HomeMy WebLinkAbout311813_5_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:
101118040
PROJECT ADDRESS:
1014 W Fairbrook Ln
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
1/22/2024
INITIAL REVIEW
2/6/2024
EXPIRATION
7/20/2024
RECHECKS:
1.3/13/2024
PROJECT APPLICANT CONTACT PERSON:
2.4/5/2024
James Skurzynski
3.
TEL:
(310)980-6503
FAX:
VALUATION: $100,000.00
EMAIL:
james.skurzynski@gmail.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 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.DrawingsSheet A.1
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: Calculated ratio % not found on sheet, ADU sf/ SFD sf ratio shall be provided on drawings.
Provide a project description with a complete and detailed scope of work on the cover sheet of the plans. Include unpermitted work to be demolished in scope of work.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.Add ADU Address in Title Block.Add ADU Address in Project Summary.Add ADU Address into Cover Sheet Title at top of sheet.Flood Zone for project site is X. Revise in Project Summary.Remove note 12 from Notes per Building Division, solar panel is not required for proposed scope.Sheet A.2Provide drainage slope percent and direction around new ADU. Ensure adequate drainage in all directions to out of lot.
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.Sheet A.3
Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend.General Note 3 – Smoke Alarm requirement is not adequately noted, smoke alarm shall be in all sleeping rooms. These notes look to be for Carbon Monoxide Alarm, please verify.Verify where Plan Notes 12 and 13 occur on plan. It shall be clearly noted where FAU and AC Condenser is for ADU.Justify proposed attic ventilation. Use of 1/300 for required vent area requires note less than 40 percent and not more than 50 percent of the required ventilating area be provided by ventilators located in the upper portion of the attic. The balance shall be located in the bottom 1/3 of the attic space. Existing roof ventilation shall be specified on plans. Ensure no existing roof vent is lost/covered with new addition. Any existing vent lost shall be replaced and noted on plans.See Electric Ready comments below for required water heater electric ready requirements. Revise plans to accommodate requirements.PC #2: Water heater shown on plan is not noted to be electric water heater. This does not match Title 24, please revise Title 24 or plan to match.PC #3: Comment not fully addressed, Title 24 conformance specifies gas water heater. Plans specify electric water heater. Please coordinate and revise to match.Provide clearance dimension for new restroom toilet from adjacent fixture and front.Verify all note references found on Floor Plan. Various notes do not seem to match notes in Plan Notes.PC #2: Note #11 does not look to match item on plan, please verify.PC #3: Comment not fully addressed, note 11 pointing to kitchen counter and sinks do not match Plan Notes #11. Please fix.Specify new exterior walkway on plan and provide elevation change from ADU to exterior walkway as needed.
On the plan, please specify U-factor (0.3 min) and SHGC (0.23 min) for building fenestration, per Title 24 calculation.
Roof projection spanning within 5’-0” from Property Line shall be 1-hour fire rated on the underside or code approved alternative. Specify on plan where required and provide detail for proposed system.
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)
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.
Walls separating dwelling units shall provide airborne sound insulation for walls with an STC rating of at least 50 per. Provide details on plans and provide verification of a tested assembly to achieve the required STC rating of 50. 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)Verify all insulation rating specified in Building Sections with Title 24. Ratings do not seem to match.Sheet A.4Specify new dryer vent size and path to exterior on plan. Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen (100 cfm minimum).
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). Sheet S-1New foundation and slab on grade shall be doweled into existing. Provide detail and specify proposed post installed epoxy product and ICC approval.It is recommended to add new shear wall along line 3. Else verify existing lateral system on plan and note to be verified in field. The city finds many older houses to be utilizing exterior stucco as the lateral resisting element, which is to be removed with addition.Provide California framing detail.Provide metal strap between new and existing wall framing.Provide interior non-bearing wall top and bottom connection details. Ensure top connection is fully non-bearing.Roof rafters shall be spaced at 16”OC to match ceiling joists, else ridge beam shall be designed and supported.Verify ceiling joist allowable span with CRC table provided in details. Span for proposed ceiling joist size and spacing exceeds allowed. Calculation shall be provided for proposed framing else revise to meet code allowed.PC #2: Provide ceiling joist splice/ support over wall detail for split ceiling joists.Sheet T-24 2 of 3CF1R Responsible Person’s Declaration Statement shall be completed and signed.(End of Comment)