HomeMy WebLinkAbout315326_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:
101119135, 37
PROJECT ADDRESS:
616 S Van Ness Ave Unit# E
PLAN CHECK ENGINEER:
Lo, JonathanTEL:714
647-5822
EMAIL:
Jlo@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
5/3/2024
INITIAL REVIEW
5/5/2024
EXPIRATION
10/30/2024
RECHECKS:
1.6/3/2024
PROJECT APPLICANT CONTACT PERSON:
2.
Mak Siyami
3.
TEL:
(949)619-7869
FAX:
VALUATION: $50,000.00
EMAIL:
siyami@gmail.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. If you feel that an item is not applicable to your project, note “N/A” and discuss the reason with the plan checker.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.Resubmit corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5822 for an appointment.
The applicant shall obtain clearances/approvals for the following after obtaining approval from Building and Safety Division, prior to building permit issuance (CHECKED BOXES REQUIRED ONLY):
☒Planning Division approval on the corrected/final set of drawings (647-5804). Previously approved plans should be submitted to expedite the process.
☒Public Works Agency approval (647-5039).
☒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).
☐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.
☐Proof of Worker's Compensation Insurance shall be required at the time of permit issuance.
☒Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039).Comments have been provided on drawing and calculation hard copies in relation to all comments below. Applicant must pick up red marked sets from city prior to resubmittal and return marked up set with resubmittal.DocumentationRevise Address on Cover Sheet Title and Title Block to “616 Unit E and 616 Unit F”. Typical all sheets.DrawingsSheet A0.1
Provide the following design data on the first sheet (R106.1.1)
☐Sheet Index
☐Occupancy groups (R-3/U)
☐Type of construction (V-B)
☒Automatic Fire Sprinkler (YES or NO)
☐Number of stories.
☒Flood Zone: X
☐Flood Zone: A
☐Flood Zone: AE
☐Floor area per occupancy group, including the existing structure(s)
☐Construction shall comply with the 2022 CRC, CBC, CPC, CMC, CEC, California Green Building Code, and California Energy Efficiency Standards Code editions.
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 the following on cover sheet:ADU / SFD = ____sf / ____ sf = ____% 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”.PC #2: Note not found on plan. Add full note.
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. The Building and Safety Division plan review does not include potential electrical, water, or gas revisions required by any non-city utility company. It is solely on the contractor to ensure proposed addition or alteration can and will meet utility company requirements. MEP are subject to building field inspection.Add Sheets A2.3, A4.0, and A5.0 to Sheet Index.For Project Description – Revise #1 scope to Demolish unpermitted addition to the rear unit. There is no legalizing to occur for the unpermitted addition.Sheet A0.2Mechanical Notes #5 – Kitchen hood exhaust required airflow shall be updated per latest 2022 California Energy Code. [Section 150.0(o)1G]Sheet A0.3See comments on plan sheets, revisions to layout including windows and doors shall require revised Title 24 Conformance.PC #2: Comment not addressed. 2nd Floor Unit T24 shall be consistent to final construction. This includes number of windows and doors and any other revisions. Unit shall be shown to meet energy conformance with all revisions made.Sheet A0.4Verify Certificate provided for ADU. Items shown look to incorporate 2nd floor items (e.g. Windows, doors, etc…). T24 Conformance should be separate for ADU and 2nd floor.PC #2: Comment not addressed. ADU T24 still shows Existing Windows in Fenestration Table. ADU T24 conformance shall be a separate and area specific form. See comment regarding water heater on Floor Plan.Sheet A1.0There is no existing deck per site walk. Note that deck to remain does not apply and should be revised.PC #2: New deck information shall be provided. Including finish and waterproofing material. Reference ICC approval provided in drawing set. As noted to match existing as best as possible does not suffice.Specify the unpermitted addition area on Site Plan for clarity.Verify Property Line distance at rear of structure. PL looked to be flush with building per site walk.Sheet A1.1Provided ICC ESR is expired, provide updated ICC.No roof projection is permitted within 2’-0” from property line. Existing non-conforming shall be demolished. Specify on plan and revise elevations, sections, and plans as needed.Sheet A2.0Per Planning approval, scope item includes unpermitted interior wall splitting unit into two units being removed. This unpermitted wall shall be shown on plans as such and shown to be demo’ed.Existing windows noted with keynote 1.8 shall be noted as new due to existing windows having been removed. Provide new window/door types and information for ALL windows and doors that have been removed. Verify Second Floor doors with note 2.2. Are these new or existing doorsSheet A2.1Verify Second Floor Plan provided, no items differ from existing. All interior walls have been removed as found during site visit. Therefore, all interior walls shall be identified as new.Typical Fire Rated Wall – ½” Type X Gyp does not match 1 hour rated wall noted on plan referencing this wall type. Verify ½” Type X Gyp provides required fire rating.Walls less than 3’-0” from property line are not permitted to have openings. Openings are not permitted along South and West exterior walls. Plan layout will require redesign for bedroom location for egress window. South and West exterior walls shall be noted to be fire rated on plans and reference require details. All existing wall finish has been found to have been removed or be severely damaged during site walk. It shall be clear and concise what new items shall be constructed.All exterior walls shall specify wall types required. All existing wall finish has been found to have been removed or be severely damaged during site walk. It shall be clear and concise what new items shall be constructed. PC #2: Comment not addressed. Although existing studs are present, all existing finish and insulation has been removed. New finish type and insulation information shall be specified for all walls where this has occurred or where new finish/insulation will be installed. This applies to plans and elevations/sections. It shall be clear and concise what new items will be constructed in this permit.
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.
Window infills along south and west exterior walls shall be fire rated.
All interior walls are not to be considered existing at the Second Floor. These walls have been removed and shall be specified as new with types.
PC #2: Wall types shall be provided for newly constructed interior walls.
Attic access and Ventilations –
☒Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1) Provide details for new stair handrails.PC #2: Handrail detail shall reference California Residential Code. Please revise handrail detail to be constructible for exterior stair condition. New stairs at Proposed Second Floor specifies new wooden stairs under separate permit. New stairs are not under a separate permit and applied for in current permit. Verify if doors on Proposed Second Floor at deck are new, specify as new as required.Verify keynote 1.4 specified at deck, no keynote found.Sheet A2.3
Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen. Calculate and specify required minimum airflow rate (CFM). [Section 150.0(o)1G]
PC #2: 100 CFM noted does not meet current code. Revise to meet 2022 California Energy Code Section 150.0(o)1G.
The following Electric Ready notes shall be added and constructed for new detached residential structures:
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).
If the designated space is within 3 feet from the water heater:
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.
A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker
A condensate drain that allows natural draining of the water heater.
. 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). Sheet A3.0Window types on building shall match on each floor. Applicant to revise window types. Please contact your assigned planner in the Planning Division for further clarification.PC #2: Comment not addressed, applicant to contact assigned Planner for window type requirements prior to approval.Sheet A3.1Keynote 1.4 noted at deck does not look to match keynote provided. Please verify.Sheet A3.4Interior walls shown on second floor of section shall be specified as new.PC #2: See additional comments.Sheet A4.0Justify 2’-0” Clear height met for 4’-0” single hung window with specific window spec. Else provide 4’-6” minimum height window to ensure egress clearance met.Sheet A5.0Detail 5 – Verify stucco noted on outside of wall with elevations. Revise as needed, typical all details. Sheet S-2.0Verify foundation and slab on grade is existing or new. If new, please justify constructability of concrete with existing structure. Provide non-bearing wall top and bottom connection detail. Ensure top connection fully non-load bearing. Typical all plan sheets.PC #2: Detail 6 – Provide ½” gap between top of non-bearing wall and floor joist/roof joist.Sheet S-2.1Provide guardrail design and details at new deck.PC #2: See additional comments.Provide deck sheathing information on plan or reference where information is found.It is unclear if all floro framing is to be replaced, coordinate with architect who specifies existing deck to remain while no deck occurs per site walk.Provide floor sheathing information on plan or reference where information is found. Existing to remain shall be justified.Provide calculation for new stairs and guardrail system at stairs. Sheet S-3.1Detail 3 – Verify slab on grade existing or new at outside where stair landing occurs. Revise detail as required. PC #2: Concrete around stair foundation is unclear. Verify if there is new foundation around new stair perimeter as shown in Foundation Plan Sheet S-2.0. If there is new slab grade under stairs, revise detail 2/S3.1 referenced at side of building. Verify slab on grade occurs on both side of stair foundation as shown in detail 3/S-3.1.Additional Comments – PC #2Sheet A2.1Provide handrail connection and stair handrail framing information. Detail 11/A5.0 does not specify handrail connection to stair guardrail system. Handrails shall be shown in elevation/sections as intended. Provide framing details and information for walls at stair perimeter shown in elevations. It is unclear how stair area is to be constructed.Applicant to verify if there is a permit for two water heater systems in this structure. Unpermitted storage addition that is demolished shows two water heater systems, but there is only one permitted unit. If one water heater is unpermitted, it shall be noted as new on drawings and in Title 24. New ADU Conversion would not have a separate existing water heater system as there was no permitted second unit. A second water heater for ADU conversion shall meet the requirements of the 2022 California Energy Code Section 150.2(a)(D).Sheet A3.2New wooden stairs noted to be under separate permit. Revise note. Sheet A3.3Provide all framing information for stair railing and wall at stair perimeter. Show handrail location along stair railing.Sheet A3.4Specify new insulation and wall type for all walls, both exterior and interior, where existing has been removed without permit. Sheet A4.0Verify Typical Assemblies provided on sheet and where occurs. These wall type information clash with wall types on plans. Sheet A5.0Detail 3 – Handrail details are for handrail at wall, verify connection of handrail at exterior stairs.Detail 3 – Exterior Door Trashhold (Threshold) – This detail shall be renumbered and fixed. Detail is currently out of border and interfering with other detail. Sheet S-2.1Provide stair landing framing size and direction and details along all sides where wall occurs as shown on Architectural drawings. Sheet S-4.1Detail 6 – Provide gap between non-load bearing wall and framing above.(End of Comment)