HomeMy WebLinkAbout332640_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:
101124698-99
PROJECT ADDRESS:
2425 N Valencia 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, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
8/18/2025
INITIAL REVIEW
8/27/2025
EXPIRATION
2/14/2026
RECHECKS:
1.10/16/2025
PROJECT APPLICANT CONTACT PERSON:
2.
Jean Prescott
3.
TEL:
(657)527-7588
FAX:
VALUATION: $150,000.00
EMAIL:
infojeanprescott@gmail.com
FLOOD ZONE: X-06059C0163J
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 T-1Ensure all hand written items are provided in print in resubmittal (e.g. handwritten scope of work items).PC #2: There are handwritten items on the original set scope of work. Those hand written items shall be provided on the drawing set.Add square footage of addition on west side of structure (storage) in scope of work and New Area information. It shall be clear and concise as to what work is being proposed with square footage.PC #2: Square footage shall be itemized for clarity.Verify new first floor addition square footage specified in New Area. Ensure all items revised due to design change is correctly changed in drawing set. Sheet T-1.2 in Sheet Index is not found in drawing set. Please provide or revise Sheet Index.Sheet T-1.1Verify low roof area for low roof vent calculation. Area does not look to match low roof. Vent required for low roof shall be added to Site Plan. Arrows for drainage indicated in note not found on Site Plan, please provide intended drainage flow pattern. PC #2: 5% slope permitted only when close proximity to wall. 2% min is acceptable otherwise. Sheet A-1.3Provide ICC approved waterproofing over existing slab on grade in garage to storage conversion. Specify proposed product and ICC approval number.
Where floor assemblies are required to be fire-resistance rated, the supporting construction of such assemblies shall have an equal or greater fire-resistance rating. [R302.3.1]
PC #2: New wall cannot be distinguished to be fire rated where required, please revise hatch to be clear.Identify all walls requiring 1-hour fire rating on plan clearly and reference details for proposed fire rated system.
PC #2: New wall cannot be distinguished to be fire rated where required, please revise hatch to be clear.Verify wall at new storage adjacent to door and window, wall looks to be new, but is shown as existing.Add which address (N) storage is intended for, converted storage from existing garage space is applied for main address while new storage addition is applied to ADU. It shall be clearly noted.Wall between existing garage and new storage intended for ADU shall be 1-hour fire rated and 50STC rated. Specify on plan and reference detail for proposed system.Fix text/note in bottom right of 1-hour fire rated wall and stucco assembly detail. Line does not point to anything. Typ all sheets with this detail.It is recommended to not provide repeated details on every sheet, unless there is a clear reference to the detail. Multiple details of the same type (fire rated details) have been found to have issues on some sheets but not other sheets. Providing and referencing a single detail in a clear, concise manner is recommended for ease of review.Sheet A-1.4New floor design by EOR is not TJI like original design, proposed GA file no longer applies. Fire rated assembly for floor and wall showing TJI shall be revised to proposed framing type.The following “Aging-in-place Requirements” shall be noted on plans (R327):
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.PC #2: Proposed clear door opening width shown on plan does not meet 32” clear opening requirement. Revise door as needed.
Balconies, 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. Provide door type at entry door.PC #2: Provide door symbol at entry door.Provide ceiling height and attic access if required for new low roof.PC #2: Comment not addressed, response states vaulted ceiling, engineer shows new CJ, please fully coordinate with engineer to ensure everyone is on the same understanding.Provide section cut through new low roof. Ensure fire rated floor between ADU and garage encases beam supporting ADU wall above. PC #2: No section cut provided through low roof.Identify walls requiring 1-hour fire rated rating and reference detail.
PC #2: New wall cannot be distinguished to be fire rated where required, please revise hatch to be clear.Verify exterior walls assembly, upper floor shows shake and shingle over sheathing. Verify if stucco is placed.PC #2: Exterior wall assembly specifies stucco at top floor. Fix text/note in bottom right of 1-hour fire rated wall and stucco assembly detail. Line does not point to anything. Typ all sheets with this detail.Verify 1-hour fire rated wall/roofing assembly, detail shows type x gyp on exterior side with siding. It is unclear what proposed 1-hour assembly will be at upper floor.PC #2: UL design U305 is for interior partition, not exterior walls. Please verify fire rated wall.Sheet A-2.1Relocate new roofing shingles note to new elevations or reference where this information is located on new elevations for clarity. PC #2: Comment not addressed, notes not found on new elevation sheet.Sheet A-2.2Specify low roof roofing type on elevations.PC #2: New low roof is not existing and should not have existing roofing.Provide top of ridge height for new low roof.Clear text overlap at elevations/dimensions. Text overlaps shall not occur in drawing set.Elevation 1 – Window type for window adjacent to storage door does not match plan. Revise as needed.PC #2: Window type shown on elevation still does not match plan.Show posts at stairs to match structural design.Show knee braces at ADU support posts to match structural design. Sheet A-2.4Fix note linework, linework should not be interrupted by elevation items. Elevation 1 – Clear text overlap at detail and elevation note.Elevation 1 – Verify note ½” type x gyp under stair, it is unclear where this is occurring. Elevation 2 – Verify note (E) Existing hours noted on elevation. Sheet T24-1T24 compliance shall use EnergyPro version 9.4.PC #2: Comment has not been addressed. T24 compliance has not been updated.Verify conditioned floor area for new ADU, does not look to match proposed area.PC #2: Comment has not been addressed.Sheet S2.0Provide calculation for all WSWH foundation.PC #2: No calculation for the foundation has been found. Simpson WSWH does not design foundation for required loading, EOR shall provide calculation.Verify wood sheathing noted at new foundation slab, provide slab on grade or raised floor design. Sheet S2.1Please make it clear where end of beam spans occur along plan East side. PC #2: Comment response is not clear, comment does not look to be addressed.Identify knee brace symbol at posts and reference detail for info. Coordinate with Arch to show on elevations.Provide calculation for guardrail and connection design at deck.Verify DBL RR shown on deck for drag. Clear strap text overlap, strap callout should be clear.Verify low roof direction with Arch, arch has low roof to be gabled low roof for drainage purpose.PC #2: Please coordinate with Arch, Arch response to previous comment states low roof is intended to be vaulted ceiling.Revise detail 3/S4.0 as needed for roof direction. PC #2: No roof projection is permitted at wall less than 2’-0” from PL, revise detail to remove overhang for clarity.Sheet S3.0Detail 9 & 10 – New footing shall be doweled into existing. PC #2: Details do not look to be revised.Sheet S4.0Detail 6 – Holdown strap per plan noted is not found on plan. Please verify. Sheet WSWH1 & 2Text on sheet is not legible, fix text on all WSWH sheets. CalculationsF.B.-5 Lateral Design – Floor loading shall be applied concurrently with seismic loading. Typ all beams supporting discontinuous shear walls.F.B.-13 Lateral Design – Floor loading shall be applied concurrently with seismic loading. Typ all beams supporting discontinuous shear walls.(End of Comment)