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HomeMy WebLinkAbout333035_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: 101124828 PROJECT ADDRESS: 1044 W Glenwood Pl 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 8/28/2025 INITIAL REVIEW 9/18/2025 EXPIRATION 2/24/2026 RECHECKS: 1.01/13/2026 PROJECT APPLICANT CONTACT PERSON: 2. Gonzalo Guillen 3. TEL: (714)667-0892 FAX: VALUATION: $150,000.00 EMAIL: gplanos@sbcglobal.net 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.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 3 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. 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. 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 number of stories on the first sheet. (R106.1.1) Add note on the coversheet: Minimum 2.04(KW) photovoltaic system (per Title 24 calculations) will be submitted under a separate permit and shall be issued prior to building frame inspection request. 2nd: Plans show 21ft x 38ft = 735sf which exceeds the 733 sf as the footprint of the building, however Title 24 calculations show performance method not prescriptive method which means PV requirement is not triggered by square footage. Please revise the conditioned area in Title 24 calculations and provide corresponding information on plan if calculations required PV. Please note that PV requirement, regardless of the square footage of the house, is based on the Title 24 calculations if performance method is chosen. Site plan shows that roof eave extension is encroaching into easement at the South side of ADU. Remove extension from plans. Cross reference the fire rated eave extension detail on the site plan for the West side of ADU. 2nd: Show stucco finish on the exterior wall in detail 12/A6. Add sheet names to all sheets to match the sheet index. Add sheet A5.1 to sheet index. Revise the ADU address to 1044 W. Glenwood Pl. the drawing sheets. Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend. Add note on plan: Bathroom exhaust fan must be exhausted directly to the outside. (R303.3) 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 Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors. (R308) 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) Solar Energy System shall comply with Section R324. In additional, electrical portion of solar PV systems shall be designed and installed in accordance with the California Electrical Code. A separate permit is required for solar energy system. 2nd: Reminder, refer to comment #10. Provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2. Show on the plans - attic vent locations, type and size (area = 1/150 of the attic space). The net free cross-ventilation area shall be permitted to be reduced to 1/300 provided both of the following conditions are met: (CBC 1202.2.1) A Class I or II vapor retarder is installed on the warm-in-winter side of the ceiling. 2nd: Not addressed. Add note: A class I or II vapor retarder shall be installed on the warm-in-winter side of ceiling (interior finish side). At least 40 percent and not more than 50 percent of the required venting area is provided by ventilators located in the upper portion of the attic or rafter space. Upper ventilators shall be located not more than 3 feet below the ridge or highest point of the space, measured vertically, with the balance of the ventilation provided by eave or cornice vents. Where the location of wall or roof framing members conflicts with the installation of upper ventilators, installation more than 3 feet below the ridge or highest point of the space shall be permitted. 2nd: Not addressed. Not more than 50 percent of the required venting is permitted in the upper portion of attic space if the ratio of 1/300 is utilized. Plans show all the dormer vents at upper portion, revise accordingly. The note on plan calls for “… at least 50 percent …” which is not correct. Specify designated area for solar panels on roof plan. 2nd: Reminder, refer to comment #10. Cool roof is required per Title 24 calculations. On the plan, specify CRRC #. Reinforcement for grab bar: at least one bathroom on the entry level shall be provided with reinforcement installed. Revise detail 11/A5 to reflect following requirements. (R327) Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency. Reinforcement shall not be less than 2x8 inches nominal lumber or other construction material provide equal height and load capacity. Reinforcement shall be located between 32 inches and 39 ¼ inches above the finished floor flush with the wall framing Water closet reinforcement shall be install on both side walls of the fixture, or one side wall and the back wall Shower reinforcement shall be continuous where wall framing is provided Bathtub and combination bathtub/shower reinforcement shall be continuous on each end of the bathtub and the back wall. Additionally, back wall reinforcement for a lower grab bar shall be provided with the bottom edge located no more than 6 inches above the bathtub rim Please see marked-up plans for additional requirement/comments. 2nd: Detail 17/A6 is revised for some reason and does not comply with 1-hour fire rating requirements anymore. Please change the interior finish to 5/8” type X gypsum. Energy Conservation – Title 24 Energy forms & calculations Kitchen shall be vented to the outside. On the plan, specify the rage is electric or gas and please show exhaust fan(s) in kitchen. Kitchen Range Hood Airflow Rate (CFM) shall comply with Table 150.0-G 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. Energy Storage System (ESS) Ready: All single-family residences that include one or two dwelling units, and ADU shall meet the following: At least one of the following shall be provided: ESS ready interconnection equipment [auto transfer switch and panel] with a minimum backed-up capacity of 60 amps and a minimum of four ESS-supplied branch circuits, or A dedicated, minimum 1” raceway from the main service to a subpanel that supplies the branch circuits in Section 150.0(s)(2). A minimum of four branch circuits shall be supplied by the ESS: the refrigerator, one lighting circuit shall be located near the primary egress, and at least one circuit shall supply a sleeping room receptacle outlet. The main panelboard shall have a minimum busbar rating of 225 amperes with space to install future isolation equipment/transfer switch within 3 feet. Heat pump space heater (furnace) ready: System using gas furnace to serve individual dwelling units shall include a dedicated 240 volt, minimum 30 amps branch circuit wiring shall be installed within 3-ft from the furnace for a future heat pump space heater installation. Electric cooktop ready: System using gas to serve individual dwelling units shall include the following shall include a dedicated 240 volt, minimum 50 amps circuit wiring shall be installed within 3-ft from the cooktop for a future electric cooktop installation. Electric clothes dryer ready: Clothes dryer using gas to serve individual dwelling units shall include a dedicated 240 volt, minimum 30 amps branch circuit wiring shall be installed 3-ft from the clothes dryer location for a future electric clothes dryer installation. Plumbing fixtures flow rate limitation: Shower head – 1.8 gallons per minute at 80 psi. (Section 4.303) Bathroom Exhaust Fan: Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building. (Section 4.506.1) Structural Plan Review Comments: A soil reported is required for proposed detached structure when building area exceeds 750 sq.ft. This project has building area of 763 ft2. The geotechnical investigations shall be conducted in accordance with Section 1803.2 and reported in accordance with Section 18.3.6 of the 2022 CBC (R401.4 CRC). Alternate soil report policy, part D of soil report exemptions check list (attached), can be utilized to waive the soil report requirement. However, the project falls under exception 4.b of the above-mentioned policy which requires 4ft of overexcavation. Add required overexcavation note to plans. Considering a 1:1 set back cut slope to achieve this excavation, the cut protrudes into vicinity of the existing CMU site walls at property line. Add a detail showing daylight requirement in accordance of CBC 2022, 1808.7.1. Add note to the detail: Where a retaining wall is constructed at the bench of the slope, the height of the slope shall be measured from the top of the retain height to the toe of the slope. Add note on plan: 90% compaction report is required at the time of foundation inspection; Damp proofing, base course and pre-saturation are required. Final plans and calculations are to be stamped, signed and dated by a California licensed architect or California registered civil engineer. Reminder, only. Provide on the plans, structural material notes (ex. Lumber species, steel reinforcement). 2nd: Clarify the specs of Parallam (PSL) beam and provide ICC report. Provide shear transfer details at all diaphragm boundary edges and shear lines, see markups on plan. 2nd: Either use a knee brace at top of the post at porch or provide moment resisting post base at the bottom (Simpson MPBZ post base) and show the requirements of manufacturer. Provide all the structural criteria such as dead load (specify and include solar panel and rack system weight) and live load. Confirm the value of live load on plan (i.e. 28 psf) is correct or revise accordingly. (CBC 1603) 2nd: Please add roof dead load to design data. Include weight of solar panel and their rack system in gravity and lateral design. 2nd: Only if needed per revised Title 24 calculations. Provide deflection check for designed rafters and ceiling joists. 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 lines A, B and C: 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. 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. Provide drag struts and drag details to satisfy continuous load path and interconnection requirements of ASCE7-16, 12.1.3. See plans for markups. 2nd: Top plates of raked walls are spliced at ridge point. Where a shear wall introduced in these walls, adequate collector/drag strut is required to provide continuous load path per ASCE7-16, 12.1.3. Provide proper drag connections at these points. In addition, provide shear transfer details for the porch and justify lateral stability of it. Add ceiling loads to the loads of flush beam at kitchen. Provide calculations to justify the load used to determine the overturning moment and resisting moment in shear walls. Use load combinations of ASCE7-16, 2.4. and 2.4.5, if seismic loads govern, for holdown uplift load calculations. Holdowns of the posts which are experiencing uplift from both main orthogonal directions of seismic loads shall comply with requirements of ASCE7-16, 12.5.4. Justify with calculations. Ceiling joists need to be designed based on live load for uninhabitable with storage attic loads where the clear height exceeds 42” (R301.5). Revise the plans accordingly. 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 a detail and show on plans for connection of non-bearing interior partitions to concrete slab as required per CBC 2022, 2304.3.4. Show/call the required capillary break under the slabs on details and plans to meet requirements of CALGreen 2022, 4.505.2.1. Justify and support with calculations that the length of footing under 5’-10” long shear wall at line B is sufficient to resist overturning moments induced by shear wall posts or tie both ends to continuous footings. Additional Review Comment: Red marked comment set is available to pick-up at the City Hall.