HomeMy WebLinkAbout316143_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:
101119403
PROJECT ADDRESS:
2221 N Heliotrope Dr 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, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
5/28/2024
INITIAL REVIEW
7/2/2024
EXPIRATION
11/24/2024
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Chan Kieu
3.
TEL:
(714)641-0850
FAX:
(888)871-0213
VALUATION: $120,000.00
EMAIL:
dongsoavn@gmail.com
FLOOD ZONE: X-0602320163J*** 6/23/2025 - 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.
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: 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.
☒2. Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
☒3. Add note on the coversheet: Minimum ________(KW) photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.
[Comment not resolve - see review comment #1 under Energy Conservation section, pending updated Title 24 result]
[6/23/2025 – comment not resolve – previous comment – applicant to provide proof/evidence of that existing building had building permit; otherwise, the ADU will be considered as a unpermitted construction, thus everything will be reviewed/comply with current building code, including Title 24 energy calculation]
☒4. Provide a Site Drainage plan, prepared by a California registered civil engineer, with the following information, but not limited to:
Plan(s) shall be stamped, signed and dated by a California registered civil engineer
Location of all existing and proposed structures, property lines, right-of-way lines, and easements, including dimensions and setbacks
Drainage slopes and flow patterns
Drainage system such as swales, french drains, water collection and disposal system, etc.
Drainage plan shall indicate how the site grading or drainage system will manage all surface water flows to be diverted away from buildings and adjoining property lines, in accordance with all applicable codes
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)
☒5. 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.
☒5. 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)
☒6. Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend.
☒7. Light and ventilation – (R303)
☒Provide glazing = 0.08 x floor area (minimum of 10-sq. ft.), with openable portion = 0.04 x floor area (minimum of 5-sq. ft.).
☒8. Interior stairways shall be provided with an artificial light source to illuminate the landings and treads. There shall be a wall switch at each floor level to control the light source where the stairway has six or more risers. (R303.7)
☒9. Show/provide safety glass in hazardous locations (R308) –
☒Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors.
☒10. Emergency escape and rescue openings – (R310)
☒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)
☒11. Stairways (R311.7) –
☒Show minimum 36” clear width.
☒Winder tread – 6" minimum run at narrower side; 10" minimum run at the walk line (the walk line is measured 12” from the narrower side). (R311.7.5.2.1)
[Comment not resolve - Although the stair is going to storage areas only, it shall comply with egress requirement. Architect to provide winder tread requirement on construction document for the spiral stair]
[6/23/2025 - Comment not resolve – Architect to provide as-built of (E) spiral stairway including treads, raiser, handrails, and landing. List all deficient items for review. See structural drawings for more comments. Coordinate with structural engineer]
☒12. Handrails –
☒Handrails shall be provided at least on one side of each continuous run of treads or flight with four or more risers. (R311.7.8)
☒Handrails shall not project more than 4.5” on either side of the stairway. (R311.7.1)
☒Provide handrails not less than 34" or more than 38" above the nosing of tread. (R311.7.8.1)
Provide 1¼" to 2" handgrip, 1½" from wall. (R311.7.8.3)
☒Handrail(s) shall be continuous the full length of the flight. Ends shall be returned or terminate in posts. (R311.7.8.2)
[Comment not resolve - Although the stair is going to storage areas only, it shall comply with egress requirement. Architect to provide handrail requirement on construction document for the spiral stair and its attachment]
[6/23/2025 - Comment not resolve – see comment on item #11]
☒13. Guardrails – (R312)
☒Guardrails are required along the open-sided walking surfaces that located more than 30-inches measured vertically to the floor or grade below.
☒Guards shall be 42” in height. Where guardrails serve as handrails on the open sides of stairs – top of guardrails shall not be less than 34” and not more than 38” in height.
☒Guards shall not have openings which allow passage of 4” diameter sphere. At the space formed by the riser, tread and bottom rail of a guard – a 6” sphere cannot pass through.
[Comment not resolve – provide construction detail for how guard rail connect to floor deck, and provide structural calculation justification]
[6/23/2025 - Comment not resolve – see comment on #11]
☒14. Smoke Alarms – Provide smoke alarm(s) in each sleeping room; in each area giving access into each sleeping room; in basement and habitable attics. (R314)
☒15. 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)
☒16. Solar Energy System shall comply with Section R324. In additional, electrical portion of solar PV systems shall be designed and installed in accordance with the California Electrical Code. A separate permit is required for solar energy system.
[Comment not resolve – latest Energy pro software version 9.3 should be use for Title 24 analysis; in addition, per previous review comment – the building shall be design/analyzed as a new construction; thus the condition floor area shall be considered as addition condition floor area, and not “existing condition floor area” in the Energy Pro Software. Further review is required]
[6/23/2025 – previous comment not resolve – please see comment on item #3]
☒17. 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.
☒18. Roofing requirements – (R901)
☒A Class “C” roof is required. On the plan, specify manufacturer’s name, ICC/UL report number and Class for the roofing material.
☒19. Plumbing fixtures and fixture setting (CPC 402.5)
☒Water Closet or bidet shall be set at minimum 15 inches from its center to a side wall or obstruction or at minimum 30 inches center to center to a similar fixture.
☒20. 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.
☒21. Please see marked-up plans for additional requirement/comments.
Energy Conservation – Title 24 Energy forms & calculations
☒1. Provide documentation to demonstrate compliance with the California Energy Code.
[Comment not resolve – latest Energy pro software version 9.3 should be use for Title 24 analysis; in addition, per previous review comment – the building shall be design/analyzed as a new construction; thus the condition floor area shall be considered as addition condition floor area, and not “existing condition floor area” in the Energy Pro Software. Further review is required]
[6/23/2025 – previous comment not resolve – please comment on item #3]
☒2. Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen (100 cfm minimum).
☒3. 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)); (150.2(a)(C))
☒4. Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.
☒5. On the plan, please specify U-factor (0.3 min) and SHGC (0.23 min) for building fenestration, per Title 24 calculation.
☒6. Photovoltaic system is required for all newly constructed low-rise SFD including detached ADU, and Multifamily buildings. On the plan, please specify minimum system size (in KW) in accordance with the Title 24 calculation. (Section 150.1(c)14; 150.1(b)(1))
Exception 2: PV system is NOT required when the minimum PV system size specified by Section 150.1(c)14 is less than 1.8kWdc
[Comment not resolve – latest Energy pro software version 9.3 should be use for Title 24 analysis; in addition, per previous review comment – the building shall be design/analyzed as a new construction; thus the condition floor area shall be considered as addition condition floor area, and not “existing condition floor area” in the Energy Pro Software. Further review is required]
[6/23/2025 – previous comment not resolve – see comment on item#3]
☒7. 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).
Structural Plan Review Comments:
☒1. Provide complete structural building calculation, including gravity, lateral analysis for review
☒2. Provide complete structural drawings, construction details, material specification for review
☒3. Provide verification, justification that (E) foundation is capable to withstand roof/floor loading
[Comment not complete – see 2nd plan review comments 12/16/2024]
[6/23/2025 – EOR to provide calculation justification of footing design to all wall footing, hardy frame footing, and pad footing for review. Calculation shall include all load combination]☒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”.
Red marked comment set is available to pick-up at the City Hall.☒ 2nd Plan Check Review Comment 12/16/2024:
Sheet A0.0
Architect to verify 2nd floor storage additional area. Per Sheet A2.1, Detail 2 – storage 1 area = 150 SF, storage 2 area = 126 SF, and additional area above kitchen. The total area shall be greater than 182 SF.
[6/23/2025 – please verify/identify on plan where is the new floor area of 997 is located, and how this floor area is derived.]
Architect to verify total building area due to comment 1A above.
Sheet A2.1
Clarify the intended use for area above the kitchen on 2nd floor (between two storage room
Architect to
Sheet A3.1
Veneer –
On the plan, specify manufacturer’s name, and ICC report number of the veneer. Callout thickness of brick veneer used on plan
Provide detail attachment of veneer.
Sheet A4.0
Detail 1:
Provide story height to storage
No roof overhang allowed for eave projection less than 2’-0” from the property line. Delete from detail
Detail 3:
Provide framing size (beam and posts) and its connection for the guardrail
[6/23/2025 –comment not resolved - provide connection requirement for horizontal railing to post. Coordinate with structural engineer]
Sheet S-1
Provide connection along SW-4, wall height = 18’-4”, wall length 3’-9”. h/b = 18.33/3.75 = 4.88 > 3.5 N.G. Shear wall length does not work for lateral resistant system
Provide post size, footing size and calculation justification under the patio cover
[6/23/2025 - comment not complete – no structural calculation found in the submitted package. Please provide footing design calculation for review. See additional comments under 3rd plan check review]
This property is reviewed as a new construction. Call out the required slab thickness required
SEOR to delete all “existing” notes callout in the construction drawing, typical to all sheet. This building shall be designed as new construction.
Sheet S-2
SEOR to clarify how the floor loads (above the kitchen area on 2nd floor) is transfer to north/south wall. Diaphragm aspect ratio = 54.83/12.5 = 4.38 > 4. Additional shear wall is required
Clearly identify where the beam (BM-6) terminate and provide beam support and construction detail
[6/23/2025 – previous comment not addressed – provide structural detail for how 6x10 beam is connected to CMU wall]
Provide structural framing and construction details for how floor joist is supported at 2 storage room on 2nd floor
Sheet S-3
SEOR to provide ceiling beam design and provide/reference construction details on plan. Coordinate with architectural detail 2/A4.0
Provide construction detail for how 4x12 sistered with ¼” plate at BM-3
[6/23/2025 – comment not resolve –
calculation required 3 1/2x11 ¼ PSL 2.0E which has a different material property than plan callout
if 4x12 w/ ¼” is used provide calculation justification
provide construction detail for review]
Detail 1/SD3 does not completely incorporate the actual condition. Provide all proper connection including BM-4, BM-1 and Hip Beam
Sheet SD-1
Detail 2: building is reviewed as a new building. Provide footing size, reinforcement requirement and calculation for review
Sheet SD-2
Detail 7: provide connection from roof rafter to double top plate for proper shear transfer
Sheet SD-3
Detail 2
Callout shear transfer (B.N.) from diaphragm to roof rafter
Provide hurricane tie for wind load uplift resistant
Detail 6:
Callout shear transfer (B.N.) from diaphragm to roof rafter
Detail 12:
Coordinate the guard railing with architectural drawings. The railing configuration is different than structural detail/drawing
[6/23/2025 - provide connection requirement for horizontal railing to post. Coordinate with architect]
Provide maximum height for the railing post
Provide maximum post spacing for the railing post
Provide structural calculation.
Structural Calculation
Page 1
Architect using concrete tile. Typical concrete tile to be 8 psf to 10 psf. Review roofing dead load
SEOR to include brick veneer weight for gravity and lateral load design. Coordinate with architect for brick veneer thickness used.
SEOR to revise calculation to consider adequate load path due to plan check comments #5, #6, #7, #11. ☒ 3nd Plan Check Review Comment 6/23/2025: Sheet A0.0Please clarify on plan where is the new area of 997 sq-ft and how this floor area is derived.Sheet A2.1Architect to verify 2nd floor area should be total of 282 sq-ft (156 sq-ft + 126 sq-ft )Sheet S-1EOR to provide justification Hardy Frame catalog for HFX 18-14 has allowable shear of 1380# which is less than required shear 1563 lb. Calculation had already consider tributary width and tributary length. EOR to provide calculation justification for Hardy Frame footing designSpecify footing size and reinforcing on plan for the Hardy Frame footing based on the design Provide construction detail(s) for Hardy frame installation at roof, floor, and footing for review. EOR to provide structural detail(s), handrail, and footing of spiral stair case for review. provide structural calculation justification. Coordinate with architect. Sheet S-2EOR to provide structural detail(s) for spiral stair design and framing support at floor. Coordinate with architect.Sheet S-2EOR to provide/identify the location on plan where roof rafter transition from 24” o.c. to 16” o.c.Sheet SD-1Detail 3: provide post embedment depth EOR to clarify non-shrink grout note. It is not clear Structural Calculation: EOR to provide structural calculation justification for footing design to all wall/shear wall footing, Hardy Frame footings, Pad footings. Calculation shall include all considered location combination including lateral loads.(End of Comment)