HomeMy WebLinkAbout333930_2_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:
101125128
PROJECT ADDRESS:
1232 W Highland 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
9/30/2025
INITIAL REVIEW
10/13/2025
EXPIRATION
3/29/2026
RECHECKS:
1.11/25/2025
PROJECT APPLICANT CONTACT PERSON:
2.
Cesar Avalos
3.
TEL:
(951)707-6949
FAX:
VALUATION: $10.00
EMAIL:
cesaravalos951@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: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.2nd: Provide response letter and clearly explain how each comment is addressed or clarify the changes on plan with providing revision clouds. Failure to clarify how comments are addressed may result in delayed review time/rounds and additional plan check fees.Resubmit corrected sets of plans.2nd: Three sets of plans required, only two sets submitted.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.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 1 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.
Change the ADU address to: 1232 W Highland St.
2nd: Comment not fully addressed. Revise the address on structural sheets.
Red marked comment set is available to pick-up at the City Hall.
ARCHITECTURAL COMMENTS:
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
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.
2nd: Comment not addressed.
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”.
Provide a Site Drainage planwith 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)
2nd: Comment not addressed.
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 fire resistant construction.Fire resistant assemblies shall extend from foundation to the underside of roof sheathing. Provide verification of tested assembly shown on detail 4/SD1 as fire rated wall (call out GA file number per GA – 600 - 2018).Cross reference the corresponding details on plan.
2nd: Provided wall assembly shown in detail 1/A3 does not match with the referenced GA number. Seems like this is a wall assembly for interior walls. Revise the detail accordingly and provide matching GA number. Also, revise the detail number referenced on the wall legend on sheet A2 to 1/A3.
Eaves projection –No projection beyond 2-ft of the fire separation distance is permitted, remove the projection accordingly.
2nd: Remove extended eave from site plan sheet A1, roof plan sheet A3, roof framing plan sheet S1 and shear transfer detail provide on sheet SD1.
Through penetrations and/or membrane penetrations of fire-resistance-rated wall or floor assemblies shall comply with Section R302.4.1 and R302.4.2. (R302.4). Provide detail, manufacturer name and verification of tests per the above-mentioned code section.
2nd: comment not addressed.
Add note: 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)
Window fall protection: Window fall protection shall be required when window sill located less than 24” above the finished floor of the room in which the window is located. (R312.2)
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. (R311)
North direction shown on new floor plan seems not correct.
Exterior wall covering –
Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)
Provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2.
Roofing requirements – provide a roof plan to show following: (R901)
A minimum Class “C” roof is required. On the plan, specify manufacturer’s name, ICC/UL report number and Class for the roofing material (for new roof above water heater enclosure).
Clarify new roof and existing roof.
Specify the pitch of the roof plan. Provide two layer of vapor barrier if roof slope is lower than 4:12.
Show attic vent locations on plan. Clarify the ceiling configuration at water heater enclosure and provide attic vent location if there is enclosed attic there.
Energy Conservation – Title 24 Energy forms & calculations
Provide documentation to demonstrate compliance with the California Energy Code. Submitted calculations refer to a different address, different city and different building. Additional comments may arise after submitting the new documents.
2nd: Use the latest version of the software which is 9.4.
Compliance forms with signatures must be provided on plans.
Compliance forms with signatures must be provided on plans.
Kitchen shall be vented to the outside. Kitchen Range Hood Airflow Rate (CFM) shall comply with Table 150.0-G
2nd: Revise kitchen hood air flow rate to 280 CFM to comply with table for gas range.
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).
2nd: Comment not fully addressed.
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.
Isolate 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.
CalGreen Plan Review Comments:
Plumbing fixtures flow rate limitation (Section 4.303)
Water closet – 1.28 gallon per flush
Shower head – 1.8 gallons per minute at 80 psi.
Lavatory faucets – 1.2 gallon per minute at 60 psi.
Kitchen faucet – 1.8 gallon per minute at 60 psi.
2nd: Revise pressure to 60psi for kitchen faucet.
Structural Plan Review Comments:
Show complete roof framing. Show how the hips are supported.
Provide ceiling joist/roof rafter connection detail at all bearing walls.
Show minimum two line of braced walls and clarify the type of braced walls used with the corresponding wall and nail schedule.
The portion of plan including water heater enclosure is not fit in plan.
Post installed anchor bolts and their uplift capacity is not in the scope of prescriptive regulations of CRC. Engineering stamped calculations and drawings are required for this project. Additional comments may arise after reviewing new submitted plans.
Final plans and calculations are to be stamped, signed and dated by a California licensed architect or California registered civil engineer.
Existing garage converted into ADU (habitable space):
Provide ceiling framing plan to show supporting of new ceiling drywall. Additional ceiling joists may be required. Provide details and clearly cross-reference detail onto the plan.
Provide/show lateral support for the proposed ADU.
Provide construction details for the infilled wall at the existing garage door opening. Show attachment at top and bottom of wall. Provide concrete curb (stem wall) at existing door opening.
Provide shear transfer details at all diaphragm boundary edges and shear lines, see markups on plan.
Provide all the structural criteria such as dead and live loads, wind speed and exposure, seismic criteria including R value, overstrength factor and redundancy factor, allowable soil bearing pressure (CBC 1603).
2nd review:
Revise slab note to show new concrete infill over existing slab and provide moisture barrier for the existing concrete slab. If surface product is used, provide ICC or UL listing. Alternately, revise details and scope of work to show slab demolition and pouring new fresh concrete
Provide a note on plan to specify the blocking span of joists per ceiling joist calculations.
Do not apply the live load as roof love load to ceiling joists. Revise calculations and use (CD=1.0).
In order to use repetitive increase factor (Cr), joists are required to be joined by sheathing or other load distributing diaphragms (NDS 2018). Revise ceiling joist calculations or justify otherwise.
Justify and show with calculations the point load applied to B1 is representing reaction from both hips.
Provide specs, manufacturer and ICC report for PSL beams.
Calculations show shear wall type 2 for line 2. Revise plans accordingly.
Epoxy holdown calculations: Include overstrength factor in design for seismic induced uplifts, ACI 318-19, 17.10.5.3 (d). Justify the capacity of epoxy holdowns for line 2 where the shear wall post lands on existing concrete.
Clarify/show if the post cap in detail 5/SD1 is cutting top plates or not. Provide top plate splice drag detail if it is cut.
Provide moisture barrier and capillary break under proposed concrete slab at water heater enclosure to comply with CALGreen 2022, 4.505.2.1.
Show existing slab to new footing connection in detail 12/SD1.
Detail 13/SD1 called out at pad footings is missing.
Revise detail 14/SD1 at shear wall edge stud line B to 17/SD1.
Calculations show “Set-XP” for holdowns while plans show “Set-3G”. Revise accordingly.
Show minimum required embedment of bolts in detail 19/SD1.