Loading...
HomeMy WebLinkAbout325088_4_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: 101122335 PROJECT ADDRESS: 3314 W Borchard Ave Unit# 2 PLAN CHECK ENGINEER: Ahangian, KathyTEL:714 647-5812 EMAIL: Kahangian@santa-ana.orgFAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): R-3 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 1/30/2025 INITIAL REVIEW 2/21/2025 EXPIRATION 7/29/2025 RECHECKS: /1.4/17/25 PROJECT APPLICANT CONTACT PERSON: 2. 5/21/25 Leticia Portocarrero 3. TEL: (714)721-3412 FAX: VALUATION: $100,000.00 EMAIL: lettyp67@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 3corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5812 for an appointment. Please see corrections on submitted plans. Red marked set must be returned with revised plans. Plans resubmitted without the red markup set may result in delayed review time and additional plancheck fees. All drawings and supporting documents shall be prepared, stamped, and signed by a California licensed architect or registered professional engineer. (CRC R301.1.3, CBC 107.1 and 107.3.4.1).All persons preparing plans for others shall sign those plans. Business and Professions Code Chapter 3, Division 3, Section 5536.1 (a). This review does not include mechanical, plumbing or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, and electrical work. Call 647-5800 for information. The applicant shall obtain clearances/approvals for the following, 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 Compliance Certificate; and a copy of the building permit application, signed 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).OR provide grading form. /Indicate and dimension all "assumed" property lines between buildings.Ok 4/17/25 Provide eave / overhang / projection setback to all property lines.Ok 4/17/25 Provide minimum 36” between the overhangs clear to the sky.Ok 4/17/25 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. 4/17/25Fees will be calculated at the time of permit issuanceOk 5/21/25 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”. 4/17/25, please See comment # 13Ok 5/21/25 Provide a note” PhotoVoltaic system to be provided per Title 24 energy under separate permit. Provide size of the PV system.Ok 4/17/25Projections of dwelling units and accessory buildings without an automatic residential fire sprinkler protection are not permitted less than 2 feet to the property line and are required to be 1 hour fire rated on the underside with a fire separation distance between 2 feet and 5 feet. (CRC Table R302.1 (1)) Ok 4/17/25Plans shall be drawn to scale and dimensioned for all new and remodeled areas. Dimensions and scales are not matching.Ok 4/17/25Basements, habitable attics, and every sleeping room in dwelling units must have a window or exterior door for an emergency exit, sill height not more than 44 inches above the floor, 5.7 square feet of openable area, 24 inches clear opening height, 20 inches clear opening width and shall open directly into a public street, alley, yard, or exit court. Windows ______ do not comply. (CRC R310.1-R310.1.3) Ok 4/17/25Show 30-inch clear width for water closet compartments and 24-inch clearance in front of a water closet. Ok 4/17/25 Show window “A” next to the shower is tempered.Ok 4/17/25Show location of heating equipment on the plans. (CRC R303.8)Ok 4/17/25Show exterior wall construction assembly. A minimum of one layer of No. 15 asphalt felt, free from holes and breaks, complying with ASTM D 226 for Type 1 felt shall be applied over studs of all exterior walls. Specify that two layers of Grade D or 60 minute Grade D paper shall be applied over all wood base sheathing. (CRC R703.2) Ok 4/17/25Specify a minimum 0.019” (No. 26 galvanized sheet gage) corrosion-resistant or plastic weep screed located below foundation plate line and 4 inches above grade on all exterior stud walls or 2-inches above paved areas. (CRC R703.6.2.1) Ok 4/17/25Provide site preparation from page 6 of the soils report on the foundation plan.Ok 4/17/25 The geotechnical report requires foundation excavations to be reviewed by a geotechnical engineer. Note on the foundation plan "Prior to requesting a Building Safety Division foundation inspection, the geotechnical engineer shall inspect and approve the foundation excavations." (1803) Pending 4/17/25 , Please note on the cover sheet.Ok 5/21/25 Have the consulting geotechnical engineer review and approve the foundation plans. (1803)Ok 4/17/25 Provide 4500 Psi type V concrete per soils report.Ok 4/17/25 Special inspection required for 4500 psi concrete.Ok 4/17/25 Provide 15” wide footing per soils report.Ok 4/17/25 Provide a minimum of two No. 5 bars at top and at bottom of continuous footing. Per Soils report.Ok 4/17/25 Provide detail of post support with positive connections. (1203.3)Ok 4/17/25 The City has encountered a large number of inspection problems arising from a lack of specific framing details. The following listed items are required to be shown on the plans (CBC 107.1):Ok 5/21/25 - All plumbing walls are to be framed with a minimum of 6" studs. Ok - Permissible notching and boring of joists are to be shown on the plans and shall not exceed CBC Section 2308.10.4.2 allowances. Pending 4/17/25 Provide detail - Notching of exterior and bearing/nonbearing walls shall not exceed 25%/40% respectively. Bored holes in bearing/nonbearing walls shall not exceed 40%/60% respectively. In no case shall the edge of the bored hole be nearer than 5/8 inch to the edge of the stud. Pending 4/17/25, provide detail Clearly identify all design assumptions &load criteria on the plans. As a minimum: (On the engineering calculation)Not found 4/17/25 - Dead Loads of roof/ceiling, floors, exterior/interior walls (R301.2.2.2.1); - Live Loads for roof, attics with limited storage, attics without storage, habitable attics and attics served with fixed stairs, floors, and balconies/decks, and stairs per Tables R301.5 & R301.6; - Wind Loads per Section R301.2.1and wind exposures per Section R301.2.1.5; - Seismic Loads per Section R301.2.2; - Local Jurisdiction Design Criteria per Table R301.2(1) On calculation provide wind load and seismic response coefficient. Pending 4/17/25, Not foundPending 5/21/25, Shearwall on line B is not sufficient, wind load will govern. Scale on framing and foundation plans are not accurate, unable to do complete review.Ok 4/17/25A minimum 200 amp service panel is required for all new dwellings. (CEC 230.79(C)) Pending 4/17/25, not foundOk 5/21/25Sheet SD2, provide #4 rebar every 12” O.C, per soils report.Ok 4/17/25Provide 5/8” drywall for ceiling joist 24” O.C. Pending 4/17/25, Not foundOk 5/21/25Provide detail for ceiling joists connections as one member. Pending 4/17/25, Detail 19/SD1, dimension for the overlap.Ok 5/21/25 Provide detail at the corner end for the hip beams to prevent slipping off.Ok 4/17/25Provide drag on line ‘A” , from shear walls to the openings.Ok 4/17/25 Special inspection for shear wall with over 340 lb value is required.Ok 4/17/25 CB1: on calculation, Please consider point load in addition to the uniform load, please revise accordingly. Pending 4/17/25, Not clear, If CB1, is not supporting hip beam/ridge board connection, clarify how this connection will supported over 3 rafters. Pending 5/21/25, please see comment # 53Provide king post to support hip beams connection.Pending 4/17/25, please see comment # 43. Pending 5/21/25 Please see comment 53.Justify diaphragm shear transfer for 40 feet long diaphragm to the shearwalls.Ok 4/17/25 5. 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))Ok 4/17/25 Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation. Ok 4/17/25 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))Ok 4/17/25 Energy Storage System (ESS) Ready:  All single-family residences that include one or two dwelling units, and ADU shall meet the following:Ok 4/17/25 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.Ok 4/17/25 Electric cooktop ready: System using gas to serve individual dwelling units shall include the following 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. Ok 4/17/25 SECTIONR327 AGING-IN-PLACE DESIGN AND FALL PREVENTION R327.1Aging-in-place design and fall prevention. Newly constructed dwellings subject to the requirements of this code shall be designed and constructed in accordance with Sections R327.1.1 through R327.1.4.Ok 4/17/25 R327.1.1Reinforcement for grab bars.Ok 4/17/25 At least one bathroom on the entry level shall be provided with reinforcement installed in accordance with this section. Where there is no bathroom on the entry level, at least one bathroom on the second or third floor of the dwelling shall comply with this section. 1.Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency. 2.Reinforcement shall not be less than 2 by 8 inch (51 mm by 203 mm) nominal lumber. [11/2 inch by 71/4 inch (38 mm by 184 mm) actual dimension] or other construction material providing equal height and load capacity. Reinforcement shall be located between 32 inches (812.8 mm) and 391/4 inches (997 mm) above the finished floor flush with the wall framing. 3.Water closet reinforcement shall be installed on both side walls of the fixture, or one side wall and the back wall. 4.Shower reinforcement shall be continuous where wall framing is provided. 5.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 (152.4 mm) above the bathtub rim. R327.1.1.1Documentation for grab bar reinforcement.Ok 4/17/25 Information and/or drawings identifying the location of grab bar reinforcement shall be placed in the operation and maintenance manual in accordance with the California Green Building Standards Code, Chapter 4, Division 4.4. R327.1.2Electrical receptacle outlet, switch and control heights.Ok 4/17/25 Electrical receptacle outlets, switches and controls (including controls for heating, ventilation and air conditioning) intended to be used by occupants shall be located no more than 48 inches (1219.2 mm) measured from the top of the outlet box and not less than 15 inches (381 mm) measured from the bottom of the outlet box above the finish floor. R327.1.3Interior doors.Pending 4/17/25,, Not found , at least one bathroom and one bedroom on the entry level shall provide a doorway with a net clear opening of not less than 32 inches (812.8 mm), measured with the door positioned at an angle of 90 degrees from the closed position; or, in the case of a two- or three-story single family dwelling, on the second or third floor of the dwelling if a bathroom or bedroom is not located on the entry level.Pending 5/21/25 34” wide door does not provide 32” clear opening. R327.1.4Doorbell buttons. Doorbell buttons or controls, when installed, shall not exceed 48 inches (1219.2 mm) 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 (1219.2 mm) measured from the exterior floor or landing, a standard doorbell button or control shall also be provided at a height not exceeding 48 inches (1219.2 mm) above exterior floor or landing, measured from the top of the doorbell button or control.Ok 4/17/25 5/21/25 For truss as a support please provide calculation to justify reaction from the point load and detail connection between 2-2x6 R.R to 2-2x6 ceiling joists. provide complete truss detail and connection detail. Detail 27/Sd1, provide dimension on the roof-framing plan to show exact location of the truss. Sheet SD2, detail 7, provide top and bottom rebar for the interior footing.