.See comment above regarding notes and original submittal comment responses. Notes cannot specify requirements will be met per code. It shall be clearly shown in drawings what is required per code requirements in the form of details or specific notes as to what shall be constructed. For example, Aging in place requirements cannot simply state it is to be met in accordance with R327.1.1. The actual requirements for the grab bar shall be specified in drawings in notes as noted above, or via details. Remove Note Sheet with comment responses. These comment responses shall not be incorporated in the drawing set. And responses requiring drawing revisions shall be incorporated in drawings while response to comments shall be provided separately. 8x11 response pages are acceptable.Sheet A-3Provide details for deck post frame out shown in elevations. Sheet Green CodeAdd title block and provide sheet number for all Green Code sheets. Add these sheets to Sheet Index. Sheet Title 24Add title block and provide sheet number for all Title 24 sheets. Add these sheets to Sheet Index. (End of Comment)