HomeMy WebLinkAbout316300_4_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:
101119455-46
PROJECT ADDRESS:
1014 S Cypress Ave Unit# 100
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
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
6/3/2024
INITIAL REVIEW
7/3/2024
EXPIRATION
11/30/2024
RECHECKS:
1.7/26/2024
PROJECT APPLICANT CONTACT PERSON:
2.8/12/2024
Benjamin Norouzi
3.
TEL:
(909)257-7040
FAX:
VALUATION: $80,000.00
EMAIL:
info@bndesignbuildinc.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 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).
Structural Plan Review Comments:
1. Soil 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)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.DocumentationApplicant to justify completed OCFA Plan Submittal Criteria Form Item #4 – Distance. Most remote portion of the ADU is currently shown to be more than 140-feet from the fire access roadway. PC #2: Comment not adequately responded. 140-feet from fire access roadway is to most remote portion of the structure, not the front. With dimension provided to front, it is clear that most remote portion of structure will exceed 140-feet. OCFA Form Item #4 will be revised and OCFA review/approval will be required unless justification provided.PC #3: Revise Fire Sprinkler noted as N/A on cover page to note that new sprinkler is going to be provided. Add Note “OCFA Review and approval shall be completed prior to building issuance”Clarify addresses between existing main and new ADU’s in title block, typical all architectural and structural sheets.Soils report required for proposed structure. Structural review will not be completed until soils report provided. Additional comments may be provided with complete review.DrawingsSheet A0.1Revise address at large title on Cover sheet to ADU addresses. Revise Structural sheet labels in Sheet Index to match actual sheets.
Please provide new ADU square footage to existing single family residence square footage ratio (ADU sf / SFD sf) on the Cover Sheet for each individual ADU proposed. 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”.PC #2: Ratio shall be provided for each individual ADU separately. Please also verify % calculation shown, it is unclear where 24% came from.
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 ____ kWdc Photovoltaic 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 NOTESheet A0.2Mechanical Note #5 – Revise to current 2022 California Energy Code requirement. Sheet A0.3Provide separate T24 compliancy for each individual address.T24 compliancy shall be completed with latest Energy Pro version 9.3.Revise address in T24 Report to ADU addresses.Sheet A1.1Update ICC ESR Report provided for Roof Shingles to current report. Provided report in drawing set is expired.For Attic Ventilation Calculation, specify proposed number and area of attic ventilation to be provided to ensure larger than required.PC #3: Calculation doesn't look to meet requirement. Ensure total number of vents provided exceeds required square inch area.Specify where proposed eave vents are to occur. Eave vents are not permitted at fire rated eaves unless ICC Approved product specified. Specify ICC ESR # for proposed skylights on plan. Sheet A2.0Exterior walls less than 5’-0” from property line require 1-hour fire rated system. Specify on plan where required and provide full detail. PC #2: Comment not addressed. Exterior walls less than 5’-0” from property line require 1-hour fire rated system and shall be properly identified on plans and full detail shall be provided for intended fire rated system.PC #3: Both sides need to be fire rated. Fire rated system on interior side shall span to underside of roof sheathing or to a fire rated ceiling board. Type 3 does not conform. Provide detail or Gyp Association WP.Wall type provided between ADU’s is not a 2-hour rated system. Wall legend shall be revised to 1-hour rated system or details and notes shall be revised to show a 2-hour rated system. One layer of 5/8” Type X Gyp on each side of a wall does not provide 2-hour fire rating. Revise as needed and remove all notes specifying 2-hour on plans (e.g. in Bedroom #2 near wall 2 HR is specified)
Walls separating dwelling units shall be minimum 1-hour fire partition. Fire rated floor-ceiling and wall assemblies shall extend to and be tight against the exterior wall, and wall assemblies shall extend from the foundation to the underside of the roof sheathing. Provide details in the drawing set. (R302.3 CRC)
PC #2: Provided GA File WP is for single stud wall. Provide appropriate GA File WP for proposed double wall.Provide detail showing how 50 STC rated wall is to be accomplished for wall between units.
PC #2: Provided GA File WP is for single stud wall. Provide appropriate GA File WP for proposed double wall.See Electric Ready requirements commented on sheet A2.1 for water heater requirement. Provided water heater enclosure does not meet required area for heat pump readiness. Revise as needed to meet requirement or show designated area on plan.PC #2: Comment not adequately addressed. Room provided for tankless water heater does not meet required size for Electric Ready Water heater. See Electric ready requirements.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)Sheet A2.1
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.
PC #2: See comment #21Sheet A3.1Fire rated system shall span to under roof sheathing.PC #2: Comment not addressed, interior fire rated panel not shown to span to underside of roof sheathing or fire rated ceiling. Remove 2 hour fire resistant note at wall. Sheet A5.0Detail 15 – Detail provided is not a 2 hour fire rated system. Sheet G1.0Provide drain flow and slope away from new ADU on rear side.Sheet S-1.0Soil Engineer to review and approve Structural Plans and Details pertaining to Foundation/Soil as needed per Soil Report.Provide Soil Report information in Foundation Notes, including soil engineer company, report #, report date, and any values used per soil report.Sheet S-2.1Provide framing at porch entry along north side or justify post bracing with only one beam. Verify detail 1/S4.1 referenced at wall at porch entrance. Roof framing does not stop at wall.Verify detail 2/S4.1 referenced at wall at porch entrance. Roof framing does not stop at wall.Provide detail for non-bearing wall top connection. Ensure connection is fully non-load bearing.Provide detail for CJ to interior wall connection. Sheet S-4.1Provide CJ nailing in detail or reference where info is found. Schedule calls for (3) #8, justify that is adequate for 2x12 CJ and span. (End of Comment)