HomeMy WebLinkAbout313083_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:
102118435 and 102118436
PROJECT ADDRESS:
821 S Van Ness Ave and 821 S Van Ness Ave unit A
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/27/2024
INITIAL REVIEW
3/26/2024
EXPIRATION
8/25/2024
RECHECKS:
1.5/20/2024
PROJECT APPLICANT CONTACT PERSON:
2.
Ali Zonouz
3.
TEL:
(949)880-7146
FAX:
VALUATION: $20,000.00
EMAIL:
ali@zonouz.com
FLOOD ZONE: X-0602320276J
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.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.
Please see corrections on submitted plans. Red marked set must be returned with revised plans. Plans resubmitted without the red markup set may result in delayed review time and additional plancheck fees.All persons preparing plans for others shall sign those plans. Business and Professions Code Chapter 3, Division 3, Section 5536.1 (a).
This review does not include mechanical, plumbing or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, and electrical work. Call 647-5800 for information.
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.
-Police Department approval on the corrected/final set of drawings (647-5840).
-Public Works Agency approval (647-5039).
- School District Compliance Certificate; and a copy of the building permit application, signed by
the plan check engineer, shall be required by the School District to verify the scope of the work.
All sheets
This submittal has two building permits. Show two project address number on plan: “821 S Van Ness and 821 S Van Ness unit A.”Please update all sheets.
PC2: Update structural plans.
ARCHITECTURAL-Incomplete
Sheet A-1Development fee: 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.
Development fee: 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”.
Show occupancy group: R3.
Show proposed square footage for main house, unit A and unit B. In unit A, show square footage breakdown for both habitable area and new porch.
PC2: Sheet A-1. Show unit B dimensions on the site plan and clarify the square footage. By measuring site plan, the unit B shows roughly 15’x28’=420 sf. which does not match the 497 sf. shown in the legal description. Please revise plan to clarify and make consistence.
On site plan, between unit A and unit B, show distance between roof edges and between exterior walls.
PC2: Show measurement between unit B exterior walls to unit A face of the new porch posts.
On site plan, please show perimeter of exterior walls to distinguish from roof edge. This comment applies to all three buildings.
PC2: In unit A porch area, show two exterior posts on plan.
Sheet A-2
Print roof plans to scale. Recommended to ¼”=1’-0” scale.
Identify building exterior walls and show dimensions of roof overhangs on all buildings.
PC2: Not available.
Show requested information on the roof plan.
The north ADU wall Exterior walls is at the zero lot line are required to have a full one hour rating. Specify on the location on the site plan and roof plan. Provide 1-hour exterior wall construction detail and make cross-reference to those plans.
Show roof slope and direction of slope including flat roof area. In the flat roof area in unit A where located at the zero setback, do not drain roof water to neighbor’s property.
Refer to ADU flat roof where located at the zero seback. On structural framing plan, remove roof overhang that encroach into neighbor’s property and clarify the new 2x8 roof framing that the direction of slope will not drain roof water into neighbor’s property.
Provide detail of roof construction assembly. (CRC 902.1)
PC2: Not available.
Specify make, model and ICC number for the new ADU roof.
PC2: Not available.
Provide ventilation calculation for 657 sf. new ADU.
Provide cross ventilation for attic and each enclosed rafter space as specified in CRC Section R806.
Callout attic vent locations, sizes and types on plans. Provide attic ventilation calculation to show minimum ventilation is provided. (CRC R806.2)
The total net free ventilating area shall not be less than 1/300 when at least 40% and not more than 50% of the required ventilating area is provided by ventilators located not more than 3 feet below the ridge or highest point of the space, measured vertically with the balance of the required ventilation located by the bottom one-third of the attic space. Show high/low vent locations on plans. (CRC R806.2)
PC2: The architect response: “flat roof will be spray foamed gable cal A-1 keynotes and elevations.” and plan shows no ventilation design of the attic space.I am unable to understand your response. The building section on A-6 shows there are both vaulted and enclosed attic space above ADU.Providecross ventilation for attic and each enclosed rafter space as specified in CRC Section R806 or Unvented attic assemblies shall comply with CRC R806.4.
Sheet A-3
Provide separate sheets to accommodate all proposed floor plans. Partial plans are missing on the drawing. All proposed plans must be printed to scale.
Provide complete dimensions on the ADU floor plan to verify 49 sf. addition and 657 sf. overall square footage:
Show overall dimensions measured from corner to corner of the exterior face exterior walls.
PC2: Missing overall dimensions. See redlines on plan.
Show dimensions between interior walls.
PC2: Plans are revised from previous submittal. Show dimensions on the exterior water heater space.
Provide dimensions to locate all new partitions in the main house.
PC2: Missing measurements at the main house laundry partition walls. See redlines on plan.
Provide egress window in bedroom #3.
Basements, habitable attics, and every sleeping room in dwelling units must have a window or exterior door for an emergency exit, bottom of the clear opening not more than 44 inches above the floor, 5.7 square feet of openable area, 24 inches clear opening height, 20 inches clear opening width and shall open directly into a public street, alley, yard, or exit court. Windows #157 does not comply. (CRC R310.1-R310.1.3)
PC2: Justify bedroom new window (#120) in the main house. Provide window type, and specification in the window schedule.
Provide full height transverse and longitudinal building cross sections showing framing, plate heights, total heights, insulation, foundation, finish grade, etc. It is required for both ADU and main house to verify structural foundation design.
Show proposed floor finish elevations in unit A. Clarify the elevation difference between the bedroom #1 (converted from garage) and new addition area.
Show a 7' minimum ceiling height for habitable rooms, hallways, bathrooms, toilet & laundry rooms, and basements containing these spaces. (CRC R305.1)
PC2: Sheet A-6. ADU.
Refer to building section 6/A-6, the ceiling is too low above the new steps in the master bedroom. Per plan, the ceiling height is only 8’-1.75’=6.25’ <7’ No good. Please revise design.
Clarification required. Energy calculation and architectural section shows ceiling below attic space; however, structural framing plan shows no ceiling.Please clarify, revise and make consistent with structural plans.
Clarify interior door landing on the bedroom door #316. Revise plans to indicate that a landing, with a width not less than the width of door and length in the direction of travel of not less than 36 inches, will be provided on each side of doors.
PC2: Sheet A-6.ADU:
Show landing dimensions and steps dimensions on plan.
On plan, show a maximum rise of 7.75 inches and a minimum run width of 10 inches for straight steps. The maximum difference between the step risers and treads shall not be greater than 3/8”. (CRC R311.7.4)
Show and verify ceiling height in ADU bedroom #1 area (converted from garage) on the building sections and elevations.
PC2: Refer to comment #25 for the same design issue.
Show minimum shower area of 1024 square inches finished dimension and ability to encompass a 30-inch diameter circle. (CPC 411.7)
ADU bathroom #2. Please show shower door and door swing arc. Clarify the access to the shower not been blocked by either water closet and cloth dryer or washer.
If the ADU is raised-floor construction, the minimum net area of under-floor space ventilation shall not be less than the floor area/150. Show ventilation design on plan. (CRC R408.1)
PC2: According to building cross-section, the new addition area is raised-floor framing. Provide ventilation in the crawl space on plan.
If the ADU is raised-floor construction, access shall be provided to all under-floor spaces. The floor access shall be a minimum 18” by 24” and openings through a perimeter wall shall be not less than 16” by 24”. (CRC R408.4)
PC2: Plans are not clear. Please clearly show how to access from existing access openingat the existing stem wall through the interior stem wall opening to the new crawl space in new addition area.
Show exterior wall construction assembly. A minimum of one layer of No. 15 asphalt felt, free from holes and breaks, complying with ASTM D 226 for Type 1 felt shall be applied over studs of all exterior walls. Specify that two layers of Grade D or 60 minute Grade D paper shall be applied over all wood base sheathing. (CRC R703.2)
PC2: No response.
Sheet A-4. Show height of the new ridge on the new ADU porch.
PC2: Please specify on the building elevation 3/A-6.
Relocate tankless water heater from bedroom #2 closet. (CPC 504.1).
PC2: Plan has changed.
On plan, show dimensions of the water heater space on plan and shall meet installation instruction requirements of the water heater minimum clearance.
Specify type of water heater and incorporate required minimum water heater clearance and space on the drawings from the installation instruction.
Provide access to the water heater space. There is 1’-9” difference. Steps and landings may be needed.
Door shall have louvered complying with CMC or installation instructions. Provide specification of the access door on plan.
ENERGY-Incomplete
Sheet T-1. The submitted energy calculation appears for new ADU. Please show correct address:” 821 S Van Ness Ave unit A”
PC2: Clarification required. Energy calculation and architectural section shows ceiling below attic space; however, structural framing plan shows no ceiling.Please clarify, revise and make consistent with structural plans.
Sheet T-1. The energy design is for total conditioned space 734 sf. However, the architectural cover page shows total square footage for ADU is 657 sf. Please provide complete dimensioned floor plan for Building Division to verify the square footage and please make energy design in consistent with architectural plans.
Provide energy design for main house building envelope alterations.
For unit A, show location of the new heat pump on plan.
For unit A, show location of the IAQ fan on plan.
PC2: Not found. Please indicate sheet number instead of “done”. Minimum 42 cfm IAQ fan is required in the ADU per energy calculation.
STRUCTURAL-Incomplete
Cross-reference structural details into roof framing and foundation plans.
Provide ceiling framing design and detail on both structures.
PC2: In ADU, framing plan shows no ceilings, but the architectural section 7/A-6 and energy calculation shows ceiling occurs. Please clarify, revise and make consistent with non-structural plans.
Revise ridge beam (bm#1) calculation and revise plan. The roof framing plan shows 25 feet between supports. However, calculation is for 17 feet span.
Main house. Show existing ceiling joist framing direction and interior support. Provide design and detail where the interior bearing wall is altered or removed.
Post-beam connections must be detailed on the drawings ensuring against uplift and lateral displacement (2304.9.7)
PC2: Provide connection detail at beam (BM-1).
Provide shear connection details, properly referenced, at the top and bottom of all shear walls.
PC2: Clarification required in ADU framing. Framingdetails 1/S4, 2/S4 show no ceilings, but the architectural section 7/A-6 and energy calculation shows ceiling occurs. Please clarify, revise and make consistent with non-structural plans.
Provide complete shear transfer details including detailing for nails, bolt, shear plates, sill plates and blocking.
Detail the shear transfer connections which transfer lateral forces from horizontal diaphragms through intermediate elements and shear walls to the foundation. (1603)
Detail how the interior shear walls are connected to the roof/floor diaphragm(s). (1603)
Sheet S0. Please clarify the soils note that geotechnical engineer and inspection is required per structural engineer. However, there is no soils report submitted.
Add note on foundation plan: All hold downs must be tied in place prior to foundation inspection.
3”x3”x.229” steel plate washers are required on all anchor bolts in a braced wall line. (CRC R403.1.6.1)
Provide shear wall bottom anchorage details for post-installed anchor bolts into existing concrete footing. Show details for sill plate anchorage and holdown HDU2 anchorage.
FOUNDATION
Architectural elevation shows finish floor is 1’-9” above finish grade. In addition, one of code enforcement photos shows some floor area was open and showing raised-floor construction. However, the foundation plans show both ADU and main house are slab-on-grade. It is very likely that existing structures are raised-floor construction (current foundation plans assuming slab-on-grade). Please verify at the site before resubmitting the construction document and make corrections on foundation design and foundation plans.
Provide structural design, plans and detail for floor repair. Specify floor diaphragm, floor joists, connections, support and connection details on framing plan.
It is unclear the finish floor design in ADU bedroom #1 and how this room is connected through door 316 to the new addition area. The architectural cross-section is required to verify the foundation plan.
PC2: Sheet S2.0. Refer to redlines on foundation plan. Provide framing connection details at the new 2x10 floor joists to the concrete stem walls.
Revise spread footing FP1 dimensions and reinforcement on the foundation plan per structural calculation.
PC2: Revise interior spread footing to FP2 to match foundation plan (24” wide). See redline on plan.
Provide shear transfer, anchorage and footing details on the foundation plan.
Due to the incomplete design information on the architectural and structural drawings, structural design is partially reviewed. Please note that new comments may apply.
PC2:
This submittal has two building permits. Show two project address number on plan: “821 S Van Ness and 821 S Van Ness unit A.” Please update all sheets and structural calculation cover.
Use different legend to distinguish new vs existing walls.
Unit A ADU bedroom #2. On grid line 2, a new wall opening is added to accommodate water heater. Provide framing design of the opening and justify lateral support on the exterior walls.
Main house bedroom #3. New window opening is added. Provide framing design of the opening and justify lateral support on the exterior walls.
Unit A ADU kitchen and bathroom area, clarify the framing that the roof slope will not causing the roof water draining over the lot line into neighbor’s property. The current framing appears does not comply.
Unit A ADU kitchen and bathroom area, overhang is not allowed over the lot line. Remove it from plan.
Unit A ADU kitchen and bathroom area, provide connection details for new 2x8 RR attached to the exterior wall.
Specify double joists on both ADU and main house foundation plan supporting interior walls.
END OF COMMENTS