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HomeMy WebLinkAbout315245_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: 101119109 PROJECT ADDRESS: 304 S Andres Pl PLAN CHECK ENGINEER: Ahangian, KathyTEL:714 647-5812 EMAIL: Kahangian@santa-ana.orgFAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): R-3 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 5/1/2024 INITIAL REVIEW 5/31/2024 EXPIRATION 10/28/2024 RECHECKS: 1.7/25/24 PROJECT APPLICANT CONTACT PERSON: 2. Christian Hernandez 3. TEL: (323)696-1237 FAX: VALUATION: $90,000.00 EMAIL: architecture@aduresourcecenter.com FLOOD ZONE: X-0602320256J 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.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5812 for an appointment. Please see corrections on submitted plans. Red marked set must be returned with revised plans. Plans resubmitted without the red markup set may result in delayed review time and additional plancheck fees. All drawings and supporting documents shall be prepared, stamped, and signed by a California licensed architect or registered professional engineer. (CRC R301.1.3, CBC 107.1 and 107.3.4.1).All persons preparing plans for others shall sign those plans. Business and Professions Code Chapter 3, Division 3, Section 5536.1 (a).Pending 7/25/24 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). - Proof of Worker's Compensation Insurance shall be required at the time of permit issuance. - 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. -Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039). Please contact SCE (Sothern California Edison) and provide plans to SCE to review for Edison’s electric lines and right of way.FYI This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A or AE. This zone requires that the lowest finish floor elevation (including basement) of the structure shall be at (or above) base flood elevation determined by a hydrology study for the A zone, or at (or above) the base flood elevation specified for the AE zone, on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance, Santa Ana Municipal Code, Chapter 7, for complete requirements. Drawings shall show compliance with said ordinance including noting flood zone and finish floor elevation." Note on plans: "A Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE shall be completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. The completed ELEVATION CERTIFICATE must be submitted to the Building Inspector at the time of foundation inspection, and a final certificate must be submitted at the time of final inspection."Pending 7/25/24, LAG and HAG are the same? Please fill out elevation certificate completely, including section “C”.Pending 7/25/24, How would building be out of flood zone without BFE, provide BFE. What is Assumed Bench Mark, and how would it be used. Elevation certificate doesn’t comply with 1B design of FEMA, Building diagrams.Ok 7/25/24 Show, BFE, LAG, HAG, TOC, and finish floor on the site plan.Pending 7/25/24 Specify finish floor elevation of first floor. (CBC 107.2.5)Pending 7/25/24 Please specify after determining BFE. Provide building information on plans: Ok 7/25/24 - Occupancy type: R3 / UProvide complete project description with detailed description of scope of work on the drawings. Ok 7/25/24 Provide eave / overhang / projection setback to all property lines. Ok 7/25/24Projections of dwelling units and accessory buildings without an automatic residential fire sprinkler protection are not permitted less than 2 feet to the property line and are required to be 1 hour fire rated on the underside with a fire separation distance between 2 feet and 5 feet. Pending 7/25/24, Not foundBasements, habitable attics, and every sleeping room in dwelling units must have a window or exterior door for an emergency exit, sill height not more than 44 inches above the floor, 5.7 square feet of openable area, 24 inches clear opening height, 20 inches clear opening width and shall open directly into a public street, alley, yard, or exit court. Show for bedroom’s windows. Ok 7/25/24Show 30-inch clear width for water closet compartments and 24-inch clearance in front of a water closet. Ok 7/25/24Show location of heating equipment on the plans. (CRC R303.8)Pending 7/25/24Carbon Monoxide alarm and smoke detector shall be provided in the immediate vicinity of the bedroom. Ok 7/25/24Shower compartments and walls above bathtubs with shower heads installed shall be finished with a smooth, nonabsorbent surface to a height of not less than 72” above the floor. (CRC R307.2) Ok 7/25/24Interior spaces intended for human occupancy shall be provided with heating facilities capable of maintaining a room temperature of 68 degrees Fahrenheit at a point 3 feet above the floor and 2 feet from exterior walls in all habitable rooms. ( show location of the heater)Pending 7/25/24 3”x3”x.229” steel plate washers are required on all anchor bolts in a braced wall line.Pending 7/25/24 The City has encountered a large number of inspection problems arising from a lack of specific framing details. The following listed items are required to be shown on the plans (CBC 107.1): Ok 7/25/24 - Permissible notching and boring of joists are to be shown on the plans and shall not exceed CBC Section 2308.10.4.2 allowances. - Notching of exterior and bearing/nonbearing walls shall not exceed 25%/40% respectively. Bored holes in bearing/nonbearing walls shall not exceed 40%/60% respectively. In no case shall the edge of the bored hole be nearer than 5/8 inch to the edge of the stud. (2308.9.10 and 2308.9.11) - Header and trimmer details for doors and windows are to be shown with full length trimmers, specifying the size of the header and trimmer. (2308.10.4.3) Provide type of the roofing material and minimum class “C” material for the roofing material. Ok 7/25/24Sills and sleepers in direct contact with concrete or masonry that is in direct contact with the ground and girders with less than ½” clearance to masonry and concrete shall be pressure treated or naturally durable to decay. (CRC R317.1 (3&4)) Ok 7/25/24 Call out anchor bolt size and spacing on foundation plan. Provide 1/2" diameter embedded 7" minimum at 6' o.c. maximum spacing (4' o.c. for 2 stories). CRC R403.1.6Pending 7/25/24 Not found.Indicate all compliance measures from the energy compliance documentation on the plans. (i.e., Insulation for sections, U-factors SHGC). Revise door and window schedule or floor plans to show compliance. (T24-1-10.111) Ok 7/25/24A minimum 200 amp service panel is required for all new dwellings. (CEC 230.79(C)) Ok 7/25/24 Provide SHGC and U-factor for the windows on the window schedule per T-24 report. Ok 7/25/24Roof framing is 2x6 @16” OC, Ceiling framing is 2x10@16” OC , please revise energy calculations to reflect that. Ok 7/25/24Note on the cover sheet ;” Photo Voltaic system to be provided per Title-24 ( provide the size), under separate permit and installed prior to final inspection.Pending 7/25/24 Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen (100 cfm minimum). Ok 7/25/24New building, or addition more than 1000 sq.ft. – Provide Whole house ventilation.  On the plan, please provide/show method of whole house ventilation in compliance with ASHRAE Standard 62.2. Pending 7/25/24 Not found Water Heating system (water heater) – (Section 150.0(n)) Ok 7/25/24 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. 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 followings shall be provided;Pending 7/25/24, not found 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. 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.Pending 7/25/24. Not found R327.1Aging-in-place design and fall prevention. Newly constructed dwellings subject to the requirements of this code shall be designed and constructed in accordance with Sections R327.1.1 through R327.1.4. R327.1.1Reinforcement 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 this section. 1.Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency. 2.Reinforcement shall not be less than 2 by 8 inch (51 mm by 203 mm) nominal lumber. [11/2 inch by 71/4 inch (38 mm by 184 mm) actual dimension] or other construction material providing equal height and load capacity. Reinforcement shall be located between 32 inches (812.8 mm) and 391/4 inches (997 mm) above the finished floor flush with the wall framing. 3.Water closet reinforcement shall be installed on both side walls of the fixture, or one side wall and the back wall. 4.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 (152.4 mm) above the bathtub rim. Exceptions: 1.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. 2.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. 3.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. 4.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. 5.Reinforcement of floors shall not be required for bathtubs and water closets installed on concrete slab floors. apps R327.1.1.1Documentation 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. apps R327.1.2Electrical receptacle outlet, switch and control heights.Pending 7/25/24, Not found 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 inches (1219.2 mm) measured from the top of the outlet box and not less than 15 inches (381 mm) measured from the bottom of the outlet box above the finish floor. apps R327.1.4Doorbell buttons.Pending 7/25/24, Not found Doorbell buttons or controls, when installed, shall not exceed 48 inches (1219.2 mm) 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 (1219.2 mm) measured from the exterior floor or landing, a standard doorbell button or control shall also be provided at a height not exceeding 48 inches (1219.2 mm) above exterior floor or landing, measured from the top of the doorbell button or control.