HomeMy WebLinkAbout334018_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:
101125157
PROJECT ADDRESS:
403 S Garnsey St Unit# 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
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
10/2/2025
INITIAL REVIEW
10/13/2025
EXPIRATION
3/31/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Peter Mac
3.
TEL:
(714)312-8184
FAX:
VALUATION: $120,000.00
EMAIL:
mac.peter.t@gmail.com
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.
GENERAL COMMENTS: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.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).
-ublic 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.
Revise the project address to: 403 S Garnsey St Unit# 2
Red marked comment set is available to pick-up at the City Hall.
ARCHITECTURAL COMMENTS:
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.
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”.
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.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
Provide a complete plot plan showing, see markups on plan – (R106.2)
Distances between buildings (main house, detached garage, accessory dwelling unit, etc.).
Distances (setbacks) between buildings and property lines.
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:
Drainage slopes and flow patterns
Drainage system such as swales, french drains, water collection and disposal system, etc.
Drainage plan shall indicate how the site grading or drainage system will manage all surface water flows to be diverted away from buildings and adjoining property lines, in accordance with all applicable codes
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 located less than 5-ft from a property line shall be of one-hour construction. Verify the existing South and East walls are one-hour fire rated or provide a detail and cross reference it on plan. Clearly show the new fire rated walls on plan and cross reference the detail.
Through penetrations and/or membrane penetrations of fire-resistance-rated wall assemblies shall comply with Section R302.4.1 or R302.4.2. (R302.4). Provide complete details, manufacturer name and verified test certificate number on the plans.
2nd: Comment not addressed.
Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend. Provide existing floor plan.
Bathroom, water closet compartment, and other similar rooms without proper glazing shall be provided with artificial lighting and mechanical ventilation system– must be exhausted directly to the outside (50 cubic feet per minute for intermittent ventilation; 25 cubic feet per minute for continuous ventilation). (R303.3)
2nd: Fan must be exhausted directly to the outside.
Add note: Every dwelling unit shall be provided with heating facilities capable of maintaining a room temperature of not less than 68°F at a point 3 feet 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)
On the plan show/provide safety glass in hazardous locations (R308) –
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. Show the minimum, requirements on plan. (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 – 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. (R311)
Exterior wall covering – provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2.
Clarify how the constant 1:12 roof slope is being achieved all along the ADU. If installing the rafters sloped, clearly show the sloped rafters, revise the section to show elevation differences on both ends, dropped ceiling joists where occurs and specify the top plate height at both ends. According to 1:12 slope of the roof, the illustrated 20” raise above top plates does not seem to be enough, revise elevations/section accordingly. Clarify how the 20” raise from top plates on the East elevation is achieved, show parapets on plans if there is any. Clarify how the attic mounted furnace can be achieved in such a low attic height space. Additional comments may arise after submitting corrected plans.
2nd: Show parapet lines on roof plan. Show roof drains on roof plan and provide/show crickets.
Clarify height of entrance door (#1), door schedule calls 8ft height, however elevation shows 6ft – 8in.
Roofing requirements – (R901)
A minimum Class “C” roof is required. On the plan, specify roof material, manufacturer’s name, ICC/UL report number and Class for the roofing material.
Provide two layer of vapor barrier if roof slope is lower than 4:12.
2nd: Comment not addressed, add note or show on plan double layer vapor barrier.
Clarify if the roof over existing garage is reframed or retained. Structural plans show reroofing.
Plumbing fixtures and fixture setting, show on the plan: (CPC 402.5)
Shower compartments, regardless of shape, shall have a minimum finished interior of 1024 square inches and shall also be capable of encompassing a 30-inch circle.
Energy Conservation – Title 24 Energy forms & calculations
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
2nd: Kitchen exhaust fan shall be vented directly to outside.
Use the latest version of software, 9.4, for Title 24 calculations.
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.
Bathroom Exhaust Fan (Section 4.506.1)
Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building
2nd: Fan shall 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:
Existing garage converted into ADU (habitable space):
Provide ceiling framing plan and design ceiling joists to show supporting of new ceiling drywall. Additional ceiling joists may be required. Provide details and clearly cross-reference detail onto the plan.
Add list of special inspections such as nail spacing 4” or less, Epoxy anchor bolts, etc.
Provide calculations for pull out capacity of epoxy holdowns. Include overstrength factor in design, ACI 318-19, 17.10.5.3 (d). Clarify minimum required footing depth on detail 10/SD1 to achieve 13” of embedment for epoxy anchorage.
2nd: Revise concrete edge distance in calculations to represent actual corner condition, see markups on calculations. Provide additional calculations for the holdown of line 2 with uplift of 2435 lb (ASD level). Convert the load to LRFD and apply overstrength factor to design with Simpson anchor designer software. Provide embedment schedule of holdowns in detail 10/SD1 for epoxy option to match calculations.
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 clearly show the required 7” embedment below the cold joint for two pour concrete option.
2nd: Add clarifications to the note, see markups on plan.
Provide calculations to justify the load used to resist overturning moment in shear walls. Use load combinations of ASCE7-16, 2.4. Consider load combinations of ASCE7-16, 2.4.5 for seismic load effects.
Provide foundation calculations and show maximum point load capacity (BM#1).
Detail 8/SD2: Provide proper connection at top of the wall to transfer out of plane load of wind to diaphragm, see markups on detail. Show perpendicular roof rafter condition.