HomeMy WebLinkAbout336839_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:
102126000 & 02
PROJECT ADDRESS:
935 W River Ln & 935 W River Ln #2
PLAN CHECK ENGINEER:
Lo, JonathanTEL:714
647-5822
EMAIL:
Jlo@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
12/18/2025
INITIAL REVIEW
1/12/2026
EXPIRATION
6/16/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
James Spencer
3.
TEL:
(714)293-4687
FAX:
VALUATION: $75,000.00
EMAIL:
jspencerarchocc@yahoo.com
FLOOD ZONE: AE-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.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.DocumentationA FEMA Letter of Map Amendment (LOMA) shall be provided to the city prior to approval.DrawingsSheet G001
Provide the following design data on the first sheet (R106.1.1)
☐Sheet Index
☐Occupancy groups (R-3/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 CRC, 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.
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”.
This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A or AE. This zone requires that the lowest finish floor elevation (including basement) of the structure shall be at (or above) base flood elevation determined by a hydrology study for the A zone, or at (or above) the base flood elevation specified for the AE zone, on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance, Santa Ana Municipal Code, Chapter 7, for complete requirements. Drawings shall show compliance with said ordinance including noting flood zone and finish floor elevation."
Note on plans: "A Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE shall be completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. The completed ELEVATION CERTIFICATE must be submitted to the Building Inspector at the time of foundation inspection, and a FINAL CERTIFICATE must be submitted at the time of final inspection."
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.
Add note on the coversheet: Minimum ____ kWdcPhotovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.
For Solar Exemption, applicant must provide calculated kWh required and 2022 CEnC exemption on plans justifying exemption.THIS IS NOT A NOTEAdd sheet A201 to Index of Sheets.Verify Building Area Gross calculation percentage. Garage/utility area shall not be included in percent ratio.Provide addition area information for ADU conversion square footage, new additional square footage for ADU, and total ADU square footage to Building Area Gross. This square footage does not need to be included in percent ratio, but is required for clarity and record.Revise Scope of Work to be clear and concise with all work being doing, including specific work to be legalized, new proposed addition, new interior remodel, new reroof, and ADU conversion.Add Unit #2 address to Project Address on Title Block on all sheets. Separate hatch between addition and unpermitted for clarity on SF Key Plan. Sheet G003Remove any accessibility notes not pertaining to project.Sheet G004Green Building Standards Code checklist shall be fully completed by applicant. Sheet G012ICC ESR Reports provided in drawings or referenced shall be latest compliant versions. Expired/outdated reports shall not be used. Sheet D001Unpermitted walls shall not be identified as existing unless noted existing unpermitted. Revise wall legend and plan to distinguish existing unpermitted walls.It is not easy to distinguish between existing concrete to be demolished and to remain on plan. Revise for clarity (e.g. driveway concrete to be demolished)Sheet D002Unpermitted roof shall not be identified as existing unless noted existing unpermitted. Revise plan to distinguish existing unpermitted roof area.Sheet A001Show site drainage slope and flow direction around new square footage and square footage being legalized on Site Plan.Verify Property Line shown on Site Plan, there shall be no lot encroachment passing PL.Provide fire separation distance from building to property lines on all sides.No roof projection is permitted within 2’-0” from PL. Roof projection within 2’-0” and 5’-0” from PL shall have 1-hour fire rated underside or code approved alternative. Specify on plan where roof projection requires to be demolished to meet requirement or where fire rated system is required and provide/reference detail.Identify 935 and 935 Unit 2 on site plan with different hatch.Clear text found within the building on Site Plan. Remove (NOT A PART OF SCOPE) from existing residence hatch in Legend. Entire structure has scope. Sheet A101Provide an existing floor plan with existing layout prior to unpermitted work.Unpermitted work shall be shown as new or existing without permit on plans. Area of unpermitted/new does not match SF key plan.
Smoke Alarms – Provide smoke alarm(s) in each sleeping room; in each area giving access into each sleeping room; in basement and habitable attics. (R314)
Carbon Monoxide Alarms – 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)
Means of egress / Doors – (R311)
☒All dwellings/ADU shall provide a means of egress. The means of egress shall provide a continuous and unobstructed path and shall open directly into a public way or to a yard/court that opens to a public way. Provide minimum one side-hinged door with minimum clear width of 32 inches and 78 inches clear height (3’-0” x 6’-8” door).
☒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.
Emergency escape and rescue openings – (R310)
☒Provide emergency escape from basements, habitable attics and every sleeping room. (R310.1)
☒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)
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. Specify where required and provide details on the plans. (R302.3 CRC)
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. Sheet A102
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)
Penetrations in wall or floor/ceiling assemblies in two-family dwellings shall comply with Section R302.4. Provide complete details on the plans. Sheet A102Justify square footage used for attic ventilation with square footage noted in drawings. Identify ventilations on roof plan.Provide separate vent calculation for ADU attic area due to fire rated wall requirement.Verify detail reference 2/A401 provided on roof plan. Provide gable end roof detail.Unpermitted shall be identified as new or existing unpermitted where required.Clarify where keynote 1 specified on plan occurs over ADU/breezeway. It is unclear. Sheet A103Keynote 17 – Specify minimum airflow required for range hoot per 2022 California Energy Code.Verify ceiling height specified on plan with building sections. Ceiling height on sections do not look to be flush throughout or match the ceiling elevation specified on plan. (e.g. mudroom and bedroom have different ceiling heights visually on building section. Sheet A301Verify insulation rating specified on sections with T24. R-15 is specified on T24.Sheet A402Verify insulation rating specified on sections with T24. R-15 is specified on T24.Sheet A501Window schedule is not provided, provide schedule.U-Value and SHGC values shall specify maximum allowed per 2022 CEnC.Sheet S-2Post-Installed Fasteners Note 7 – Provide ICC approval numbers for proposed post-installed products.Sheet S-3Unpermitted foundation and slab on grade shall not be noted as existing. Provide complete information for unpermitted work.Verify existing slab edge and foundation location at end of garage, there is unpermitted addition to the end of the garage, verify if existing foundation was demolished.Specify moisture barrier for slab on grade in garage conversion.Verify existing foundation at garage door. Generally no foundation occurs at garage door. Specify new foundation as needed.Specify new slab on grade at bedroom additions on plan west side of structure and new mudroom.Provide #4 rebar minimum for new slab on grade.New slab on grade and foundation shall be doweled to existing. Reference detail at al locations where required.Sheet S-4Coordinate with architect. No ceiling framing has been provided on framing plan. Revise plans and details as needed.Unpermitted framing shall not be noted as existing. Provide complete information for unpermitted work.Provide detail references at all new work for clarity and ease of plan check, inspection, and construction.Provide detail cut for Grid C shearwall to show different roof height shear transfer.All interior walls shall be shown, verify wall in kitchen is full height bearing wall as shown in architectural sections.Reference detail cut at ridges. Provide California framing info on plan, details reference plan for framing size.Verify framing spanning through existing chimney at entrance. Framing shall not go through chimney opening. Provide new detailing for any framing on required on outside face of chimney.Provide detail cut for interior shear wall shear transfer along Grid 2.Provide detail for framing interaction and connection at ridge and valley beams at Grid D. Verify drag specified along Grid C. There is no wall/top plates, it is unclear if drag is being proposed along entire building to Grid C.Sheet S-5New slab on grade shall be atop 10mil vapor barrier minimum.Detail 5 – New foundation shall be doweled into existing.Detail 9 – Specify embed length for epoxy.CalculationsProvide a plan with framing ID to match ID in calculations for member design. It is unclear which member is being calculated. (e.g. J01)(End of Comment)