HomeMy WebLinkAbout315548_1_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:
101119215
PROJECT ADDRESS:
1314 W Eleventh St
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
5/9/2024
INITIAL REVIEW
5/22/2024
EXPIRATION
11/5/2024
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Jose Cardoza
3.
TEL:
(661)305-7215
FAX:
VALUATION: $140,000.00
EMAIL:
jose.ecardoza.jr@gmail.com
FLOOD ZONE: X-0602320144J
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.
Applicant shall obtain clearance/approvals from following departments after obtaining approval from Building and Safety Division, 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).
Applicant must pick up red marked sheet from the City prior to resubmittal and return the marked up set with resubmittal
PLAN REVIEW COMMENTS:
General Comments
Title sheet
Provide sheet S0.03 for review
Sheet S2.11 is missing from submitted package
Sheet S2.22 verify sheet number and sheet title
Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)
Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend.
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.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
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”.
Main House
Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)
Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend.
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.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
Under-stair protection: Provide ½-inch gypsum board on walls, under-stair surface and soffit on the enclosed side. (R302.7)
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)
Attic access and Ventilations – 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)
Interior stairways shall be provided with an artificial light source to illuminate the landings and treads. There shall be a wall switch at each floor level to control the light source where the stairway has six or more risers. (R303.7)
Show/provide safety glass in hazardous locations (R308) –
Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors.
Emergency escape and rescue openings – (R310)
Indicate on building elevation the dimension of escape window shall have a finished sill height not more than 44" above the floor.
Means of egress / Doors – (R311)
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.
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)
Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen. Kitchen range hood airflow rate to comply with California Energy Code, Table 160.2-G
Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.
ADU
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.
Dwelling/garage separation –
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). Indicate on plan
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. Indicate the location of heating facility on plan. The installation of one or more portable space heaters shall not be used to achieve compliance with this section. (R303.10)
Emergency escape and rescue openings – (R310)
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. Indicate on plan elevation bottom of windows height
Means of egress / Doors – (R311)
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.
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)
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)
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.
Title 24 Energy forms & calculations: Provide Title 24 Energy calculation for the ADU
Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen. Kitchen range hood airflow rate to comply with California Energy Code, Table 160.2-G
Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.
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).
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 the following 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.
Electric clothes dryer ready: Clothes dryer using gas to serve individual dwelling units shall include a dedicated 240 volt, minimum 30 amps branch circuit wiring shall be installed 3-ft from the clothes dryer location for a future electric clothes dryer installation.
Structural Plan Review Comments:
Sheet S1.21
Detail 1: Typical shear walls for main house are full length with openings. Provide straps around openings otherwise analyze shear wall using individual panel and identify the length on plan.
Sheet S1.23
Detail 5:
Please specify what is ¾” offset is reference to.
Not clear on gap spacing (multiple dimension limitation to the lower right hand detail)
Sheet S1.26
Detail 2: Provide minimum embedment for the (N) anchor
Detail 5: Provide minimum embedment for the (N) anchor
Sheet S1.27
Detail 10: provide shear transfer from roof truss to double top plate
Sheet S1.29
Coordinate guardrail w/ architectural drawing and provide calculation justification for connection design
Provide stair stringer design calculation for review
Sheet S2.02
Clean up background and clearly identify (N) construction items vs (E) items
Sheet S2.11
Provide strap to tie (E) garage and (N) ADU
Sheet S2.33
Clarify dimension for the CS 14 with blocking. There is a 2’0” dimension should be clearly identify (3 locations)
SEOR to identify all header size and provide into header schedule (e.g. (N) HDR))
Sheet S2.44
Provide detail how hanger is install with (N) header and (N) post
Are dormers a part of roof reframe? Provide structural framing how dormers integrate with (N) roof truss. (End of Comment)