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HomeMy WebLinkAbout333295_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: 101124919 & 21, 22 PROJECT ADDRESS: 2148 W Civic Center Dr., 2148 W Civic Center Dr. Unit 2, 2148 W Civic Center Dr. Unit 3, 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 9/8/2025 INITIAL REVIEW 9/25/2025 EXPIRATION 3/7/2026 RECHECKS: 1.11/25/2025 PROJECT APPLICANT CONTACT PERSON: 2.12/08/2025 Nicolas Huizar 3. TEL: (310)770-6579 FAX: VALUATION: $30,000.00 EMAIL: huizardesignengineering@gmail.com FLOOD ZONE: X-06059C0144J 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.Resubmit3 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. Please see corrections on submitted plans and calculations. 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 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. (CBC 107) Add sheet names to all drawing sheets per sheet index. Revise the address as following:Main House: 2148 W. Civic center Dr.ADU: 2148 W. Civic center Dr., Unit #2JADU: 2148 W. Civic center Dr., Unit #3 Insert the handwritten note in project data and scope of work into the typed note, hand written notes on plans are not acceptable. ARCHITECTURAL COMMENTS: Provide the following design data on the first sheet: 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: Include square footage of JADU in calculations. Plug in the summation of ADU and JADU square footage as ADU sf into calculations. 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”. Complete the Grading exemption checklist and reproduced onto the plan.If answering “NO” to any of the questions, a grading plan and a grading permit shall be required.Provide and reference construction detail on plan that wall supporting floor assemblies separating dwelling units shall be an equal or greater fire-resistance rating as for the floor assembly. (CRC R302.3.1)2nd: This comment is for walls supporting fire rated ceilings. Provide a detail and cross reference for all the walls that are supporting this fire rated ceiling. 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) Walls separating dwelling units (main house and new ADU) 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) 2nd: Add note that the wall assembly shall extend from foundation to underside of floor sheathing. Penetrations in wall or floor/ceiling assemblies in two-family dwellings shall comply with Section R302.4. Provide complete details on the plans. 2nd: This section of code is for membrane penetrations. Detail 1/A2.1 is for through penetrations. Floor/ceiling assemblies separating dwelling units shall have both an STC and an IIC rating of at least 50. Provide details on plans and provide verification of tested assemblies to achieve the required STC and IIC ratings of 50. Referenced verification test number (i.e. GA 5120) does not exist in the adopted code, GA-600-2018. Revise the assembly detail. Interior stairways shall be provided with an artificial light source to illuminate the landings and treads. There shall be a wall switch at each floor level to control the light source where the stairway has six or more risers. (R303.7) 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) – Specify the exact distance of bottom edge of windows to finish floor/walking surface (do not call max/min): Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors. 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. Emergency escape and rescue openings – (R310) The escape opening shall have a minimum net clear opening of 5.7 sq. ft. with 24" minimum net clear height and 20" minimum net clear width. Escape window shall have a finished sill height not more than 44" above the floor. At grade-floor is allowed to have escape opening of 5.0 sq. ft. (R310.1) 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) Means of egress / Doors – 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 (R311). Show amount of drop on landing threshold. Show the dimension of rise and run of stairways on plans. Show 7.75" maximum rise and 10" minimum run with nosing of ¾” minimum and 1 ¼” maximum. (R311.7) Handrails – Handrails shall be provided at least on one side of each continuous run of treads or flight with four or more risers. Show handrails and their connection detail to adjacent stud wall. (R311.7.8) 2nd: Show handrail on floor plan of ADU on the wall of stair case. Provide 1¼" to 2" handgrip, call minimum size as well. (R311.7.8.3) Handrail(s) shall be continuous the full length of the flight. Ends shall be returned to a wall or terminate in posts. (R311.7.8.2) 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. Clarify if the exterior wall of closet in second floor is going to demolish or not. Also, pictures of existing condition show a window at stair well second floor wall, verify if it is going to be infilled or not. See markups on plan. Roof material is called shingle on plan; however, the pictures show clay tile. Please clarify. 2nd: Add note: Roof material to be replaced by shingles under separate permit #101123874. 2nd: Red marks on plan: On elevations, show the recessed water heater enclosure in the exterior walls. Energy Conservation – Title 24 Energy forms & calculations Provide documentation to demonstrate compliance with the California Energy Code. Climate zone 8 is used. Compliance forms with signatures must be provided on plans. 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. 2nd: Show the insulation of walls per Title 24 calculations. On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, or per Title 24 performance calculation. 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. 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. When a second water heater is installed as part of the addition shall comply with Section (150.2(a)(D). 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. Structural Plan Review Comments: Provide second floor roof plan and verify if the demolished walls are load bearing or not. Support with calculations for roof rafters. Show the patching of roof diaphragm at the location of demolished fireplace chimney/flue. Consider clay roof tile for the existing roof material as per pictures of existing condition, unless verified otherwise in field. Revise roof dead load based on weight of clay roof tile. Final plans and calculations are to be stamped, signed and dated by a California licensed architect or California registered civil engineer. Provide on the plans, special inspection requirements, such as shear wall nailing, epoxy anchor bolts, etc. Handrails and guards shall be designed to resist a concentrated load of 200 pounds in accordance with Section 4.5.1 of ASCE 7 (CBC 2022, 1607.9.1.1.). Provide corresponding details and supportive calculations to show compliment. 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). Show the floor diaphragm patch at the location of demolished fireplace flue. Use duration factor, CD, equal to 1.0 for beams and headers not supporting roof load. 2nd: Comment not addressed. Revise calculations for B2, B4, B5, B6, HDR3, HDR4, and HDR5. 3rd: Calculations show 4x8 for HDR5 while plan shows 4x6, revise plan. Provide approval letter from manufacturer for welding the straps to the hardy frame. Special weld inspection is required, include in special inspection list. Calculations of uplift capacity for hardy frames proposes 3000psi for concrete strength, revise the required f’c on sheet S1 and include the special inspection of concrete strength in special inspection list. Seems that a portion of exterior wall at the rear of bedroom 1 in ADU is demolished as well (HDR#2), provide lateral analysis along this wall or add note to verify that the demolished wall is not a braced/shear wall. Also, provide footing and/or anchor bolts for the infill/new exterior wall at this location (see markups on plan). Provide pad footing and continuous footing calculations to show the capacity to resist point loads. Show the load path from roof rafters to ceiling beam (beam #1) in detail 4/S-2. The lateral capacity of hardy frame which is used in calculations is for installation on concrete per hardy frame catalog, however the referenced detail on plan (i.e. 8/HFX2) is for installation on sill plate. Revise the design or detail correspondingly. Red marks on plan: 2nd: Footings need to embed minimum 18” below the adjacent grade, revise detail 12/S2 to comply. 3rd: Provide complete 2 set of full, combined calculation books, do not partially submit.