HomeMy WebLinkAbout330826_2_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:
101124173
PROJECT ADDRESS:
2710 W Harvard St 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
7/1/2025
INITIAL REVIEW
7/30/2025
EXPIRATION
12/28/2025
RECHECKS:
1.8/20/2025
PROJECT APPLICANT CONTACT PERSON:
2.
Danny Rodriguez
3.
TEL:
(714)926-4389
FAX:
VALUATION: $115,000.00
EMAIL:
drodjr50@gmail.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.DrawingsSheet A1Project name and address for proposed ADU shall be put into Title Block on every sheet.PC #2: Title block shall also note ADU address (2710 W. Harvard St #2) 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)
☒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.
Square footage shown on Scope of Work and Area information do not match. Please verify new additional square footage.
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.
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)
Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend.
Means of egress / Doors – (R311)
☒On the plan, provide a landing or floor on each side of each exterior door. Landing shall have width of not less than the door served and a minimum of 36” measured in the direction of travel.
☒Landing shall not be 1 ½” lower than the top of the threshold when doors swing over the landing or floor; otherwise, landing can be 7 ¾” maximum lower than the top of the threshold.
Attic access -
Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1) Provide existing residence room layout/plan on Floor Plan identifying rooms.Fix linework for closet in bedroom. Linework is not clear.Provide toilet clearance requirement on Floor Plan.See electric ready note for electric ready water heater requirement.PC 2: Provide clear dimension in water heater room in both directions. Ensure minimum required met per Electric Ready requirements, else specify designated area for future electric water heater.On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, per Title 24 calculation. Specify window type on window/door schedule.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.
Grab bar backing details shall be provided on drawings.
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)
Door meeting requirement shall be specified on plan.
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)Bathroom door does not meet Aging-in-place requirement above. Revise as needed.
Smoke Alarms – Provide smoke alarm(s) in each sleeping room; in each area giving access into each sleeping room; in basement and habitable attics. Show alarms on Floor Plan. (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. Show alarms on Floor Plan. ( (R315) Sheet A2Title blocks shall be consistent on drawing set with the same information, no sheet shall have blank title blocks.Provide new roofing ICC #.Sheet A9Please clear up details and text with shaded background. It is not legible.All information provided shall be clear and legible.PC #2: Details and text provided on sheets are still not clear. Applicant to ensure all text to be legible on all sheets prior to approval.Fix detail reference at foundation in framing section. Reference is cutoff. Sheet MC1Please clear up details and text with shaded background. It is not legible. All information provided shall be clear and legible.Mechanical notes – Kitchen vented range note shall be updated to current 2022 California energy code air flow requirements. [Table 150.0-G]PC #2: Required airflow shall be provided, referencing table does not suffice.Provide calculation specifying and justifying that the proposed number and type of attic vents square footage exceeds the required. Elevations show gable vent.PC #2: Elevation still shows gable vent, please verify proposed ventilation. If gable vent to be provided along with calculated vents, specify gable vent size on elevations. If using 1/300 for attic ventilation calculation, all requirements including location of vents and high vs low shall be shown on the drawings. Else, 1/150 ratio shall be used. Clarify items on Mechanical Plan that look to be vents. It is unclear. Sheet E1
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). Sheet S-1Provide post installed holdown connection detail and reference on Foundation Plan.Provide/reference detail for new slab on grade to existing footing. Detail 3/SD2 is for garage and does not match actual condition. Sheet S-2Detail 11/SD1 referenced at ridge shows ceiling joist supported by wall. There is no wall to support CJ at Living and Dining room. CJ span exceeds allowed by conventional framing code section. Engineering shall be provided for framing or any ceiling beam support.Detail 7/SD1 does not show partial height wall or how wall is supported above kitchen area. Hip framing and any beam support shall be engineered and shown on plan.PC #2: Detail still shows full height wall at location where low roof spans into wall. Full construction detail shall be provided for low roof to wall and wall support. Beam support supporting hip posts and wall does not meet conventional design and shall be engineered, including supports.Specify hip beam size on plan. Hip beams shall be engineered. PC #2: Detail 13/SD-1 is unclear. Verify sloped low roof spanning to wall and how connection to be done. Sloped roof shown as ceiling joist spanning across wall. It shall be clear as to construction intent matching elevations and plans.Sheet SD-1Fix all details with solid black hatch, items are not legible. Typical all detail sheets.PC #2: Comment not addressed, all details with solid black hatch shall be fixed.Sheet CGC-12022 CALIFORNIA GREEN BUILDING STANDARDS CODE (JULY 2024 SUPPLEMENTAL) checklist shall be completed by applicant and provided in drawing set.PC #2: Checklist shall be fully completed by applicant prior to approval.Sheet Title 24 Sheet 1 of 3Verify square footage for addition. There is square footage discrepancy found throughout drawing set. Revise Title 24 if needed.(End of Comment)