HomeMy WebLinkAbout322476_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:
101121485
PROJECT ADDRESS:
1311 E Washington Pl Unit# D-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-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
11/5/2024
INITIAL REVIEW
11/5/2024
EXPIRATION
5/4/2025
RECHECKS:
1.3/13/2025
PROJECT APPLICANT CONTACT PERSON:
2.
CJ Conner
3.
TEL:
(949)659-6720
FAX:
VALUATION: $175,000.00
EMAIL:
cconner@r3construction.com
FLOOD ZONE: X-06059C0163J
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, 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 2022 CBC. (R401.4 CRC)Final plans and calculations are to be stamped, signed and dated by a California licensed architect or California registered civil engineer.DrawingsSheet 1For 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.Note on plan: The ADU sf / Existing 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-2/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. MEP are subject to building field inspection.Add note on the coversheet: Photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.Provide grading exemption form in drawing set. PC #2: Grading Exemption Form that has been filled out should be attached to drawing set. Copy of exemption form has been attached markup set for use.California Green Sheets 10 and 11 are not found, please provide.Add Drainage Plan Sheet to Sheet Index.Sheet 2Foundation and Slab on Grade design/review pending soil report. All design shall meet soil engineer recommendations.PC #2: This is not intended to be a note, remove note from sheet.Specify shearwallholdowns per calculations. Provide holdown details. Sheet 3Specify water heater location on plan. Ensure electric ready requirement met.Specify heating unit/condenser on plan.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:
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).
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.New building, or addition more than 1000 sq.ft. – Provide Whole house ventilation. On the plan, please provide/show method of whole house ventilation in compliance with ASHRAE Standard 62.2. – provide complete notes, details and calculations. (150.0(o))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 on the plans. (R302.3 CRC)Walls separating dwelling units shall provide airborne sound insulation for walls with an STC rating of at least 50 per. Provide details on plans and provide verification of a tested assembly to achieve the required STC rating of 50.PC #2: Comment not addressed, provide detail specifying how 50 STC to be achieved.Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen.PC #2: Please revise exhaust fan minimum required airflow for revised 2022 California Energy Code [Section 150.0(o)1G]
Plumbing fixtures flow rate limitation
Water closet – 1.28 gallon per flush
Shower head – 1.8 gallons per minute at 80 psi.
Lavatory faucets – 1.2 gallon per minute at 60 psi.
Kitchen faucet – 1.8 gallon per minute at 60 psi.Window 2 in ADU Bathroom shall be noted to be Temp.Provide vent diameter and vent path from Washer/Dryer to exterior.Provide concrete landing outside living room entry on Plan East side. Sheet 4Provide on the plans, structural material notes (ex. Lumber species & grade, glu-lam beams, concrete (fc’ = ___ psi (min)), steel reinforcement, special inspection requirements, etc.))Provide Wind & Seismic data on drawing set.Provide Hip Beam support details for each end of hip beam.PC #2: Detail C/4 does not show hip beam connection at corner condition. Provide hip beam support detail at end going into wall.Beam legends are blank, please provide.Provide detail at ridge member.PC #2: Provide ridge strap or collar tie. Else justify omittance.CJ are designed for max span of 12’-0” in calculations. Specify where support occurs and provide detail for connections. Any wall supporting ceiling joist shall be designed as a bearing wall with footing design as required. Also provide detail for CJ splice connection per calculation design. PC #2: It is unclear where CJ support occurs to limit span to 12’-0”. Bearing walls shall be identified on plans via hatch, note, or other clear identification. Detail E/4 shall not be used at these locations and a bearing detail provided.Verify CJ spacing provided on plan with calculations.Verify if CJ occurs over bathtub, currently CJ is shown to stop before tub.Provide interior non-bearing wall connections details for top and bottom connection. Ensure top connection is completely non-load bearing. (Slip connection and gap recommended).Show shearwall LTP-4 in shear transfer details where occurs. Update Shear Wall Schedule code references to current 2022 code.Sheet 5Specify Radiant Barrier per T24.Sheet 6Specify roofing information including type and ICC approval #.Provide attic ventilation calculations on plans for each individual attic space. Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)Sheet T24.1Provide Title 24 for each individual address.Update Title 24 compliancy to current 2022 code.CalculationsPage 3 – Provide hip beam design with 3’ +/- cantilever extension.Page 3 – Coordinate roof rafter tie connections with drawings. Page 5 – Coordinate BM 2 with drawings, no select structural beams noted.Page 6 – Verify where BM 3 and 4 occurs, unable to locate on drawings. Page 15 – Please provide holdown for any uplift. Page 16 – Verify where ST6236 straps occur on plans. Page 18 – Apply structural material specs to drawing set.Additional CommentsDocumentationThe Building department will need (3) sets of drawings and (2) sets of calculations at approval. Please ensure to provide the correct # of sets prior to approval.PC #2: Only (2) sets of drawings have been resubmitted. (3) sets of drawings are required prior to approval. Applicant to bring additional (1) set or (3) total new sets.Sheet 2Add Geotech information on sheet including: Company, Report #, Report Date, and any values used in design (e.g. Soil Bearing Pressure).Drawings to be reviewed and stamped by Geotech prior to approval per Soil Report page 10.Pad footings shall be 24” deep min per Soil Report.Slab on grade shall be 4” minimum with #3 bars @ 18”oc per Soil Report. Welded wire mesh shall be justified to be equal or better.Slab on grade shall be over 10 mil vapor barrier minimum per Soil Report.All foundation/slab revisions shall also be done on sheet 5 and any other sheet where information is specified. Sheet T24.1Please revise Sheet # for ADU A or B sheets. Sheet #’s for separate Title 24 conformance shall be separated and added to sheet index.(End of Comment)