HomeMy WebLinkAbout333405_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:
101124958
PROJECT ADDRESS:
701 W Park Ln
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, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
9/15/2025
INITIAL REVIEW
10/3/2025
EXPIRATION
3/14/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Damon Dusterhoft
3.
TEL:
(949)547-1928
FAX:
VALUATION: $300,000.00
EMAIL:
ddust.architect@gmail.com
FLOOD ZONE: X-LOMA
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 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 2022California 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.
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.Documentation
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 submitted to the Building Inspector at the time of foundation inspection, and a FINAL CERTIFICATE must be submitted at the time of final inspection."
Energy Compliance forms with signatures must be provided on plans. Verify square footage provided on detached Energy Compliance.
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (JULY 2024 SUPPLEMENTAL) shall be completed by applicant and provided in drawing set.
It is recommended to revise drawings to a grayscale print. Color is not scanned for city filing so any items that are to be distinguished by color alone, will not be distinguishable.Drawings
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.
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.
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. Specify on Site Plan when required and provide details for proposed system. Fire rated system shall be on both exterior and interior side of wall and extend from foundation to underside of roof sheathing.
Exterior walls located less than 3-ft from a property line – No wall opening is permitted along entire wall. This includes patio covers with opening from wall edge to post.
Wall between 3-ft and 5-ft of the property line – 25% of wall openings are permitted. This includes patio covers with opening from wall edge to post.
Roof projection – Provide one-hour protection on the underside of roof projection when projected into the 5-ft of fire separation distance. No projection beyond 2-ft of the fire separation distance. No attic ventilation may occur at rated projections unless ICC approved fire rated ventilation specified.
Exterior walls with Automatic Residential Fire Sprinkler – (Table R302.1(2))
Exterior walls located less than 3-ft from a property line shall be of one-hour construction. Specify on Site Plan when required and provide details for proposed system. Fire rated system shall be on both exterior and interior side of wall and extend from foundation to underside of roof sheathing.
No wall opening is permitted when wall located lest than 3-ft from the property line. This includes patio covers with opening from wall edge to post.
Roof projection – Provide one-hour protection on the underside of roof projection when projected into the 3-ft of fire separation distance. No projection beyond 2-ft of the fire separation distance. No attic ventilation may occur at rated projections unless ICC approved fire rated ventilation specified.
Specify on the plans 7-ft ceiling height for habitable space, hallways. Laundry room, bathroom, toilet room, and un-habitable basements shall have ceiling height not less than 6-ft 8-iches. (R305.1)
Show/provide safety glass in hazardous locations (R308) –
Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors.
Glazing within 24” of door and those bottom edge is less than 60”.
Glazing with exposed area more than 9 sq. ft with bottom edge is located less than 18” above the walking surface and top edge is located more than 36” above the floor.
Means of egress / Doors – (R311)
☒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.
Smoke Alarms – Provide smoke alarm(s) in each sleeping room; in each area giving access into each sleeping room; in basement and habitable attics. (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. (R315)
Decks and exterior stairway exposed to weather and sealed underneath shall be waterproofed and sloped a minimum of ¼” unit vertical in 12 units horizontal (2%) for drainage. Specify manufacturer and ICC report number of waterproofing on the plan.
Attic access and Ventilations –
Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. Provide attic access for each individually separated attic with 30” minimum clear headroom. (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)
For an FAU located in the attic, provide a minimum access of 22 x 30 inches, a 24-inch wide walkway, a 30-inch deep work platform, and electric light outlet adjacent to the furnace and switched by the opening. (CMC 904.11 & 305)
Under-floor access and ventilation
Provide accesses to all under-floor spaces. On the plan, show locations of under-floor accesses – Access opening through the floor shall be 18”x24” minimum; openings through a perimeter wall shall be not less than 16”x24”. (R408.4)
Show on the plans – under-floor vent locations, type and size (area = 1/150 of the under-floor space). Locate openings at corners and provide cross ventilation. Provide a cross ventilation summary; on the plans indicate the total area required versus provided. (R408.1)
Where new square foot addition is being attached to existing structure with raised floor, specify where existing ventilation and entrance occurs on plans or elevations. Any existing entrance or ventilation covered by new addition shall be replaced in kind or better. New entrances or ventilations shall be calculated and specified on plans or elevations.
Roofing requirements – (R902.1)
A min Class “C” roof is required. On the plan, specify manufacturer’s name, ICC/UL report number and Class for the roofing material.
Specify the pitch of the roof plan. Provide two layer of vapor barrier if roof slope is lower than 4:12. Provide existing floor plan with existing kitchen layout.Kitchen range 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]On the plan, provide window schedule identifying new and existing windows.Please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, per Title 24 calculation. Sheet S-1.1Coordinate crawlspace entrance with Arch to show on plans and provide detailing. All interior foundation pads shall be 18” embeded min, else provide soils report.Verify note at interior foundation pads specifying CONT. ftg. Provide calculation for WSWH foundation and justify bottom rebar only. New interior pad foundation in existing area foundation type not found on drawings. Please provide type 3 in foundation schedule. Sheet S-1.2Verify if blank detail bubbles in Legend is intended to reference a detail.Provide detail for connection where HIP-1’s and RB-7 beams meet at beam B-1. Verify if 4x10 beam B-1 is intended to be sloped.Beam frame layout and slope direction over new master bed is unclear. Coordinate with Arch.Verify height for 2x6 framing at exterior between new additions. Provide connection details.All KP on plans shall be specified, or different symbol used to distinguish between full-height and kp. See previous comment regarding color print.Verify DBL member shown on plan over existing bathroom. It is unclear if new roof rafter to occur at this area. Else provide framing type.Show existing framing and direction in all areas of existing house.It is unclear if existing roof is to be reframed. I shall be clear and concise what work is being done and what is existing and new.Verify framing callout between RB-6 and CLG BM-4. Linework is unclear.Sheet SD2Detail 6 – Details shall be revised for raised floor. Typ all details showing slab on grade, unless specifically used elsewhere. If used elsewhere, provide new details for specific site condition. Detail 3 – Existing linework is illegible. Sheet SD4Detail 6 – Specify allowance for notch.CalculationsCalculation package shall be fully bound. Page 3 of 167 – Include floor load criteria for raised floor. Page 9 of 167 – Drawings for 4x framing specify No. 2 grade in Wood Member notes. Revise drawings or calcs as needed. Typ all 4x framing. Page 19 of 167 – Verify no loads on beam design. Revise as needed.Page 66 of 167 – Design is overstressed, provide larger framing size. (End of Comment)