HomeMy WebLinkAbout325325_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:
101122394
PROJECT ADDRESS:
1234 S Golden West 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
2/5/2025
INITIAL REVIEW
3/10/2025
EXPIRATION
8/4/2025
RECHECKS:
1.6/19/2025
PROJECT APPLICANT CONTACT PERSON:
2.
Juan J Santana
3.
TEL:
(562)367-7185
FAX:
VALUATION: $135,000.00
EMAIL:
mi.juans@yahoo.com
FLOOD ZONE: X-06059C0257J
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.DocumentationProvide and complete the California Green Standards (July 2024 Supplemental), add sheets to set and Sheet Index.PC #2: Checklist shall be fully completed by applicant.DrawingsSheet T-1Add Unit #2 to all addresses on all sheets.
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”.
Provide the following design data on the first sheet (R106.1.1)
☐Sheet Index
☒Occupancy groups (R-3/U) – Currently shows R-1, revise to R-3
☐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 AS-1
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)Provide Drainage slope and direction away from addition on all sides. Ensure adequate drainage to sidewalk or drain.PC #2: Provide drainage around rear of new addition. Ensure adequate drainage path to street or drain.Verify distance from most remote portion of ADU to Fire Access roadway (edge of street). Distance greater than 140’ requires OCFA review. PC #2: Distance shall be to the most remote portion of ADU, the furthest corner. If greater than 140’, OCFA review required. Please reach out to OCFA for any further questions or requirements. (714) 573-6100.Sheet A-1.0
Attic access and Ventilations –
☒Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1) Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.PC #2: Comment not addressed, building sections shall be provided.Wall between ADU and garage shall be 1-hour fire rated. Specify on plan where required and provide detail for proposed system. Fire rated system shall span from floor to underside of roof sheathing. PC #2: Provide detail for proposed fire rated system. Fire rated system shall span from foundation to bottom of roof sheathing. 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)Sheet A-1.1Specify exhaust fan in new bathroom to match exhaust fan legend.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 updated to latest 2022 CEnC requirements.
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).
PC #2: Designated 2.5’x2.5’x7’ tall area for electric ready water heater shall be provided on plans.Sheet A-2.0Verify if 1’-0” overhang along Grid 1 spans within 5’-0” distance from PL shown on Site Plan. Roof projection between 2’-0” and 5’-0” from PL shall have 1-hour fire rated underside or code approved alternative. Specify on plan where required and provide detail.PC #2: Reference detail on roof framing plan where 1-hour fire rated eave detail occurs.Eave vents not permitted where 1-hour fire rated system at projection occurs unless ICC approved product specified and detailed.PC #2: Eave vents still shown along fire rated projection side. Eave vents are not permitted where underside rated eave occurs.Roof ventilation that is proposed to be at the top portion of roof for 1/300 requirement shall be 3’-0” max from ridge.Sheet A-3.0Provide CRRC# for new roofing per T24 requirement. Sheet S-2Provide drag to interior shearwall. Sheet SD-1Detail 2 - 5-16d nails at connection per Calculations. Revise to match.Detail 13 & 14 – Provide (2) #4 bars top and bottom minimum.Detail 20 – Foundation information not found on plans. Please verify. (End of Comment)