HomeMy WebLinkAbout318195_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:
101120076
PROJECT ADDRESS:
2425 N Valencia St Unit# 2
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, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
7/22/2024
INITIAL REVIEW
8/20/2024
EXPIRATION
1/18/2025
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Jean Prescott
3.
TEL:
(714)588-0029
FAX:
VALUATION: $150,000.00
EMAIL:
info@jean-prescott.com
FLOOD ZONE: X-0602320163J
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.DocumentationProvide documentation to demonstrate compliance with the California Energy Code.Climate zone 8 is used.Compliance forms with signatures must be provided on plans.
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. The installation of one or more portable space heaters shall not be used to achieve compliance with this section. (R303.9)DrawingsSheet T-1Ensure handwritten Unit #2 is revised at all address locations on resubmitted sets.
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”.
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.
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 Structural sheets to Sheet Index. Sheet T-1.1Relocate square footage and construction type building data onto first sheet.New roof should not drain into adjacent lot. Revise roof direction.Justify distance from street to most remote portion of proposed ADU. OCFA Form Item #4 has been checked by applicant to be less than 140’-0” distance, however it looks to be more. If more than 140’-0”, OCFA submittal is required.Sheet A-1.3
Exterior walls with Automatic Residential Fire Sprinkler – (Table R302.1(2))
Exterior walls located less than 3-ft from a property line shall be of one-hour construction. Specify on Site Plan when required and provide details for proposed system. Fire rated system shall be on both exterior and interior side of wall and extend from foundation to underside of roof sheathing.
No wall opening is permitted when wall located less than 3-ft from the property line. This includes patio covers with opening from wall edge to post.
Roof projection – Provide one-hour protection on the underside of roof projection when projected into the 3-ft of fire separation distance. No projection beyond 2-ft of the fire separation distance. No attic ventilation may occur at rated projections unless ICC approved fire rated ventilation specified.
Stairways (R311.7) –
☐Show minimum 36” clear width.
☒Provide/show 6’-8” clearly headroom above the 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.
☒Provide minimum 36” landing at top and bottom of stairway. (R311.7.6)
Under-stair protection: Provide ½-inch gypsum board on walls, under-stair surface and soffit on the enclosed side. (R302.7)See Electric Ready comment on sheet M-1. Specify designated area for Electric Ready water heater on plan. Please revise existing and new hatch to be more clear and distinguishable.
Dwelling/garage separation –
Minimum 5/8-inch Type X gypsum board is required at the underside of floor/ceiling where habitable space is above. Structure(s) supporting floor/ceiling assemblies used for separation shall be protected with 1/2-inch gypsum board. (R302.6) Sheet A-1.4New proposed balcony is not permitable. Opening along line at Property Line is considered wall opening. No wall opening is permitted along wall line less than 3’-0” from property line. Design shall be revised as needed to meet code requirements.
Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation. On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, per Title 24 calculation. 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)
Handrails –
☒Handrails shall be provided at least on one side of each continuous run of treads or flight with four or more risers. (R311.7.8)
☒Handrails shall not project more than 4.5” on either side of the stairway. (R311.7.1)
☒Provide handrails not less than 34" or more than 38" above the nosing of tread. (R311.7.8.1)
☒Provide 1¼" to 2" handgrip, 1½" from wall. (R311.7.8.3)
☒Handrail(s) shall be continuous the full length of the flight. Ends shall be returned or terminate in posts. (R311.7.8.2)
Attic access and Ventilations –
It is not clear if there is ceiling joist or vaulted ceiling. If ceiling joist and attic space occurs:
☒Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1)
☒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)Sheet A-2.3
Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)
Roof projection – Provide one-hour protection on the underside of roof projection when projected into the 3-ft of fire separation distance. No projection beyond 2-ft of the fire separation distance. No attic ventilation may occur at rated projections unless ICC approved fire rated ventilation specified. This includes larger overhang from side of stairs.Sheet M-1Kitchen 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]
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 S0.1Structural sheets shall be stamped and signed by licensed professional prior to approval. Sheet S1.0New foundation shall not extend past property lines. Revise foundation as needed.Retrofit detail 20/S4.0 is not constructible along foundation flush with property line. Revise detail as needed for condition. Verify new continuous footing at stairway with legend. Size does not match. Sheet S2.0Please coordinate with Architect for arch comments regarding balcony allowance. Redesign as needed. Provided comments may not apply with redesign. Verify Roof Diaphragm and Floor Diaphragm note with Framing General Notes. Notes look to be conflicting. Remove repeated information provided on sheet.Beam Type L specified at stairs not found in Legend. Provide framing information.Beam Type D specified at balcony not found in Legend. Provide framing information.Verify Beam Type C specified at stairs is ceiling joist.Verify Shearwall Length along left wall on First Floor Framing Plan.Verify hip and PSL support connection at shared post at balcony.Verify detail reference 33/S3.1 specified at no-bearing wall. Detail reference does not look to be correct.Detail references are unclear, please verify if detail reference on plan is to designate detail # and item in table within the detail. (e.g. 2-3/S3.0)Provide rafter size and spacing at California framing on plan.Specify double roof rafter on plan if to occur above interior shearwall at starway. Detail 14/S3.0 is referenced. CalculationsCalculations shall be stamped and signed by licensed professional prior to approval.(End of Comment)