HomeMy WebLinkAbout317201_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:
101119724-25
PROJECT ADDRESS:
521 S Flower St, 523 S Flower St
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
6/28/2024
INITIAL REVIEW
7/30/2024
EXPIRATION
12/25/2024
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Antonio Salazar
3.
TEL:
(562)314-5665
FAX:
VALUATION: $70,000.00
EMAIL:
newageantonio@hotmail.com
FLOOD ZONE: X-0602320257J
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 structure exceeding 750 sq.ft. The geotechnical investigations shall be conducted in accordance with Section 1803.2 and reported in accordance with Section 18.3.6 of the 2016 CBC. (R401.4 CRC)DrawingsSheet A-1
Add ADU Address to Title Block
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 NOTE
Fire Rated Requirementswithout Automatic Residential Fire Sprinkler – (Table R302.1(1)) – Specify on plan where required and provide detail
Roof projection – Provide one-hour protection on the underside of roof projection when projected into the 5-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.Provide dimension from street to most remote portion of ADU. Distance greater than 140’-0” requires OCFA approval. Applicant has marked that distance is greater on completed OCFA form. Show AC/heating condenser location on Site Plan.Verify square inch area required for Attic Ventilation ADU. Calculation does not look to be correctly converting to required sq in. Ensure proposed is larger than required.Sheet A-2
Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend. Some areas seem to be unclear if infill or demo (e.g. new study room windows and door infill)Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen. Calculate and specify required minimum airflow rate (CFM). Please note new air flow requirements per latest 2022 California Energy Code. Revise as needed [Section 150.0(o)1G]Justify 4’-0” height hung window will provide 24” clearance at egress windows. Clearance is to take into consideration any window checkrail. Increase height as needed to meet clearance.Window in new study shall be considered egress window and shall follow same requirement as comment #12.Provide hallway dimension on plan. 3’-0” minimum hallway required.On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, per Title 24 calculation. Sheet A-3Please enlarge text on elevations or make more legible. (e.g. crawlspace vent text, siding text, etc..)Show where existing crawlspace entry is located on plans or elevations. If covered by new addition, provide new entry. Specify existing crawlspace vents. Ensure adequate vents for existing square footage considering any vents covered by new addition. Any existing vents blocked by addition shall be replaced.Provide crawlspace entry for new addition on plans or elevations.Sheet A-4Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen. Calculate and specify required minimum airflow rate (CFM). Please note new air flow requirements per latest 2022 California Energy Code. Revise as needed [Section 150.0(o)1G]Justify 4’-0” height hung window will provide 24” clearance at egress windows. Clearance is to take into consideration any window checkrail. Increase height as needed to meet clearance.Verify Attic Vent size shown on West Elevation with attic vent calculations as well as North and South Elevations. Calculations specify (3) same size gable vents but West Elevation looks to be a smaller gable vent. 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)
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.Specify designated water heater electric ready area as noted in Comment #24 on plans. Sheet A-6Remove grading exemption checklist. Grading permit has been submitted for review. Sheet S1.0Full Structural Review and Calculation review shall be completed upon Soil Report submittal and review. Sheet S2.1Coordinate new study roof with Architect, arch sheets specify new California roofing over study.Provide CJ sizes and spacing on plans for clarity and ease of inspection. (End of Comment)