HomeMy WebLinkAbout312248_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:
101118185
PROJECT ADDRESS:
1021 S Cypress Ave Unit# 2
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/1/2024
INITIAL REVIEW
2/21/2024
EXPIRATION
7/30/2024
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Jose Reyes
3.
TEL:
(714)319-9850
FAX:
VALUATION: $150,000.00
EMAIL:
jose39sreyes@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 3corrected sets of plans.
This review does not include mechanical, plumbing or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, and electrical work. Call 647-5800 for information.
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).
- School District Compliance Certificate; and a copy of the building permit application, signed by
the plan check engineer, shall be required by the School District to verify the scope of the work.
PLAN CHECK COMMENTS
Address all comments marked on the drawings. Please pick up submitted plans with plan check comments.
Sheet 1. Please clarify and provide correct building unit number for (3) buildings. Please consult Planning Division for correct addressing.
Sheet 1. Show distance from north building exterior wall face to the north lot line.
Sheet 1. Show correct occupancy: R3.
Sheet 1. Building unit 1 shall be labeled as existing, not new.
Sheet 1. Please indicate if the proposed building is equipped with Fire Sprinklered and what type?
Sheet 3. Clarify the attic access (floor note #6) location on the floor plan.
Sheet 3. Revise plans to indicate that a landing, with a width not less than the width of door and length in the direction of travel of not less than 36 inches, will be provided on each side of doors. The elevation of landing shall not exceed 1 ½ inch difference than the threshold of the doorway in each direction. Revise plans at door from family room to show compliance. (CRC R311.3.1)
Sheet 3. Elevation note #2. Specify make and model of the roofing material and match the approved agency test report. Plan shows UL report ER2453-01. In addition, provide a copy of UL report ER2453-01 showing the roofing material is certified to comply with the 2022 California Residential Code or Building Code.
PC2: Please show product UL listed number. Plan shows “listed to UL 790” is insufficient. The UL790 is a test method, not the product tested number.
Sheet 5. Sheet 5. The total net free ventilating area shall not be less than 1/150 or 1/300 when a Class I or II vapor barrier is installed on the warm-in-winter side of the ceiling. (CRC R806.2)
The total net free ventilating area shall not be less than 1/300 when at least 40% and not more than 50% of the required ventilating area is provided by ventilators located not more than 3 feet below the ridge or highest point of the space, measured vertically with the balance of the required ventilation located by the bottom one-third of the attic space. Show high/low vent locations on plans. (CRC R806.2). Note that eave vent is not permitted at the south side due to overhang is less than 5 feet to lot line (CRC Table 302.1(1) exception a).
PC2: The lower vent free area is insufficient. Please add (1) more eave vent (84 inches vent free area) on plan.
Sheet 5. Show eave vent net open area. Revise ventilation calculation per net free open area, not gross area of the eave vent to calculate required vents.Sheet 5. Callout attic vent locations, sizes and types on plans. Provide attic ventilation calculation to show minimum ventilation is provided. (CRC R806.2)
The 2022 California Residential Code contains the following provisions for aging in place. (R327)Reinforcement for grab bars-At least one bathroom on the entry level shall be provided with reinforcement installed in accordance with this section. Where there is no bathroom on the entry level at least one bathroom on the second or third floor of the dwelling shall comply with section. (R327.1.1)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 (1-1/2" x 7-1/4" actual dimension) or other construction material providing equal height and load capacity. Reinforcement shall be located between 32" and 39-1/4" above the 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" above the bathtub rim.
EXCEPTIONS:Where the water closet is not placed adjacent to a side wall capable of accommodating a grab bar, the bathroom shall have provisions for installation of floor mounted, foldaway or similar alternate grab bar reinforcements approved by the enforcing agency.Reinforcement shall not be required in wall framing for pre-fabricated shower enclosures and bathtub wall panels with integral factory installed grab bars or when factory installed reinforcement for grab bars is provided.Shower enclosures that do not permit installation of reinforcement and/or grab bars shall be permitted, provided reinforcement for installation of floor mounted grab bars or an alternate method is approved by the enforcing agency.Bathtubs with no surrounding walls, or where wall panels do not permit the installation of reinforcement shall be permitted, provided reinforcement for installation of floor mounted grab bars adjacent to the bathtub or an alternate method is approved by the enforcing agency.Reinforcement of floors shall not be required for bathtubs and water closets installed on concrete slab floors.PC2: Please show grab bar reinforcement location on plan to comply with this comment. Notes alone is insufficient.Documentation for grab bar reinforcement - Information and/or drawings identifying the location of grab bar reinforcement shall be placed in the operation and maintenance manual in accordance with the California Green Building Standards Code, Chapter 4, Division 4.4. (R327.1.1.1)Electrical receptacle outlet, switch and control heights - Electrical receptacle outlets, switches, and controls (including controls for heating, ventilation, and air conditioning) intended to be used by occupants, shall be located no more than 48" measured from the top of the outlet box and not less than 15" measured from the bottom of the outlet box above the finish floor. (R327.1.2) EXCEPTIONS:Dedicated receptacle outlets; floor receptacle outlets; controls mounted on ceiling fans and ceiling lights; and controls located on appliances.
Receptacle outlets required by the California Electrical Code on a wall space where the distance between the finished floor and a built-in feature above the finish floor, such as a window, is less than 15".
Doorbell buttons - Doorbell buttons or controls, when installed, shall not exceed 48" 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" measured from the exterior floor or landing, a standard doorbell button or control shall also be provided at a height not exceeding 48" above exterior floor or landing, measured from the top of the doorbell button or control. (R327.1.4)
NEW COMMENTS per revised plan
PC2: Development fee: 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.
PC2: Development fee: 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”.
Energy
Update the project address to add unit number on the T-24 sheets and energy calculation: “1021 S Cypress Avenue unit #2”
This is a newly construction detached ADU. However, the submitted calculation is shown as addition. Please revise energy calculation.
Sheet T24-1 and T24-2. Permit applications made on or after 10/1/23 must use EnergyPro 9.2. The submitted energy calculation per version 9.1 shall be updated and resubmitted.
Energy review is pending to item #1. Energy calculation must be updated prior to review the building design.
PC2: New comments per revised energy calculation:
Note on the cover sheet: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
Add note on the first sheet that “Solar permit issuance is required prior to perform framinginspection”
Note on the cover sheet: Minimum ________(KW) photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.
Sheet 3. Plan note #14. Revise tankless water heater to heat pump water heater per energy calculation.Energy Storage Systems (ESS) ready (CEC150.0(s))- All single-family residences that include one or two dwelling units 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, orA 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 (CEC150.0(t))- 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 (CEC150.0(u))- 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 (CEC150.0(v))- 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.
Although Electrical is not part of this review. It is advisory to verify 100 amp meter capacity to accommodate ESS, electrical heat pump, electrical cooktop and electrical clothes dryer ready and location with utility provider before construction. Refer to sheet 6 electrical footnote #1.
Green
The mandatory provisions of 2022 CALgreen Chapter 4 shall be applied where the addition or alteration increases the building’s conditioned area, volume, or size. Show compliance on plan and provide 2022 CALGreen residential mandatory measures on plan.
PC2: Provide project address on the drawing title on sheet 2A and 2B.
Soils report
New detached one-story accessory dwelling units (ADU) exceeds building area of 750 sq. ft. requires soils report. Submit two (2) copies of a geotechnical report for the subject project in accordance with CBC Section 1802. The geotechnical engineer shall include in said report applicable items noted under CBC Section 1803.6.
PC2: Soils report recommends mat foundation on the proposed structure. However, the submitted foundation plan shows slab-on-grade and shallow foundation design. Please clarify with soils engineer and provide updated soils report for recommendation of the proposed design, if the design is applicable. OR Please update the foundation design and foundation plans to design mat foundation.
Please provide a letter that the consulting geotechnical engineer has reviewed and approved the foundation plans. The letter shall bear the stamp and signature of the geotechnical engineer (1803)
PC2: There is no letter submitted.
Soils report recommends mat foundation on the proposed structure. However, the submitted foundation plan shows slab-on-grade and shallow foundation design. Please clarify with structural engineer and provide updated soils report for recommendation of the proposed design, if the design is applicable for the site.
Structural
Address all comments marked on the drawings. Please pick up submitted plans with plan check comments.
PC2: Soils report recommends mat foundation on the proposed structure. However, the submitted foundation plan shows slab-on-grade and shallow foundation design. Please update the foundation design and foundation plans to design mat foundation.
All sheets. Update the project address to add unit number on the structural sheets and the cover page of the structural calculation: “1021 S Cypress Avenue unit #2”
All sheets. The engineering license is expired. Please provide valid expiration date.
All sheets. Each engineering signature must have the date of signature.
Indicate the design criteria and soils parameters, name of the firm responsible for the soils report and the date and number of the report on plan.
PC2: Not found on plan.
Structural calculation page 01-1 shows the scope is for addition a patio cover and project shows attached ADU, which do not match the permit application. Please resubmit correct calculation.
Provide rafter calculation to design 13 feet minimum span. The submitted calculation only design for 10 feet span.
Revise framing plan to show 2x8 DF#2 ceiling joists at 16” o.c. with 20 feet span.
Notes on the ridge on roof framing plan shows 2x kickers at each end occurs at 3 locations. Please provide kicker design and support of the kicker, location and please clarify detail 3/D-1.
Detail 1 on sheet 4. Provide 8 inches minimum from bottom of the sill plate to the finish grade.
END OF COMMENTS