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HomeMy WebLinkAbout311997_3_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: 102118105 PROJECT ADDRESS: 1050 W Chestnut Ave 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 1/26/2024 INITIAL REVIEW 2/5/2024 EXPIRATION 7/24/2024 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Elizabeth Banales 3. TEL: (323)875-8888 FAX: VALUATION: $40,000.00 EMAIL: lizbanalesrealtor@gmail.com FLOOD ZONE: X-0602320257J** Please note: this is the 3rd plan check, if the comments are not completely addressed/resolved after this review, additional plan check fee will be required/charged on an hourly rate basis ** 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. Provide a project description with a complete and detailed scope of work on the cover sheet of the plans. [Comment resolved] ☒3. 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] ☒4. 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 resolved] ☒5. 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] ☒6. 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] ☒7. 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) [Comment not resolve – provide attic ventilation calculation summary on plan, indicate the total area required vs provide. Shown attic vent location on plan] [Comment resolved] ☒8. Under-floor access and ventilation ☒Provide accesses to all under-floor spaces. On the plan, show locations of under-floor accesses – Access opening through the floor shall be 18”x24” minimum; openings through a perimeter wall shall be not less than 16”x24”. (R408.4) ☒Show on the plans – under-floor vent locations, type and size (area = 1/150 of the under-floor space). Locate openings at corners and provide cross ventilation. Provide a cross ventilation summary; on the plans indicate the total area required versus provided. (R408.1) [Comment not resolve – provide under-floor-vent location on plan. Also provide cross ventilation summary on plan] [Comment resolved] ☒9. 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] ☒10. 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 [Comment resolved] ☒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 [Comment resolved] ☒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] ☐11. 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] 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] ☒2. Bathroom Exhaust Fan (Section 4.506.1) Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building Unless functioning as a component of a whole house ventilation system, fan must be controlled by a humidity control. [Comment resolved] Structural Plan Review Comments:Sheet S-1: Provide general notes for light gage metal stud size used, including its properties[Comment resolved]Sheet S-3Per architectural drawing at grid line 2 is metal stud wall. Provide stud size, spacing metal stud gauge, connection to wood framing above and below. Coordinate with architectural drawings[Comment resolved]Identify metal stud wall on plan to match architectural drawings[Comment resolved]Provide drag design along grid line R2. Provide adequate shear transfer. Detail 7/S-4 has discontinue shear transfer[Comment not resolve – SEOR to provide drag design along grid line R2 to justify shear transfer][Comment resolved]Roof Framing PlanCallout abbreviation “ERR” in drawing legend [Comment resolved]Maximum ceiling joist span per calculation is 7’-0”. Maximum distance measured on plan is 16’-0”. Revise drawing/calculation to match[Comment resolved]Per architectural drawing shown a portion of shear wall along grid line R3 is metal stud shear wall. SEOR to provide justification for compatibility for a portion wood shear wall and portion light gage metal stud shear wall. [Comment not resolve – architectural drawing shown shear walls along grid line R3, R1, RD are metal walls (3 locations). If these are wood shear walls as SEOR indicated, architect/designer to revise the architectural drawing to show as “NEW” wall to match with structural drawings] [Comment not resolve – Sheet A-2.0 drawing and legend shown metal stud wall sister with 2x4, where structural sheet S3.0 shown all wood stud walls. Designer and SEOR to coordinate and making sure background are matching with each other]Verify detail 8/S-5 along grid line R2, detail shown metal stud post. SEOR to coordinate with detail.[Comment resolved]Provide diaphragm thickness and nailing pattern used for the (N) patio [Comment resolved]Shear wall along grid line R2, specify shear wall callout “A” nailing size and spacing. Update shear wall schedule on sheet S-2[Comment resolved]Provide calculation justification for 6x6 post at patio is adequate for cantilever design[Comment resolved]Foundation planJustify shear transfer from shear wall above floor to pad footing thru crawl space[Comment resolved]LegendShould “ECJ” be new ceiling joist? [Comment resolved]Sheet S-4Detail 6Indicate ridge tie size required [Comment resolved]Ceiling span is in different direction per plan. Revise detail or coordinate with plan[Comment not resolve – 1. Provide shear transfer at where roof rafter meets metal stud ceiling joist and vertical wood stud2. Provide/indicate on plan the location of bracing and connection][Comment resolved]Detail 7Provide framing connection at the top of cripple stud to 2x ridge boardProvide connection at the bottom of cripple stud to ceiling beam below Provide complete connection and framing callout for the metal stud ceiling beam and post connection. Per architectural drawing, this is a metal stud wall [Comment resolved]Detail 9Revise detail to shew how metal stud header is connected to beam CB-1Provide metal stud size and connection including welding size and thickness Revise detail to match plan. Plan shown metal stud header is connect to wood posts or wood wall[Comment resolved]Detail 11Provide metal stud blocking gauge used, connection to metal stud ceiling joist, including length of cut and bent [Comment resolved]Detail 12No roof rafter connect to (N) beam CB-4 per plan. SEOR to clarify [Comment resolved]Should the (E) C.J be (N) ceiling joist?? [Comment resolved]Detail 13SEOR to verify Simpson hanger size. Per drawing beam CB-4 is 6x12[Comment resolved]Detail 16Provide PHD schedule for review [Comment not resolve – previous comment: provide PHD schedule for review][Comment not resolve – per SEOR response that PHD schedule is no longer required. Revise detail notes or delete]Detail 17Revise detail to show actual condition of shear transfer from roof diaphragm thru metal stud shear wall [Comment resolved]Revise detail to show actual condition per plan including shear transfer wood post to foundation thru crawl space.[Comment resolved]Sheet S-5Detail 4Ceiling joist is metal stud, revise connection to header beam [Comment not resolve – previous comment: ceiling joist is metal stud, revise connection][Comment resolved]Provide hurricane tie to resist uplift[Comment resolved]Detail 5Ceiling joist is metal stud, coordinate with plan drawing[Comment not resolve – previous comment: ceiling joist is a metal stud ceiling, provide adequate connection, and revise detail to reflect per plan including blocking][Comment resolved]Provide blocking between ceiling joist? Provide size and connection[Comment not resolve – previous comment: provide size and connection of the blocking] [Comment resolved]Provide hurricane tie to resist uplift [Comment resolved]Detail 9Provide minimum concrete edge distance at bottom of footing [Comment resolved – new detail]Structural Calculation:Page 7: update metal stud design to 2020 edition. [Comment resolved]Page 13: Provide calculation justification for 6x6 post check for cantilever design[Comment resolved]Page 14: applied point loads (reaction from CB-4) value are different per enercalc result. ☒Additional Review Comment: Sheet A-1.0 Update index list, missing sheet A-2.1, sheet A-4.0 and sheet S-5 [Comment not resolved – missing sheet EN4] [Comment resolved] Provide structural and energy consultant’s info [Comment resolved] Sheet A-2.0 Architect/designer to show layout of (E) condition and proposed building condition. Per conversation with the owner, window C in master bedroom has been relocated [Comment resolved] Missing window F call out in window schedule [Comment resolved] Verify w/ window manufacture hat window “C” has minimum 20” net opening for egress window for master bed room [Comment resolved] Detail 2 Verify detail. This detail is for exterior wall, but it is call out for the interior wall on plan. Revise detail. [Comment resolved] Update detail title. It is not applicable for “bathroom” [Comment resolved] Sheet A-2.1 Provide missing sheet for section cut AA/A-4.0 for review [Comment resolved] Sheet EN1 Update Tittle 24 energy calculation based on 2022 building code [Comment resolved] Sheet EN3 Update Low-Rise Residential Mandatory Measure Summary to latest 2022 building code [Comment resolved] Red marked comment set is available to pick-up at the City Hall.PC#2 Additional Comments (3/19/2024)Sheet A-1.0Revise code compliance year to current code 2022[Comment resolved]Sheet S-3Per legend “ERR” is the roof rafter, per detail 7/S-4 show ridge board; therefore, rafter tie is required to resist the tension/compression load. Provide structural calculation justify rafter tie size, spacing. Provide detail for rafter tie to rafter connection[Comment resolved]Indicate the (E) floor framing size and spacing. Coordinate with Title 24 calculation result which required minimum 2x10 @16”o.c. Revise framing to indicate new where required to match Title 24 calculation result [Comment not complete – engineer respond (E) floor system is 2x6. Indicate (E) floor framing and spacing on plan. Revise Title 24 calculation for floor framing to match (E) floor system]Metal stud notesNote 2a, Revise code compliance to chapter 22[Comment resolved]Note 2b, Revise SSMA product date [Comment resolved]Note #12, provide detail SD1 for review [Comment not resolve – sheet SD1 provided shown all metal stud typical details. Per previous plan comment response, SEOR indicate only ceiling is using metal stud. If metal stud is still use this project. Reference all details from sheet SD1 to relevant location on plan] Sheet S-4Detail 5Verify with plan callout “ERR” which is 4x framing[Comment resolved]Provide shear transfer from roof rafter to double top plate [Comment resolved]Callout ceiling joist to track connection[Comment resolved]See PC#2 additional comment #2A for additional comments [Comment resolved]Detail 7Provide drag design and connection for the shear transfer to shear wall[Comment resolved]Provide bracing framing size, spacing and connection[Comment resolved]Detail 9Provide connection for shear transfer between CB to header [Comment not resolve – provide connection for shear transfer between CB to header. No CB Beam found on plan where the detail is referenced, specify beam size on plan]Provide connection for ceiling joist to track [Comment resolved]Sheet S-5Detail 1Verify with plan callout “ERR” which is 4x framing[Comment not resolve – provide sistered joist connector size and spacing]Provide connection for metal ceiling joist to track connection[Comment resolved]Detail 7Verify detail for ceiling joist and ceiling joist connection. Noted, plan callout metal stud for ceiling joist assembly[Comment not resolve – verify ceiling joist connection to leger beam]Detail 9This detail does not fully represent the actual condition, SEOR to revise the detail [Comment not resolve – previous comment, SEOR to verify the applicability of this project. This detail does not fully represent the actual condition, should there be a roof hip beam. Identify actual condition including framing and connection]Should the roof rafter be running the parallel with (N) beam? [Comment not resolve – SEOR to update/revise detail to show actual condition]Should the ceiling joist be (N) per plan drawing?[Comment not resolve – provide ceiling joist connection to beam, including connector size and spacing]Detail 11Provide spacing of the blocking [Comment resolved]PC#3 Additional Comments (5/20/2024)Sheet S-3SEOR to provide hip beam calculation and beam size on plan at the cover patioSEOR to provide calculation to justify (N) 4x12 ridge beam is capable to carry (4) existing valley load at the main houseSpecify “ERR” beam size on plan SEOR to provide (E) ridge beam size on plan and justify it is capable to carry added rafter weight at both bedroom and at dining room SEOR to provide (E) valley beam size (4 locations) on plan and justify it is capable to carry added rafter weight Sheet S-4Detail 5Provide hurricane tie to resist upliftReference this detail on plan at a location where applicable Detail 6Show sistered joist and specify connector size and spacing to (E) roof rafterDetail 7Specify connector size and spacing to the (E) roof rafterProvide (N) king post size and indicate the location on plan Specify (N) WD beam size on plan and indicate the location on plan Detail 9NO CB beam found on plan. Specify CB beam size on plan and indicate the location on plan Sheet S-5Detail 1Provide sistered joist connector size and spacing Provide shear transfer from blocking to double top plateVerify/revise connection for metal stud joist to wood studDetail 4Verify/revise detail for connection ceiling joist to wood beamDetail 7Verify/revise detail for connection ceiling joist to wood studDetail 9Specify connector size of the metal stud trackProvide/specify connector size and spacing from metal stud ledger track to wood beam connectionSheet SD-1SEOR to reference details from sheet SD-1 on plan. Delete details which are not used/occurred(End of Comment)