HomeMy WebLinkAbout333427_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:
102124966
PROJECT ADDRESS:
1714 N Spurgeon St Unit# F
PLAN CHECK ENGINEER:
Lo, JonathanTEL:714
647-5822
EMAIL:
Jlo@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
U, R-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
9/11/2025
INITIAL REVIEW
9/30/2025
EXPIRATION
3/10/2026
RECHECKS:
1.12/24/2025
PROJECT APPLICANT CONTACT PERSON:
2.
Nazario Morales
3.
TEL:
(323)321-9074
FAX:
VALUATION: $75,000.00
EMAIL:
naz@ambcd.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.DocumentationOCFA Criteria form filled out for checklist item #4 is not filled out correctly. Most remote portion of ADU from fire access roadway is greater than 140-feet per site plan dimensions. OCFA review and approval will be required prior to issuance.
All persons preparing plans, specifications, and instruments of service for others shall sign those plans, specifications and other instruments of service for others shall sign those plans, specifications and other instruments of service and all contracts therefore.
PC #2: Comment not addressed, drawings shall be signed by person responsible.
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (JULY 2024 SUPPLEMENTAL) shall be completed by applicant and provided in drawing set.
PC #2: Comment not addressed, Green Building Standards Code has not been updated to current version or check list completed.DrawingsSheet A1
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 the following on cover sheet:ADU / SFD = ____sf / ____ sf = ____% 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.
Provide the following design data on the first sheet
☐Sheet Index
☒Occupancy groups (R-2/U)
☒Type of construction (V-B)
☒Automatic Fire Sprinkler (YES or NO)
☐Number of stories.
☒Flood Zone: X
☐Flood Zone: A
☐Flood Zone: AE
☐Floor area per occupancy group, including the existing structure(s)
☒Construction shall comply with the 2022 CBC, CPC, CMC, CEC, California Green Building Code, and California Energy Efficiency Standards Code editions.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. The Building and Safety Division plan review does not include potential electrical, water, or gas revisions required by any non-city utility company. It is solely on the contractor to ensure proposed addition or alteration can and will meet utility company requirements. MEP are subject to building field inspection.Revise scope of work to “Legalize existing permitted storage converted to livable space…”Add Unit F at ADU on Plan and Scope of work. It shall be clear that there are three addresses being applied for permit, 1714 N Spurgeon St, 1714 N Spurgeon St Unit F, and 1720 N Spurgeon St.Provide plan and construction detailing for new parapet at 1720 N Spurgeon. Noting to match existing does not suffice.PC #2: Information in response not found in drawings, please provide detailing for new parapet.Provide plan and detailing for new guardrail at removed staircase. Guardrail shall be engineered by licensed professional to meet 2022 CBC load requirements.Add 1714 Spurgeon address to Project Site on Vicinity Plan or provide separate Vicinity Plan for each address.Remove Type V-N Construction noted on Vicinity Plan. Sheet A2
Walls separating dwelling units 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 or rated floor. Specify where required and provide details on the plans.
PC #2: Note found on plans does not suffice, provide detail for proposed 1-hour, 50 STC rated walls both exterior wall and interior shared wall condition.
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.
PC #2: Note found on plans does not suffice, provide detail for proposed 1-hour, 50 STC rated walls both exterior wall and interior shared wall condition.
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.
PC #2: Note found on plans does not suffice, provide detail for proposed 1-hour, 50 STC rated floor/ceiling. All supporting elements shall be rated at equal or better of required floor rating.Walls within 5’-0” to 10’-0” from PL shall be 1-hour fire rated.Verify exterior walls are new. Hatch on plan specify new wall in legend.Provide landing at exterior sliding door. New windows shall have a U-Factor = 0.3 max and SHGC factor = 0.23 max. Revise window schedule and windows shall be revised as needed to meet requirement and factors specified in T24 compliance.Floor Plan Key Note #5 – Required CFM for kitchen hood does not match required per 2022 California Energy Code. Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen. Calculate and specify required minimum airflow rate (CFM). [Section 150.0(o)1G]Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.PC #2: Comment not addressed. Provide building sections for each direction of ADU conversion.See electrical ready note below, electric ready area shall be designated on plan. Also, verify Key Note #1 with T24 compliance. T24 compliance specifies heat pump 50 gal water heater.
The following Electric Ready notes shall be added:
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.
ii. 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).
Existing space converted into ADU (habitable space):
☒Provide/show lateral support for the proposed ADU. New openings in existing wall shall be checked and strengthened as needed by licensed engineer. Typical all lateral resisting walls.
☒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 ICC approved moisture barrier for the existing concrete slab. Sheet A2.1Window replacements shall have a max U-Factor = 0.30 and SHGC factor = 0.23.Sheet A3Window replacements shall have a max U-Factor = 0.30 and SHGC factor = 0.23.Sheet T24Justify roof items provided in ADU T24 compliance. ADU conversion has unit above, no roof or attic items shall be utilized in meeting energy compliance. Revise T24.Additional PC #2 CommentsSheet S2Provide details for shear transfer at new shearwalls.CalculationsJustify ground floor lateral system acceptable with shear load from floor above. (End of Comment)