HomeMy WebLinkAbout325437_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:
102122432
PROJECT ADDRESS:
910 W Warner Ave
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
2/6/2025
INITIAL REVIEW
3/19/2025
EXPIRATION
8/5/2025
RECHECKS:
1.4/28/2025
PROJECT APPLICANT CONTACT PERSON:
2.6/18/2025
Paul Solorzano
3.
TEL:
(949)678-9885
FAX:
VALUATION: $91,500.00
EMAIL:
solorzanopaul.arc@gmail.com
FLOOD ZONE: X-06059C0259J
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 A-1Ensure all hand written items on drawings are revised on resubmittal (e.g. address on Title Block on all sheets, address on cover sheet, etc…)
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”.
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.
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.Sheet A-2Existing garage addition shall be specified as unpermitted on existing site plan.Verify all drainage slope shown on Site Plan. Ensure adequate drainage around proposed ADU. PC #2: Provide drainage slope away from building on Site Plan.Sheet A-3
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. Specify on plans when required and provide details for proposed system. Fire rated system shall be on both exterior and interior side of wall and extend from foundation to underside of roof sheathing.
Exterior walls located less than 3-ft from a property line – No wall opening is permitted along entire wall. This includes patio covers with opening from wall edge to post.
Wall between 3-ft and 5-ft of the property line – 25% of wall openings are permitted. This includes patio covers with opening from wall edge to post.
Roof projection – Provide one-hour protection on the underside of roof projection when projected into the 5-ft of fire separation distance. Specify on plans when required and provide details for proposed system. No projection beyond 2-ft of the fire separation distance. No attic ventilation may occur at rated projections unless ICC approved fire rated ventilation specified.U-Factor for new windows shall be 0.30 max, revised window schedule. Sheet A-4
Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)Sheet A-5Provide smoke detector outside of bedrooms.Update kitchen range hood exhaust fan to latest code. 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]
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 S-1Verify if slab on grade information specified at existing is new slab on grade. Justify moisture barrier at existing garage slab.PC #2: Specify vapor barrier to be used at existing slab on grade. Weather proofing product shall be ICC approved, provide ICC #.Verify existing concrete slab on grade specified at unpermitted addition. Provide full slab on grade information and weather proofing. Sheet S-2Verify if attic space for unpermitted addition and existing garage is separated due to cripple wall sheathing as noted in detail 9/S-3. Coordinate with architectural sheets. Roof ventilation calculation shall be done for each separate attic space. Attic access shall be provided for each separate attic space if required by code. PC #2: Attic space for each separate attic shall be provided, else justified that not required in additional attic space. Roof ventilation calculation provided shall be split into each individual attic area to ensure adequate ventilation provided at each separate space. Verify where 2-2x drag rafter occurs as noted for MST60 strap on west side of proposed ADU.PC #2: Detail provided for drag beam is not clear, direction, connection, and items shown shall be revised to be clear to what is being constructed and labeled accordingly. 2-2x was removed from plan and shall be specified on plan.Verify details 10 & 11/S-3 referenced at existing garage area. Details look to be reversed.Verify detail 14/S-3 referenced on north side of proposed ADU. PC #2: Detail 14/S-3 was not changed on detail sheet. Verify detail reference location and detail provided.Sheet E-1Update California Green Standards to the 2022 CBC – July 2024 Supplement version and ensure standards checkmarks are completed. PC #2: Standard has not been completed. Applicant shall complete checklist within standard prior to approval.Sheet T-1Title 24 conformance shall be updated to latest version EnergyPro 9.3.Additional PC #2 Comments:Sheet S-1/S-2Provide calculations for gravity and additional lateral mass for new additional square footage.Additional PC #3 Comments:Sheet A-1Please revise Scope of work note “Built a new 663.00 SQ.FT ADU” to “Convert garage and unpermitted addition to…”Sheet S2.0Unpermitted slab on grade info including thickness and rebar shall be provided. Unpermitted slab cannot be specified as existing.Shearwall length Y1.1 on plan does not match calculations, revise to match calculations. Sheet S3.1Detail 1 – Verify if unpermitted walls are to be shored for new foundation specified on Foundation Plan. If shoring is by others, specify on plans who responsible party will be. Else justify how new foundation will be poured.(End of Comment)