HomeMy WebLinkAbout337041_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:
101126063
PROJECT ADDRESS:
2312 N Valencia 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, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
12/23/2025
INITIAL REVIEW
1/22/2026
EXPIRATION
6/21/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Pieter Berger
3.
TEL:
(949)422-9149
FAX:
VALUATION: $900,000.00
EMAIL:
pberger@mve-architects.com
FLOOD ZONE: X-06059C0163J** Please note: If the comments are not completely addressed/resolved after the 3rd review, additional plan check fee will be required/charged on an hourly rate basis **
GUIDELINES:
Comments contained within this report reflect only those of the Building and Safety Division.Additional comments or corrective action may be required by other Departments and/or outside Agencies
This Plan Review Report and all subsequent code references are based upon the most recent version(s) of the 2022 California Building Codes (CBC, CRC, CFC, CEC, CPC, CMC, CGBSC, and CEES)
The approval of plans and any supporting documents does not permit the violation of any section of the adopted building codes or other pertinent local ordinances, or state and federal laws
All listed plan review comments must be adequately addressed before a building permit can be issued
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.
Applicant shall obtain clearance/approvals from following departments after obtaining approval from Building and Safety Division, 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 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.
Applicant must pick up red marked sheet from the City prior to resubmittal and return the marked up set with resubmittal
ARCHITECTURAL COMMENTS:
Provide a project description with a complete and detailed scope of work on the cover sheet of the plans.
All persons preparing plans for others shall sign those plans. Business and Professions Code Chapter 3, Division 3, Section 5536.1 (a). Provide name and contact information of the designer on all the sheets.
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 the following design data on the first sheet (R106.1.1)
Occupancy groups (R-3/U)
Type of construction (V-B)
Automatic Fire Sprinkler (YES or NO)
Number of stories.
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. MEP are subject to building field inspection.
Scale of plans does not match with the called-out scale on sheets.
2nd: Show scale of ground level site plan (see markups on A1).
Provide sheet index on the first sheet.
Show reference line of building sections on plan.
Provide a complete existing and proposed plot plans showing – (R106.2)
Location and size of all structures on the lot.
Identify all property lines and easements, streets, etc.
Distances between buildings (main house, detached garage, accessory dwelling unit, etc.).
Distances (setbacks) between buildings and property lines.
Provide a Site Drainage planwith 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 without Automatic Residential Fire Sprinkler – (Table R302.1(1)): Provide a detail for one-hour protection on the underside of eave when eaves projected into the 5-ft of fire separation distance and cross reference the detail on plan. No projection beyond 2-ft of the fire separation distance.
Clearly distinguish on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend.
Dwelling/garage separation –
Ducts in the garage and ducts penetrating the walls or ceilings separating the dwelling from the garage shall be constructed of minimum No. 26 gage sheet steel, and shall have no openings into the garage. (R302.5.2)
Wall between garage/carport and dwelling – Provide minimum 1/2-inch gypsum board on the garage side; extended from foundation to the roof sheathing. (R302.6)
Bathroom, water closet compartment, and other similar rooms: (R303.3)
Shall be provided with aggregate glazing area in windows (minimum 3 sq. ft.) with one-half openable.
Glazing areas are not required where artificial lighting and mechanical ventilation system are provided – must be exhausted directly to the outside (50 cubic feet per minute for intermittent ventilation; 25 cubic feet per minute for continuous ventilation).
Show/provide safety glass in hazardous locations (R308) –
Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors.
Glazing within 24” of door and that bottom edge is less than 60”.
2nd: Window 2 at South wall of bedroom 3.
Glazing in enclosure for or walls facing hot tubs, bathtubs, showers, whirl-pools, saunas, steam rooms where the bottom edge of the glazing is less than 60” above the any standing surface.
2nd: Clarify opening mechanism of window 5 and verify minimum 1.5 sf open area.
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(R310.1). Justify dimensions of windows in bedroom 3.
Smoke Alarms – Provide smoke alarm(s) in each sleeping room and in the immediate vicinity of the bedroom(s). (R314)
2nd: Smoke alarm at 1) Bedroom 4, 2) Immediate vicinity of bedroom 4
Carbon Monoxide Alarms – Provide carbon monoxide alarms at outside of each sleeping area, in the immediate vicinity of the bedroom(s). (R315)
2nd: Carbon Monoxide alarm at 1) Immediate vicinity of master bedroom, 2) Immediate vicinity of bedroom 2-3
Exterior wall covering –
Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)
Provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2.
Fireplace and chimneys –
On the plan, please specify manufacturer’s name, ICC report number for the fireplace.
All chimneys shall terminate 24" (610mm) minimum above the highest part of the roof within 10-ft. (3048mm); in addition, factory-built chimneys shall comply with the manufacturer's listing; whichever is greater. Show on plan, spark arrester.
Attic access and Ventilations –
Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1)
Show on the plans - attic vent locations, type and size (area = 1/150 of the attic space). Provide an attic cross ventilation summary; on the plans indicate the total area required versus provided. (R806.1)
Under-floor access and ventilation: Show on the plans – under-floor vent locations (existing and new), type and size (area = 1/150 of the under-floor space). Locate openings at corners and provide cross ventilation. Provide a cross ventilation summary; on the plans indicate the total area required versus provided. (R408.1)
Roofing requirements – (R901): A minimum Class “C” roof is required. On the plan, specify manufacturer’s name, ICC/UL report number and Class for the roofing material.
Site plan shows that South wall of garage is demolished and shifted to North. Revise demo plan accordingly.
Please see marked-up plans for additional requirement/comments.
Reminder.
Show North direction on plot plans.
Energy Conservation – Title 24 Energy forms & calculations
Use the latest software version of 2022 code edition, version 9.4 for Title 24 calculations.
Quality Insulation Inspection (QII) is required per Title 24 calculations. Add note on plan: “Insulation inspections must be first registered in the HERS provider database before the project can proceed to drywall or any other measure that would cover up a required special inspection.”
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
New building, or addition more than 1000 sq.ft. – Provide Whole house ventilation. On the plan, please provide/show method of whole house ventilation in compliance with ASHRAE Standard 62.2. – provide complete notes, details and calculations. (150.0(o)); (150.2(a)(C))
Provide building sections (at least two orthogonal directions) to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.
On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, or per Title 24 performance calculation.
2nd: Maximum U-factor and SHGC shall be called out on door-window schedule in accordance with Title 24 calculations. Please add and/or revise the factors to match Title 24 accordingly.
Show on plan specific make and model of water heater per Title 24 calculations.
2nd: Water heater model and tank capacity is not matching Title 24, revise.
CalGreen Plan Review Comments:
Bathroom Exhaust Fan (Section 4.506.1)
Fans shall be ENERGY STAR compliant and 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:
Title 24 shows minimum 2x12 roof rafters at addition vaulted ceiling area to satisfy insulation requirements. Revise plans accordingly.
Title 24 shows minimum 2x10 floor joists at raised floor framing to satisfy insulation requirements. Revise plans accordingly.
2nd: Proposed joists shall match Title 24 calculations, revise either one to match.
Provide shear transfer detail at shear line D.
Specify roof total dead load on plan.
Shear wall schedule is per outdated SDPWS codes, use SDPWS 2021 as code reference.
Design bent HSS steel beams as a frame to take into consideration horizontal kickout of the beam at support. Provide proper connection at support to justify how this horizontal displacement is taken care of to avoid out of plane forces on wall. (see below)
2nd: Justify how the horizontal component of reaction at support is resistedand consider out of plane effects on the wall supporting the beam.
Specify and support with calculations minimum required size of roof rafters spanning between beam 20 and beam 22. Cleary show on plan intermediate supports if any assumed.
Justify the notch at end of beam 22 to comply with maximum notch limit per R802.7.1.2. /NDS4.4.3.1.
Revise the Hardy frame call out along shear line D to 18x8 per calculations.
Clarify where beam 24 floor joist is occurring in plan.
Provide dimension to show maximum 7ft span of 2x6 floor joists on plan per calculations.
Please clarify location of the beams supporting discontinued shear walls andspecify the intended shear line per calculations page 51, 52, and 53.
Specify length and embedment of anchor bolts for raised floor stem walls.
For seismic design category C – F, holdown bolts installed at garage curbs needs to be minimum SSTB20 per Simpson catalogue page 46. Clarify on plan.
Call out detail 9/HFX2 for bottom connection of hardy frames at garage based on proposed shear values of hardy frames (bearing on concrete).
Call out hardy frame bottom connection detail from HFX2 or HFX3 sheets for shear line D, based on proposed shear values of hardy frames.
Footing along line A is new. Review and revise foundation details accordingly along this line.
2nd: Verify if the holdowns along shear line A are intended to be post installed with epoxy or cast in place. Revise detail if required.
Clarify hardy frame pad bottom elevation along line 2 where it encroaches into raised floor system. Provide a detail for clarifications.
Add note to verify in field that demolished walls at existing bedroom 2 and 3 due to relocation of windows are not part of a braced/shear wall.(End of Comment)