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HomeMy WebLinkAbout333128_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: 101124854-55 PROJECT ADDRESS: 1202 W Second St PLAN CHECK ENGINEER: Meshkat, SeyedyahyaTEL:714 647-5831 EMAIL: smeshkat@santa-ana.orgFAX:714 647-5897 TYPE OF CONSTRUCTION: V B OCCUPANCY CLASSIFICATION(S): R-3 PLAN CHECK DATES: REMARKS/RECHECK ITEMS: APPLICATION 9/5/2025 INITIAL REVIEW 9/23/2025 EXPIRATION 3/4/2026 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Jose Perez 3. TEL: (714)862-0190 FAX: VALUATION: $60,000.00 EMAIL: jphauling19@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. GENERAL COMMENTS AND GUIDELINES: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) 647-5831 for an appointment.The drawings/information submitted for Building Safety Division review is incomplete. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2022 California Building Standards Code with local amendments and to clearly indicate the scope of work under this building permit application. There may be additional requirements when complete construction drawings and supporting data is submitted for Building Safety Division review. Our records show that the existing carport referenced on architectural plans is demolished without permit. Also, structural plans show new construction of the carport which is not included in the scope of work of this permit application. Please contact Allissa Zuniga at (714) 647-5854 for further assistance in next steps and providing these applications. 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. (CRC R301.1.3, CBC 107.1 and 107.3.4.1).All persons preparing plans for others shall sign those plans. Business and Professions Code Chapter 3, Division 3, Section 5536.1 (a). 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.In addition to other fees, a "Park Acquisition and Development Fee" in the amount shownbelow shall be required pursuant to a resolution of the City Council for the Recreation andCommunity Services Agency; net addition of 5 bedroom(s).Amount of $9,326.00; net addition of 5 bedroomsAmount of $8,383.00; net addition of 4 bedroomsAmount of $7,571.00; net addition of 3 bedroomsAmount of $5,642.00; net addition of 2 bedroomsAmount of $4,235.00; net addition of 1 bedroom Delete notes and details that do not apply to this project. Red marked comment set is available to pick-up at the City Hall. Use following addresses for JADU and ADU: JADU: 1204 W. 2nd St., Unit #2 ADU: 1202 W. 2nd St. ARCHITECTURAL COMMENTS: Provide a project description with a complete and detailed scope of work on the cover sheet of the plans. Add demolition and rebuild of the existing carport to scope of work. Refer to general comment #5 for more information in permit application assistance guides. Add sheet name to sheet A11. Match sheet titles in sheet index with the sheet names on plans. Sheets GD1 and GD2 from sheet index are not submitted. Remove from sheet index or submit the sheets. Add structural consultant to the consultant information. Note on plan: All concealed work installed without permits must be exposed for inspection to the satisfaction of the Building Inspector. This includes methods of attachment and all footings, structural members, mechanical, electrical, plumbing and insulation. Provide the following design data on the first sheet (R106.1.1) Occupancy groups (R-3/U) Number of stories. Revise number of stories to 1. 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”. Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection. Add note on the coversheet: Minimum 1.96 (KW) photovoltaic system (per Title 24 calculations) will be submitted for ADU under a separate permit and shall be issued prior to building frame inspection request. Show the designated area for solar panels on the ADU roof plan. On the site plan add note that the new 6ft fence block wall is Not In Contract (N.I.C.) meaning that it is not reviewed by the City. Provide a complete Drainage system on the site plan with the following information,but not limited to: 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) Exterior walls without Automatic Residential Fire Sprinkler – (Table R302.1(1)) Exterior walls located less than 5-ft from a property line shall be of one-hour construction. Clearly show the walls on plans and cross reference the detail on site plan. Eaves projection – Provide one-hour protection on the underside of eave when eaves projected into the 5-ft of fire separation distance. No projection beyond 2-ft of the fire separation distance. Cross reference the detail on site plan. Walls separating dwelling units (main house and new JADU) shall be minimum 1-hour fire partition. Fire rated floor-ceiling and wall assemblies shall extend to and be tight against the exterior wall, and wall assemblies shall extend from the foundation to the underside of the roof sheathing. Provide details on the plans. (R302.3 CRC) 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) Penetrations in wall or floor/ceiling assemblies in two-family dwellings shall comply with Section R302.4. Provide complete details on the plans or add note that no penetration is permitted. Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend. Walls separating dwelling units shall provide airborne sound insulation for walls with an STC rating of at least 50 per. Provide details on plans and provide verification of a tested assembly to achieve the required STC rating of 50. Wall between garage/carport and dwelling – If there is enclosed area above the carport (i.e. attic space) provide minimum 1/2-inch gypsum board on the garage side; extended from foundation to the roof sheathing. Clearly show the details on plans or specify there is not enclosed area above. (R302.6) Specify ceiling heights on the plans, minimum 7-ft ceiling height for habitable space, and for hallways. Laundry room, bathroom, toilet room, and un-habitable basements shall have ceiling height not less than 6-ft 8-iches. (R305.1) 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. (R303.10) Floor surfaces shall be of approved noncombustible material, and shall be sloped to facilitate the moment of liquids to a drain off toward the main vehicle entry doorway. (R309.2) 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. Please provide minimum 36” clear access throughout the building (hallway). (R311.6) Solar Energy System shall comply with Section R324. In additional, electrical portion of solar PV systems shall be designed and installed in accordance with the California Electrical Code. A separate permit is required for solar energy system. Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1) Veneer – On the plan, please specify manufacturer’s name, and ICC report number of the veneer. Provide detail attachment of veneer Attic access and Ventilations – Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. Provide attic access for JADU. According to the location of attic access in ADU and roof pitchverify if 30” head room can be achievable. (R807.1) Show on the plans - attic vent locations, type and size (area = 1/150 of the attic space). Provide an attic cross ventilation summary; on the plans indicate the total area required versus provided. (R806.1) Show on the plans - attic vent locations, type and size (area = 1/150 of the attic space). The net freecross-ventilation area shall be permitted to be reduced to 1/300 provided both of the following conditions are met: (CBC 1202.2.1) A Class I or II vapor retarder is installed on the warm-in-winter side of the ceiling. At least 40 percent and not more than 50 percent of the required venting area is provided byventilators located in the upper portion of the attic or rafter space. Upper ventilators shall belocated not more than 3 feet below the ridge or highest point of the space, measured vertically, with the balance of the ventilation provided by eave or cornice vents. Where the location of wall or roof framing members conflicts with the installation of upper ventilators, installation more than 3 feet below the ridge or highest point of the space shall be permitted. Roofing requirements, provide roof plan with following information: (R901) Specify the pitch of the roof plan. Provide two layer of vapor barrier if roof slope is lower than 4:12. Specify designated area for solar panels (ADU). Plumbing fixtures and fixture setting, show followings on plan: (CPC 402.5) Water Closet or bidet shall be set at minimum 15 inches from its center to a side wall or obstruction or at minimum 30 inches center to center to a similar fixture. The clear space in front of a water closet, lavatory, or bidet shall be at least 24 inches. Shower compartments, regardless of shape, shall have a minimum finished interior of 1024 square inches and shall also be capable of encompassing a 30-inch circle Please see marked-up plans for additional requirement/comments. Energy Conservation – Title 24 Energy forms & calculations Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s), and specify the range type (electric vs. gas) in kitchen. Kitchen Range Hood Airflow Rate (CFM) shall comply with Table 150.0-G Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation. Show section reference lines on plan. Call wall insulations on sections. ADU and JADU: 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. solate 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. Structural Plan Review Comments: A soil reported is required for proposed detached structure when building area exceeds 750ft2. The ADU has building area of 799ft2. The geotechnical investigations shall be conducted in accordance with Section 1803.2 and reported in accordance with Section 18.3.6 of the 2022 CBC (R401.4 CRC). Alternate soil report policy, part D of soil report exemptions check list (attached), can be utilized to waive the soil report requirement. However, the project falls under exception 4.b of the above-mentioned policy which requires 4ft of over-excavation. Add required over-excavation note to plans.Add note on plan: 90% compaction report is required at the time of foundation inspection; Damp proofing, base course and pre-saturation are required. Follow other requirements of the checklist for concrete slab and footing (e.g. cement type, slab thickness, footing size, reinforcements, etc.) as well. Final plans and calculations are to be stamped, signed and dated by a California licensed architect or California registered civil engineer. Footing shall be embedded minimum 24” below the finish grade with (3) #4 reinforcing bars at top and bottom (total 6 re-bars) or (2) #5 reinforcing bars top and bottom (total 4 re-bars). Concrete slab: Minimum 5” thick, reinforced with #4 bars at 18” on center, each way. Concrete slab shall be provided with moisture barrier. Use cement type V with water cement ration of 0.45 and concrete with f’c = 4500 psi. Specify weight of the solar panels including their rack system in design loads table on sheet S.0 as well as roof dead load break down on page 2 of calculations. Revise the calculations if needed. Effective wind area used in calculations does not seem correct. Use mean roof height minus half of the plate height and revise calculations accordingly. Specify size and required embedment of anchor bolts on foundation details. Use redundancy factor Rho=1.3 for both directions (JADU) or justify with calculations that the requirements of ASCE7-16, 12.3.4.2 are met. Notches in solid lumber joists, rafters and beams shall not exceed one-sixth of the depth of the member, shall not be longer than one-third of the depth of the member and shall not be located in the middle one-third of the span. Notches at the ends of the member shall not exceed one-fourth the depth of the member. Calculation procedure used in page 24 & 46 of calculations cannot apply to sawn lumber beams if the cut exceeds the allowable limit. (R502.8.1) Consider redundancy factor Rho = 1.3 for cantilever column design at carport. Add reaction of beam #8 to the column. Consider overstrength factor for design of the cantilever column pad footing and determination of applied loads to column base at carport (ASCE7-16, 12.2.5.2) Presumptive lateral soil bearing pressure (passive pressure) is 100 psf/ft (CBC 2022, T1806.2), revise cantilever column footing at carport accordingly. The axial force of the cantilever column is applied as the moment for pad footing. Apply the moment base on the cantilever column calculations and revise pad footing design. See markups on calculations. Consider component and cladding wind forces for design of roof rafters at carport. Specify which option of beam to post connection in detail 20/SD2 is used at carport. Call post cap model if the post cap is used. Modify detail 14/SD1 to match manufacturers requirements for MPB88Z, if the detail is applicable. Detail 7/SD1: Clarify if the intension of the detail is to cut existing footing or not. See markups on detail.