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HomeMy WebLinkAbout315548_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: 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** Please note: this is the 2nd plan check review, if the comments are not completely addressed/resolved by the 3rd plan check, an 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. 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 [Comment not resolve – Sheet S0.03 is missing from the submitted package, provide sheet S0.03 for review; otherwise, delete from sheet index] Sheet S2.11 is missing from submitted package [Comment resolved] Sheet S2.22 verify sheet number and sheet title [Comment not resolve – sheet S2.22 is missing in the submitted package. Provide sheet S2.22 for review, or delete from the sheet index] Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1) [Comment not resolve – indicate minimum 26 galvanized sheet gage required with a minimum vertical attachment flange of 3 ½ inches, please update/revise detail] 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. [Comment resolved] 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] 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.  [Comment resolved] 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”. [Comment resolved] Main House Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1) [Comment not resolve – indicate minimum 26 galvanized sheet gage required with a minimum vertical attachment flange of 3 ½ inches, please update/revise detail] 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. [Comment resolved] 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] Under-stair protection: Provide ½-inch gypsum board on walls, under-stair surface and soffit on the enclosed side. (R302.7) [Comment resolved] 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) [Comment resolved] 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) [Comment not resolve – carbon monoxide alarm required to be installed at outside of each sleeping area. Provide carbon monoxide alarm in addition to the smoke detector/carbon monoxide combo device] 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) [Comment resolved] 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) [Comment resolved] Show/provide safety glass in hazardous locations (R308) – Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors. [Comment not resolve – window on 1st floor bathroom of the main house required tempered glass; also provide all windows in the window schedule] 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. [Comment resolved] 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. [Comment not resolve – provide landing for W/D to the ADU] 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. [Comment resolved] Provide/show 6’-8” clearly headroom above the stairway. [Comment not resolve – architect to verify detail 3/A-2.1 does not have clear headroom above 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. [Comment resolved] Provide minimum 36” landing at top and bottom of stairway. (R311.7.6) [Comment resolved] 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 [Comment resolved] Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation. [Comment resolved] 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. [Comment not resolve – 1. Per LP manufacture specification, LP WeatherLogic sheathing does not have proper fire rating. Remove notes from detail 2/D-1. Please update detail 2/D-1 showing the proper assembly per manufacture requirement using the LP FlameBlocking sheathing, also provide UL listing assembly number on detail. Please note, the interior 5/8” Type X gypboard is required to be continuous to the bottom of roof sheathing. 2. Provide reference of detail on plan] 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 [Comment resolved] 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) [Comment not resolve – provide/indicate the location of the heating facility on plan] 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 [Comment resolved] 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. [Comment not resolve – provide landing for door to exterior for the W/D room] 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. [Comment not resolve – see comment 5A] 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) [Comment resolved] 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) [Comment not resolve – carbon monoxide alarm required to be installed at outside of each sleeping area. Provide carbon monoxide alarm in addition to the smoke detector/carbon monoxide combo device] Attic access and Ventilations – Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1) [Comment resolved] 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 resolved] 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] Title 24 Energy forms & calculations: Provide Title 24 Energy calculation for the ADU [Comment not resolve – 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 [Comment resolved] Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation. [Comment not resolve – provide Title 24 energy calculation and indicate the roof/ceiling insulation requirement on building section 5/A-3.2] 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] 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. [Comment resolved] 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. [Comment resolved] 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. [Comment resolved] 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. [Comment resolved] 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. [Comment resolved] Sheet S1.23 Detail 5: Please specify what is ¾” offset is reference to. [Comment resolved] Not clear on gap spacing (multiple dimension limitation to the lower right hand detail) [Comment resolved] Sheet S1.26 Detail 2: Provide minimum embedment for the (N) anchor [Comment resolved] Detail 5: Provide minimum embedment for the (N) anchor [Comment resolved] Sheet S1.27 Detail 10: provide shear transfer from roof truss to double top plate [Comment resolved] Sheet S1.29 Coordinate guardrail w/ architectural drawing and provide calculation justification for connection design [Comment resolved] Provide stair stringer design calculation for review [Comment resolved] Sheet S2.02 Clean up background and clearly identify (N) construction items vs (E) items [Comment resolved] Sheet S2.11 Provide strap to tie (E) garage and (N) ADU [Comment resolved] Sheet S2.33 Clarify dimension for the CS 14 with blocking. There is a 2’0” dimension should be clearly identify (3 locations) [Comment resolved] SEOR to identify all header size and provide into header schedule (e.g. (N) HDR)) [Comment resolved] Sheet S2.44 Provide detail how hanger is install with (N) header and (N) post [Comment resolved] Are dormers a part of roof reframe? Provide structural framing how dormers integrate with (N) roof truss. [Comment resolved] 2ndPLAN REVIEW COMMENTS 6/26/2024: General Comments Title sheet indicate sheet A2.1 & Sheet A2.3. These sheets are missing from submitted package. Please update/coordinate title sheets with submitted package. Typical to all sheets, provide legend for all symbols used, such as hexagon, and oval shapes on sheet A-1.0, A-2.1, A-2.2 Main House Sheet A-2.1: Detail 3: Architect to coordinate and verify that detail on 3/A-2.1 show a door under the stair. The proposed floor plan does not indicate. Handrails shall be provided on not less than one side of each flight of stairs with four or more riser (R311.7.8). Provide handrail design and construction details for review (End of Comment)