HomeMy WebLinkAbout331947_1_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:
101124481 & 101124484
PROJECT ADDRESS:
3708 W Washington Ave
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
7/30/2025
INITIAL REVIEW
8/3/2025
EXPIRATION
1/26/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Chris Bord
3.
TEL:
(916)665-8454
FAX:
VALUATION: $200,000.00
EMAIL:
cbord@roomandbord-arch.com
FLOOD ZONE: A-06059C0143J
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. (Including structural calculation)
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.
Please verify if both buildings will have fire sprinkler.
Provide a letter and copy it on the drawings to show number of occupant , use of the building , any medical treatment and how the buildings are being managed.
Show number of beds on each building.
Please verify if the facilities licensed by a government agency.
Please note “ More comments might be given per new information provided by the applicant and occupancy type. “
Provide building information on plans:
- Occupancy type: R3 / U
- Construction type: Type V – B
- Fire sprinklered: Yes / No
- Fire sprinkler type:(where applicable)
List all deferred submittals on cover sheet. (CRC R106.3.3)
Show the North arrow on the plans.
Indicate and dimension all "assumed" property lines between buildings.
Provide eave / overhang / projection setback to all property lines.Projections 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))
This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A or AE. This zone requires that the lowest finish floor elevation (including basement) of the structure shall be at (or above) base flood elevation determined by a hydrology study for the A zone, or at (or above) the base flood elevation specified for the AE zone, on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance, Santa Ana Municipal Code, Chapter 7, for complete requirements. Drawings shall show compliance with said ordinance including noting flood zone and finish floor elevation."
Note on plans: "A Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE shall be completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. The completed ELEVATION CERTIFICATE must be copied on the drawings as a part of construction documents , also submitted to the Building Inspector at the time of foundation inspection, and a final certificate must be submitted at the time of final inspection."
When the substantial improvement and rehab costs more than 50% of the value of the existing building, Fema ordinance requires that existing structure elevated to meet the elevation standard and higher than BFE.Specify finish floor elevation of the first floor.Basements, 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,( Show for all existing bedrooms) Show location of heating equipment on the plans. (CRC R303.8)All new construction, interior or exterior alterations, repairs, or additions requiring a permit and having a valuation in excess of $1,000, or when one or more sleeping rooms are added or created, the entire dwelling shall be provided with smoke detectors & Carbon Monoxide detector located as required for a new dwelling. (CRC R314.3) Smoke alarms shall be installed in the following locations:
- In each sleeping room.
- Outside each separate sleeping area in the immediate vicinity of the bedrooms.
- When more than one smoke alarm or one carbon monoxide alarm is required to be installed within an individual dwelling unit the alarm devices shall be interconnected in such a manner that the actuation of onealarm will activate all of the alarms in the individual unit.Shower compartments and walls above bathtubs with shower heads installed shall be finished with a smooth, nonabsorbent surface to a height of not less than 72” above the floor. (CRC R307.2)Bathrooms, laundry rooms, water closet compartments and similar rooms shall be mechanically ventilated in accordance with the CMC.Private garage shall be separated from the residence and its attic by a minimum ½ -in gypsum board applied to the garage side. Provide detail of roof construction assembly. (CRC 902.1) Callout attic vent locations, sizes and types on plans. Provide attic ventilation calculation to show minimum ventilation is provided. (CRC R806.2)Fireblocking is required in concealed spaces 10’ o.c. horizontal, vertically at the ceiling and floor levels, connections between horizontal and vertical spaces, concealed spaces between stair and landing, openings around vents, pipes, ducts, cables, wires, chimneys and fireplaces. (CRC R302.11)Show 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) Specify 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)
3”x3”x.229” steel plate washers are required on all anchor bolts in a braced wall line.
Specify that foundation sills shall be pressure-treated or foundation grade Redwood. (2304.11.2.2)
Foundation and floor slabs on expansive soil shall conform as follows, unless approved soil report indicates soil is not expansive by the Expansion Index Test method, or recommends other details,
- Floor slab shall be over 4-inch thick coarse aggregate base or plastic moisture barrier
- Saturate the soil 18 inches deep before placing the concrete slab.
Cross reference all calculations for joists, beams, shear walls, etc., to framing/floor plans.
Sill plates supporting shear walls with lateral loads greater than 350 pounds/foot require a 3-inch nominal or greater member.
Special inspection required for shear wall with nailing less than 4” OC .
On the shear wall schedule/table provide shear wall value both on the plan and calculation.
Please call out all required details from sheet A09.100 on the floor plan.
Provide detail for type “A” wall referenced on sheet A2.01.
Detail the shear transfer connections which transfer lateral forces from horizontal diaphragms through intermediate elements and shear walls to the foundation. (1603)
Cross reference all calculations for joists, beams, shearwallsetc, to framing/floor plans.
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):
- All plumbing walls are to be framed with a minimum of 6" studs.Sills and sleepers in direct contact with concrete or masonry that is in direct contact with the ground and girders with less than ½” clearance to masonry and concrete shall be pressure treated or naturally durable to decay. (CRC R317.1 (3&4))
Provide details for retrofit shear and tension anchor bolts on plans. Provide calculations as needed.
Sheet S3.1, detail 101, provide ICC report for epoxy.
Sheet S3.1, detail 105, provide shear transfer.
Sheet S4.1, detail 207, show the shear wall.
Sheet S2.1, referenced I, unable to find GSN under foundation plan notes.
Sheet L4 of calculation, roof height shows 2’-6” divided by 2 versus 4’-6” , please clarify.
Sheet L1 of calculation, section ASCE 7 12.1.3 applies only to connection and doesn’t apply to the overall design of the seismic system. Please apply 0.134W for seismic calculation.
Specify size, spacing, ICC number and manufacturer of power driven pins. (Not permitted on perimeter footings.)
The residence shall conform to the State Energy Conservation Standards. Submit forms and calculations for review and blueprint the final forms on the plans.
- Signed Energy Efficiency Documents must be printed on the plans.
- Also, submit 2 copies of signed Energy Efficiency calculations.
- The corrected/final drawings shall have the required energy efficiency compliance documentation
with completed signature blocks filed on the plans.Revise framing plans to indicate insulation for walls R=, ceiling R=, and raise floor R= climate zone 8. Per energy calculation.Provide type of the water heater and provide seismic strap for both houses.
Plumbing fixtures flow rate limitation (Section 4.303)
Water closet – 1.28 gallon per flush
Shower head – 1.8 gallons per minute at 80 psi.
Lavatory faucets – 1.2 gallon per minute at 60 psi.
Kitchen faucet – 1.8 gallon per minute at 60 psi.
Bathroom Exhaust Fan (Section 4.506.1)
Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building
Unless functioning as a component of a whole house ventilation system, fan must be controlled by a humidity control.
Building 3708Sheet A01.01, line 7,show demo for new opening. (see red mark)On project information provide; existing house 1357 sf, addition of 526 sf.Sheet S2.2, referenced detail 213/ S4.1, Not clear new beam (6x12) is supporting one rafter. Sheet S2.1, provide shear wall on line AA to resist 2151 lb seismic load per calculation.Sheet S2.1, the grids for footing and framing plan don’t match calculation grids.Sheet S2.1, line 7 or line 6 in calculation show how 4’ shear wall resist 2757 # seismic load.Sheet S2.2, provide calculation to justify how existing hip beam will carry additional load from new roof.Post from line 5 of sheet S2.2, doesn’t have footing, please visit foundation plan and clarify location of the post.Sheet S2.2, provide detail to show how two beams supported over one post. (see red mark)Sheet S2.2, provide ceiling joist size, spacing and direction for existing house and new addition.Sheet S4.1, detail 201, provide number and size of the nails and anchors for ceiling joist to roof rafter. Provide calculation.Show location of 4x6 stud wall on framing plan per sheet G8 on the calculation.Sheet S3.1, detail 109, provide size and spacing of the shot pin.Building 3712On project information provide; existing house 935 sf, addition of 360 sf.Sheet A02.01, show existing patio cover on construction plan.Seismic load on line 3 is 3287 lb, calculation shows 790, please clarify.Sheet S2.2, identify size and spacing for roof rafters and existing ceiling joist for both structures. Show where starts and where ends.Sheet S4.1, for building 3712, detail 212 and 211 show spacing for diagonal bracing.Sheet S2.2, show size of existing header that 4x6 beam is supported at.Sheet S2.2, detail 206 /S4.1, doesn’t apply to the location.Sheet S2.2, please identify if California framing from garage is new or existing, if new provide construction detail.Sheet S4.1, detail 207, 10d nail is subject to withdraw. Provide positive anchors.Provide shear wall for detail 207 on sheet S4.1.Provide strap and drag from garage to new addition.Provide shear wall on line A to resist 1662 lb of lateal load, per sheet L5 of calculation.