HomeMy WebLinkAbout326577_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:
101122773
PROJECT ADDRESS:
2625 W Strawberry Ln
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, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
3/7/2025
INITIAL REVIEW
4/14/2025
EXPIRATION
9/3/2025
RECHECKS:
1.6/12/2025
PROJECT APPLICANT CONTACT PERSON:
2.
Benito Corona
3.
TEL:
(714)371-7176
FAX:
(914)339-8869
VALUATION: $250,000.00
EMAIL:
bcndesigner@sbcglobal.net
FLOOD ZONE: X-06059C0144J
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.DocumentationDue to amount of proposed work being demolished and reconstructed, building shall not be treated as a remodel and will be treated as new. New structure items shall be followed in the 2022 California Residential Code.Grading permit is required and shall be obtained prior to permit issuance.PC #2: Grading Permit application and submittal does not look to have been completed. Please reach out to Building And Safety General Line at 714-647-5800 for any questions regarding Grading Permit application. DrawingsSheet T-1
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
☐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.
Fire sprinklers shall be provided in proposed structure. Provide Fire Sprinkler NFPA standard on plans.
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.
Add note on the coversheet: Minimum ____ kWdc Photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.
For Solar Exemption, applicant must provide calculated kWh required and 2022 CEnC exemption on plans justifying exemption. THIS IS NOT A NOTESheet A-1
Provide a Site Drainage plan with the following information, but not limited to:
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)Sheet A-2
Exterior walls with Automatic Residential Fire Sprinkler – (Table R302.1(2))
Exterior walls located less than 3-ft from a property line shall be of one-hour construction. Specify on Site Plan 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.
No wall opening is permitted when wall located lest than 3-ft from the property line. 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 3-ft of fire separation distance. 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.
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)
Dwelling/garage separation –
☒Door between garage and residence shall be solid wood doors not less than 1-3/8 inches in thickness; solid or honeycomb core steel doors not less than 1-3/8 inches thick; or 20-minute fire-rated doors. And doors shall be self-closing and self-latching. (R302.5.1)
☒Where automatic residential fire sprinkler systems are provided in residence and the private garage – doors need only be self-closing and self-latching. (R302.5.1 Exc.)
☒Ducts in the garage and ducts penetrating the walls or ceilings separating the dwelling from the garage shall be constructed of minimum No. 26 gage sheet steel, and shall have no openings into the garage. (R302.5.2)
☒Wall between garage/carport and dwelling – Provide minimum 1/2-inch gypsum board on the garage side; extended from foundation to the roof sheathing. (R302.6)
☒Minimum 5/8-inch Type X gypsum board is required at the underside of floor/ceiling where habitable space is above. Structure(s) supporting floor/ceiling assemblies used for separation shall be protected with 1/2-inch gypsum board. (R302.6)
Every dwelling unit shall be provided with heating facilities capable of maintaining a room temperature of not less than 68°F (20°C) at a point 3 feet (914 mm) above the floor and 2 feet from exterior walls in habitable rooms at the design temperature. The installation of one or more portable space heaters shall not be used to achieve compliance with this section. (R303.9)
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)
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) The following “Aging-in-place Requirements” shall be noted on plans (R327):
Reinforcement for grab bar installation for bathrooms shall be provided. (R327.1.1)
At least one bathroom on the entry level shall be provided with reinforcement installed. If there is no bathroom on the entry level, at least one on the second or third floor of the dwelling shall comply.
Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency.
Reinforcement shall not be less than 2 by 8 inch nominal lumber or other construction material providing equal height and load capacity.
Reinforcement shall be located between 32 inches and 39¼ inches above finished floor flush with the wall framing.
Water closet reinforcement shall be installed 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 outlets, switches and controls intended to be used by occupants shall be located no more than 48 inches measured from the top of the outlet box and not less than 15 inches measured from the bottom of the outlet box above the finish floor unless exception met. (R327.1.2)
Interior door width (at least one bedroom door and one bathroom door with 32” clear opening), effective July 1, 2024 (R327.1.3)
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 height requirement cannot be met for integrated doorbell features, a standard doorbell button or control shall also be provided at a height not exceeding 48 inches above exterior floor or landing, measured from the top of the doorbell button or control. (R327.1.4)Attached garage – For each dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit (40 amp). On the plan, please show compliance with Section 4.106.4.1.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))
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).
Energy Storage System (ESS) Ready: All single-family residences that include one or two dwelling units, and ADU shall meet the following:
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.
Electric cooktop ready: System using gas to serve individual dwelling units 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.
Electric clothes dryer ready: Clothes dryer using gas to serve individual dwelling units shall include a dedicated 240 volt, minimum 30 amps branch circuit wiring shall be installed 3-ft from the clothes dryer location for a future electric clothes dryer installation.Sheet A-3Verify detail references in Keynotes 1, 2, and 3. Sheet reference does not look correct.Sheet GRN-1Green Building Standards shall be updated to July 2024 Supplemental version.PC #2: Comment not addressed, Green Standards not updated or filled out. Standard checklist shall be fully completed.Sheet S-1Geotech shall review and stamp drawings associated with foundation and soil items prior to approval.PC #2: Comment not addressed, Geotech approval required prior to Building approval.Verify continuous foundation around garage. Footing schedule in referenced detail 7/SD-1 does not match minimum sizes per Soil Report.Verify detail reference at Bedroom #3 WIC, details do not reference sheet.Provide details for new ripped floor joists in Bedroom #3.Justify post, base, and foundation and entry porch with calculations. Shearwall @ Grid 3 does takes half the mass of the area while Grid 4 takes half. It is unclear how Grid 4 is to have shear transfer from this area. If post is to be designed at cantilevered element, provide design for base and foundation including moment. Beam B1.1 in Family Room does not match calculations. Revise to match.Verify post size for posts at each end of Beam B16. Detail reference 13C/SD-1 references plans for post size.PC #2: Post size still not found on drawings.Pad footing thickness does not match minimum per Soils report. Coordinate with soils report and revise as needed.Sheet SD-1Fix wood grade alignment with type on WOOD FRAME notes. Sheet T24-1Sheet is illegible, please reprint and ensure clear.CalculationsSheet 42 of 56 – Verify how SW along Grid #4 gets Area 4 mass transferred to shear wall line. (End of Comment)