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9/18/2023
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<br />Sheet: of 1
<br />Date:
<br />A-1
<br />Title Sheet, Scope
<br />of Work, Vicinity
<br />Map & Notes
<br />1316 SYCAMORE ST., SANTA ANA, CA 92701
<br />NEW ACCESSORY DWELLING UNITS #100 & #101
<br />N
<br />PROJECT
<br />LOCATION
<br />SCOPE OF WORK
<br />DEMOLISH EXISTING GARAGE AND CONSTRUCT
<br />2 NEW ATTACHED ADU'S (ACCESSORY
<br />DWELLING UNITS) CONSISTING OF 1 BEDROOM
<br />AND 1 BATHROOM EACH. STRIPE 3 PARKING
<br />SPACES ADJACENT TO NEW ADU'S.
<br />VICINITY MAP
<br />SCALE: NONE
<br />15TH. ST.
<br />14TH. ST.
<br />WASHINGTON AVE.
<br />WASHINGTON AVE.
<br />MA
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<br />.
<br />GENERAL NOTES:
<br />1. The items listed here are the minimum regulations applicable to work for 1 or 2 family
<br />dwellings.
<br />2. These requirements shall NOT supersede more restrictive specifications on the approved
<br />plans or as required by applicable codes and/or other regulations.
<br />3. Protection of wood and wood based products from decay shall be provided in the following
<br />locations by the use of naturally durable wood or wood that is preservative-treated in
<br />accordance with AWPA U1. (CRC R317.1)
<br />a. In crawl spaces or unexcavated areas located within the periphery of the building
<br />foundation, wood joists or the bottom of a wood structural floor where closer than 18
<br />inches to exposed ground, wood girders where closer than 12 inches to exposed ground,
<br />and wood columns where closer than 8 inches to exposed ground.
<br />b. Wood framing members, including columns, that rest directly on concrete or masonry
<br />exterior foundation walls and are less than 8 inches from exposed ground.
<br />c. Sills and sleepers on a concrete or masonry slab that is in direct contact with the ground
<br />unless separated from such slab by an impervious moisture barrier.
<br />d. The ends of girders entering exterior masonry or concrete walls having clearances of less
<br />than ½ inch on tops, sides and ends.
<br />e. Wood siding, sheathing and wall framing on the exterior of a building having a clearance
<br />of less than 6 inches from the ground or less than 2 inches measured vertically from
<br />concrete steps, porch slabs, patio slabs and similar horizontal surfaces exposed to the
<br />weather.
<br />f. Wood structural members supporting moisture-permeable floors or roofs that are exposed
<br />to the weather, such as concrete or masonry slabs, unless separated from such floors or
<br />roofs by an impervious moisture barrier. The impervious moisture barrier system protecting
<br />the structure supporting floors shall provide positive drainage of water that infiltrates the
<br />moisture-permeable floor topping.
<br />g. Wood furring strips or other wood framing members attached directly to the interior of
<br />exterior masonry walls or concrete walls below grade except where an approved vapor
<br />retarder is applied between the wall and the furring strips or framing members.
<br />h. Portions of wood structural members that form the structural supports of buildings,
<br />balconies, porches or similar permanent building appurtenances where those members
<br />are exposed to the weather without adequate protection from a roof, eave, overhang or
<br />other covering that would prevent moisture or water accumulation on the surface or at
<br />joints between members.
<br />EXCEPTION: Sawn lumber used in buildings located in a geographical region where
<br />experience has demonstrated that climatic conditions preclude the need to use
<br />naturally durable or preservative-treated wood where the structure is exposed to the
<br />weather.
<br />i. Wood columns in contact with basement floor slabs unless supported by concrete piers or
<br />metal pedestals projecting not less than 1 inch above the concrete floor and separated
<br />from the concrete pier by an impervious moisture barrier.
<br />4. Field-cut ends, notches and drilled holes of preservative-treated wood shall be treated in
<br />the field in accordance with AWPA M4. (CRC R317.1.1)
<br />5. All wood in contact with the ground, embedded in concrete in direct contact with the
<br />ground or embedded in concrete exposed to the weather that supports permanent
<br />structures intended for human occupancy shall be approved pressure-preservative-treated
<br />wood suitable for ground contact use, except that untreated wood used entirely below
<br />groundwater level or continuously submerged in fresh water shall not be required to be
<br />pressure-preservative treated. (CRC R317.1.2)
<br />6. Exterior coverings shall comply with Section R703.
<br />7. Exterior walls shall provide the building with a weather-resistant exterior wall envelope.
<br />The exterior wall envelope shall include flashing as described in Section R703.4. (CRC
<br />R703.1)
<br />8. Exterior plaster (stucco) wall assemblies shall comply with Section R703.7 and shall
<br />include a weep screed and water resistive barrier as follows (CRC R703.7.2.1 &
<br />R703.7.3):
<br />a. Weep Screed: A minimum 0.019-inch (No. 26 galvanized sheet gage), corrosion-resistant
<br />weep screed or plastic weep screed, with a minimum vertical attachment flange of 3 1
<br />2
<br />inches, shall be provided at or below the foundation plate line on exterior stud walls in
<br />accordance with ASTM C926. The weep screed shall be placed not less than 4 inches
<br />above the earth or 2 inches above paved area and shall be of a type that will allow trapped
<br />water to drain to the exterior of the building. The weather-resistant barrier shall lap the
<br />attachment flange. The exterior lath shall cover and terminate on the attachment flange of
<br />the weep screed.
<br />b. Water-Resistive Barriers: Water-resistive barriers shall be installed as required in Section
<br />R703.2 and, where applied over wood-based sheathing, shall comply with Section
<br />R703.7.3.1 or R703.7.3.2.
<br />GENERAL CONSTRUCTION NOTES:
<br />1. Prior to the start of construction, the contractor shall visit the project site and conduct a
<br />field review and shall notify the architect/engineer or owner of any discrepancies and/or
<br />conditions in the contractor's opinion that should be modify in order to complete the project
<br />in a proper manner.
<br />2. Prior to the start of construction, owner and/or contractor shall verify any easements and
<br />obtain any required clearances, approvals and/or permits from the jurisdiction having
<br />authority. Designers shall be notified where any changes to the design is required before
<br />the start of work.
<br />3. Prior to the start of construction, owner and/or contractor shall obtain any required
<br />clearances, approvals and/or permits from the jurisdiction having authority and/or the
<br />appropriate power company as required with regard to construction work in the proximity
<br />of existing and/or new power poles. Designers shall be notified where any changes to the
<br />design is required before the start of work.
<br />4. Prior to the start of any landscape work and/or the removal/relocation of any existing trees,
<br />owner and/or contractor shall obtain any required clearances, approvals and/or permits
<br />from the jurisdiction having authority. Designers shall be notified where any changes to the
<br />design is required before the start of work.
<br />5. Contractor shall verify dimensions before the start of any construction and make any
<br />necessary adjustments and align with existing framing as indicated on the plan regardless
<br />of dimensions noted and report any discrepancies to the architect/engineer or owner prior
<br />to construction.
<br />6. Dimensions shown on plans are for general reference use only. Owner and/or contractor
<br />shall obtain the services of a licensed surveyor for situations where needed and required.
<br />7. Where indicated on the plan for wall removal, the contractor shall verify and confirm the
<br />joist bearing directions at the project site and shall notify the architect/engineer or owner of
<br />any discrepancies before any wall removal.
<br />8. Where indicated on the plan for wall removal, any electrical or plumbing in that wall shall
<br />be relocated as necessary (unless noted otherwise).
<br />9. Where indicated on the plan for wall removal, the floor and ceiling areas shall be repaired
<br />and finish smooth to match the existing areas.
<br />10. Prior to placing order of windows and doors, the contractor shall verify all windows and
<br />door sizes and shall notify the architect/engineer or owner of any discrepancies.
<br />11. Prior to placing order of windows, skylights and doors, the contractor shall verify the brand
<br />and type with the owner.
<br />12. If specific conditions are not detailed, then their construction shall follow standard
<br />construction practices.
<br />MECHANICAL:
<br />1. All mechanical equipment shall be installed per the manufacturer’s installation instructions.
<br />(CMC 303.1)
<br />2. Environmental air duct exhaust shall terminate not less than 3 feet from a property line, 10
<br />feet from a forced air inlet, 10 feet above a public walkway, and 3 feet from openings into
<br />the building. The discharge of environmental exhaust ducts shall not be directed onto a
<br />public walkway. (CMC 502.2.1)
<br />3. Each bathroom containing a bathtub, shower or tub/shower combination shall be
<br />mechanically ventilated for purposes of humidity control in accordance with the California
<br />Mechanical Code, Chapter 4; and the California Green Building Standards Code, Chapter
<br />4, Division 4.5. Each bathroom required to be mechanically ventilated, shall comply with
<br />the following: (CRC R303.3.1 & CGBSC 4.506.1)
<br />a. Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building.
<br />b. Unless functioning as a component of a whole house ventilation system, fans must be
<br />controlled by a humidity control.
<br />c. Minimum exhaust rate of 50 cfm.
<br />ELECTRICAL:
<br />1. Access and working space shall be provided and maintained about all electrical equipment
<br />to permit ready and safe operation and maintenance of such equipment. (CEC 110.26)
<br />2. In general, service equipment and sub-panels to have a minimum 30 inch by 36 inch clear
<br />work space on a level surface with 78 inch clear height. (CEC 110.26(A))
<br />3. Electrical panels are not allowed to be located in bathrooms or clothes closets. (CEC
<br />240.24(D) & (E))
<br />4. Ground fault circuit interrupter (GFCI) protection shall be provided at all receptacle outlets
<br />in bathrooms, garages, outdoor areas, crawl spaces, basements, kitchens where the
<br />receptacles are installed to serve the countertop surfaces, sinks where receptacles are
<br />installed within 6 feet from the top inside edge of the bowl of the sink, boathouses, laundry
<br />areas. (CEC 210.8)
<br />5. For one-and two-family dwellings, and multifamily dwellings, at least one receptacle outlet
<br />shall be installed in areas specified in 210.52(G)(1) through (G)(3). These receptacles
<br />shall be in addition to receptacles required for specific equipment. (CEC 210.52(G))
<br />(1)Garages. In each attached garage and in each detached garage with electrical
<br />power, at least one receptacle outlet shall be installed in each vehicle bay and not
<br />more than 5-1/2 feet above the floor. (CEC 210.52(G)(1))
<br />EXCEPTION: Garages spaces not attached to an individual dwelling unit of a
<br />multifamily dwelling shall not require a receptacle outlet in each vehicle bay.
<br />(2)Accessory Buildings. In each accessory building with electric power.
<br />(CEC 210.52(G)(2))
<br />(3)Basements. In each separate unfinished portion of a basement.
<br />(CEC 210.52(G)(3))
<br />6. Combination type Arc Fault Circuit Interrupter (AFCI) circuit breakers are required for all
<br />120V single phase 15A/20A branch circuits. Except where GFCI circuits are provided.
<br />(CEC 210.12(A))
<br />7. Kitchen countertops 12 inches or wider must have receptacle outlets installed so no point
<br />along the counter wall is more than 24 inches from a receptacle. (CEC 210.52(C))
<br />8. Kitchen island and peninsular countertops shall have at least one receptacle outlet. At
<br />least one receptacle outlet shall be located within 2 feet of the outer end of a peninsular
<br />countertop or work surface. Receptacle outlets shall be located below countertop or works
<br />surfaces: Not more than 12 inches below the countertop or work surface. Receptacles
<br />installed below a countertop or work surface shall not be located where the countertop or
<br />work surface extends more than 6 inches beyond its support base. (CEC 210.52(C))
<br />9. A minimum of one dedicated 20 ampere circuit is required for each bathroom and laundry
<br />room. (CEC 210.11(C)(2)&(3))
<br />10. In bathrooms, a GFCI protected receptacle outlet is required within 3 feet of the edge of
<br />each sink. (CEC 210.52(D))
<br />11. Receptacles shall not be installed within a zone measured 3 feet horizontally and 8 feet
<br />vertically from the top of the bathtub rim or shower stall threshold. The identified zone is
<br />all-encompassing and shall include the space directly over the tub or shower stall. (CEC
<br />406.9(C))
<br />EXCEPTION: In bathrooms with less than the required zone the receptacles(s) shall
<br />be permitted to be installed opposite the bathtub rim or shower stall threshold on the
<br />farthest wall within the room.
<br />12. Receptacles shall be installed such that no point measured horizontally along the floor line
<br />of any wall space is more than 6 feet from a receptacle outlet. (CEC 210.52(A)(1))
<br />13. In dwelling units, hallways of 10 feet or more in length shall have at least one receptacle
<br />outlet. (CEC 210.52(H))
<br />14. Contractor shall verify the exact location of the lighting, switches, receptacles, exhaust
<br />fans and ceiling fans with the owner before installation.
<br />PLUMBING:
<br />1. All Plumbing fixtures and fittings shall comply with the following maximum flowrates:
<br />(CGBSC 4.303.1)
<br />FIXTURE TYPE MAXIMUM FLOW RATE
<br />Water Closets 1.28 gallons/flush
<br />Showerheads – single 1.8 gpm @ 80 psi
<br />Showerheads – multiple 1.8 gpm @ 80 psi combined
<br />Lavatory faucets 1.2 gpm @ 60 psi
<br />Kitchen faucets 1.8 gpm @ 60 psi
<br />2. A minimum 24 by 30 inch clear area shall be provided in front of each water closet,
<br />lavatory or similar fixture. No water closet shall be set closer than 15 inches from its center
<br />to a side wall or obstruction. (CPC 402.5)
<br />3. Shower compartments, regardless of shape, shall have a minimum finished interior of
<br />1024 square inches and shall also be capable of encompassing a 30 inch circle. (CPC
<br />408.6)
<br />4. The shower compartment clear dimensions shall be maintained to a point of not less than
<br />70 inches above the shower drain outlet with no protrusions other than the fixture valve or
<br />valves, showerheads, soap dishes, shelves, and safety grab bars, or rails. (CPC 408.6)
<br />5. Bathtub and shower floors and walls above bathtubs with installed shower heads and in
<br />shower compartments shall be finished with a nonabsorbent surface. Such wall surfaces
<br />shall extend to a height of not less than 6 feet above the floor. (CRC R307.2)
<br />6. When located in a garage, appliances and water heater shall be installed so that burners
<br />and burner-ignition devices are located not less than 18 inches above the garage floor.
<br />(CPC 507.13)
<br />7. Water heaters, gas appliances and any other appliances installed in garages, along
<br />driveways or other areas subject to mechanical or vehicle damage shall be guarded
<br />agianst such damage by being installed behind protective barriers or by being elevated or
<br />located out of the normal path of vehicles. (CPC 507.13.1)
<br />8. Water heaters shall be anchored or strapped to resist horizontal displacement due to
<br />earthquake motion. Strapping stall be at points within the upper one third and lower
<br />one-third of its vertical dimensions. At the lower point, a minimum distance of 4 inches
<br />shall be maintained above the controls with the strapping. (CPC 507.2)
<br />SMOKE & CARBON MONOXIDE ALARMS:
<br />1. Smoke alarms complying with UL 217 shall be installed in each sleeping room, outside
<br />each separate sleeping area in the immediate vicinity of the bedrooms, and at each floor
<br />or basement level. (CRC R314)
<br />2. Carbon monoxide alarms shall be listed in accordance with UL 2034. Combination carbon
<br />monoxide and smoke alarms shall be listed in accordance with UL 217 and UL 2034.
<br />(CRC R315.1.1)
<br />3. For existing buildings and new construction, carbon monoxide alarms shall be provided in
<br />dwelling units where either or both of the following conditions exist. (CRC R315.2.1)
<br />1. The dwelling unit contains a fuel-fired appliance or fireplace.
<br />2. The dwelling unit has an attached garage with an opening that communicates with
<br />the dwelling unit.
<br />4. Carbon monoxide alarms in dwelling units shall be installed and maintained in accordance
<br />with the manufacturer's published instructions in the following locations: (CRC R315.3)
<br />1. Outside of each separate sleeping area in the immediate vicinity of the bedrooms.
<br />2. On every occupiable level of a dwelling unit, including basements.
<br />3. Where a fuel-burning appliance is located within a bedroom or its attached
<br />bathroom, a carbon monoxide alarm shall be installed within the bedroom.
<br />5. Combination carbon monoxide and smoke alarms shall be permitted to be used in lieu of
<br />carbon monoxide alarms. (CRC R315.4)
<br />DOORS & EGRESS WINDOWS:
<br />1. At least one egress door shall be provided for each dwelling unit. (CRC R311.2)
<br />2. The required egress door shall be side-hinged, and shall provide a clear width of not less
<br />than 32 inches where measured between the face of the door and the stop, with the door
<br />open 90 degrees. The clear height of the door opening shall be not less than 78 inches in
<br />height measured from the top of the threshold to the bottom of the stop. Egress doors shall
<br />be readily openable from inside the dwelling without the use of a key or special knowledge
<br />or effort. (CRC R311.2)
<br />3. There shall be a landing or floor on each side of each exterior door. The width of each
<br />landing shall be not less than the door served. Landings shall have a dimension of not less
<br />than 36 inches measured in the direction of travel. The slope at exterior landings shall not
<br />exceed 1
<br />4 unit vertical in 12 units horizontal (2 percent). (CRC R311.3)
<br />4. Landings or finished floors at the required egress door shall be not more than 1-1/2 inches
<br />lower than the top of the threshold. (CRC R311.3.1)
<br />EXCEPTION: The landing or floor on the exterior side shall be not more than 7-3/4
<br />inches below the top of the threshold provided that the door does not swing over the
<br />landing or floor.
<br />5. Every sleeping room, basement and habitable attic shall have at least one operable
<br />emergency escape and rescue opening. (CRC R310.1)
<br />6. All emergency escape and rescue openings shall have a minimum clear opening of 5.7
<br />square feet, with a minimum net clear opening height of 24 inches and width of 20 inches.
<br />The bottom of the clear opening shall be a maximum of 44 inches measured from the
<br />floor. (CRC R310.2)
<br />ADDITIONAL NOTES:
<br />1. Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are
<br />subject to building field inspection.
<br />2. Photovoltaic system will be submitted under a separate permit and shall be issued prior to
<br />building frame inspection request.
<br />3. The ADU sf / SFD sf ratio is for Park & Rec fee purpose only. The applicant is responsible
<br />for the given “SFR sf” of the existing primary residence; Building Safety staff are not
<br />responsible for the accuracy of the given “SFR sf”.
<br />ABBREVIATIONS
<br />(E)
<br />(N)
<br />A.B.
<br />B.N.
<br />C.J.
<br />CL
<br />Conc.
<br />E.N.
<br />Existing
<br />New
<br />Anchor Bolt
<br />Boundary Nail
<br />Ceiling Joist
<br />Centerline
<br />Concrete
<br />End Nail
<br />F.G.
<br />F.J.
<br />HDR
<br />Max.
<br />Min.
<br />NTS
<br />O.C.
<br />P.T.
<br />Finished Grade
<br />Floor Joist
<br />Header
<br />Maximum
<br />Minimum
<br />Not To Scale
<br />On Center
<br />Preservative Treated
<br />R.B.
<br />R.R.
<br />SF
<br />SQ.
<br />STR.
<br />T.O.
<br />TYP.
<br />W/
<br />Ridge Board
<br />Roof Rafter
<br />Square Feet
<br />Square
<br />Structural
<br />Top Of
<br />Typical
<br />With
<br />PROPERTY OWNER:
<br />JAMAL HASAN
<br />142 IMAGINATION TRAIL
<br />IRVINE, CA 92620
<br />debwanyapt@gmail.com
<br />714-204-8702
<br />CONTACT INFO.
<br />DESIGNER:
<br />KTA DRAFTING & DESIGN SERVICES, LLC
<br />ATTN: KEVIN TA
<br />222 W. 6TH ST, SUITE 400
<br />SAN PEDRO, CA 90731
<br />kevin.ta@ktadrafting.com
<br />310-940-9022
<br />OWNER'S REPRESENTATIVE:
<br />CASITAS DEVELOPMENT SERVICES
<br />ATTN: GINA WIECZOREK
<br />251 S. LAKE AVE, SUITE 320
<br />PASADENA, CA 91101
<br />gina@casitasdevelopment.com
<br />805-712-3119
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<br />PLANS PREPARED BY KTA DRAFTING
<br />& DESIGN SERVICES, LLC.
<br />____________________________
<br />KEVIN TA, PRINCIPAL
<br />No part of this plan set may be changed, reproduced or distributed in any form or by any means, without the prior written permission of KTA DRAFTING & DESIGN SERVICES, LLC.
<br />ADOPTED CODES
<br />· 2022 CALIFORNIA RESIDENTIAL CODE
<br />· 2022 CALIFORNIA BUILDING CODE
<br />· 2022 CALIFORNIA MECHANICAL CODE
<br />· 2022 CALIFORNIA ELECTRICAL CODE
<br />· 2022 CALIFORNIA PLUMBING CODE
<br />· 2022 CALIFORNIA GREEN BUILDING CODE
<br />· 2022 CALIFORNIA ENERGY EFFICIENCY
<br />STANDARDS CODE
<br />(WITH CITY OF SANTA ANA AMENDMENTS)
<br />PROJECT DATA
<br />BUILDING
<br />· EXISTING MULTI-FAMILY DWELLING
<br />(NON-SPRINKLERED)
<br />BUILDING AREA
<br />EXISTING RESIDENCE...................2916 SF
<br />NEW ADU UNIT #100........................427 SF
<br />NEW ADU UNIT #101........................427 SF
<br />NEW FRONT PORCH
<br />FOR UNIT #100...................................60 SF
<br />NEW FRONT PORCH
<br />FOR UNIT #101...................................60 SF
<br />OCCUPANCIES
<br />· EXISTING MULTI-FAMILY
<br />DWELLING (2916 SF)..............
<br />· NEW ADU'S (854 SF)...............
<br />CONSTRUCTION TYPE
<br />· TYPE........................................
<br />GROUP R-2
<br />GROUP R-3
<br />V-B
<br />LEGAL DESCRIPTION
<br />· A TR WALTONS ADD BLK LOT
<br />ASSESSMENT NUMBER
<br />· APN: 398-523-14
<br />NUMBER OF STORIES
<br />· EXISTING MULTI-FAMILY DWELLING.......
<br />· NEW ADU'S ................................................
<br />2
<br />1
<br />FLOOD ZONE
<br />· FLOOD ZONE...........................ZONE X
<br />ADU SF TO MFD SF RATIO
<br />ADU SF
<br />MFD SF
<br />854 SF
<br />2916 SF== 0.293
<br />AUTOMATIC FIRE SPRINKLER................NO
<br />TITLE
<br />SHEET INDEX
<br />A-1
<br />NO.
<br />1
<br />2 A-2
<br />PROPOSED ELECTRICAL LAYOUT & CONSTRUCTION NOTES
<br />A-3
<br />ELEVATIONS & SECTION CUT
<br />S-1 FOUNDATION PLAN & FRAMING PLAN
<br />3
<br />4
<br />5
<br />6
<br />7
<br />8
<br />9
<br />SD-1
<br />CG-1 CAL GREEN NOTES
<br />CG-2
<br />A-4
<br />CONSTRUCTION DETAILS
<br />CAL GREEN NOTES
<br />EXISTING & PROPOSED SITE PLANS
<br />A-5
<br />TITLE SHEET, SCOPE OF WORK, VICINITY MAP & NOTES
<br />PROPOSED ROOF PLAN & PROPOSED FLOOR PLAN
<br />- SITE DRAINAGE PLAN
<br />SD-2 CONSTRUCTION DETAILS
<br />10
<br />11
<br />12
<br />13
<br />14
<br />15
<br />16
<br />17
<br />18
<br />T24
<br />T24
<br />T24
<br />T24
<br />T24
<br />T24
<br />T24
<br />TITLE 24 ENERGY COMPLIANCE (UNIT #100)
<br />TITLE 24 ENERGY COMPLIANCE (UNIT #100)
<br />TITLE 24 ENERGY COMPLIANCE (UNIT #101)
<br />TITLE 24 ENERGY COMPLIANCE (UNIT #101)
<br />TITLE 24 - RESIDENTIAL MANDATORY REQUIREMENTS SUMMARY
<br />TITLE 24 - RESIDENTIAL MANDATORY REQUIREMENTS SUMMARY
<br />TITLE 24 - RESIDENTIAL MANDATORY REQUIREMENTS SUMMARY
<br />Bldg#'s 101115528-30
<br />Issued 11/01/23
<br />
<br />Approvals:
<br />PLNG - FArias
<br />BLDG- JLo
<br />PD - BMartin
<br />1316 N Sycamore St, Unit 100
<br />& 101 - 101115529-30
<br />11/8/2023
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