HomeMy WebLinkAbout317868_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:
101119960
PROJECT ADDRESS:
2035 S Cypress Ave
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
7/11/2024
INITIAL REVIEW
8/13/2024
EXPIRATION
1/7/2025
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Jose Salemi
3.
TEL:
(949)302-7336
FAX:
VALUATION: $155,000.00
EMAIL:
salemijr@yahoo.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.DocumentationSoil Report: A soil reported is required for proposed detached 2-story structure. The geotechnical investigations shall be conducted in accordance with Section 1803.2 and reported in accordance with Section 18.3.6 of the 2022 CBC. Complete structural review has not been completed and will be completed once report is provided. Additional comments may occur with full review completion.Ensure all handwritten items on drawing set is revised in resubmitted set (e.g. Sheet Index)Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.DrawingsSheet A-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”.
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 note on the coversheet: Minimum ____ kWdcPhotovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.
For Solar Exemption, applicant must provide calculated kWh required and 2022 CEnC exemption on plans justifying exemption.THIS IS NOT A NOTEVerify all sheets and sheet labels shown in Sheet Index. Various sheets do not match label and are missing from set.Justify most remote area of ADU is less than 140’-0” from street. Completed OCFA checklist shall be revised as needed and OCFA review may be required.Provide site drainage patterns away from new ADU on all sides on Site Plan. Ensure drainage away from structure complies.Revise Code Reference on Note #1 to 2022 CBC and 2021 IBC.Revise Title Block to 2035 Cypress Ave. Typical all sheets.Sheet A-2.1Revise sheet label to A-2.2.Sheet A-3.1Show 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)Provide dimension from bottom of egress window to FF.Sheet A-5
Stairways (R311.7) –
☒Show minimum 36” clear width.
☒Provide/show 6’-8” clearly headroom above the stairway.
☒Under-stair protection: Provide ½-inch gypsum board on walls, under-stair surface and soffit on the enclosed side. (R302.7)Show continuous handrail on plan.Provide clear dimensions at new toilets.Wall hatch does not match Remodel Legends. New walls shall match legend.Wall Legend on sheet does not have new wall option. Plan specifies tankless water heater, while Title 24 specifies Heat Pump. Coordinate and revise as needed. See Electric Ready notes.Revise Kitchen Hood Flow Rate requirement with latest 2022 CEnC requirements per Table 150.0-G.The following “Aging-in-place Requirements” shall be noted on plans (R327):
Reinforcement for grab bar installation for bathrooms shall be provided. (R327.1.1)
At least one bathroom on the entry level shall be provided with reinforcement installed. If there is no bathroom on the entry level, at least one on the second or third floor of the dwelling shall comply.
Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency.
Reinforcement shall not be less than 2 by 8 inch nominal lumber or other construction material providing equal height and load capacity.
Reinforcement shall be located between 32 inches and 39¼ inches above finished floor flush with the wall framing.
Water closet reinforcement shall be installed 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 outlets, switches and controls intended to be used by occupants shall be located no more than 48 inches measured from the top of the outlet box and not less than 15 inches measured from the bottom of the outlet box above the finish floor unless exception met. (R327.1.2)
Interior door width (at least one bedroom door and one bathroom door with 32” clear opening), effective July 1, 2024 (R327.1.3)
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 height requirement cannot be met for integrated doorbell features, a standard doorbell button or control shall also be provided at a height not exceeding 48 inches above exterior floor or landing, measured from the top of the doorbell button or control. (R327.1.4)Sheet A-5-1
Guardrails – (R312)
☒Guardrails are required along the open-sided walking surfaces that located more than 30-inches measured vertically to the floor or grade below.
☒Guards shall be 42” in height. Where guardrails serve as handrails on the open sides of stairs – top of guardrails shall not be less than 34” and not more than 38” in height.
☒Guards shall not have openings which allow passage of 4” diameter sphere. At the space formed by the riser, tread and bottom rail of a guard – a 6” sphere cannot pass through. Wall hatch does not match Remodel Legends. New walls shall match legend.Specify Attic Access location on plan.Provide clear dimensions at new toilets.Sheet A-6-1Add Carbon Monoxide Alarm on first floor.
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).
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 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.Sheet A-6-2Add Carbon Monoxide Alarm on second floor directly outside vicinity of bedrooms. Sheet S-1As per previous comment, Soils Report is required for proposed project. Revise Foundation notes to specify Report information including company, report #, report date, any values being utilized from the report, as well as any reviews required by Soil Engineer prior to and during construction.Sheet S-2Verify all detail references on plan with details provided. Various do not seem accurate. (e.g. F-6 and F-9 at foundation). Ensure all provided details pertain to the project on hand. Foundation size at porch not provided.Provide foundation information for all HFX foundation.Sheets HFX-1 and HFX-2 not provided.Interior foundation size not found.Foundation information do not match calculations.Verify dimensions and linework found in middle of porch slab area.Sheet S-3Verify all framing sizes shown on plans with calculations. Various sizes do not match.Shearwall type not found on Plan North walls.Provide shearwall type at interior shearwall.Provide framing size between wall and GLB.Floor sheathing size does not match calculations. Revise to match.Provide interior non-bearing wall connection details. Ensure top connection is fully non-load bearing.Provide drag transfer to interior shearwall.Sheet S-3Revise sheet label for Roof Framing Plan sheet.Provide ceiling joist framing information and direction on plan.RB labeled members do not provide member sizes. Provide size on plan. Verify linework shown above stairs. No framing size shown.Verify RR size and information at RB #2 and RB #5. Provide detail for low roof overhang to wall connection. Provide drag transfer to interior shearwall.Sheet T-24 2 of 3Compliance forms with signatures must be provided on plans. Responsible Person Declaration shall be signed. CalculationsPlease note that full review of calculations have not been completed. This will be completed with provided soils report. Additional comments may occur.Please coordinate between drawings and calculations to ensure all designed framing is shown on plans or better. (e.g. FB1 and FB2 not found on plans)Labels on sheet with plan is not legible. Please revise to make sure all labels are clear and concise. FB #5 does not match drawings. FB #6 size information not found in calculations. Coordinate foundation design with foundation information shown on drawings. Sheet 34 – verify what calculation on top of page is for. Wall #5 calculation looks to be cutoff, or is this Wall #3? Calculations are not clear. Sheet 37 – Verify what calculation at top is for. Wall #9 calculation does not look to be complete. (End of Comment)