HomeMy WebLinkAbout324497_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:
101122160
PROJECT ADDRESS:
2414 N Bonnie Brae 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
1/15/2025
INITIAL REVIEW
2/10/2025
EXPIRATION
7/14/2025
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Carol Tink-Fox
3.
TEL:
(714)628-0777
FAX:
VALUATION: $100,000.00
EMAIL:
cfox@stratosform.com
FLOOD ZONE: X-06059C0163J
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.
Applicant shall obtain clearance/approvals from following departments after obtaining approval from Building and Safety Division, 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).
Applicant must pick up red marked sheet from the City prior to resubmittal and return the marked up set with resubmittal
PLAN REVIEW COMMENTS:
Applicant shall address all the checked‘☒’ correction comments below before resubmitting plans to Building Safety for recheck.
☒1. Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
☒2. 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.
☒3. Means of egress / Doors – (R311)
☒On the plan, provide a landing or floor on each side of each exterior door. Landing shall have width of not less than the door served and a minimum of 36” measured in the direction of travel.
☒Landing shall not be 1 ½” lower than the top of the threshold when doors swing over the landing or floor; otherwise, landing can be 7 ¾” maximum lower than the top of the threshold.
☒4. Exterior wall covering –
☒Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)
☐Provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2.
☒5. Attic access and Ventilations –
☒Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1)
☒6. Please see marked-up plans for additional requirement/comments.
Structural Plan Review Comments:
Sheet A4
Ridge board without Ceiling framing does not comply with CRC prescriptive method. EOR to provide structural calculation. See comment 2a, 2b and 2c below
Sheet S1
Per architectural sheet A4, ridge board without ceiling framing above the garage does not comply with CRC prescriptive method. EOR to coordinate with architect. Also provide justification for sloped ceiling design for tension loads from the roof framing. See comment 1B below
Per detail 1/SD1 identify as ridge board. EOR to justify that ceiling joist and the roof rafter are spaced at different spacing is able to transfer the load from roof rafter to ceiling joist. How does the ceiling joist take the tension loads. Provide calculation justification
EOR to clarify note for roof rafter. The note stated (E) 2x4 roof rafter @24” o.c. double up w/ 16d@ 16”o.c. stagger. Clarify which id double up? Is the joist or the nailing. See comment 1a above for additional comments
Clarify callout. Should it be roof plan instead of foundation plan?
Sheet SD1
Detail 1: see comment on plan
Detail 4: EOR to provide calculation justification for 3-16d nail is adequate. See plan for additional comment
Detail 10: provide dowels from (E) slab to (N) footing. Indicate reinforcing size, spacing, and dowel embedment
Detail 12provide dowels from (E) slab to (N) footing. Indicate reinforcing size, spacing, and dowel embedment
Existing garage converted into ADU (habitable space): Provide moisture barrier for the existing concrete slab. If surface product is used, provide ICC or UL listing☒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.
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”.
Prior to submit the hard-copy drawings for approval and permit issuance. It is at applicant’s discretion, as an option, to submit a full-set electronic drawing (in pdf format) for a courtesy review. Please include the original red-marked comment drawing set, red-marked calculation, and all supporting document (revised calculation, etc.) for an expedite review.
Red marked comment set is available to pick-up at the City Hall.(End of Comment)