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HomeMy WebLinkAbout313578_2_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: 102118565 PROJECT ADDRESS: 2015 S Halladay 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 3/13/2024 INITIAL REVIEW 3/27/2024 EXPIRATION 9/9/2024 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Wai Lee 3. TEL: (714)469-5448 FAX: VALUATION: $88,000.00 EMAIL: wleearchitect529@gmail.com FLOOD ZONE: X-0602320276J 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. 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. [Comment Resolved] ☒3. Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection. [Comment Resolved] ☒4. Add note on the coversheet: Minimum ________(KW) photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request. [Comment Resolved] ☒5. 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. [Comment not resolve – 1. Indicate on plan the maximum eave overhang typical all around the building 2. Provide 1 hour fire rated construction detail on plan 3. Provide rated construction detail on plan for the eave overhang 4. Indicate on plan, and reference construction detail (see item #2 above) that south wall required 1 hour fire rated wall assembly for exterior wall located less than 5’-0” from the property line 5. Indicate on plan, and reference construction detail (see item #3 above) that both south and east walls required one hour projection for eave overhang where is less than 5’-0” from the property line] NOTE to Architect and Engineer. This project is to legalize the unpermitted ADU; therefore, all construction document shall be considered/reviewed as new construction. ☒6. Light and ventilation – (R303) ☒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). [Comment Resolved] ☒7. 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. (R303.10) [Comment not resolve – provide/indicate on plan the location of the heating facility] ☒8. Show/provide safety glass in hazardous locations (R308) – ☒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. [Comment not resolve – per CRC R308.4.5 glazing measured horizontally less than 60” from the water edge of bathtub shall be tempered glass. Window-C at bathroom shall be indicated on plan as tempered glass required.] ☒9. 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) [Comment not resolve – indicate dimension (44” minimum) on elevation of sheet A-3 at the escape windows] ☐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) ☒10. 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) [Comment Resolved] ☒11. 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) [Comment Resolved] ☒12. Exterior wall covering – ☒Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1) ☐Provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2. [Comment not resolve – provide detail for weep screed] ☒13. 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 #. [Comment not resolve – provide on plan, specify roofing manufacture’s name, ICC report number and class for the roofing material] ☒14. Plumbing fixtures and fixture setting (CPC 402.5) ☒Water Closet or bidet shall be set at minimum 15 inches from its center to a side wall or obstruction or at minimum 30 inches center to center to a similar fixture. ☒The clear space in front of a water closet, lavatory, or bidet shall be at least 24 inches. ☒Shower compartments, regardless of shape, shall have a minimum finished interior of 1024 square inches and shall also be capable of encompassing a 30 inch circle [Comment Resolved] ☒15. 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. [Comment Resolved] 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). [Comment Resolved] ☒2. 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)); (150.2(a)(C)) [Comment Resolved] ☒3. Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation. ☒4. On the plan, please specify U-factor (0.3 min) and SHGC (0.23 min) for building fenestration, per Title 24 calculation. [Comment Resolved] ☒5. 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 [Comment Resolved] 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. [Comment Resolved] Structural Plan Review Comments: Sheet A-4 Provide drawing scale [Comment Resolved] Provide roof framing member size on plan, including ridge beam. Also provide structural calculation justification for review [Comment not resolve – per roof framing plan, there are 6x6 posts supporting ridge beam at the ridge above the living room. IF this is not a ridge beam, callout on plan the size of the ridge board, and provide construction details] Provide roof diaphragm naming pattern on plan [Comment not resolve – there are no SGN notes in the resubmittal package] Provide structural footing detail including footing width, and reinforcing [Comment not resolve – the scope of the project is to legalize the unpermitted ADU, therefore, it is consider a new project. Provide structural footing details that includes footing width and reinforcing that comply with soil report] Provide structural slab thickness and reinforcing on plan [Comment Resolved] Provide structural calculation for chord and drag design [Comment Resolved] Provide holdown for shear wall 2, 3, and 5 per calculation where uplift occur [Comment not resolve – please verify calculation for shear wall at grid line 5. Should the tributary for the lateral load distribution be 12’/2 + 19’? – revise calculation and verify holdown] Structural drawing are submitted with insufficient information. Provide all construction details, e.g. beam to post, and post to footing. Further review is required. [Comment not resolve – incomplete submittal, not enough information to provide complete review. Please provide compete drawings with details for review. Please noted, this project is to legalized unpermitted ADU; thus all construction drawings, details shall be provided and will be reviewed as a new construction]☒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.  [Comment Resolved] 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”. [Comment Resolved] Sheet T24.1 Please revise/update Title 24 calculation. ADU shall be new construction and not an addition There should not be any existing floor area. Where ADU is an individual dwelling unit and not attached to (E) main house Further review is required for the Title 24 calculation [Comment Resolved] Red marked comment set is available to pick-up at the City Hall.☒ 2nd Plan Check Review Comment 4/29/2024: This project is to legalizing unpermitted ADU, so everything should be considered as new construction. Delete all existing notes. Typical to all sheets The foundation plan should be reviewed and approved by the Geotechnical Engineer. (1803). Provide a written letter from the Geotechnical Engineer indicate that structural drawings, details, specification are comply with the soil report Sheet T Missing sheet SGN. Provide sheet SGN for review Sheet A-2 Proposed first floor plan: indicate on plan the dimension of the bathroom Sheet A-3 East Elevation: provide missing portion of east elevation Sheet A-4 Detail 1 18” minimum depth of footing from the lowest adjacent grade per soil report Note 2: 10 mil minimum vapor barrier per soil report Note 4: revise detail and notes for sub-grade preparation to match/comply with soil report Framing: Provide construction details indicate the relative location/elevation for the 2x6 ceiling and 3-2x6 header and provide proper connection to resist ceiling joist tension force Delete all callouts for the existing symbols (This project is to legalize the unpermitted ADU, so all framings shall be considered as new) (End of Comment)