HomeMy WebLinkAbout332604_4_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:
101124687- 88
PROJECT ADDRESS:
4705 W Flight Ave., 4705 W Flight Ave. Suite#2
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, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
8/18/2025
INITIAL REVIEW
9/16/2025
EXPIRATION
2/14/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Leon Tran
3.
TEL:
(714)418-6604
FAX:
VALUATION: $70,000.00 + $60,000.00
EMAIL:
Trandesign7@gmail.com
FLOOD ZONE: X-06059C0256J
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.Resubmitcorrected 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 bythe plan check engineer, shall be required by the School District to verify the scope of the work.
Insert the handwritten note in project data and scope of work into the typed note, hand written notes on plans are not acceptable.
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.
Provide the following design data on the first sheet (R106.1.1)
Construction shall comply with the 2022 CRC, CBC, CPC, CMC, CEC, California Green Building Code, and California Energy Efficiency Standards Code editions.
Provide a complete plot plan showing Distances between buildings (main house, detached garage, accessory dwelling unit, etc.), see plan for markups– (R106.2)
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 a Site Drainage plan, prepared by a California registered civil engineer, with the following information, but not limited to:
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)
Exterior walls without Automatic Residential Fire Sprinkler – (Table R302.1(1))
Eaves projection – Provide one-hour protection on the underside of eave when eaves projected into the 5-ft of fire separation distance. No projection beyond 2-ft of the fire separation distance. Show/provide fire rated eave detail.
Add note on plans “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)
Penetrations in wall or floor/ceiling assemblies in two-family dwellings shall comply with Section R302.4. Provide complete details on the plans.
Walls separating dwelling units shall provide airborne sound insulation for walls with an STC rating of at least 50 per. Provide details on plans and provide verification of a tested assembly to achieve the required STC rating of 50.
Dwelling/garage separation –
Door between garage and residence shall be solid wood doors not less than 1-3/8 inches in thickness; solid or honeycomb core steel doors not less than 1-3/8 inches thick; or 20-minute fire-rated doors. And doors shall be self-closing and self-latching. (R302.5.1)
Ducts in the garage and ducts penetrating the walls or ceilings separating the dwelling from the garage shall be constructed of minimum No. 26 gage sheet steel, and shall have no openings into the garage. (R302.5.2)
Wall between garage/carport and dwelling – Provide minimum 1/2-inch gypsum board on the garage side; extended from foundation to the roof sheathing. (R302.6)
Light and ventilation, clearly cross reference all the door and windows on plan per door/window schedule – (R303)
Any room may be considered as portion of an adjoining room when one-half of the area of the common wall is open and unobstructed; provides a minimum opening = 0.10 x the interior room floor area or 25 sq. ft., whichever is greater. Specify the area of new kitchen and living room in main residence on plan and verify the requirement is satisfied. (R303.2)
Room dimensions, specify ceiling heights on the plans. Minimum 7-ft ceiling height is required 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)
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)
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 edges is less than 60”.
Glazing in enclosure for or walls facing hot tubs, bathtubs, showers, whirl-pools, saunas, steam rooms where the bottom edge of the glazing is less than 60” above the any standing surface.
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 – (R311)
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.
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 for JADU– Provide smoke alarm(s) in each sleeping room; in each area giving access into each sleeping room. (R314)
Carbon Monoxide Alarms for JADU– 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)
Exterior wall covering, provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2.
Attic access and Ventilations for JADU, 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. The JADU and main residence attic spaces are separated by fire rated separation wall per code, calculate/provide attic ventilations individually for these spaces. (R806.1)
Provide a roof plan and specify the pitch on the roof plan. Provide two layer of vapor barrier if roof slope is lower than 4:12.
Plumbing fixtures and fixture setting (CPC 402.5)
Water Closet or bidet shall be set at minimum 15 inches from its center to a side wall or obstruction or at minimum 30 inches center to center to a similar fixture. Show dimensions or add note on plan.
Please see marked-up plans for additional requirement/comments.
Energy Conservation – Title 24 Energy forms & calculations
Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) 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.
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.
CalGreen Plan Review Comments:
Bathroom Exhaust Fan (Section 4.506.1)
Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building
Unless functioning as a component of a whole house ventilation system, fan must be controlled by a humidity control.
Structural Plan Review Comments:
Final plans and calculations are to be stamped, signed and dated by a California licensed architect or California registered civil engineer.
Provide all the structural criteria such as dead (specify and include solar panel and rack system weight if applicable) and live loads (include weight of solar panels and their rack system), wind speed and exposure, seismic criteria including R value, overstrength factor and redundancy factor, allowable soil bearing pressure (CBC 1603).
Ceiling joists need to be designed based on live load for uninhabitable with storage attic loads where the clear height exceeds 42” (CBC 1607.22.2). Table 2308.1 is for joists for attics without storage. Revise accordingly.
Where ceiling joists are used to provide a continuous tie, lapped joists need to comply with requirements of R802.5.2.1. Provide a detail to show compliment where the joists are lapped (along shear line 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.
Provide shear transfer details at all diaphragm boundary edges and shear lines, see markups on plan.
Shear wall schedule is per outdated CBC 2019, use CBC 2022 and revise plans/calculations accordingly.
Consider weight of interior walls contributing to the seismic effective weight in your calculations.
Effective wind area used in calculations does not seem correct. Use mean roof height minus half of the plate height and revise calculations accordingly.
Shear line 1: Tributary of the shear line is not correct. Using strong walls together with plywood shear panels requires compatibility analysis to consider different rigidities. It is ok to show the walls on plans for rigidity only, but do not refer to them in calculations. Call the strong wall foundation detail on foundation plan.
Shear line 2: Consider tributary of shear line 2 in your design. Consider plate height from below the roof rafters in uplift calculations. Consider load combinations of ASCE7-16, 2.4.5 for resisting moment where seismic loads govern. Show shear transfer details, detail 6/SD1 seems not correct. Provide adequate drag strap/details and collectors as shown on plan.
Shear line 3: Consider tributary of shear line 3 in your design. Consider plate height from below the roof rafters in uplift calculations. Consider load combinations of ASCE7-16, 2.4.5 for resisting moment where seismic loads govern. Show shear transfer details along this line.
Shear line 4: Using strong walls together with plywood shear panels requires compatibility analysis to consider different rigidities. It is ok to show the walls on plans for rigidity only, but do not refer to them in calculations. Call the strong wall foundation detail on foundation plan. Provide a detail showing the configuration and connections of new pad footing for strong wall vs. existing continuous footing.
Shear line A: Height to width ratio of plywood shear walls is limited to 3.5:1 and if exceeding 2:1 requires load capacity adjustments (SDPWS 2021, 4.3.3), verify adequacy of shear wall length and apply adjustment factor as required. Consider plate height from below the roof rafters for this purpose and in uplift calculations. Consider load combinations of ASCE7-16, 2.4.5 for resisting moment where seismic loads govern.
Shear line B: Consider plate height from below the roof rafters for uplift calculations. Consider load combinations of ASCE7-16, 2.4.5 for resisting moment where seismic loads govern. Consider tributary of shear line B in your design. Show shear transfer details, detail 6/SD1 seems not correct. Provide drag struts and required drag details, see marked up plans.
Shear line C: Consider plate height from below the roof rafters for uplift calculations. Consider load combinations of ASCE7-16, 2.4.5 for resisting moment where seismic loads govern.
Show shear wall edge studs on plans and holdown size and detail per uplift calculations.
Provide details showing means of increasing the top plate height to 10’ from 8’.
Provide drag details and adequate straps for tying diaphragms to each other in such a way to satisfy continuous load path and interconnection requirements of ASCE7-16, 12.1.3. See plans for markups.
Detail 1/SD1: 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 show the embedment below cold joint for two pour concrete.
Provide calculations for pull out capacity of epoxy holdowns if required. Include overstrength factor in design.
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.
Specify bolt specs of WSW (STD vs. HS) on plan.
Add label to beams on plan to match beam calculations. Clearly show all the applicable loads and tributaries in beam calculations. Additional comments may arise.
Consider 9 ¼” for depth of 2x10 rafters in calculations.
Revise soil bearing strength to 1500 psi for pad footing calculations.
Additional Review Comment:
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.
Red marked comment set is available to pick-up at the City Hall.