HomeMy WebLinkAboutHOLD-516 S Ross, Unit C & D - Plan516 S. Ross St. 92701
Conversion of 2 garages within and existing building into a 499 SF and a 477 SF ADUs
2 0 SF0 SF976 SF 976 SF
Juan F. Aceytuno, Jr.April 8, 2025
818 317-5762 j.aceytuno.architect@gmail.com
ADU C&D City of Santa Ana
G-0.1
51
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La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
APPROVAL STAMP
SHEET INDEX
PROJECT DATAVICINITY MAP ZONING INFORMATION
S FLOWER
ST
MAIN
STRE
ET
S BRI
STOL ST
S RO
SS ST
S VAN
NE
SS AVE
W 1ST STREET
W BISHOP ST
W McFADDEN AVE
W CAMILLE ST
W WALNUT ST
PROJECT
SITE
W CIVIC CENTER DR
PROJECT TEAM
OWNER:
TITLE 24
ARCHITECT:
PROPERTY MANAGER
GARAGE CONVERSION TO ADUs
BATH
EXISTING GARAGE 220 SF
EXISTING UTILITY AND
D W WH (E) STO
(E) STO
WH WH
(E) PATIO
UP
STO
HALL
LIVING
KITCHEN
BEDROOM
12’−3"x10’−1"
13’−5"x10’−10"
9’−5"x9’−7"
LIVING
12’−1"x11’−6"
BEDROOM
10’−3"x11’−6"
TV
TV
ADU #C
499 SF
PROPOSED
DIN.
DIN.
ADU #D
477 SF
PROPOSED
(E) PORCH
(E) PORCHCOMMON LAUNDRY ROOM
SINK
Sink
Pantry
CL
O
S
&
P
KITCHEN
9’−3"x10’−6"
Pantry Ref.
Sink
D/W
SCOPE OF WORK
GOVERNING CODES
G-0.1 TITLE SHEET - ADU CONVERSION, PROJECT DATA, INDEX,
CODE & ZONING DATA, SCOPE OF WORK, VICINITY MAP
G-0.2 GENERAL NOTES FOR SINGLE FAMILY DWELLINGS
A-1.1 SITE PLAN
A-2.1 EXISTING GARAGE & 1ST FLOOR DEMOLITION PLAN
A-2.2 NEW ADU FLOOR PLAN, DR. AND WINDOW SCHEDULES
A-2.3 EXISTING APTS. 2ND FLOOR AND ROOF PLANS
(FOR REFERENCE ONLY - NO WORK PROPOSED)
A-3.1 EXISTING EXTERIOR ELEVATIONS
A-3.2 PROPOSED EXTERIOR ELEVATIONS
A-4.1 ARCHITECTURAL AND FLASHING DETAILS
S-1.1 STRUCTURAL CONSTRUCTION NOTES
S-2.1 EXISTING FOUNDATION AND 2ND FLOOR FRAMING PLANS
S-3.1 EXISTING BUILDING SECTIONS
S-4.1 FOUNDATION & FRAMING DETAILS
GC-1.1 GREEN BLDG. CODE - MANDATORY MEASURES
GC-1.2 GREEN BLDG. CODE - MANDATORY MEASURES
T24-C.1 TITLE 24 ENERGY CALCS. - CF1R FORMS - ADU C
T24-C.2 TITLE 24 MANDATORY REQ. SUMMARY - ADU C
T24-D.1 TITLE 24 ENERGY CALCS. - CF1R FORMS - ADU D
T24-D.2 TITLE 24 MANDATORY REQ. SUMMARY - ADU D
E-1.1 ELECTRICAL PLAN, NOTES AND LEGEND
Ref.
D/W
Shower
NOTE:
THE GARAGE CONVERSION
TO ADUs FLOOR PLAN IS AS
APPROVED BY THE PLANNING
DEPARTMENT UNDER THE
NEIGHBORHOOD REVIEW
PROCESS.
APPLICATION #:
RES-2024-2565-SCND
Range, Micro
w/ Exh Fan
Range, Micro
w/ Exh Fan
ABBREVIATIONS
alley
EX
I
S
T
I
N
G
D
R
I
V
E
W
A
Y
A
P
R
O
N
195 SF
(NO WORK PROPOSED)
(NO WORK PROPOSED)
SEPARATE PERMITS
CL
O
S
&
P
BATH
HALL
ENTRY
ENTRY
Shower
G-0.2
APPROVAL STAMPGENERAL NOTES
51
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La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
PL
140.00’PL
BATH
51
4
-
5
1
6
S
R
O
S
S
S
T
R
E
E
T
BEDROOM
KITCHEN LIVINGDINING
DEN
BEDROOM
BEDROOM
PORCH
BATH
(E) 1 STORY RESIDENCE
1,356 SF − 3BED/1BA
514 S. ROSS STREET
NO FIRE SPRINKLERS
HALL
LOT AREA
7,000 SF
(E
)
D
R
I
V
E
W
A
Y
A
P
R
O
N
WH STO
STO
PATIO
UP
SITE PLAN - PROPOSED ADUs AND (E) RESIDENCE
(E)
CLO CLO
ENTRY
ENTRY
ENTRY
PL
50.00’
140.00’PL
LIN
50.00’
CONVERT (E) GARAGE
AND UNPERMITTED STUDIO
INTO A 477 SF ADU #D
WH WHSTO
CONVERT (E) GARAGE
AND UNPERMITTED STUDIO
INTO A 499 SF ADU #C
(E
)
S
I
D
E
W
A
L
K
(E
)
P
A
R
K
W
A
Y
A-1.1
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O
La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
APPROVAL STAMP
SI
T
E
P
L
A
N
CL
SINKD W
NOTE:
NO EXTERIOR SITE
WORK IS PROPOSED
AL
L
E
Y
CL
CLO
(E)
LEGEND AND SYMBOLS
WH
EXISTING GARAGE & 1ST FLOOR DEMOLITION PLAN A-2.1
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La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
(E
)
D
R
I
V
E
W
A
Y
(E) STO
(E) STO
(E) PATIO
UP
ENTRY
ENTRY
APPROVAL STAMP
EXISTING GARAGE UNPERMITTED
STUDIO
EXISTING GARAGE
EXISTING GARAGE
BATH
(E)
EXISTING
UNPERMITTED
STUDIO
EXISTING
(E) PORCH
(E) PORCH
LEGEND AND SYMBOLS
WH
(E) GARAGE
DRIVEWAY
APRON
Shower
(E) UTILITY & COMMON
LAUNDRY RM. TO REMAIN
220 SF
195 SF
(E) D (E) W (E) WH(E) SINK
C&D A B
(E) WH (E) WH
A-2.2
WINDOW SCHEDULE
QTYNO.
DOOR SCHEDULE
TYPESIZE (WxHxT)FRAME MAT.REMARKSDR. MAT. MNFTRQTYNO.
LEGEND AND SYMBOLS
WINDOW AND DOOR NOTES
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La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
FIRST FLOOR PLAN - PROPOSED ADUs C & D
APPROVAL STAMP
WH
BATH
(E) STO
(E) STO
(E) PATIO
UP
Pantry Ref.
STO
HALL
Shower
CL
O
S
&
P
LIVING
BATH
KITCHEN
Sink
BEDROOM
12’−2"x10’−0"
HALL
13’−5"x10’−10"
9’−5"x9’−7"
ENTRY
LIVING
12’−1"x11’−6"
BEDROOM
10’−3"x11’−6"
ADU #C
499 SF
PROPOSED
(E)
DIN.
DIN.
ADU #D
477 SF
PROPOSED
(E) PORCH
(E) PORCH
ENTRY
Pantry
CL
O
S
&
P
Ref.
KITCHEN
9’−3"x10’−6"
(N
)
S
h
e
l
v
i
n
g
(E) GARAGE
DRIVEWAY
APRON D/W
Shower
(E) D (E) W (E) WH WH WH(E) SINK
C&D A B
EXISTING GARAGE
(E) UTILITY & COMMON
LAUNDRY RM. TO REMAIN
220 SF
195 SF
TYPESIZE (WxH)FRAME MAT.REMARKSGLASSMNFTR
Range/Oven
Micro W/ 300
CFM Exhaust
Over Electric
Range/Oven
Micro W/ 300
CFM Exhaust
Over Electric
Sink 24" D/W 18"
24" Wide
24" Wide
18"
24"
(E) BEDROOM
FLOOR PLAN - EXISTING 2ND FLOOR APARTMENTS
(E) BATH
DN(E) BEDROOM
(E)DINING
12’−0"x11−8"
KITCHEN
8’−6"X9’−8"
(E) LIVING
8−5"X10’−9"
Sink
LANDING
Ref.
Range
Pantry
13’−0"x11−0"
(E)
13’−0"x9−0"
CLOSET
CLOSET
Linen
UNIT B 760 SF
(E) APARTMENT
UNIT A 760 SF
(E) APARTMENT
(E) BEDROOM
13’−0"x9−0"
(E) BEDROOM
13’−0"x11−0"
CLOSET
CLOSET
HALL
HALL
Linen
(E) DINING
8’−5"x10−9"
(E) LIVING
12’−0"X11’−8"
Range
SinkPantry
Ref.KITCHEN
8’−6"X9’−8"
(E)
(E) BATH
DN
LANDING
Heater ENTRY
ENTRY
Heater
A-2.3
(E
)
A
P
T
S
-
2
N
D
F
L
O
O
R
P
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A
N
&
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O
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F
P
L
A
N
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La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
EXISTING ROOF PLAN
NO WORK TO BE PERFORMED - FOR REFERENCE ONLY
APPROVAL STAMP
NO WORK TO BE PERFORMED - FOR REFERENCE ONLY
A-3.1
EX
I
S
I
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T
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G
E
X
T
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La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
EXISTING EAST ELEVATION
EXISTING WEST ELEVATIONEXISTING SOUTH ELEVATION
EXISTING NORTH ELEVATION
APPROVAL STAMPKEY NOTES
NOTE:
EXTERIOR BUILDING ELEVATIONS IN
THIS SHEET ARE OF THE EXISTING
BUILDING TO REMAIN. NEW WINDOWS
ARE SHOWN IN DASHED LINE
RECTANGLES. SEE SHEET A-3.2 FOR
PROPOSED ELEVATIONS.
WINDOW SCHEDULE
QTYNO.TYPESIZE (WxH)FRAME MAT.REMARKSGLASSMNFTR
WINDOW NOTES
A-3.2
PR
O
P
O
S
E
D
E
X
T
E
R
I
O
R
E
L
E
V
A
T
I
O
N
S
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&
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JO
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A
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A
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V
O
La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
PROPOSED EAST ELEVATION
PROPOSED WEST ELEVATIONPROPOSED SOUTH ELEVATION
PROPOSED NORTH ELEVATION
APPROVAL STAMPKEY NOTESWINDOW NOTES
NOTE:
EXTERIOR BUILDING ELEVATIONS IN
THIS SHEET ARE OF THE EXISTING
BUILDING. NEW WINDOWS, GARAGE
DOORS AND WINDOW WALL INFILL ARE
SHOWN SHADED. SEE SHEET A-3.1 FOR
EXISTING BUILDING ELEVATIONS.
WINDOW SCHEDULE
QTYNO.TYPESIZE (WxH)FRAME MAT.REMARKSGLASSMNFTR
51
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La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
11
A-4.1
AR
C
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T
U
R
A
L
&
F
L
A
S
H
I
N
G
D
E
T
A
I
L
S
NAIL-ON O R RETROFIT WINDOW
FRAME INSTALLED PER MFR.
REQUIREMENTS
CAULK/SEALANT
EXTERIOR CEMENT PLASTER
OVER METAL LATH AND 2
LAYERS OF BUILDING PAPER
SELF-ADHESIVE WATERPROOF
FLASHING MEMBRANE PER
TYPICAL WINDOW AND LOUVER
FLASHING DETAIL
R-15 INSULATION
SELF-ADHESIVE WATERPROOF
FLASHING MEMBRANE PER
TYPICAL WINDOW AND LOUVER
FLASHING DETAIL
EXTERIOR CEMENT PLASTER
OVER METAL LATH AND 2
LAYERS OF BUILDING PAPER
WOOD STRUCTURAL PANELS
WHERE OCCURS
1
5
9
6
2
7
SELF-ADHESIVE, SELF-SEALING
6" WIDE FLEXIBLE FLASHING
OVER NAILING FLANGE
SELF-ADHESIVE, SELF-SEALING
WATERPROOF FLASHING
MEMBRANE UNDER SILL
NAILING FLANGE AND JAMB
FLASHING AND OVER BUILDING
PAPER
SELF-ADHESIVE, SELF-SEALING
6" WIDE FLEXIBLE FLASHING
UNDER NAILING FLANGE AT
JAMBS
3
SELF-ADHESIVE WATERPROOF
FLASHING MEMBRANE PER
TYPICAL WINDOW AND LOUVER
FLASHING DETAIL
R-15 INSULATION
EXTERIOR CEMENT PLASTER
OVER METAL LATH AND 2
LAYERS OF BUILDING PAPER
2X4 STUDS @ 16" OC
HEADER PER FRAMING PLAN
R-15 INSULATION
APPROVAL STAMP
5/8" DRYWALL
INTERIOR WOOD CASING
SELF-ADHESIVE WATERPROOF
FLASHING MEMBRANE PER
TYPICAL WINDOW AND LOUVER
FLASHING DETAIL
R-15 INSULATION
EXTERIOR CEMENT PLASTER
OVER METAL LATH AND 2
LAYERS OF BUILDING PAPER
2X4 STUDS @ 16" OC
HEADER PER FRAMING PLAN
WOOD STRUCTURAL PANELS
WHERE OCCURS
5/8" DRYWALL
INTERIOR WOOD CASING
CAULK/SEALANT
EXTERIOR DOOR PER
SCHEDULE
(VERIFY DOOR SWING W/
PLANS)
SHIM
SOLID WOOD FRAME
DRIP EDGE METAL
5/8" DRYWALL
HEADER PER FRAMING PLAN
INTERIOR WOOD CASING
INTERIOR WOOD DOOR FRAME
1X APPLIED WOOD STOP
INTERIOR WOOD DOOR
INTERIOR WOOD CASING
NAIL-ON O R RETROFIT
WINDOW FRAME INSTALLED
PER MFR. REQUIREMENTS
CAULK/SEALANT
5/8" DRYWALL
NAIL-ON O R RETROFIT
WINDOW FRAME INSTALLED
PER MFR. REQUIREMENTS
INTERIOR WOOD CASING
DBL. 2X JAMB FRAMING
CORNER METAL CASING
EDGE METAL CASING
CAULK/SEALANT
DBL. 2X SILL FRAMING
5/8" DRYWALL
10
NAILING FLANGE
WINDOW - SEE SCHEDULE
NOTE:
NO GAS FIRED WATER HEATERS ARE ALLOWED IN
BEDROOM, BATHROOMS, CLOTHES CLOSET OR ANY
SPACE OPENING INTO A BEDROOM OR BATHROOM
4
8
WOOD STRUCTURAL PANELS
WHERE OCCURS
WOOD STRUCTURAL PANEL
WHERE OCCURS
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La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
APPROVAL STAMPGENERAL STRUCTURAL NOTES
REINFORCING STEEL NOTES
WOOD FRAMING GRADE & SPECIES SPECS
WOOD FRAMING NOTESFOUNDATION & CONCRETE NOTES
ABBREVIATIONS
MASONRY AND GROUT NOTES
STRUCTURAL STEEL NOTES
STRUCTURAL OBSERVATION
SPECIAL INSPECTIONS
GE
N
E
R
A
L
S
T
R
U
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A
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N
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E
S
S-1.1
RETROFIT HD, & ANCHOR BOLTS
Rafter to plate
16d (3-1/2" x 0.135")
4-8d (2-1/2" x 0.113")
Ceiling joists not attached to parallel rafter, laps over partitions
Blocking between joists or rafters to top plate
Ceiling joists to plate
Roof rafter to ridge, valley or hip rafters:
Toe nail
Toe nail
Face nail
Toe nail
FLOOR
Top or sole plate stud
10d (3" x 0.128")
16d (3-1/2" x 0.135")
2-16d (3-1/2" x 0.135")
Double top plates, min. 48 inch offset of end joints
Sole plate to joist or blocking
Built-up corner studs
Built-up header, two pieces with 1/2" spacer
Continued header, two pieces
Continuous header to stud
Ledger strip supporting joists or rafters
Top plates, lap at corners and intersections
Stud to sole plate
Face nail
Double studs
Double top plates
4-16d (3-1/2" x 0.135")
3-16d (3-1/2" x 0.135")
WALL
3-16d (3-1/2" x 0.135")
Sole plate to joist or blocking at braced wall panels
3-8d (2-1/2" x 0.113")
3-8d (2-1/2" x 0.113")
ROOF
CONNECTION FASTENER REMARKS
8-16d (3-1/2" x 0.135")
16d (3-1/2" x 0.135")
3-10d (3" x 0.128")
Toe nail
10d (3" x 0.128")
10d (3" x 0.128")
2-16d (3-1/2" x 0.135")
2-10d (3" x 0.128")
24" o.c.
16" o.c. along each edge
16" o.c. along each edge
Toe nail
Face nail 24" o.c.
Nail each layer as follows: 32" o.c.
at top and bottom and staggered.
Two nails at ends and at each splice.
Face nail 24" o.c.
Face nail in lapped area
Face nail 16" o.c.
16" o.c.
Joist to sill or girder
Rim joist to top plate (roof application also)
16d (3-1/2" x 0.135")
3-8d (2-1/2" x 0.113") or
2-16d (3-1/2" x 0.135")
At each joist or rafter
End nail
Face nail
Toe nail
Toe nail
Built-up girders and beams, 2-inch lumber layers
3-8d (2-1/2" x 0.113")
8d (2-1/2" x 0.113")
10d (3" x 0.128")
Toe nail 6"o.c.
FASTENER SCHEDULE Table R602.3(1)
SCOPE OF WORK
EXISTING GARAGE SPACES TO BE CONVERTED INTO ADU. STRUCTURAL ANALYSIS
SHOW THE PROPOSED WINDOW OPENINGS TO COMPLY WITH THE EXCEPTION NOTED
IN THE 2022 CALIFORNIA EXISTING BUILDING CODE SECTION 503.4.
LOADING
1. GRAVITY LOADS
2. WIND ANALYSIS PER CURRENT EDITION OF ASCE 7
RISK CATEGORY = II
BASIC WIND SPEED V = 95 MPH
EXPOSURE = B
3. SEISMIC ANALYSIS PER CHAPTER 16 OF THE CURRENT EDITION OF THE CALIFORNIA
BUILDING CODE:
A. PROCEDURE - EQUIVALENT LATERLA FORCE ANALYSIS
B. SYSTEM - LIGHT FRAME (WOOD) WALLS SHEATHED WITH WOOD STRUCTURAL
PANELS RATED FOR SHEAR RESISTANCE
C. SEISMIC PARAMETERS:
DESIGN CATETORY = D
SITE CLASS = D
I = 1.0
R = 6.5
OMEGA = 3.0
Cd = 4.0
S_s = 1.290
S_1 = 0.460
S_ds = 1.032
S_d1 = 0.860
7
P
E
R
M
I
T
S
E
T
0
3
.
2
4
.
2
6
MARCH 24, 2026
EXISTING FOUNDATION PLAN S-2.1
51
6
S
.
R
O
S
S
S
T
.
S
A
N
T
A
A
N
A
,
C
A
9
2
7
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1
-
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N
I
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A
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H
A
N
V
O
La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
APPROVAL STAMP
(E) LAUNDRY ROOM
EXISTING GARAGE
LEGEND AND SYMBOLS
EXISTING 2ND FLOOR FRAMING PLAN
ADU #C
499 SF
PROPOSED
ADU #D
477 SF
PROPOSED
ENTRY
ENTRY
(E) PORCH
(E) PORCH(E)
EXISTING
ADU #C
499 SF
PROPOSED
ADU #D
477 SF
PROPOSED
ENTRY
ENTRY
GARAGE
LAUNDRY
ROOM BATH
(E)
S-3.1
EX
I
S
T
I
N
G
B
U
I
L
D
I
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S
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I
O
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51
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S
A
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A
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T
H
A
N
V
O
La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
EXISTING SECTION - B
EXISTING SECTION -A
APPROVAL STAMP
& UTILITY RM.(N) LIVING (N) KITCHEN (N) LIVING
(E) KITCHEN (E)KITCHEN (E) DIN/LIV(E) DIN/LIV
(E) BEDROOM CLOSET (E) DINING(E) LIVING
(N) BEDROOM CLO.BATH (N) LIVING
(E) ATTIC
KEY NOTES
(E)
(N)(N)
(E) LAUNDRY
1
2
3NOTCHING AND BORING IN
DOUBLE TOP PLATE & SILL
4
OPENING WIDTH GREATER THAN STUD SPACINGB
L LL
EN
'CMST14' w/ 16d NAILS
T&B o/ 4x BLKG
SHEAR WALL
PER PLAN
CMST16 W/ 10d
NAILS OVER BLKG
3x BLKG W/ A34 EACH
END TOP & BOT.
4TYPICAL WALL OPENING DETAIL 5
(E) BLK'G
WHERE OCCURS
SHEATH & FINISH PER ARCH
DRAWINGS, 1/2" MIN STRUCT I
SHEATHING w/ 10d EN @ 6" OC
(E) BLKG
OR BEAM
2x6 JOISTS @ 16" O.C.
w/ HU HANGERS EA END
2x6 ALONG PERIMETER w/ 3/8"x3"
LONG LAG SCREWS @ 16"O.C.
TO (E) BLKG OR JOIST
(MIN. 2X6, V.I.F.)
A35 CLIP AT EA CORNER
MAX. 5'-0"x5'-0"
MIN. 2x4 TOP & BOT W/ 3/8"x3"
LONG WOOD SCREWS @ 16"O.C.
TO (E) BLKG OR HEADER / SILL
MIN. 2x4 @ 16"O.C. W/ A34 EACH
SIDE / EA END
A34 ON 1 SIDE ONLY AT LAST 2x
REMAINING OPENING
PER ARCH'L ELEVATION
SHEATH & FINISH PER ARCH
DRAWINGS, MIN 3/8" STRUCT I
SHEATHING W/ 10d @ 6"O.C.
FO
U
N
D
A
T
I
O
N
A
N
D
F
R
A
M
I
N
G
D
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T
A
I
L
S
S-4.1
12
10
34
APPROVAL STAMP
8
11
(N) WALL & CONC CURB AT GARAGE OPENING
9LAP SPLICE AT TOP PLATES
51
6
S
.
R
O
S
S
S
T
.
S
A
N
T
A
A
N
A
,
C
A
9
2
7
0
1
-
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&
D
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M
I
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T
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&
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I
M
-
T
H
A
O
T
H
A
N
V
O
La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
TYPICAL (E) PERIMETER FOOTING & WALL
HEADERS WITH TRIMMERS OR HANGERSSTUD WALL CORNER FRAMING PLANS
(N) INT. WALL OVER (E) SLABTYP. (E) INT. FOOTING & SEPARATION WALL
EXISTING FOUNDATION PLAN S-2.1
51
6
S
.
R
O
S
S
S
T
.
S
A
N
T
A
A
N
A
,
C
A
9
2
7
0
1
-
U
N
I
T
C
&
D
JO
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M
I
N
H
T
O
&
K
I
M
-
T
H
A
O
T
H
A
N
V
O
La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
APPROVAL STAMP
(E) LAUNDRY ROOM
EXISTING GARAGE
LEGEND AND SYMBOLS
EXISTING 2ND FLOOR FRAMING PLAN
ADU #C
499 SF
PROPOSED
ADU #D
477 SF
PROPOSED
ENTRY
ENTRY
(E) PORCH
(E) PORCH(E)
EXISTING
ADU #C
499 SF
PROPOSED
ADU #D
477 SF
PROPOSED
ENTRY
ENTRY
GARAGE
LAUNDRY
ROOM BATH
(E)
S-3.1
EX
I
S
T
I
N
G
B
U
I
L
D
I
N
G
S
E
C
T
I
O
N
S
N
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I
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D
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.
51
6
S
.
R
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S
S
S
T
.
S
A
N
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A
A
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A
,
C
A
9
2
7
0
1
-
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C
&
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A
O
T
H
A
N
V
O
La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
EXISTING SECTION - B
EXISTING SECTION -A
APPROVAL STAMP
& UTILITY RM.(N) LIVING (N) KITCHEN (N) LIVING
(E) KITCHEN (E) KITCHEN (E) DIN/LIV(E) DIN/LIV
(E) BEDROOM CLOSET (E) DINING(E) LIVING
(N) BEDROOM CLO.BATH (N) LIVING
(E) ATTIC
KEY NOTES
(E)
(N)(N)
(E) LAUNDRY
1
2
3NOTCHING AND BORING IN
DOUBLE TOP PLATE & SILL
4 5
FO
U
N
D
A
T
I
O
N
A
N
D
F
R
A
M
I
N
G
D
E
T
A
I
L
S
S-4.1
12
10
34
APPROVAL STAMP
8
11
(N) WALL & CONC CURB AT GARAGE OPENING
9LAP SPLICE AT TOP PLATES
51
6
S
.
R
O
S
S
S
T
.
S
A
N
T
A
A
N
A
,
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A
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V
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La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
TYPICAL (E) PERIMETER FOOTING & WALL
HEADERS WITH TRIMMERS OR HANGERSSTUD WALL CORNER FRAMING PLANS
(N) INT. WALL OVER (E) SLABTYP. (E) INT. FOOTING & SEPARATION WALL
GR
E
E
N
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L
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C
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GC-1.1
51
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A
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La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
GC-1.2
51
6
S
.
R
O
S
S
S
T
.
S
A
N
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A
A
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La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
GR
E
E
N
B
L
D
G
.
C
O
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M
A
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D
A
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E
A
S
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E
S
02/18/2026
SHEET NUMBER
DATE ISSUED
JOB NO.
PROJECT ADDRESS:
Sarmen Mirzakhani
7942 Hillrose St.
Sunland CA 91040
Phone: 818-419-1831
Calducttesting@gmail.com
CERT# CC2021057
TI
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516 S ROSS ST
(ADU-C), SANTA ANA,
CA 92701
Revisions
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T 24 -C 1
02/18/2026
SHEET NUMBER
DATE ISSUED
JOB NO.
PROJECT ADDRESS:
Sarmen Mirzakhani
7942 Hillrose St.
Sunland CA 91040
Phone: 818-419-1831
Calducttesting@gmail.com
CERT# CC2021057
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516 S ROSS ST
(ADU-C), SANTA ANA,
CA 92701
Revisions
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04/14/2025
SHEET NUMBER
DATE ISSUED
JOB NO.
PROJECT ADDRESS:
Sarmen Mirzakhani
7942 Hillrose St.
Sunland CA 91040
Phone: 818-419-1831
Calducttesting@gmail.com
CERT# CC2021057
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516 S ROSS ST (ADU
D), SANTA ANA, CA
92701
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04/14/2025
SHEET NUMBER
DATE ISSUED
JOB NO.
PROJECT ADDRESS:
Sarmen Mirzakhani
7942 Hillrose St.
Sunland CA 91040
Phone: 818-419-1831
Calducttesting@gmail.com
CERT# CC2021057
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516 S ROSS ST (ADU
D), SANTA ANA, CA
92701
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La Crescenta, CA 91214
2310 El Moreno St.
818 317-5762
j.aceytuno.architect@gmail.com
ELECTRICAL PLAN FOR PROPOSED ADUs C & D
APPROVAL STAMPELECTRICAL NOTES#
DESCRIPTIONSYMBOLS
ELECTRICAL SYMBOLS/LEGEND
W/D
BATH
EXISTING GARAGE
(E) UTILITY & COMMON
(E) D (E) W (E) WH (E) STO
(E) STO
WH WH
Pantry Ref.
STO
HALL
CL
O
S
&
P
LIVINGBATH
KITCHEN
Sink
BEDROOM
12’−3"x10’−1"
HALL
13’−5"x10’−10"
9’−5"x9’−7"
ENTRY
LIVING
BEDROOM
10’−3"x11’−6"
ADU #C
499 SF
PROPOSED
(E)
DIN.
ADU #D
477 SF
PROPOSED
(E) PORCH
(E) PORCH
ENTRY
LAUNDRY ROOM
(E) SINK
Pantry
CL
O
S
&
P
Ref.
KITCHEN
(N
)
S
h
e
l
v
i
n
g
(E) GARAGE
DRIVEWAY
APRON
Sink 24" D/W 18"
D/WTO REMAIN
12’−1"x11’−6"
9’−3"x10’−6"
WH
C&D A B
TO REMAIN
Range/Oven
Micro W/ 300
CFM Exhaust
Over Electric
Range/Oven
Micro W/ 300
CFM Exhaust
Over Electric
24" Wide
24" Wide
18"
24"
LEGEND AND SYMBOLS
DIN.
Page 1
Structural Calculations
ADU
516 S Ross St
Santa Ana, CA 90701
Prepared for:
516 S Ross St
Santa Ana, CA 90701
Prepared By
Chieh Chieng Assoc. Structural Engineers
5942 Edinger Ave #113-193
Huntington Beach, CA 92649
December, 2025
February, 2026
550 South Hope St, Suite 1700
Los Angeles, CA 90071
915 N. Vicentia new garage
11/25/19
CCN
Scope of work:
Provide like for like replacement of existing 4 car residential garage.
Page 2
TABLE OF CONTENTS
Project Description & Loading Criteria _______ Pg 3
Existing Building Code Check ______________ Pg 9
514-516 S Ross St CCN
12/2025
550 South Hope St, Suite 1700
Los Angeles, CA 90071
915 N. Vicentia new garage
11/25/19
CCN
Scope of work:
Provide like for like replacement of existing 4 car residential garage.
Page 3
PROJECT DESCRIPTION & LOADING CRITERIA
514-516 S Ross St CCN
12/2025
550 South Hope St, Suite 1700
Los Angeles, CA 90071
915 N. Vicentia new garage
11/25/19
CCN
Scope of work:
Provide like for like replacement of existing 4 car residential garage.
Page 4
SCOPE OF WORK
Conversion of existing garage spaces into ADU
LOADING CRITERIA
Wind Load
Kz = 0.70 (Exposure B, h < 30'-0") Table 26.10-1
Kzt = (1+K1K2K3)2 - flat site use 1.0 Eq. 26.8-1
Kd = 0.85 Table 26.6-1
Ke = 1.0 Table 26.9-1
Wind speed V = 95 mph see ATC Wind Council Maps
qh = 0.00256 Kz Kzt Kd Ke V2 = 13.7 psf Eq. 26.10-1
G = 0.85 Sect 26.11.1
Cp = 1.3
G Cpi = -0.18
p = qh (GCp - GCpi) = 17.6 psf (strength level) Eq 27.3-1
Total wind load
East-west direction P = p * (158ft2 + 537ft2) / 1000 = 12.2k
514-516 S Ross St CCN
12/2025
550 South Hope St, Suite 1700
Los Angeles, CA 90071
915 N. Vicentia new garage
11/25/19
CCN
Scope of work:
Provide like for like replacement of existing 4 car residential garage.
Page 5
514-516 S Ross St CCN
12/2025
Wall weight
Exterior walls
{[A_2nd floor] + [A_1st floor]} * w
{[9' * (38'+38'+42'+42')] + [8' * (35'+35') + 4' * (42'+42')]} * 10psf = 22k
{[A_2nd floor] + [A_1st floor]} * w
Interior walls
{[9' * (20'+38'+20'+20'+20')] + [4' (35'+35'+20'+20'+20')]} *5psf = 7.9k
ASCE Hazards Report
Address:
516 S Ross St
Santa Ana, California
92701
Standard:ASCE/SEI 7-16 Latitude:33.740109
Risk Category:II Longitude:-117.872565
Soil Class:D - Default (see
Section 11.4.3)
Elevation:95.85753194539367 ft
(NAVD 88)
Wind
Results:
Wind Speed 95 Vmph
10-year MRI 66 Vmph
25-year MRI 72 Vmph
50-year MRI 76 Vmph
100-year MRI 81 Vmph
Data Source: ASCE/SEI 7-16, Fig. 26.5-1B and Figs. CC.2-1–CC.2-4, and Section 26.5.2
Date Accessed: Fri Dec 26 2025
Value provided is 3-second gust wind speeds at 33 ft above ground for Exposure C Category, based on linear
interpolation between contours. Wind speeds are interpolated in accordance with the 7-16 Standard. Wind speeds
correspond to approximately a 7% probability of exceedance in 50 years (annual exceedance probability =
0.00143, MRI = 700 years).
Site is not in a hurricane-prone region as defined in ASCE/SEI 7-16 Section 26.2.
Page 1 of 3https://ascehazardtool.org/Fri Dec 26 2025
Page 6
SS : 1.29
S1 : 0.46
F a : 1.2
F v : N/A
SMS : 1.548
SM1 : N/A
SDS : 1.032
SD1 : N/A
T L : 8
PGA : 0.546
PGA M : 0.655
F PGA : 1.2
Ie : 1
C v : 1.358
Seismic
Site Soil Class:
Results:
Data Accessed:
Date Source:
D - Default (see Section 11.4.3)
USGS Seismic Design Maps
Ground motion hazard analysis may be required. See ASCE/SEI 7-16 Section 11.4.8.
Fri Dec 26 2025
Page 2 of 3https://ascehazardtool.org/Fri Dec 26 2025
Page 7
The ASCE Hazard Tool is provided for your convenience, for informational purposes only, and is provided “as is” and without warranties of any
kind. The location data included herein has been obtained from information developed, produced, and maintained by third party providers; or
has been extrapolated from maps incorporated in the ASCE standard. While ASCE has made every effort to use data obtained from reliable
sources or methodologies, ASCE does not make any representations or warranties as to the accuracy, completeness, reliability, currency, or
quality of any data provided herein. Any third-party links provided by this Tool should not be construed as an endorsement, affiliation,
relationship, or sponsorship of such third-party content by or from ASCE.
ASCE does not intend, nor should anyone interpret, the results provided by this Tool to replace the sound judgment of a competent
professional, having knowledge and experience in the appropriate field(s) of practice, nor to substitute for the standard of care required of such
professionals in interpreting and applying the contents of this Tool or the ASCE standard.
In using this Tool, you expressly assume all risks associated with your use. Under no circumstances shall ASCE or its officers, directors,
employees, members, affiliates, or agents be liable to you or any other person for any direct, indirect, special, incidental, or consequential
damages arising from or related to your use of, or reliance on, the Tool or any information obtained therein. To the fullest extent permitted by
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provided by the ASCE Hazard Tool.
Page 3 of 3https://ascehazardtool.org/Fri Dec 26 2025
Page 8
550 South Hope St, Suite 1700
Los Angeles, CA 90071
915 N. Vicentia new garage
11/25/19
CCN
Scope of work:
Provide like for like replacement of existing 4 car residential garage.
Page 9
EXISTING BUILDING CODE CHECK
514-516 S Ross St CCN
12/2025
550 South Hope St, Suite 1700
Los Angeles, CA 90071
915 N. Vicentia new garage
11/25/19
CCN
Scope of work:
Provide like for like replacement of existing 4 car residential garage.
Page 10
514-516 S Ross St CCN
12/2025
EXISTING WALL CHECK
The following analysis and design check will be for the two walls (north wall 1st floor and south
wall 1st floor).
The north wall will have only 1 new window.
The south wall will have no new windows.
NORTH
WALL
SOUTH
WALL
BATH
EXISTING GARAGE
(E) UTILITY & COMMON
(E) D (E) W (E) WH (E) STO
(E) STO
WH WH
Pantry Ref.
STO
HALL
CL
O
S
&
P
LIVINGBATH
KITCHEN
Sink
BEDROOM12’−3"x10’−1"
HALL
13’−5"x10’−10"
9’−5"x9’−7"
ENTRY
LIVING
BEDROOM
10’−3"x11’−6"ADU #C
499 SF
PROPOSED
(E)
DIN.
ADU #D
477 SF
PROPOSED
(E) PORCH
(E) PORCH
ENTRY
LAUNDRY ROOM
(E) SINK
Pantry
CL
O
S
&
P
Ref.
KITCHEN
(N
)
S
h
e
l
v
i
n
g
(E) GARAGE
DRIVEWAY
APRON
Sink 24" D/W 18"
D/WTO REMAIN
12’−1"x11’−6"
9’−3"x10’−6"
C&D A B
TO REMAIN
Range/Oven
Micro W/ 300CFM Exhaust
Over Electric
Range/Oven
Micro W/ 300CFM Exhaust
Over Electric
24" Wide
24" Wide
18"
24"DIN.
550 South Hope St, Suite 1700
Los Angeles, CA 90071
915 N. Vicentia new garage
11/25/19
CCN
Scope of work:
Provide like for like replacement of existing 4 car residential garage.
Page 11
514-516 S Ross St CCN
12/2025
North wall
Vb = 12.9k / 1.4 = 9.2k
V to each wall = Vb / 2 = 4.6k
W = 12.2k / 1.4 = 8.7k
W to each wall = W / 2 = 4.35k
Existing
lnorth wall = 35'-0"
vnorth wall = V / lnorth wall = 131plf
vn = 370plf (see following page for capacities)
dcrexisting seismic = vnorth wall / vn = 0.36 << 1.0
wnorth wall = W / lnorth wall = 124.3plf
vn = 520plf (see following page for capacities)
dcrexisting wind = wnorth wall / vn = 0.24 << 1.0
Proposed
lnorth wall = 35'-0" - 2'-6" = 32'-6"
vnorth wall = V / lnorth wall = 141plf
vn = 370plf
dcrproposed seismic = vnorth wall / vn = 0.38 << 1.0
wnorth wall = W / lnorth wall = 133plf
vn = 520plf (see following page for capacities)
dcrexisting wind = wnorth wall / vn = 0.25 << 1.0
Compare demand capacity ratios (dcr)
Seismic dcrproposed / dcrexisting = 1.05
Wind dcrproposed / dcrexisting = 1.04
The proposed demand-capacity ratio with the alteration is NOT more
than 10 percent greater than its demand-capacity ratio with the
alteration ignored. Per 503.4 it is permitted to remain unaltered. In
addition the actual demand capacity ratios are very low.
permitted.
[BS] 503.4 Existing structural elements carrying lateral
load. Except as permitted by Section 503.13, where the alter-
ation increases design lateral loads, results in a prohibited
structural irregularity as defined in ASCE 7, or decreases the
capacity of any existing lateral load-carrying structural
element, the structure of the altered building or structure shall
meet the requirements of Sections 1609 and 1613 of the Cali-
fornia Building Code. Reduced seismic forces shall be
permitted.
Exceptions:
1. Any existing lateral load-carrying structural element
whose demand-capacity ratio with the alteration
considered is not more than 10 percent greater than
its demand-capacity ratio with the alteration ignored
shall be permitted to remain unaltered. For purposes
of calculating demand-capacity ratios, the demand
shall consider applicable load combinations with
design lateral loads or forces in accordance with
Sections 1609 and 1613 of the California Building
Code. Reduced seismic forces shall be permitted.
For purposes of this exception, comparisons of
demand-capacity ratios and calculation of design
lateral loads, forces and capacities shall account for
the cumulative effects of additions and alterations
since original construction.
550 South Hope St, Suite 1700
Los Angeles, CA 90071
915 N. Vicentia new garage
11/25/19
CCN
Scope of work:
Provide like for like replacement of existing 4 car residential garage.
Page 12
514-516 S Ross St CCN
12/2025
Existing capacities used are clouded based on conservative assumption of existing construction.
Same capacities will be used for checking both the existing and proposed wall lengths to keep the
demand capacity ratios comparison consistent.
550 South Hope St, Suite 1700
Los Angeles, CA 90071
915 N. Vicentia new garage
11/25/19
CCN
Scope of work:
Provide like for like replacement of existing 4 car residential garage.
Page 13
South wall
Proposed scope is to reduce the existing 4'x4' window to 2'x2'. No additional structural analysis
required.
Reduce existing
4'x4' window to
2'x2'
550 South Hope St, Suite 1700
Los Angeles, CA 90071
915 N. Vicentia new garage
11/25/19
CCN
Scope of work:
Provide like for like replacement of existing 4 car residential garage.
Page 14
514-516 S Ross St CCN
12/2025
2
SCALE: NONE
TYP. WALL INFILL DETAIL
(E) BLK'G
WHERE OCCURS
SHEATH & FINISH PER ARCH
DRAWINGS, 1/2" MIN STRUCT I
SHEATHING w/ 10d EN @ 6" OC
(E) BLKG
OR BEAM
2x6 JOISTS @ 16" O.C.
w/ HU HANGERS EA END
2x6 ALONG PERIMETER w/ 3/8"x3"
LONG LAG SCREWS @ 16"O.C.
TO (E) BLKG OR JOIST
(MIN. 2X6, V.I.F.)
A35 CLIP AT EA CORNER
MAX. 5'-0"x5'-0"
MIN. 2x4 TOP & BOT W/ 3/8"x3"
LONG WOOD SCREWS @ 16"O.C.
TO (E) BLKG OR HEADER / SILL
MIN. 2x4 @ 16"O.C. W/ A34 EACH
SIDE / EA END
A34 ON 1 SIDE ONLY AT LAST 2x
REMAINING OPENING
PER ARCH'L ELEVATION
SHEATH & FINISH PER ARCH
DRAWINGS, MIN 3/8" STRUCT I
SHEATHING W/ 10d @ 6"O.C.
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Page 1 of 1
EXISTING ONE & TWO FAMILY DWELLINGS
ELECTRICAL SERVICES UNDERGROUND
EXCEPTION
CEC 2022 ELC-04
All new utility connections are required to be installed below grade by Santa Ana Municipal Code 41-
626(b). There is a standing exception for one and two family dwellings. This exception
applies only when the new electrical service is designed to be fed from below grade as well as
overhead.
This diagram is a typical unit. The utility is able to feed this cabinet from the top or the bottom without
interfering with the distribution wiring. All the circuit breakers and branch circuits are contained in the
circuit breaker side of this cabinet.
Only listed combination overhead and underground feed service boxes may be used to connect to
an overhead utility drop. This exception to an underground fed service applies only to existing single
family and two family residences.
Planning & Building Agency
Permits & Plan Check Section
20 Civic Center Plaza
P.O. Box 1988 (M-19)
Santa Ana, CA 92702
(714) 647-5800
Rigid
Conduit
Service
Entrance
Conductor
Riser
Underground
Service
Lateral
METER
Rev. 1/21/2020