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VICINITY MAP
<br />PROJECT
<br />SITE
<br />SUMMARY
<br />ZONING:R-1
<br />LOT SIZE:6,350 SF
<br />(E) GARAGE 414 SF
<br />(E) GARAGE -UNPERMITTED:120 SF
<br />(N) ADDITION 66 SF
<br />PLOT RATIO:NO CHANGE
<br />CONSTRUCTION TYPE:V-B
<br />OCCUPANCY:SINGLE FAMILY RESIDENCE
<br />NO. OF STORIES:1
<br />BUILDING HEIGHT:12' -1/4"
<br />FEMA FLOOD ZONE:NO
<br />MAIN HOUSE SRPINKLERED: NO
<br />ADU SF / SFD SF: 600 / 1,119 = 53.6%
<br />APPLICABLE CODES
<br />2022 ADMINISTRATION CODE
<br />2022 (CBC) CALIFORNIA BUILDING CODE VOL I & II
<br />2022 CALIFORNIA RESIDENTIAL CODE
<br />2022 CALIFORNIA ACCESSIBILITY STANDARDS CODE
<br />2022 CALIFORNIA ELECTRICAL CODE
<br />2022 CALIFORNIA PLUMBING CODE
<br />2022 CALIFORNIA MECHANICAL CODE
<br />2022 CALIFORNIA GREEN BUILDING STANDARDS CODE
<br />2022 CALIFORNIA ENERGY CODE
<br />2022 CALIFORNIA FIRE CODE
<br />2022 CALIFORNIA REFERENCE CODE
<br />1.THE CONSTRUCTION SHALL NOT RESTRICT A FIVE-FOOT CLEAR AND UNOBSTRUCTED ACCESS TO ANY
<br />WATER OR POWER DISTRIBUTION FACILITIES (POWER POLES, PULL-BOXES, TRANSFORMERS, VAULTS,
<br />PUMPS, VALVES, METERS, APPURTENANCES, ETC.)OR TO THE LOCATION OF THE HOOK-UP THE
<br />CONSTRUCTION SHALL NOT BE WITHIN TEN FEET OF ANY POWER LINES, WETHER OR NOT THE LINES ARE
<br />LOCATED ON THE PROPERTY. FAILURE TO COMPLY MAY CAUSE CONSTRUCTION DELAYS AND/OR
<br />ADDITIONAL EXPENSES.
<br />2. AN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS LINE ON THE
<br />DOWNSTREAM SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED TO THE EXTERIOR OF THE
<br />BUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING (PER ORDINANCE 170,158) (SEPARATE
<br />PLUMBING PERMIT IS REQUIRED).
<br />3. PLUMBING FIXTURES ARE REQUIRED TO BE CONNECTED TO A SANITARY SEWER OR TO AN APPROVED
<br />SEWAGE DISPOSAL SYSTEM (R306.3).
<br />4.KITCHEN SINKS LAVATORIES, BATHTUBS, SHOWERS, BIDETS, LAUNDRY TUBS AND WASHING MACHINE
<br />OUTLETS SHALL BE PROVIDED WITH HOT AND COLD WATER AND CONNECTED TO AN APPROVED WATER
<br />SUPPLY (R306.4)
<br />5. BATHTUB AND SHOWER FLOORS, WALLS ABOVE BATHTUBS WITH A SHOWERHEAD, AND SHOWER
<br />COMPARTMENTS SHALL BE FINISHED WITH A NONABSORBENT SURFACE. SUCH WALL SURFACES SHALL
<br />EXTEND TO A HEIGHT OF NOT LESS THAN 6 FEET ABOVE THE FLOOR (R307.2)
<br />6. PROVIDE ULTRA-LOW FLUSH WATER CLOSETS FOR ALL NEW CONSTRUCTION. EXISTING SHOWER HEADS
<br />AND TOILETS MUST BE ADAPTED FOR LOW WATER CONSUMPTION.
<br />7. WATER HEATER MUST BE STRAPPED TO WALL. (SEC. 507.3, LAPC)
<br />8. SMOKE DETECTORS SHALL BE PROVIDED FOR ALL DWELLING UNITS INTENDED FOR HUMAN OCCUPANCY,
<br />UPON THE OWNER’S APPLICATION FOR A PERMIT FOR ALTERATIONS, REPAIRS OR ADDITIONS EXCEEDING
<br />ONE THOUSAND DOLLARS ($1,000). (R314.6.2)
<br />9. IN ACCORDANCE WITH SECTION R315.2. CARBON MONOXIDE ALARMS SHALL BE REQUIRED IN THE
<br />SPECIFIC WELLING UNIT OR SLEEPING UNIT FOR WHICH THE PERMIT WAS OBTAINED. (R315.2.2)
<br />10.EVERY SPACE INTENDED FOR HUMAN OCCUPANCY SHALL BE PROVIDED WITH NATURAL LIGHT BY MEANS
<br />OF EXTERIOR GLAZED OPENINGS IN ACCORDANCE WITH SECTION R303.1 OR SHALL BE PROVIDED WITH
<br />ARTIFICIAL LIGHT THAT IS ADEQUATE TO PROVIDE AN AVERAGE ILLUMINATION OF 6 FOOT-CANDLES OVER
<br />THE AREA OF THE ROOM AT A HEIGHT OF 30 INCHES ABOVE THE FLOOR LEVEL. (R303.1)
<br />11. THE MINIMUM CEILING HEIGHT FOR HABITABLE SPACE, HALLWAYS, BATHROOMS, TOILET ROOMS OR
<br />LAUNDRY ROOMS SHALL BE NOT LESS THAN 7 FEET (R305.1).
<br />12. PROVIDE 15" MINIMUM BETWEEN THE CENTER OF WATER CLOSET TO ANY SIDE WALL. (CALIF PLUMB.
<br />CODE 407.6)
<br />13.BATHROOMS, WATER CLOSET COMPARTMENTS AND OTHER SIMILAR ROOMS SHALL BE PROVIDED
<br />NATURAL VENTILATION OR WITH MECHANICAL VENTILATION CAPABLE OF 50 CFM EXHAUSTED DIRECTLY
<br />TO THE OUTSIDE. (R303.3)
<br />14. HEATER SHALL BE CAPABLE OF MAINTAINING A MINIMUM ROOM TEMPERATURE OF 68°F AT A POINT 3 FEET
<br />ABOVE THE FLOOR AND 2 FEET FROM EXTERIOR WALLS IN ALL HABITABLE ROOMS AT THE DESIGN
<br />TEMPERATURE. (R303.9)
<br />15. GLAZING IN THE FOLLOWING LOCATIONS SHALL BE SAFETY GLAZING CONFORMING TO THE HUMAN
<br />IMPACT LOADS OF SECTION R308.3 (SEE EXCEPTIONS) (R308.4):
<br />a. FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BI-FOLD DOOR ASSEMBLIES.
<br />16. GLAZING IN ENCLOSURES FOR OR WALLS FACING HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS,
<br />BATHTUBS AND SHOWERS WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60 INCHES
<br />MEASURED VERTICALLY ABOVE ANY STANDING OR WALKING SURFACE.
<br />17. LOTS SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS WITH A MINIMUM
<br />FALL OF 6 INCHES WITHIN THE FIRST 10 FEET (R401.3).
<br />18. DAMPPROOFING, WHERE REQUIRED, SHALL BE INSTALLED WITH MATERIALS AND AS REQUIRED IN
<br />SECTION R406.1.
<br />19. PROTECTION OF WOOD AND WOOD BASED PRODUCTS FROM DECAY SHALL BE PROVIDED IN THE
<br />LOCATIONS SPECIFIED PER SECTION R317.1 BY THE USE OF NATURALLY DURABLE WOOD OR WOOD THAT
<br />IS PRESERVATIVE TREATED IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE
<br />AND END USE. PRESERVATIVES SHALL BE LISTED IN SECTION 4 OF AWPA U1.
<br />20. ROOF GUTTERS SHALL BE PROVIDED WITH THE MEANS TO PREVENT THE ACCUMULATION OF LEAVES AND
<br />DEBRIS IN THE GUTTER (705A.4)
<br />21.(ROOF)(ATTIC)(EXTERIOR WALL) VENTS SHALL RESIST THE INTRUSION OF FLAME AND EMBERS INTO THE
<br />ATTIC AREA OF THE STRUCTURE, OR SHALL BE PROTECTED BY CORROSION-RESISTANT,
<br />NONCOMBUSTIBLE WIRE MESH WITH 1/4 –INCH (6 MM) OPENINGS OR ITS EQUIVALENT. VENTS SHALL NOT
<br />BE INSTALLED IN EAVES AND CORNICES (706A.1, 706A.2, 706A.3, 7207.3)
<br />22. EAVES AND SOFFITS SHALL MEET THE REQUIREMENTS OF SFM 12-7A-3 OR SHALL BE PROTECTED BY
<br />IGNITION RESISTANT MATERIALS OR NONCOMBUSTIBLE CONSTRUCTION ON THE EXPOSED UNDERSIDE
<br />(707A.5.5)
<br />23. EXTERIOR WALLS SHALL BE APPROVED NONCOMBUSTIBLE OR IGNITION-RESISTANT MATERIAL, HEAVY
<br />TIMBER, OR LOG WALL CONSTRUCTION OR SHALL PROVIDE PROTECTION FROM THE INTRUSION OF
<br />FLAMES AND EMBERS IN ACCORDANCE WITH STANDARD SFM 12-7A-1 (704A.3)
<br />24. EXTERIOR WALL COVERINGS SHALL EXTEND FROM THE TOP OF FOUNDATION TO THE ROOF, AND
<br />TERMINATE AT 2-INCH (50.8 MM) NOMINAL SOLID WOOD BLOCKING BETWEEN RAFTERS AT ALL ROOF
<br />OVERHANGS, OR IN THE CASE OF ENCLOSED EAVES, TERMINATE AT THE ENCLOSURE (704A.3.1)
<br />25. EXTERIOR WINDOWS, WINDOW WALLS, GLAZE DOORS, AND GLAZED OPENINGS WITHIN EXTERIOR DOORS
<br />SHALL BE INSULATING-GLASS UNITS WITH A MINIMUM OF ONE TEMPERED PANE, OR GLASS BLOCK UNITS,
<br />OR HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 20 MINUTES, WHEN TESTED ACCORDING TO
<br />ASTM E 2010, OR CONFORM TO THE PERFORMANCE REQUIREMENTS OF SFM 12-7A-2 (708A.2.1)
<br />26. EXTERIOR DOOR ASSEMBLIES SHALL CONFORM TO THE PERFORMANCE REQUIREMENTS OF STANDARD
<br />SFM 12-7A-1 OR SHALL BE APPROVED NONCOMBUSTIBLE CONSTRUCTION, OR SOLID CORE WOOD HAVING
<br />STILES AND RAILS NOT LESS THAN 1 3/8 INCHES THICK WITH INTERIOR FIELD PANEL THICKNESS NO LESS
<br />THAN 1 ¼ INCHES THICK, OR SHALL HAVE A FIRE-RESISTANCE RATING OF NOT LESS THAN 20 MINUTES
<br />WHEN TESTED ACCORDING TO ASTM E 2074.
<br />27. THE SPACE BETWEEN THE ROOF COVERING AND ROOF DECKING SHALL BE CONSTRUCTED TO PREVENT
<br />THE INTRUSION OF FLAMES AND EMBERS AND BE FIRE STOPPED PER 705A.2.
<br />28. NO TRELLIS IS PERMITTED WITHIN 10 FEET OF THE PRIMARY STRUCTURE.
<br />GENERAL NOTES
<br />DIRECTORY
<br />MECHANICAL ENGINEER
<br />117 VIA VELAZQUEZ
<br />SAN CLEMENTE,
<br />CA 92672
<br />RAMIRO AQUIRRE
<br />949.441.8177
<br />ELECTRICAL ENGINEER
<br />6425 HUGES DR.
<br />HUNTINGTON BEACH
<br />CA 92647
<br />NORMAN NGUYEN
<br />714.469.0723
<br />STRUCTURAL ENGINEER
<br />27520 GLENWOOD DR.
<br />MISSION VIEJO,
<br />CA 92692
<br />HUNG NGUYEN, SE
<br />949.354.445
<br />BKW STUDIO
<br />13733 FRANCISCO DR.
<br />LA MIRADA,
<br />CA 90638
<br />BINH WONG
<br />626.898.1671
<br />OWNER
<br />2060 S OAK ST
<br />SANTA ANA,
<br />CA 92707
<br />MARIA GARCIA
<br />714-305-8928
<br />SANTA ANA CITY ORDINANCE
<br />DESIGN SHALL COMPLY WITH THE 2022 CBC, CMC, CPC, AND CEC AS
<br />AMENDED BY CITY ORDINANCE 2022 TITLE 24 REGULATIONS
<br />EFFECTIVE JAN 1, 2017 RESIDENTIAL BUILDINGS UNDERGOING ADDITIONS,
<br />ALTERATION OR IMPROVEMENTS SHALL REPLACE NONCOMPLIANCE
<br />PLUMBING FIXTURES WITH WATER -CONSERVING PLUMBING FIXTURES
<br />PRIOR TO FINAL INSPECTION. THE REQUIREMENTS SHALL APPLY TO NEW
<br />FIXTURE IN ADDITIONS OR AREAS OF ALTERATION TO THE BUILDING
<br />(PER 2022 CAL GREEN SECTIONS 301.1.1, 4.303.1.1 -4.303.1.4.4 & 2022 CPC
<br />SECTIONS 403.0 -403.8)
<br />AIRPORT NOISE IMPACT ZONE: NO
<br />ALL COMMON CORRIDORS, PUBLIC ROOMS AND ALL BED ROOMS REQUIRE
<br />SMOKE DETECTORS.
<br />
<br />●PROVIDE SMOKE AND CARBON MONOXIDE REQUIREMENT IN
<br />RESIDENTIAL
<br />THE ADU SF / SFD SF RATIO IS FOR PARK & REC FEE PURPOSE ONLY. THE
<br />APPLICANT IS RESPONSIBLE FOR THE GIVEN “SFR SF”OF THE EXISTING
<br />PRIMARY RESIDENCE; BUILDING SAFETY STAFF ARE NOT RESPONSIBLE FOR
<br />THE ACCURACY OF THE GIVEN “SFR SF”OF THE EXISTING RESIDENCE.
<br />PROJECT DESCRIPTION
<br />CONVERSION OF 414 SF (E) GARAGE AND 120 SF UNPERMITTED (E)
<br />GARAGE INTO ADDITIONAL DWELLING UNIT (ADU), WITH (N)
<br />ADDITION OF 66SF AT THE BACK.
<br />SI
<br />D
<br />E
<br />
<br />S
<br />E
<br />T
<br />B
<br />A
<br />C
<br />K
<br />4'
<br />
<br />-
<br />
<br />0
<br />"
<br />OA
<br />K
<br />
<br />S
<br />T
<br />51
<br />'
<br />
<br />-
<br />
<br />0
<br />"
<br />124' - 6"
<br />SI
<br />D
<br />E
<br />
<br />S
<br />E
<br />T
<br />B
<br />A
<br />C
<br />K
<br />4'
<br />
<br />-
<br />
<br />0
<br />"
<br />REAR SETBACK
<br />4' - 0"
<br />PL
<br />PL
<br />PLPL
<br />(E) RESIDENCE TO REMAIN
<br />46' - 0"
<br />13
<br />'
<br />
<br />-
<br />
<br />3
<br />"
<br />414 SF
<br />(N) ADU ADDTION
<br />66 SF
<br />(E) OUTDOOR
<br />CANOPY TO
<br />DEMOLISH
<br />5'
<br />
<br />-
<br />
<br />4
<br />"
<br />5' - 0"
<br />(E) GARAGE TO DEMO
<br />AND CONVERT TO (N) ADU
<br />41' - 0"
<br />(E) UNPERMITTED
<br />PORTION TO
<br />DEMO AND
<br />CONVERT
<br />120 SF
<br />(E) LANDSCAPE
<br />(N) 1 HOUR RATED WALLS AND EAVES
<br />ALL AROUND, SEE 1/A4.0
<br />(N) WATER METER
<br />(N) GAS METER
<br />(N) 125 A ELECTRICAL PANEL
<br />(E) CANOPY ROOF TO REMOVE
<br />4" SEWER LATERAL
<br />4" SEWER LATERAL
<br />CONNECTION TO MAIN HOUSE SEWER
<br />LATERAL, VERIFY LOCATION ON SITE
<br />The ideas and designs represented herein and this drawing, all
<br />prepared by BKW STUDIO, are for the use solely with respect to
<br />this project and BKW STUDIO shall retain all common law,
<br />statutory and other reserved rights including copyright and they
<br />shall not be used by others for any other purpose without written
<br />permission of BKW STUDIO.
<br />client approval
<br />principal in charge
<br />issues / revisions
<br />drawing title
<br />scale
<br />project number
<br />date
<br />Plot Date:
<br />File Path:If this sheet is smaller than 24" high by 36" wide then it has been reduced.
<br />A B C D E
<br />1
<br />2
<br />3
<br />Project Address
<br />T 714.305.8928
<br />Copyright @ 2026
<br />13733 FRANCISCO DR
<br />LA MIRADA, CA. 90638
<br />626.272.8479
<br />binhkwong@yahoo.com
<br />BKW STUDIO
<br />3/25/2026 4:19:37 PM
<br />As indicated
<br />03-24-2026
<br />TBD
<br />2060 S OAK ST
<br />SANTA ANA, CA 92707
<br />Project Status
<br />A0.1
<br />GENERAL NOTES,
<br />PROJECT DATA, SITE
<br />PLAN AND SHEET
<br />INDEX
<br />GARCIA RESIDENCE
<br />ADU CONVERSION
<br />MARIA GARCIA
<br />2060 S OAK ST
<br />SANTA ANA, CA 92707
<br />SHEET INDEX
<br />ARCHITECTURAL
<br />A0.0 COVER
<br />A0.1 GENERAL NOTES, PROJECT DATA, SITE PLAN AND SHEET INDEX
<br />A1.2 ROOF PLAN - EXISTING / DEMOLITION AND FLOOR PLAN - NEW
<br />A1.3 REFLECTED CEILING PLAN, DOOR & WINDOW TYPES, AND DOOR &
<br />WINDOW SCHEDULES
<br />A2.1 ROOF PLAN NEW
<br />A3.0 EXTERIOR ELEVATIONS
<br />A3.1 BUILDING SECTIONS
<br />A4.0 WALL SECTIONS & DETAILS
<br />A5.0 SPECIFICATIONS
<br />A5.1 SPECIFICATIONS
<br />STRUCTURAL
<br />S0.1 STRUCTURAL NOTES
<br />S0.2 STRUCTURAL NOTES
<br />S1.1 TYPICAL DETAILS
<br />S1.2 TYPICAL DETAILS
<br />S1.3 TYPICAL DETAILS
<br />S2.1 FOUNDATION AND ROOF FRAMING PLAN
<br />S3.1 DETAILS
<br />MECHANICAL
<br />T1.1 TITLE 24
<br />T1.2 TITLE 24
<br />PLUMBING
<br />P1.0 PLUMBING ENLARGED PARTIAL PLANS
<br />ELECTRICAL
<br />E-1 SCOPE OF WORK, GENERAL NOTES, GENERAL REQUIREMENTS
<br />E-2 POWER PLAN
<br />E-3 LIGHTING PLAN
<br />E-4 PANEL SCHEDULE, LOAD CALCULATION, SINGLE LINE DIAGRAM
<br />N
<br />N
<br />3/32" = 1'-0"1SITE PLAN - NEW
<br />DEFERRED SUBMITTALS
<br />3
<br />1 02/18/2026 PERMIT
<br />CORRECTION
<br />2 03/09/2026 PERMIT
<br />CORRECTION 2
<br />3 03/24/2026 PERMIT
<br />CORRECTION 3
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