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HomeMy WebLinkAbout334417_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: 101125281 PROJECT ADDRESS: 303 E Central Ave 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 10/23/2025 INITIAL REVIEW 10/23/2025 EXPIRATION 4/21/2026 RECHECKS: 1. PROJECT APPLICANT CONTACT PERSON: 2. Bertha Juarez 3. TEL: (714)345-8095 FAX: VALUATION: $85,500.00 EMAIL: titabertha@hotmail.com FLOOD ZONE: X-06059C0278J 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: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 and provide revision cloud where the correction is made. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.Resubmit 3corrected 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. 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. ARCHITECTURAL COMMENTS: 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: 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. Revise title of sheet A1 to match with the contents of the sheet and the sheet index. Add year 2022 to California Residential Code under applicable codes on sheet A1. There is a 5ft utility easement on the East side of proposed ADU. Remove the eave projection from plans along this wall (Existing and new) to avoid encroachment into the easement. Complete the Grading exemption checklist and reproduce onto the plan.If answering “NO” to any of the questions on the checklist, a grading plan and a grading permit shall be required. (You can find the checklist here: https://www.santa-ana.org/documents/grading-exemption-form-and-checklist) 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) Show/provide safety glass in hazardous locations (R308) – Glazing within 24” of door and those that their bottom edge is less than 60”. (window at bedroom) Please show the width of opening in wall between living room and linen.Minimum 36” clear access is required throughout the building (hallway). (R311.6) Exterior wall covering – Provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2. Attic access and Ventilations – Show location(s) of 22" x 30" attic access with 30" minimum clear headroom (R807.1). The proposed location of attic access does not seem to satisfy the required headroom over the access. Justify with showing the access and providing dimensions on the building section or relocate the attic access as required. Show on the roof plan - attic vent locations. Specify the manufacturer and ICC report number of dormer vents and the net free ventilation area (NFVA) each can provide. Specify ICC/UL number of roof material on plan. 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, show on plans. Footing width shown on building section has discrepancy with structural plans. Coordinate accordingly. Provide existing garage floor plan and clearly show the demolished walls, windows, etc. Energy Conservation – Title 24 Energy forms & calculations 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).If designated space is more than 3 feet away from the water heater, see additional code requirements. Provide and call out the designated space complying with required minimum dimensions on plan. Structural Plan Review Comments: Provide on the plans, structural material notes (ex. Lumber species & grade, glu-lam beams, concrete (fc’ = 2500 psi (min)), steel reinforcement, special inspection requirements, etc.)) Provide roof sheathing specification with nail schedule. Provide moisture barrier for the existing garage concrete slab. If surface product is used, provide ICC or UL listing Seismic design parameters and information provided in Design Load Table on sheet S1 are not pertinent to this project. Please revise accordingly. Provide shear transfer details at all diaphragm boundary edges and shear lines, see markups on plan. Justify the scale shown on framing and foundation plans. Clarify how the configuration of the ridge board calculated on page 6 of 26 in calculation book applies to this project. Clarify the middle support, span length, load tributaries. Additional comments may arise after clarification. Include and show in calculations self-weight of all the beams, rafters, joists, etc. in design. Hip#1 calculation: Revise the spans to 6ft and 8ft per plan. Consider unbalanced live load in calculations. Tributary of the load is not representing the actual condition, apply triangular load along the beam with actual tributaries. Provide connection detail at intersection of hips and valleys. Justify how the resultant vertical reaction of hips and valleys are supported at intersection. 4-2x ceiling beams: Point loads applied to beam are not selected correctly. Middle support reaction of the hips should be applied. Provide supporting post for the beam where not bearing on header. Beam 6 calculations: Add reaction of ceiling beam to applied loads. Beam 9: Revise calculations for updated reaction of ceiling beam. Beam 10: Add reaction of ceiling beam to applied loads. Show kicker connection detail to hips/valleys and ceiling beams. Wind load calculations: Revise the roof angle to match the 4:12 pitch and update the Ps30 accordingly. Minimum design wind pressure is 16psf (ASCE7-16, 28.5.4). Revise calculations. Revise distribution area and share of lateral load for shear line B; Distribution of lateral load in flexible diaphragm is based on the tributary which implies 50% of the load is supported by this shear wall. In addition, the accumulative shear loads should match the base shear load. See markups on calculations. Provide calculations to justify the load used to resist overturning moment in shear walls. Use load combinations of ASCE7-16, 2.4. and 2.4.5 (10) for wind load and seismic load applications respectively. Holdowns of the posts which are experiencing uplift from both main orthogonal directions of seismic loads shall comply with requirements of ASCE7-16, 12.5.4. Justify with calculations. Provide drag details and adequate straps at spliced top plates to satisfy continuous load path (e.g. top plate splice at gable ends). Anchor bolts shall have a minimum of 7” embedment into concrete (CBC 2022, 2308.3.1), provide a note that concrete shall be poured monolithically with slab or clearly show the required 7” embedment below the cold joint for two pour concrete option. Minimum 10 mil vapor barrier is required, revise detail 6/S1. Provide calculations for pull out capacity of epoxy holdowns. Include overstrength factor in design, ACI 318-19, 17.10.5.3 (d). Provide required dowels to tie the slab on grade to footings or note on details that the concrete pouring shall be monolithically (where applicable) to satisfy requirements of R403.1.3.3. If the ceiling joist is deeper than the roof rafter, provide a detail showing the taper cut of ceiling joist compliment with requirements of R802.7.1.2. Justify adequacy of the taper cut joist to resist shear loads. Provide a detail and show on plans for connection of non-bearing interior partitions to concrete slab as required per CBC 2022, 2304.3.4. Detail 3/S1 shows a hinge at exterior wall, justify ability of the wall to resist out of plane wind loads. See markups on plan. Clarify if the East side post of shear wall line B is full height or split at existing top plates. Provide tie down strap and detail if split or top plate drag splice detail if full height. Consider full height of the raked wall for uplift calculations at shear lines A and B. Provide foundation calculations and allowable point load on continuous footing. Provide anchor bolt fix detail for missing anchor bolts per shear wall schedule at existing footings where new shear wall occurs. Detail 9/S1: Clarify the spacing of anchor bolts. Justify utilization of epoxy for new footings.