HomeMy WebLinkAbout322205_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:
101121394
PROJECT ADDRESS:
3016 W Elder Ave Unit# 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-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
10/30/2024
INITIAL REVIEW
11/20/2024
EXPIRATION
4/28/2025
RECHECKS:
1.2/4/2025
PROJECT APPLICANT CONTACT PERSON:
2.
Loc Ly
3.
TEL:
(714)657-2765
FAX:
VALUATION: $115,000.00
EMAIL:
locly1000@yahoo.com
FLOOD ZONE: X-06059C0256J
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.DrawingsSheet TS
EOR stamp is expired, please revise to current stamp.
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”.Add legalizing unpermitted patio cover to Scope of Work.
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.
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.Provide 5’-0” minimum between new ADU and existing garage roof projection distance. PC #2: Comment not addressed. Minimum clearance between ends of roof projection between ADU and existing Garage shall be 5’-0” minimum. Drawings currently shows 3’-0”.Provide drainage and flow direction around addition on Site Plan. Ensure adequate drainage provided to drain or street.
PC #2: The grade shall fall not fewer than 6 inches within the first 10 feet from the foundation wall. Where lot lines, walls, slopes or other physical barriers prohibit 6 inches of fall within 10 feet, drains, or swales shall be constructed to ensure drainage away from the structure. Impervious surfaces within 10 feet of the building foundation shall be sloped not less than 2 percent away from the building. (R401.3 CRC)Roof projection of ADU and patio cover along Plan West side requires 1-hour fire rated underside or code approved alternative. Please specify on plans where required and provide detail. Sheet A2
Walls separating dwelling units (main house and new ADU) 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)
PC #2: Proposed fire rated system specifies ¼” ceramic tile. Verify if ceramic tile is intended use, otherwise provide alternative system.
Walls separating dwelling units shall provide airborne sound insulation for walls with an STC rating of at least 50. Provide details on plans and provide verification of a tested assembly to achieve the required STC rating of 50.
Through penetrations of fire-resistance-rated wall or floor assemblies shall comply with Section R302.4.1.1 or R302.4.1.2. (R302.4)
Penetrations in wall or floor/ceiling assemblies in two-family dwellings shall comply with Section R302.4. Provide complete details on the plans. Windows in bathrooms shall be specified as tempered, unless justified. Sheet A3Verify existing exhaust fan occurs in existing house bathrooms where windows are being infilled. Otherwise, provide new exhaust fans.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). [Section 150.0(o)1G]PC #2: Minimum airflow rate shall be revised to latest requirements per 2022 California Energy Code Section 150.0(o)1G.
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). Sheet A4
Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.Sheet S1Update code reference at shear wall schedule. Remove repeated Shear Wall design info on sheet. There are two shear wall schedules.Specify if existing house is raised floor or slab on grade. If raised floor, identify all crawlspace vent locations and ensure any vent or entrance covered by addition is replaced with equal or better.Verify detail 04/D1 referenced at wall between existing and new addition. Detail should be revised to be project specific condition. Provide dimensions to locate interior foundation.Sheet S2Update code reference at shear wall schedule. Remove repeated Shear Wall design info on sheet. There are two shear wall schedules.Verify detail 21/D1 referenced at wall between existing and new. Verify all shearwall types shown on plans. Lines 1 and 4 do not look to match calculations. Sheet D1Verify slabs on all details, slab information on details do not match plans. Detail 13 – Verify A35 spacing specified for shear transfer. It should be noted to be UNO or revised to reference shear wall schedule where shear walls occur. CalculationsProvide calculations for unpermitted patio cover. Justify Fa = 1.0 specified in Lateral Design Criteria.PC #2: Comment not addressed. First page of calculations specify Fa = 1.0. Please justify use without soils report, else Fa = 1.2 shall be used.[ASCE 7-16 Ch 11.4.4]MSTA24 specified in Lateral Analysis not found on drawings, please provide.Justify overturning moment with full wall vs segments. If designing shearwall as FTAO, provide full calculation justifying shear demand and strap design. Else overturning for segments shall be checked for individual holdown requirements. Typical all shearwalls.PC #2: Comment not addressed, engineer to justify engineering method used for shearwall design. Justify resisting DL calculation with worst case load combination. Apply any factors as required to determine uplift. Typical all shearwalls.PC #2: Comment not addressed, engineer to verify DL resistance value as well as load combination used for overturning design.Line 3 Lateral Analysis – Justify no uplift, overturning moment is larger than resisting moment.Line 4 Lateral Analysis – HDU2 shown for full wall overturning is shown only on 4’-0” wall segment on plans. See comment #33 and verify holdown requirement locations. PC #2: Comment not fully addressed, see comment #33 regarding shearwall design.(End of Comment)