HomeMy WebLinkAbout326761_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:
101122831
PROJECT ADDRESS:
1717 S Parton St
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
3/12/2025
INITIAL REVIEW
4/15/2025
EXPIRATION
9/8/2025
RECHECKS:
1.07/14/2025
PROJECT APPLICANT CONTACT PERSON:
2.
SAUL RAZO
3.
TEL:
(562)650-7481
FAX:
VALUATION: $229,200.00
EMAIL:
SAUL.MEDDOZA@OMNICARE.COM
FLOOD ZONE: X-06059C0276J
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.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.
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.
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.
-Police Department approval on the corrected/final set of drawings (647-5840).
-Public Works Agency approval (647-5039).
- 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.
PLAN CHECK COMMENTS:
Grading permit application may be required. To exempt grading permit, please complete and submit the “detached ADU grading permit waiver request” form. This form is attached with this plan check comment or available on the Building Division website. https://www.santa-ana.org/documents/grading-exemption-form-and-checklist/
This form must be submitted at the next submittal and approved before this plan check approval.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.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”.Add note to cover sheet that minimum ___ kWdc residential solar PV system is required per energy prescriptive or performance approach and under separate permit.Building Division response (2nd review): Show minimum 4.44 kWdc in the note.Add note to cover sheet that minimum __kWh batter system is required per energy design.Building Division response (2nd review):Show minimum 5kWdc in the note.Dwelling units and accessory buildings withoutan automatic residential fire sprinkler protection(CRC Table R302.1 (1)):Exterior walls with a fire separation distance less than 5 feet are required to have a full one hour rating. Provide fire-rated exterior wall assembly detail and show continuous fire rated wall from slab surface to the underside of roof deck in building cross-sections.Building Division response (2nd review): Revise details 8/AD-01 and 9/AD-01 to show 7/8”thick stucco on the exterior side and 5/8” thick type “X” gypsum board on the interior side of the 1-hour exterior wall.Projections are required to be 1 hour fire rated on the underside with a fire separation distance between 2 feet and 5 feet. Provide roof overhang underside protection detail.Projections are not permitted less than 2 feet to the property line. Show roof overhang on the site plan with dimensions called out.
Exterior wall penetrations less than 5 feet in dwelling units and accessory buildings shall comply with CRC Section R302.4. Add note on plan.
Every dwelling unit shall have at least one swinging exit door, minimum clear height of 6’-6”, and minimum clear width of 32”. (CRC 311.2). Revise door #1 to minimum 3 feet wide door.
Basements, habitable attics, and every sleeping room in dwelling units must have a window or exterior door for an emergency exit, bottom of the clear opening 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 #5 and #6 do not comply with the clear opening width. (CRC R310.1-R310.1.3)
Provide and show handrails on the floor plan. Handrails are required on at least one side of a continuous run of treads or flight with four or more risers. (CRC R311.7.7)
Revise landing width at the intermediate stairway landing. The width perpendicular to the direction of travel shall be not less than the width of the flight served. (CRC R311.7.6). See redline on sheet A-03 and A-04.
Building Division response (2nd review): Sheet A-04. Show dimensions of intermediate landing width and upper portion of the stairway width. See redlines on plan.
For each enclosed attic space with a maximum vertical height greater than 30 inches, provide a minimum of 22 x 30 inches attic access. (CRC R807.1)
Sheet A-05. No exterior wall openings including attic vents within the 1-hour fire-rated wall on the south side of the ADU. Revise the roof ventilation design to provide ventilator at other locations.Reinforcement for grab bars -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 section. (R327.1.1)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 (1-1/2 inch x 7-1/4 inch actual dimension) or other construction material providing equal height and load capacity. Reinforcement shall be located between 32 inch and 39-1/4 inch above the 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.
EXCEPTIONS:Where the water closet is not placed adjacent to a side wall capable of accommodating a grab bar, the bathroom shall have provisions for installation of floor mounted, foldaway or similar alternate grab bar reinforcements approved by the enforcing agency.Reinforcement shall not be required in wall framing for pre-fabricated shower enclosures and bathtub wall panels with integral factory installed grab bars or when factory installed reinforcement for grab bars is provided.Shower enclosures that do not permit installation of reinforcement and/or grab bars shall be permitted, provided reinforcement for installation of floor mounted grab bars or an alternate method is approved by the enforcing agency.Bathtubs with no surrounding walls, or where wall panels do not permit the installation of reinforcement shall be permitted, provided reinforcement for installation of floor mounted grab bars adjacent to the bathtub or an alternate method is approved by the enforcing agency.
Reinforcement of floors shall not be required for bathtubs and water closets installed on concrete slab floors.Documentation for grab bar reinforcement - 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. (R327.1.1.1)Electrical receptacle outlet, switch and control heights - 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 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. (R327.1.2) EXCEPTIONS:Dedicated receptacle outlets; floor receptacle outlets; controls mounted on ceiling fans and ceiling lights; and controls located on appliances.Receptacle outlets required by the California Electrical Code on a wall space where the distance between the finished floor and a built-in feature above the finish floor, such as a window, is less than 15 inches.Interior doors - 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, 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. (R327.1.3)
Doorbell buttons - 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 buttons integrated with other features are required to be installed above 48 inches measured from the exterior floor or landing, 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)Note and show compliance on plan: Water heating system (CEC150.0(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 heaterIf 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.Isolate both ends of the unused conductor.A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breakerA 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.Note and show compliance on plan: Energy Storage Systems (ESS) ready (CEC150.0(s))- All single-family residences that include one or two dwelling units 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, orA 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.Note and show compliance on plan: Heat pump space heater (Furnace) ready (CEC150.0(t))- 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.Note and show compliance on plan: Electric cooktop ready (CEC150.0(u))- 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.
Note and show compliance on plan: Electric clothes dryer ready (CEC150.0(v))- 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-08 and A-09. Building sections. Specify R-value and insulation location in building cross-sections in accordance with energy calculation.
Building Division response (2nd review):In building section, show R-38 ceiling insulation, R-19 at rafter level and R-19 floor insulation between zone 1 and zone 2.
Sheet T24.1 through T24.3. Revise the project address to “1717 S Parton Street”. Please update the title bock on each drawing AND the CF1R form page 1.
Sheet T24.1. CF1R page 6. The design showing craw-space in this building. However, this building is slab-on-grade. Please clarify energy calculation to match architectural drawings.
STRUCTURAL
Structural sheets. Revise the project address to “1717 S Parton Street”. Please update the title bock on each drawing.
Structural calculation. Revise the project address to “1717 S Parton Street”. Please update the cover page of the structural calculation.
Detail 3/SD1. Specify fasteners at the roof rafters and ceiling joists connection. Rafter tie connections shall be based on the equivalent rafter spacing in Table 2308.7.3.1. Rafter-to-ceiling joist connections and rafter tie connections shall be of sufficient size and number to prevent splitting from nailing.
Building Division response (2nd review):Fasteners are still not specified in the detail.
Provide connection details at the bearing walls and continuous footing.
Design and details continuous footing specifying dimensions, reinforcement and footing embedment.
The engineer of record shall review the foundation design per soils report recommendations.
Revise concrete slab with minimum #4 @ 16” o.c. rebar per soils report.
Provide minimum 4 inch layer of ½”-3/4” gravel below the 10-mil polyethylene moisture barrier.
Cross-reference Hardy-frame panels shear transfer details at the following location. Provide continuous to transfer wind and seismic forces to the foundation and soils:
roof diaphragm to HF panel
HF upper panel, beam, and lower HF panel
HF pane and grade beam connection.
Address all redlines marked on the drawings.
Building Division response (2nd review): Refer to redlines on sheet S-1, SD-1 and SD-2.
Indicate the design criteria and soils parameters, name of the firm responsible for the soils report and the date and number of the report on plan.
Submit a statement from the soils engineer indicating that he/she has reviewed the foundation design and plans and found that they are in conformance with the soils report recommendations.
END OF COMMENTS