HomeMy WebLinkAbout316330_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:
101119464, 66, 67
PROJECT ADDRESS:
2719 W Mar-Les Ln
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
6/3/2024
INITIAL REVIEW
6/16/2024
EXPIRATION
11/30/2024
RECHECKS:
1.7/29/2024
PROJECT APPLICANT CONTACT PERSON:
2.
Hung Le
3.
TEL:
(562)412-1818
FAX:
(562)868-2128
VALUATION: $200,000.00
EMAIL:
le_hung4946@yahoo.com
FLOOD ZONE: X-0602320143J
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 Title 24 Conformance for new proposed JADU.DrawingsSheet A1
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 detached 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 NOTE
PC #2: Verify minimum kWdc specified on note, does not match T24 compliancy. If intending to use 10kWdc solar then it is acceptable to leave in note, but will be expected in field.
Add the following on the plan:
Deferred Trusses –
Submit two (2) sets of truss calculations and plans to the city for plan check.
The truss calculations and plans shall include review of roof, mechanical and lateral loads (chord/strut & brace loads); also include review of top chord and bottom chord for axial + flexure between panel joints.
The truss calculations and plans shall be stamped, signed and dated by a licensed civil/structural engineer.
The truss plans shall be “review stamped” and “wet” signed by the engineer of record.
Complete the Grading exemption checklist and provide onto the plan set.If answering “NO” to any of the questions, a grading plan and a grading permit shall be required.
Provide a Site Drainage plan, prepared by a California registered civil engineer, with the following information, but not limited to:
Plan(s) shall be stamped, signed and dated by a California registered civil engineer
Location of all existing and proposed structures, property lines, right-of-way lines, and easements, including dimensions and setbacks
Drainage slopes and flow patterns
Drainage system such as swales, french drains, water collection and disposal system, etc.
Drainage plan shall indicate how the site grading or drainage system will manage all surface water flows to be diverted away from buildings and adjoining property lines, in accordance with all applicable codes
The grade shall fall not fewer than 6 inches within the first 10 feet from the foundation wall. Where lot lines, walls, slopes or other physical barriers prohibit 6 inches of fall within 10 feet, drains, or swales shall be constructed to ensure drainage away from the structure. Impervious surfaces within 10 feet of the building foundation shall be sloped not less than 2 percent away from the building. (R401.3 CRC)Add ADU and JADU addresses in Title Block, typical all sheets. Sheet A4Revise kitchen hood exhaust requirement per latest 2022 California Energy Code Section 150.0(o)1G, or justify 100 CFM minimum requirement.PC #2: Response not adequate, this comment was not intended to be a note and should not be noted in drawings. Applicant to verify actual airflow requirement per section noted and revise notes on drawings specifying minimum airflow as required. Remove added note on drawings that was copied from this comment. Provide dimension for new entrance landing.Sheet A5Detail 5 - Specify specific stucco thickness requirement at fire rated eave. Ensure 1-hour fire rated system. Provide approved ICC ESR # for new roofing.Sheet A7Revise kitchen hood exhaust requirement per latest 2022 California Energy Code Section 150.0(o)1G, or justify 100 CFM minimum requirement.Specify Ceiling Height for new JADU.Provide Attic Access area and size in new JADU.Specify if landing/porch outside main SFD entrance is new.Sheet A8Specify existing under floor vents and access on elevations or plans. Ensure adequate ventilation for resulting raised floor area with additions block various sides. PC #2: No revised Sheet A8 was provided in drawing set.Provide Attic Ventilation calculation for JADU separate from main SFD as attic space will be separated due to full height shearwalls. PC #2: No revised Sheet A8 was provided in drawing set.Sheet S1EOR to sign all structural sheets prior to approval. Typical all S sheets. Provide Soil Engineer information in General notes including:CompanyReport #Report dateAny provided values used in design (e.g. Soil bearing capacity)Any review required by soil engineer during review phase and construction phase. Sheet S2Verify if Girder Truss adjacent to Grid 2 is intended to be a Drag Truss. Specify required lateral load or justify load transfer to Grid 2.Provide detail for truss to girder truss connection. If intended to be deferred, specify on plan and ensure detail is provided by truss manufacturer.Pad footings shall be 24” thick minimum per Soils Report.Sheet S3Verify detail reference 20/SD2 at existing garage showing raised foundation condition. Provide epoxy condition for slab on grade/foundation.Provide minimum dimension for existing foundation at garage to be verified in field. The City has been finding many existing detached garages not having any existing foundation or inadequate existing foundation. Remedy/new foundation shall either be provided in current permit or may require revised submittal during construction phase. Provide continuous dowels between new slab on grade and existing garage slab.Pad footings shall be 24” thick minimum per Soils Report.Calculations provided design P1 foundation with (4) #4 bars. Revise to match. Sheet S4Add shear wall along right side of existing garage. Else justify existing lateral system, if existing lateral system is assumed to be the stucco system, provide calculations with revised seismic coefficients.
Dwelling/garage separation –
☒Door between garage and residence shall be solid wood doors not less than 1-3/8 inches in thickness; solid or honeycomb core steel doors not less than 1-3/8 inches thick; or 20-minute fire-rated doors. And doors shall be self-closing and self-latching. (R302.5.1)
☒Ducts in the garage and ducts penetrating the walls or ceilings separating the dwelling from the garage shall be constructed of minimum No. 26 gage sheet steel, and shall have no openings into the garage. (R302.5.2) Provide Girder Truss support for girder truss atop garage. Provide detail for truss to girder truss connection. If intended to be deferred, specify on plan and ensure detail is provided by truss manufacturer.Provide detail for Girder Truss to Girder Truss connection above Bed #1. If intended to be deferred, specify on plan and ensure detail is provided by truss manufacturer.Provide connection detail for Girder Truss to posts. If intended to be deferred, specify on plan and ensure detail is provided by truss manufacturer.Provide all post sizes for posts shown (e.g. Post on each side of Girder Truss atop Bed #2). Sheet SD1Detail 1 – Provide calculation for connection nailing between truss and wall for worst case Truss span. Detail 8 – Provide connection nailing between ceiling and roof rafters. Else verify connection intent. Detail 12 – Provide ICC ESR # for proposed dowel system. Only ICC approved product may be used for dowels.Sheet SD2Detail 19 – Show complete shear load transfer for new shearwall at existing wall. Detail 23 – Foundation embed from lowest adjacent grade shall be 24” minimum per Soils Report. Typical all foundation details. CalculationsHouse Addition/JADU Sheet 3 – Provide calculation for continues footing allowable at right side of Beam #7.House Addition/JADU Sheet 33 – Verify loading on foundation with Sheet #3. (End of Comment)