HomeMy WebLinkAbout334512_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:
102125310-11
PROJECT ADDRESS:
213&215 S Birch 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-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
10/17/2025
INITIAL REVIEW
11/17/2025
EXPIRATION
4/15/2026
RECHECKS:
1.03/12/2026
PROJECT APPLICANT CONTACT PERSON:
2.
Huy Pham
3.
TEL:
(917)940-9470
FAX:
VALUATION: $10,000.00
EMAIL:
hdp202@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: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.The drawings/information submitted for Building Safety Division review is incomplete. Only two sets of plans are submitted. Resubmit 3corrected sets of plans.2nd: Not addressed, please submit 3 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.
Red marked comment set is available to pick-up at the City Hall.
ARCHITECTURAL:Show the complete legal description and assessor's parcel number on the plans.
Provide an Index of drawings on cover sheet.Provide complete project description with a complete and detailed description of scope of work on the cover sheet of the plans. Based on the exhibit #21 of the inspector’s report, repair/replacement of the balcony at staircase on South side of the property is required. Add balcony replace/repair to the scope of work and provide required documentation for the work.Note on the cover sheet: 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 the cover sheet: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
Provide building information on the cover sheet:
- Occupancy group: R2
- Construction type: Type V – B
- Number of stories:
- Fire sprinklered: Yes / No
- Fire sprinkler type: (where applicable)
- Existing building habitable area (square feet):
- New and/or remodeled decks, balconies, covered porches, and patio covers area (square feet):
- Total building area (square feet):
Provide a statement on the title sheet of the plans that this project shall comply with following codes:
- 2022 California Residential Code (CRC)
- 2022 California Building Code (CBC)
- 2022 California Electrical Code (CEC)
- 2022 California Mechanical Code (CMC)
- 2022 California Plumbing Code (CPC)
- 2022 California Green Building Standards Code (CGBS) or CALGreen
- 2022 California Energy Code (CEnC)
- City of Santa Ana Municipal Code
Provide a complete site plan meets basic site plan requirements as follows: – (R106.2)Identify all property lines and easements, streets, etc. Clearly note “No easement exists on property” if there is no easement.Show north arrow.Show distances between structures (main house, detached garage, accessory dwelling unit, etc.).Show distances (setbacks) between structures and property lines.
Provide existing and proposed site slope and drainage pattern. (CBC 107)Plans shall be drawn to scale and dimensioned for all new and remodeled areas. Show proposed stairs and the balcony, in the scope of work, on floor plan for units 213A and 215A.Clearly note on floor plan to distinguish between new / existing / demo structures.Balconies, decks and exterior stairway exposed to weather and sealed underneath shall be waterproofed and sloped a minimum of ¼” unit vertical in 12 units horizontal (2%) for drainage. Specify manufacturer and ICC report number of waterproofing on the plan.2nd: Structural is proposing plywood sheathing at deck and stairs. Coordinate and revise details accordingly. Clarify the deck diaphragm specs if plywood is omitted.
For the repaired/replaced balcony, revise plans to indicate that a landing, with a width not less than the width of door and length in the direction of travel of not less than 36 inches, will be provided on each side of doors. The elevation of landing shall not exceed 1 ½ inch difference than the threshold of the doorway (7 3/4 inch if door does not swing over the landing or steps) in each direction.
2nd: See markups on sheet S3 for requested dimensions and information.Provide a complete full-height section and details of stairway showing: (CBC 1011)
- Maximum rise of 7¾ inches and minimum run (tread) of 10 inches.The maximum difference between the stair risers and treads shall not be greater than 3/8”.2nd: See markups on 2/S2
- Minimum clear width of 36 inches. 2nd: See markups on S3.
-Minimum headroom of 6 feet 8 inches.
- Framing (stringer, landing, etc.) size, bracing, connections, footings.2nd: Please provide connection detail for side stringers to columns.Stairways within dwelling units and exterior stairways serving a dwelling unit shall have an illumination level of not less than 1 foot-candle measured at the center of the treads and landings. Exterior stairways serving a dwelling unit shall have an artificial light source located in the immediate vicinity of the top landing of the stairway.
Handrails shall not project more than 4.5” on either side of the stairway and the minimum clear width of the stairway at and below the handrail height shall be 31.5” and 27” when installed on one side and both sides, respectively.
Dimension landings at top and bottom of stairs measured in the direction of travel not less than the stair width.
Handrails are required on at least one side of a continuous run of treads or flight with four or more risers.The top of handrails shall be placed not less than 34 inches nor more than 38 inches above the nosing of the treads. A clear space of 1-1/2 inches is required between the handrail and the wall.Provide dimensioned details of handrail grips showing a minimum edges radius of 0.01 inch and shall have a one of the following: (CBC 1014)
- Circular cross-sectional diameter shall be between 1 ¼” and 2”. Non-circular handrails shall have
a perimeter dimension between 4 and 6 ¼ inches with a maximum cross section of dimension of
2 ¼ inches.
- Handrails with a perimeter dimension > 6 ¼ inches shall have a graspable finger on both sides of
the profile between 1 1/4” to 2 ¾” beginning within ¾” from the top of the profile and achieve a
minimum 5/16” depth within 7/8” below the widest profile point and shall continue a minimum 3/8”
to a level not less than 1¾” below the tallest portion of the profile.
Handrails shall be continuous except at a turn they are permitted to be interrupted by a newel post and have a minimum clear distance between the wall and handrail grip of 1 ½ inches.
Provide a 42 inch high guardrail at balconies, landings and decks located more than 30” vertically to the floor or grade below.
Provide detail of the guard showing that a 4” diameter sphere may not pass through any opening in the guard.
2nd: Justify detail 3/S2 in accordance with above code section.
Where guards are used as handrails, provide a detail of the guard (including a handrail on open sides of the stairway) showing that a 4 3/4” diameter sphere may not pass through the open space between intermediate rails and pickets. The open space between the riser tread and bottom rail of the guard shall not allow a 6-inch diameter sphere to pass through.
2nd: Justify detail 3/S2 in accordance with above code section.
Protection wood against decay shall comply with provisions of section 2304.12, CBC 2022.
STRUCTURAL:
Provide on the plans, structural material notes (ex. Lumber species & grade, concrete (steel reinforcement, special inspection requirements, etc.)).
Footing shall be embedded minimum 18” below the finish grade.
2nd: not addressed.
Consider 100psf live loads for stairs of residential structures other than one and two dwelling units, ASCE7-16, Table 4.3-1. Revise calculations.
2nd: Not addressed. Revise calculations for beams, joists at balcony 215A, and footings.
Consider minimum 60psf for balconies and decks, ASCE7-16, Table 4.3-1.
Provide framing plan, connection details and calculations for the balcony subjected to repair or replacement per inspector’s report.
Do not apply the live load as roof live load. Change the load to live load (CD=1.0) and revise calculations.
2nd: Not addressed (Balcony joists and beam #2).
Show landing framing to clarify the tributary of loads on the beam supporting stairs and balcony/deck. Provide calculations for supporting beam.
Clearly cross reference the calculated beams on plan.
2nd: Locate beam #2 on plan.
Justify and show on plans means of providing lateral bracing at 2ft intervals.
Handrails and guards shall be designed to resist a concentrated load of 200 pounds in accordance with Section 4.5.1 of ASCE 7 (CBC 2022, 1607.9.1.1.). Provide supportive calculations to show compliment for handrails, guard posts, connections, etc.
Provide calculations for stair stringer D2.
Justify use of ‘HUS’ hangers for sloped condition per Simpson catalog page 102 , attachment of stair stringers to supporting beam.
2nd: Not addressed.
Exterior landings, decks, balconies, stairs and similar facilities shall be positive anchored to the primary structure to resist both vertical and lateral forces or shall be designed to be self-supporting. Attachment shall not be accomplished by use of toenails or nails subject to withdrawal. Justify and support with calculations lateral stability of the stairs.
2nd: Clarify lateral resisting system. If cantilever wood post, provide calculations for post and footing and show adequate connection to create complete load path and transfer the loads to foundation.
Justify withdrawal capacity of the lag screws and torsion created in the side stringer due to guard live load. Modify the moment arm to represent the actual height per detail 3/S2.
2nd: Not addressed.
Provide footing and detail for stringers landing on ground.
2nd: Not addressed.
Justify use of “CB” post base in existing pad footing.
2nd: Not addressed.
Provide foundation calculations.
2nd: There are two details 2/S3 on sheet S3, clarify?
See markups on calculations.(End of Comment)