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HomeMy WebLinkAbout312752_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: 101118320 PROJECT ADDRESS: 1018 N Gates St PLAN CHECK ENGINEER: Huang, GaryTEL:714 647-5862 EMAIL: Ghuang@santa-ana.orgFAX:714 647-5897 TYPE OF CONSTRUCTION: V B, SPK OCCUPANCY CLASSIFICATION(S): R-3, U PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 2/20/2024 INITIAL REVIEW 2/24/2024 EXPIRATION 8/18/2024 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. VY BUI 3. TEL: (714)989-3238 FAX: VALUATION: $350,000.00 EMAIL: VBUI@ANHA-STUDIO.COM FLOOD ZONE: A-0602320143J 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. This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A or AE. This zone requires that the lowest finish floor elevation (including basement) of the structure shall be at (or above) base flood elevation determined by a hydrology study for the A zone, or at (or above) the base flood elevation specified for the AE zone, on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance, Santa Ana Municipal Code, Chapter 7, for complete requirements. Drawings shall show compliance with said ordinance including noting flood zone and finish floor elevation." [Comment resolved] ☒3. Note on plans: "A Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE shall be completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. The completed ELEVATION CERTIFICATE must be submitted to the Building Inspector at the time of foundation inspection, and a FINAL CERTIFICATE must be submitted at the time of final inspection." [Comment resolved] ☒4. 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] ☒5. Add note on the coversheet: Minimum __3.59__(KW) photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request. [Comment resolved] ☒6. Provide a Site Drainage plan, prepared by a California registered civil engineer, with the following information, but not limited to: Plan(s) shall be stamped, signed and dated by a California registered civil engineer Location of all existing and proposed structures, property lines, right-of-way lines, and easements, including dimensions and setbacks Drainage slopes and flow patterns Drainage system such as swales, french drains, water collection and disposal system, etc. Drainage plan shall indicate how the site grading or drainage system will manage all surface water flows to be diverted away from buildings and adjoining property lines, in accordance with all applicable codes The grade shall fall not fewer than 6 inches within the first 10 feet from the foundation wall. Where lot lines, walls, slopes or other physical barriers prohibit 6 inches of fall within 10 feet, drains, or swales shall be constructed to ensure drainage away from the structure. Impervious surfaces within 10 feet of the building foundation shall be sloped not less than 2 percent away from the building. (R401.3 CRC) [Comment resolved] ☒7. Dwelling/garage separation – ☒Door between garage and residence shall be solid wood doors not less than 1-3/8 inches in thickness; solid or honeycomb core steel doors not less than 1-3/8 inches thick; or 20-minute fire-rated doors. And doors shall be self-closing and self-latching. (R302.5.1) ☒Where automatic residential fire sprinkler systems are provided in residence and the private garage – doors need only be self-closing and self-latching. (R302.5.1 Exc.) ☐Ducts in the garage and ducts penetrating the walls or ceilings separating the dwelling from the garage shall be constructed of minimum No. 26 gage sheet steel, and shall have no openings into the garage. (R302.5.2) ☒Wall between garage/carport and dwelling – Provide minimum 1/2-inch gypsum board on the garage side; extended from foundation to the roof sheathing. (R302.6) ☒Minimum 5/8-inch Type X gypsum board is required at the underside of floor/ceiling where habitable space is above. Structure(s) supporting floor/ceiling assemblies used for separation shall be protected with 1/2-inch gypsum board. (R302.6) [Comment Not resolved – reference detail 6/A4.0 on plan where applicable] ☒8. Under-stair protection: Provide ½-inch gypsum board on walls, under-stair surface and soffit on the enclosed side. (R302.7) [Comment resolved] ☒9. 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. ☐Site built windows shall comply with Section 2404 CBC. [Comment resolved] ☒10. Garage and Carports: (R309.1) ☐Floor surfaces shall be of approved noncombustible material, and shall be sloped to facilitate the moment of liquids to a drain of toward the main vehicle entry doorway. ☐Carports shall be open on not less than two sides. Carports not open on two or more sides shall be considered to be a garage. ☒Newly constructed one-and two-family dwellings and town-houses with attached private garages shall comply with EV infrastructure requirements in accordance with the California Green Building Standards Code, Chapter 4, Division 4.1. (R309.8) [Comment resolved] ☒11. 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) ☐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) [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 resolved] ☒13. 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. [Comment resolved] ☒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] ☒16. Please see marked-up plans for additional requirement/comments. 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. On the plan, please specify U-factor (0.3 min) and SHGC (0.23 min) for building fenestration, per Title 24 calculation. [Comment resolved] ☒4. 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). A. If the designated space is within 3 feet from the water heater: i. 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. iii. A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker iv. A condensate drain that allows natural draining of the water heater. B. 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). [Comment resolved] CalGreen Plan Review Comments: ☒1. Attached garage – For each dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit (40 amp). On the plan, please show compliance with Section 4.106.4.1. The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging as “EV CAPABLE”. The raceway termination location shall be permanently and visibly marked as “EV CAPABLE”. [Comment resolved] Structural Plan Review Comments: A4.0 Structural engineer to provide calculation justification for the railing design and railing post are adequate for. [Comment NOT resolve – SEOR/Architect to coordinate detail 20/SD3 and detail 4/A4.0. Conflicting information between 2 details] Provide detail connection for how railing horizontal member connect to vertical post [Comment resolved] Sheet S1 Clean up all detail reference without hatching [Comment resolved] Provide structural calculation justification for continuous footing design under shear wall with load combination including seismic/wind loads whichever govern for design [Provide ALL continuous footing design. The only design presented in the calculation package is at grid line D.2] Sheet S2 Clean up all detail reference without hatching [Comment resolved] Typical to all levels, SEOR to verify drag loads per calculation, proved strap as required per calculation, missing at locations at grid line 4 and grid line 5 [Comment resolved] Provide calculation, and structural framing and details for stair design [Comment resolved] Sheet S3 Clean up all detail reference without hatching [Comment resolved] Many locations that shear walls from 2nd floor are supported with discontinue elements, such framing shall including overstrength factor per ASCE section 12.3.3.3 Provide maximum eave overhang, typical all locations [Comment resolved] Grid line 2 Per calculation, girder truss at grid line 2 is acting as a drag member. Drag load forces shall be indicated on plan for truss company to design truss with combined stress [Comment resolved] Calculation required 3751lb of drag forces, (2) CS16 provided on plan not adequate. SEOR to verify at all locations [Comment not resolve – per engineer response to provide (3) CS16; however, no call-out found on plan. Engineer to specify drag strap as required] Grid line 3 Provide calculation for 3 ½” LSL for combined bending and compression design [Engineer response that 3 ½” LSL is not a drag member, provide structural calculation justification that double top plate splice connection is adequate to take drag force] Calculation required 2397lb of drag forces, CS16 provided on plan not adequate. SEOR to verify at all locations [Engineer to verify, detail 10/SD2 referenced connect to double top plate; however, per response 4ei above, shown otherwise. Also detail 2/SD2 shown possible that 3 ½” LSL could be using as a drag (directly under the roof truss). Engineer to coordinate two details. Revise or reference correct detail to show actual design condition] Sheet SD1 Detail 1: comply subgrade preparation per soil report [Comment resolved] Detail 15: indicated tie beam reinforcing requirement [Comment resolved] Sheet SD2 Detail 3: provide 2x brace size [Comment resolved] Sheet SD3 Detail 6: provide continuous plywood between floor joists [Comment resolved] Structural Calculation Page 20: grid line A shear walls cannot be consider as a same lateral resisting line. The walls lines are more than 4’-0” apart [Comment not resolve – calculation package (received on 5/6) does not contain grid line A1 design. Engineer to provide calculation for review] Page 53: Beam 42 point load P1 required to include reaction from shear wall above with overstrength factor. [Comment not resolved – SEOR to verify, shear wall grid 2 at garage result 3.9 kip compression. Overstrength factor 3*3.9kip = 11.7 kip. Please verify load is being applied]☒Additional Review Comment: Red marked comment set is available to pick-up at the City Hall.2nd plan check Review Comment 5/6/2024: Provide written letter from the Geotechnical Engineer indicate that all structural details, specification, notes have been review and comply with the soil report.(End of Comment)