HomeMy WebLinkAbout336436_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:
101125874
PROJECT ADDRESS:
640 S Oak St
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
12/8/2025
INITIAL REVIEW
12/23/2025
EXPIRATION
6/6/2026
RECHECKS:
1.01/20/2026
PROJECT APPLICANT CONTACT PERSON:
2.
Quoc Do
3.
TEL:
(714)458-5374
FAX:
VALUATION: $173,456.49
EMAIL:
doquocpl@yahoo.com
FLOOD ZONE: X-06059C0276J
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 3corrected 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.
Delete notes and details that do not apply to this project. (CBC 107)
Red marked comment set is available to pick-up at the City Hall.
ARCHITECTURAL COMMENTS:
Revise sheet title of sheets A101, A102 and A201 to match with the sheet contents and title sheet.
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.
Revise the required PV system capacity to minimum 3 KW per Title 24 sheet (4 of 11)/T-24-1.
Remove roof overhang at South face of proposed ADU due to encroachment into easement.
Clarify the distance of proposed porch to the East property line.1
Exterior walls without Automatic Residential Fire Sprinkler – (Table R302.1(1))
Exterior walls located less than 5-ft from a property line shall be of one-hour construction. Provide and reference a detail on plan for applicable conditions.
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. Reference detail 1D/A401 on plan for applicable conditions.
Through penetrations and/or membrane penetrations of fire-resistance-rated wall or floor assemblies shall comply with Section R302.4.1 and/or R302.4.2. respectively (R302.4). Provide details, manufacturer name of product and verification of code required tests compliance.
2nd: Information not found on A401. Please add note: “Through penetrations and/or membrane penetrations of fire-resistance-rated wall or floor assemblies shall comply with Section R302.4.1 and/or R302.4.2. respectively”.
Provide minimum 36” clear access throughout the building (hallway)(R311.6). Please show the hall way clear width.
Smoke Alarms – Provide smoke alarm(s) in each sleeping room; in the immediate vicinity of the bedroom(s); in basement and habitable attics (R314). Provided smoke detector at hallway is far from bedroom 1.
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). Provided carbon monoxide alarm at hallway is far from bedroom 1.
The minimum net free ventilating area shall be 1/150 of the area of the vented space(R806.2). If exception below is being used justify and show on plan how the required provisions are satisfied.
Exception: The minimum net free ventilation area shall be 1/300 of the vented space provided both of the following conditions are met:
In Climate Zones 6, 7 and 8, a Class I or II vapor retarder is installed on the warm-in-winter side of the ceiling.
Not less than 40 percent and not more than 50 percent of the required ventilating 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. The balance of the required ventilation provided shall be located in the bottom one-third of the attic space. 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.
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. Show dimensions/information on plan.
Aging-in-place Design & Fall Prevention, newly constructed dwellings – (R327)
Reinforcement for grab bar: at least one bathroom on the entry level shall be provided with reinforcement installed. Where there is no bathroom on the entry level, at least one bathroom on the second or third floor of dwelling shall comply with followings (show on plan):
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 installed on both side walls of the fixture, or one side wall and the back wall. Where the water closet is not placed adjacent to a side wall capable of accommodating a grab bar, the bathroom shall have provisions for installation of floor-mounted, foldaway or similar alternate grab bar reinforcements approved by the enforcing agency.
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.
Energy Conservation – Title 24 Energy forms & calculations
Change the address on title 24 sheets and calculations to the address of ADU: 640 S. Oak St.
Add note that kitchen range hood fan shall be vented to the outside.
On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, or per Title 24 performance calculation.
ESS ready requirements: Add term ‘minimum 1 inch’ to the note a-2 as: “A dedicated minimum 1inch raceway…”
CalGreen Plan Review Comments:
Bathroom Exhaust Fan shall be ENERGY STAR compliant and be ducted to terminate outside the building (Section 4.506.1).
Structural Plan Review Comments:
Alternate soil report policy (https://www.santa-ana.org/documents/solis-report-exemptions) can be utilized in lieu of geotechnical investigations provided that following criteria are met: (provide required notes and information on plan accordingly)
4’ over-excavation is required (property is located in liquefaction zone).
Recompact 4’ over-excavation prior to trenching for the utility and/or foundation.90% compaction report is required at the time of foundation inspection.Damp proofing, basecourse and pre-saturation are required.
Provide 5” slab on grade reinforced with #4 at 18” on centers each way over 4” base of ½” or larger clean aggregate with 10 mil vapor retarders in direct contact with concrete. Slab shall be tied-in to continuous 12” wide X 24” (minimum embedment into firm soil) foundation.
Continuous foundation must be reinforced with 2 #5 (or 3 #4) top and bottom.
All concrete shall be fc’=4,500 psi (minimum) with type V cement maximum water cement ratio of 0.45. No special inspection required if concrete truck mix ticket is provided.
Clarify and provide justified information on plan that how the required 4’ over-excavation and layback cut (per comment 1) is achieved without causing instability issues on existing adjacent structure and block walls in addition to avoid encroaching into existing adjacent easement.
Change project address on drawing sheets to the ADU address: 640 S. Oak St.
Change the duplicated sheet number SD2 to SD3.
Provide in calculations book abreakdown of materials comprising roof dead load, include weight of solar panel and their racking system. Add allowable considered weight of solar panels to design criteria on sheet SN.
Clarify considered weight for exterior and interior walls.
Provide shear transfer detail at line 2 between the porch and living room.
Repetitive factor increase is not permitted unless the joists are joined by a load distributing element adequate to support the design load (NDS 2018, 4.3.9). Please revise ceiling joist design. Provide a note on plan to clarify the required 4ft interval of intermediate blocking (bridging) between joists per calculations.
Add specs, manufacturer and ICC report number of PSL beams to general notes.
Calculations show 11 7/8” deep PSL hip beams, however plan shows 11 1/4” deep beam. Revise accordingly.
2nd: Plan and calculations still have discrepancy. Calculations show 3.5 x 11 7/8 (page 8) while plan shows 3.5 x 9 1/4 PSL. Revise accordingly.
Ridge board roof framing over the living room is not feasible due to interference in tension ties load path loop by valley beam. Please clarify framing, revise plans ad calculations accordingly. See mark ups on plan.
Beam 1 calculations: Clarify the roof rafter direction and bearing points and revise calculations, see mark ups on plan.
Provide a detail to show the taper/end cut and end of ceiling/hip beams per manufacturer requirements.
Justify how the ceiling beams are considered fully braced against lateral buckling at compression face.
Use concealed flange hanger at connection of beam 3 to the full height post.
Provide drag connection at the other end of porch diaphragm to tie it into ADU diaphragm, if cantilevered diaphragm is intended for design. Otherwise, justify lateral stability of the porch in both directions.
2nd: Revise detail 4/SD2 to comply with requirements of manufacturer (see page 82 of Simpson catalog) for additional foundation requirements of MPBZ post bases.
Provide top plate splice strap where the 6x10 porch beam breaks into the shear wall at line 2.
Revise calculations to show missing fonts of design wind shear and seismic shear on pages 26 and 29 of calculations, respectively. Additional comments may arise.
ASCE 7-16 code section 12.8.1.3 used to limit maximum SDs value to 1.0 is applicable only to structures with redundancy factor of 1.0. See mark ups on calculations and revise accordingly.
Justify and show with calculations the effective seismic weight used for design. Include weight of exterior and interior walls in design.
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.
Revise the embedment length of SSTB bolts in detail 16/SD2 to comply with manufacturer recommendations for edge condition (see Simpson catalog page 40). Show the dimension of required embedment length from below the cold joint for two pour concrete option.
Specify the height of optional collar ties vs attic height in accordance with R802.4.6. in detail 3/SD1.
Justify applicability of detail 5/SD1 with post caps at the end of hip beams.
Justify adequacy of connection shown in detail 8/SD1 to transfer reaction of hip beams to king post. Hip beam reaction exceeds load capacity of LS70.(End of Comment)