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HomeMy WebLinkAbout311866_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: 102118058 PROJECT ADDRESS: 2038 S Hickory St Unit# 2 PLAN CHECK ENGINEER: Huang, GaryTEL:714 647-5862 EMAIL: Ghuang@santa-ana.orgFAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): R-3 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 4/4/2024 INITIAL REVIEW 4/18/2024 EXPIRATION 10/1/2024 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Guy Pizzerella 3. TEL: (949)374-3657 FAX: VALUATION: $40,000.00 EMAIL: guy@pceng-design.com FLOOD ZONE: X-0602320276J** Please note: this is the 3rd plan check, if the comments are not completely addressed/resolved after this review, additional plan check fee will be required/charged on an hourly rate basis ** GUIDELINES: Comments contained within this report reflect only those of the Building and Safety Division. Additional comments or corrective action may be required by other Departments and/or outside Agencies This Plan Review Report and all subsequent code references are based upon the most recent version(s) of the 2022 California Building Codes (CBC, CRC, CFC, CEC, CPC, CMC, CGBSC, and CEES) The approval of plans and any supporting documents does not permit the violation of any section of the adopted building codes or other pertinent local ordinances, or state and federal laws All listed plan review comments must be adequately addressed before a building permit can be issued 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. GENERAL PLAN REVIEW COMMENTS: Applicant shall address all the checked‘☒’ correction comments below before resubmitting plans to Building Safety for recheck. The plans submitted on 4/4/2024 does not contain complete information for a comprehensive review. Further review and additional comments is required upon receiving re-submittal package. Red marked comment set is available to pick-up at the City Hall. ☒1. 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 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. ☐Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039). 2. Provide a project description with a complete and detailed scope of work on the cover sheet of the plans. Update scope of work indicating that 220 s.f. to (E) main house shall be legalizing 3. Note on plan: All concealed work installed without permits must be exposed for inspection to the satisfaction of the Building Inspector. This includes methods of attachment and all footings, structural members, mechanical, electrical, plumbing and insulation. [Comment resolve] 4. Provide the following design data on the first sheet (R106.1.1) ☒Construction shall comply with the 2022 CRC, CBC, CPC, CMC, CEC, California Green Building Code, and California Energy Efficiency Standards Code editions. [Comment resolve] 5. Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection. [Comment resolve] Indicate on plan the dimension of carport on construction document. Provide construction framing/details for the carport. Provide structural calculation justification for gravity and lateral framing for the carport. Architect to remove “retired” license stamp from construction drawing. Typical to all sheets. [Comment resolve] FOR ADU Provide clear dimension on plan for the eave overhang projection [Comment resolved] Exterior walls without Automatic Residential Fire Sprinkler – (Table R302.1(1)) Exterior walls located less than 5-ft from a property line shall be of one hour construction. Exterior walls located less than 3-ft from a property line – No opening shall be provided. Wall between 3-ft and 5-ft of the property line – 25% of wall openings are permitted. Eaves projection – Provide one-hour protection on the underside of eave when eaves projected into the 5-ft of fire separation distance. No projection beyond 2-ft of the fire separation distance. [Comment NOT resolve – South side exterior located less than 5’-0” from the property line required 1 hour rated construction. Detail 14/AD-1 does not provide the fire rated assembly. Provide fire rated assembly on detail 14/AD-1] [Comment resolve] For existing guest house, clearly indicate on floor plan layout of the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend. [Comment resolve] Attic access and Ventilations – Show location(s) of (E) 22" x 30" attic access with 30" minimum clear headroom. (R807.1). Where (E) attic access not present, provide (N) attic access on plan 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) [Comment NOT resolve – provide attic cross ventilation summary for the ADU building and indicate on plan the location of the vents] Aging-in-place Design & Fall Prevention – (R327) Reinforcement for grab bar: at least one bathroom on the entry level shall be provided with reinforcement installed. Where there is no bathroom on the entry level, at least one bathroom on the second or third floor of dwelling shall comply Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency. Reinforcement shall not be less than 2x8 inches nominal lumber or other construction material provide equal height and load capacity. Reinforcement shall be located between 32 inches and 39 ¼ inches above the finished floor flush with the wall framing Water closet reinforcement shall be install 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 outlet, switch and control height: Electrical receptacle outlets, switches and control (including controls for heating, ventilation and air conditioning) intended to be used by occupants shall be location no more than 48 inches measured from the top of the outlet box and not less than 15 inches measured form the bottom of the outlet box above the finish floor Doorbell buttons: 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 buttons integrated with other features are required to be installed above 48 inches measured from the exterior floor or landing, a standard doorbell button or control shall also be provided at a height not exceed 48 inches above exterior floor or landing, measure from the top of the doorbell button or controls. [Comment resolve] Show/provide safety glass in hazardous locations (R308) – Indicate on sheet A-3 west elevation for the bathroom window height. Glazing in enclosure for or walls facing hot tubs, bathtubs, showers, whirl-pools, saunas, steam rooms where the bottom edge of the glazing is less than 60” above the any standing surface. [Comment resolve] Emergency escape and rescue openings – (R310) Indicate on sheet A-3 for the emergency escape window. The escape opening shall have a minimum net clear opening of 5.7 sq. ft. with 24" minimum net clear height and 20" minimum net clear width. Escape window shall have a finished sill height not more than 44" above the floor. At grade-floor is allowed to have escape opening of 5.0 sq. ft. (R310.1) [Comment resolve] Exterior wall covering – Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1) [Comment resolve] Sheet A-1 Verify drawing scale. [Comment resolve] Sheet S-2 Provide structural building layout for the ADU unit. [Comment resolve] See item #3 for additional comments [Comment resolve] Provide construction detail for non-bearing wall connection at top of wall to ceiling joist and to slab-on-grade [Comment not resolve – provide non-bearing wall connection detail at the top and the bottom of the wall] [Comment resolve] For Main House Carbon Monoxide Alarms – Provide carbon monoxide alarms at outside of each sleeping area, in the immediate vicinity of the bedroom(s); on every level of a dwelling unit including basements. (R315) [Comment resolve] Under-floor access and ventilation Provide accesses to all under-floor spaces. On the plan, show locations of under-floor accesses – Access opening through the floor shall be 18”x24” minimum; openings through a perimeter wall shall be not less than 16”x24”. (R408.4) [Comment resolve] Show on the plans – under-floor vent locations, type and size (area = 1/150 of the under-floor space). Locate openings at corners and provide cross ventilation. Provide a cross ventilation summary; on the plans indicate the total area required versus provided. (R408.1) [Comment resolve] Exterior wall covering – Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1) [Comment resolve] Sheet A-1 Verify drawing scale. [Comment resolve] Sheet A-2 Verify building elevation callout [Comment resolve] Sheet S-2 Framing plan Provide building section cut thru the (N) added area indicating the location of the rafter tie and its connection to roof rafter [Comment not resolve - Main House roof framing at bedroom 3 (at the water heater area) will not work for conventional ridge board system as it is not have the rafter tie to take the full tension of the roof load. EOR to provide design for review] Provide ridge board size [Comment NOT resolve – provide ridge board size. Per scope of work, the 220 s.f. is a new addition. All framing size shall be callout as “new” framing. There should not be “existing” framing.] Provide detail 20/S-3 for review. – [Comment NOT resolve – provide detail 20/S3 for review] Foundation plan Provide construction detail for how (N) footing to (E) footing [Comment resolve] Energy Conservation – Title 24 Energy forms & calculations 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). 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. B. 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). [Comment resolve] Structural Plan Review Comments: Sheet S-1 Construction shall comply with the 2022 CRC, CBC, CPC, CMC, CEC, California Green Building Code, and California Energy Efficiency Standards Code editions. Revise all code reference to current code [Comment resolve] Design loads Update seismic design coefficient [Comment resolve] General Notes #7: minimum design bearing pressure per CBC 2022 is 1500 psf minimum. [Comment resolve] Sheet S-3 Detail 2 Provide A-35 schedule for review [Comment resolve] Provide how (N) floor joist connect (E) footing [Comment resolve] Detail 4 Provide maximum overhang dimension. It is not shown on roof plan [Comment resolve] Provide LTP4 schedule for review [Comment resolve] Provide shear transfer for blocking for double top plate [Comment resolve] Detail 6 Detail is not complete. Provide detail connector for shear transfer [Comment resolve]☒Additional Review Comment: For the purpose of Park & Rec Development fee calculation, 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.  [Comment NOT resolve – please provide residence square footage ratio on plan. Per comment response, it is not found on sheet A-2] Note on plan: 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”. [Comment resolve]3rd Plan check comments1/29/2025: Provide Title 24 Energy calculation for the AUD building for review. Further review is requiredSheet A-1Indicate on plan for the ADU building that tempered glass is required for the glazing within 24” of door (east of the entry door) and those bottom edge is less than 60” Sheet A-3East elevation: missing window to the left of door. See sheet A-1 Sheet S-2: Provide construction detail for how (N) ridge board is connect to (E) ridge boardEOR to verify for the main house addition that 2x6 ceiling joist is limited span to 17’-8” which is less than 20’-4 required per CRC prescriptive method. EOR to provide calculation to justify or use 2x8 @16”o.c #2 grade(End of Comment)