HomeMy WebLinkAbout332473_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:
101124649
PROJECT ADDRESS:
2215 W Monta Vista Ave
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
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
8/13/2025
INITIAL REVIEW
9/10/2025
EXPIRATION
2/9/2026
RECHECKS:
1.12/09/2025
PROJECT APPLICANT CONTACT PERSON:
2.
Jose Soriano
3.
TEL:
(714)406-8339
FAX:
VALUATION: $145,000.00
EMAIL:
josesorianooo@gmail.com
FLOOD ZONE: X-06059C0257J
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.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.Resubmit 3 corrected 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.
2nd: City marked up plans must be returned. The returned marked up plan is not city mark ups. Additional comments may arise after returning the marked-up plans. Failure to return marked up plans may result in delayed review and additional plan check fees. Include the first submittal marked up plans and this round of review mark ups in next submittal.
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.
-Police Department approval on the corrected/final set of drawings (647-5840).
-Public Works Agency approval (647-5039).
- School District Compliance Certificate; and a copy of the building permit application, signed by
the plan check engineer, shall be required by the School District to verify the scope of the work.In addition to other fees, a "Park Acquisition and Development Fee" in the amount shownbelow
shall be required pursuant to a resolution of the City Council for the Recreation andCommunity
Services Agency; net addition of 2 bedroom(s).Amount of $9,326.00; net addition of 5 bedroomsAmount of $8,383.00; net addition of 4 bedroomsAmount of $7,571.00; net addition of 3 bedroomsAmount of $5,642.00; net addition of 2 bedroomsAmount of $4,235.00; net addition of 1 bedroomInsert the handwritten note in project data and scope of work into the typed note.
Provide a project description with a complete and detailed scope of work on the cover sheet of the plans. Improvements shown on sheet 1.5 for the main house are not included in this permit application. Please remove this sheet from plans.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)Number of stories.Floor area per occupancy group, including the existing structure(s)
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
Add note on the coversheet: Minimum 2.1(KW) photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.Complete the Grading exemption checklist and reproduced onto the plan.If answering “NO” to any of the questions, a grading plan and a grading permit shall be required. The current submitted checklist has marked two of the items as “NO”, please confirm and clarify. If the property is located in flood zone and if the total amount of soil is being cut, is more than 50 cubic yard or not.2nd: Provide a grading plan and apply for a grading permit or provide revised grading exemption checklist. Current checklist has “NO” responses which means grading plan/permit is required.
Provide a Site Drainage plan, prepared by a California registered civil engineer, with the following information, but not limited to:
Plan(s) shall be stamped, signed and dated by a California registered civil engineer
Location of all existing and proposed structures, property lines, right-of-way lines, and easements, including dimensions and setbacks
Drainage slopes and flow patterns
2nd: Please show drainage slopes in compliance with item “f” below.
Drainage system such as swales, french drains, water collection and disposal system, etc.
2nd: Please clarify drainage system.
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)
2nd: Reminder.
Exterior walls without Automatic Residential Fire Sprinkler – (Table R302.1(1))
Exterior walls located less than 5-ft from a property line shall be of one hour construction. Clearly show fire rated walls on plan.
2nd: Comment not addressed. Clearly show fire rated walls and cross reference the detail on plan.
Exterior walls located less than 3-ft from a property line – No opening shall be provided.
Wall between 3-ft and 5-ft of the property line – 25% of wall openings are permitted.
Eaves projection – Provide one-hour protection on the underside of eave when eaves projected into the 5-ft of fire separation distance. No projection beyond 2-ft of the fire separation distance. Clearly call fire protected projections on plan.
2nd: Comment not addressed. Show the amount of eave extensions on plan. Provide one-hour fire rated eave assembly and cross reference the detail on plan.Through penetrations of fire-resistance-rated wall or floor assemblies shall comply with Section R302.4.1.1 or R302.4.1.2. (R302.4) Provide door/window schedule with opening mechanism. Cross reference the doors and windows on plan.2nd: Comment not addressed. Provide a schedule for door and windows to show width, height, opening mechanism (slide, swing, hung, etc.), safety glass, material, etc.
Provide minimum floor area = 70 sq. ft., minimum dimension in any direction = 7-ft. Show room dimensions on plan. (R304)
Every dwelling unit shall be provided with heating facilities capable of maintaining a room temperature of not less than 68°F (20°C) at a point 3 feet (914 mm) above the floor and 2 feet from exterior walls in habitable rooms at the design temperature. The installation of one or more portable space heaters shall not be used to achieve compliance with this section. (R303.10)Means of egress / Doors: Landing shall not be 1 ½” lower than the top of the threshold when doors swing over the landing or floor; otherwise, landing can be 7 ¾” maximum lower than the top of the threshold. Show the amount of threshold drop. – (R311)2nd: Comment not addressed. Show landing dimensions and amount of drop at threshold.
Please provide minimum 36” clear access throughout the building (hallway). Show dimensions on plan. (R311.6)Stairways (R311.7) –Show minimum 36” clear width.Provide/show 6’-8” clearly headroom above the stairway.2nd: Comment not addressed. Detail 9/5 does not show compliment with code requirements. Plan shows 4 rises up to first landing while detail shows 3. Provide a scaled section matching with floor plan, dimension rise and runs of stair steps. Minimum clear head room shall be considered from bottom of finished floor to line joining nosing of stair treads.Show the dimension of rise and run of stairways on plans. Show 7.75" (203mm) maximum rise and 10" (229mm) minimum run with nosing of ¾” minimum and 1 ¼” maximum.2nd: Show nosing allowable range.Handrails shall be provided at least on one side of each continuous run of treads or flight with four or more risers. Show handrails on plans. (R311.7.8)2nd: Show handrails on first and second floor plans.
Guardrails – (R312):
Guardrails are required along the open-sided walking surfaces that located more than 30-inches measured vertically to the floor or grade below. Provide guardrail detail for stair. Guards shall be 42” in height. Where guardrails serve as handrails on the open sides of stairs – top of guardrails shall not be less than 34” and not more than 38” in height.Guards shall not have openings which allow passage of 4” diameter sphere. At the space formed by the riser, tread and bottom rail of a guard – a 6” sphere cannot pass through.
2nd: Cross reference the detail on plan where applicable.Solar Energy System shall comply with Section R324. In additional, electrical portion of solar PV systems shall be designed and installed in accordance with the California Electrical Code. A separate permit is required for solar energy system.Exterior wall covering –
Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)
2nd: Comment not addressed. Call out the required specs of weep screed per code.Provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2. 2nd: Specify water resistive barrier per code.Roofing requirements – (R901)A Class “C” roof is required. On the plan, specify manufacturer’s name, ICC/UL report number and Class for the roofing material.2nd: Specify ICC/UL report number.Specify the pitch of the roof plan. The pitch shown on section and elevations do not match. Provide two layer of vapor barrier if roof slope is lower than 4:12. 2nd: Add note that two layer of vapor barrier is required.Plumbing fixtures and fixture setting (CPC 402.5)
Water Closet or bidet shall be set at minimum 15 inches from its center to a side wall or obstruction or at minimum 30 inches center to center to a similar fixture. Show dimensions on plan.The clear space in front of a water closet, lavatory, or bidet shall be at least 24 inches. Show dimension on plan.2nd: Show dimension on first floor plan.Shower compartments, regardless of shape, shall have a minimum finished interior of 1024 square inches and shall also be capable of encompassing a 30-inch circle. Show on plan.2nd: Show required 1024 square inch on both floors and 30-inch encompassing circle on first floor.
Aging-in-place Design & Fall Prevention – (R327)
Reinforcement for grab bar: at least one bathroom on the entry level shall be provided with reinforcement installed. Where there is no bathroom on the entry level, at least one bathroom on the second or third floor of dwelling shall comply
Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency.
Reinforcement shall not be less than 2x8 inches nominal lumber or other construction material provide equal height and load capacity. Reinforcement shall be located between 32 inches and 39 ¼ inches above the finished floor flush with the wall framing
Water closet reinforcement shall be install on both side walls of the fixture, or one side wall and the back wall
Shower reinforcement shall be continuous where wall framing is provided
Bathtub and combination bathtub/shower reinforcement shall be continuous on each end of the bathtub and the back wall. Additionally, back wall reinforcement for a lower grab bar shall be provided with the bottom edge located no more than 6 inches above the bathtub rim
Electrical receptacle outlet, switch and control height: Electrical receptacle outlets, switches and control (including controls for heating, ventilation and air conditioning) intended to be used by occupants shall be location no more than 48 inches measured from the top of the outlet box and not less than 15 inches measured form the bottom of the outlet box above the finish floor.
Doorbell buttons: doorbell buttons or controls, when installed, shall not exceed 48 inches above exterior floor or landing, measured from the top of the doorbell button assembly. Where doorbell buttons integrated with other features are required to be installed above 48 inches measured from the exterior floor or landing, a standard doorbell button or control shall also be provided at a height not exceed 48 inches above exterior floor or landing, measure from the top of the doorbell button or controls. Please see marked-up plans for additional requirement/comments.2nd: Reminder.
Energy Conservation – Title 24 Energy forms & calculations
Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen. Kitchen Range Hood Airflow Rate (CFM) shall comply with Table 150.0-G
2nd: Comment not addressed. Specify range type (electric or gas) and revise required airflow rate per table.
Water Heating system (water heater) – (Section 150.0(n)) Systems using gas or propane water heaters to serve individual dwelling units shall designate a space at least 2.5 feet by 2.5 feet wide and 7 feet tall suitable for the future installation of a heat pump water heater (HPWH) by meeting either A or B listed under Section 150.0(n).
If the designated space is within 3 feet from the water heater.
A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, 10 AWG copper branch circuit, within 3 feet from the water heater.
Isolate both ends of the unused conductor.
A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker.
A condensate drain that allows natural draining of the water heater.
If the designated space is more than 3 feet from the water heater: see additional Code requirements.
2nd: Comment not addressed. Also, Title 24 calculations show 50-gal tank heat pump water heater while plan shows tankless water heater. Revise accordingly.
Energy Storage System (ESS) Ready: All single-family residences that include one or two dwelling units, and ADU shall meet the following:
At least one of the following shall be provided: ESS ready interconnection equipment [auto transfer switch and panel] with a minimum backed-up capacity of 60 amps and a minimum of four ESS-supplied branch circuits, or A dedicated, minimum 1” raceway from the main service to a subpanel that supplies the branch circuits in Section 150.0(s)(2).
A minimum of four branch circuits shall be supplied by the ESS: the refrigerator, one lighting circuit shall be located near the primary egress, and at least one circuit shall supply a sleeping room receptacle outlet.
The main panelboard shall have a minimum busbar rating of 225 amperes with space to install future isolation equipment/transfer switch within 3 feet.
2nd: Comment not addressed.
Heat pump space heater (furnace) ready: System using gas furnace to serve individual dwelling units shall include a dedicated 240 volt, minimum 30 amps branch circuit wiring shall be installed within 3-ft from the furnace for a future heat pump space heater installation.
2nd: Comment not addressed.
Electric cooktop ready: System using gas to serve individual dwelling units shall include the following shall include a dedicated 240 volt, minimum 50 amps circuit wiring shall be installed within 3-ft from the cooktop for a future electric cooktop installation.
2nd: Comment not addressed.
Electric clothes dryer ready: Clothes dryer using gas to serve individual dwelling units shall include a dedicated 240 volt, minimum 30 amps branch circuit wiring shall be installed 3-ft from the clothes dryer location for a future electric clothes dryer installation.
2nd: Comment not addressed.
CalGreen Plan Review Comments:
Plumbing fixtures flow rate limitation (Section 4.303)
Lavatory faucets – 1.2 gallon per minute at 60 psi.
Kitchen faucet – 1.8 gallon per minute at 60 psi.
Structural Plan Review Comments:
The foundation plan and details should be reviewed and approved by the Geotechnical Engineer. (CBC 2022, 1803)
2nd: Comment not addressed.
Final plans and calculations are to be stamped, signed and dated by a California licensed architect or California registered civil engineer.
2nd: Sheet SN is missing engineer’s stamp and signature.
Provide on the plans, structural material notes (ex. Lumber species & grade, glu-lam beams, concrete (fc’ = 4500 psi (min)), cement type V, water to cement ratio of 0.45 per the soil report, steel reinforcement, special inspection requirements, etc.))
2nd: Comment not addressed. In addition, a lot of information in sheet SN is not pertinent to this project or have discrepancies with information on other sheets such as but not limited to: slab/footing reinforcement, shear wall schedule, wall framing schedule, detail sheets SD1 and SD2 are missing, concrete strength, footing dimensions, cement type, roof/floor sheathing, structural design criteria etc.
Footing shall be embedded minimum 24” below the finish grade with two (2) #5 reinforcing bars at top and bottom (total 4 re-bars). Minimum width is 15” for one story and 18” for two story, respectively per soil report recommendations.
2nd: Comment not fully addressed, revise reinforcement.
Concrete slab: Minimum 5” thick, reinforced with #4 bars at 12” on center, each way per soil report. Concrete slab shall be provided with moisture barrier.
2nd: Provide capillary break compliant with CalGreen 4.505.2.1 per soil report.
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 and details to show compliment.
2nd: Comment not addressed.
Please clarify on plans and calculations that you are using premanufactured trusses or roof rafters with ceiling tension ties. If trusses are used clearly note on plans that “trusses are deferred submittal and E.O.R. shall review and stamp truss layout to comply with structural design criteria. The E.O.R approved truss package shall be submitted to City for review prior to pouring the foundation concrete”.
2nd: Comment not addressed.
Provide soil report information recommendations on plans. This shall include the soil consultant’s name and contact information, report date and number, allowable soil bearing value. Add note on plan “The geotechnical consultant shall provide observation/testing during the construction phase to confirm compliance with design and recommendations of the soil report”.
2nd: Comment not addressed.
Provide shear transfer details at all diaphragm boundary edges, see markups on plan.
2nd: Comment not addressed, refer to markups on first review.
Provide all the structural criteria such as dead and live loads (include weight of solar panels and their rack system), wind speed and exposure, seismic criteria including R value, overstrength factor and redundancy factor, allowable soil bearing pressure (CBC 1603).
2nd: Comment not fully addressed.
Specify the designated area for solar panels on plan and include weight of panels and their racking system in design loads.
2nd: Provide bill of materialscomprising roof and break down of dead load.
Specify the floor finish material and include weight in design loads.
2nd: Comment not addressed. Provide bill of materials comprising floor and include floor finish material. Provide break down of dead load for the materials.
Provide capacity to demand ratio and deflection check for designed beams.
Provide calculations including capacity to demand rations and deflection controls for TJI floor joists. Alternatively, attach manufacturer design span charts.
Calculations show 4x8 headers for floor load bearing walls while plan shows 4x6 header. Revise accordingly.
Shear wall schedule is per outdated CBC 2019, use CBC 2022 and revise plans/calculations accordingly.
Please specify the chosen method for calculation of seismic forces (Equivalent Lateral Force, ASCE7-16, 12.8 vs. Simplified method, ASCE7-16, 12.14). Provide calculations for seismic response coefficient, vertical distribution of forces, etc. accordingly.
2nd: Include redundancy factor 1.3 is seismic calculations. Provide vertical distribution of seismic loads. Use summation of first and second floor seismic loads in shear wall design for North-South direction. Plan shows 7ft shear wall for second floor line b, revise plan or calculations accordingly. Calculations show shear wall type D for first floor line 1 while plan shows type B, revise. Add spacing of A35 for shear wall type D in shear wall schedule.
The structure has vertical irregularity type 4 per ASCE7-16, table 12.3-2. Justify and support with calculations that the requirements of ASCE7-16, 12.3.3.3 and 12.3.3.4 are met.
In order to design beams supporting discontinued shear walls and uplift forces in holdowns, consider the load combinations with overstrength factor per ASCE7-16, 2.4.5.
Show shear wall edge studs on plans and holdown/strap size and detail per uplift calculations.
2nd: Not fully addressed, show shear wall edge studs.
Label of shear gridlines on plan do not match with calculations, revise plans or calculations to match.
Provide calculations to justify the load used to resist overturning moment in shear walls. Use load combinations of ASCE7-16, 2.4.
2nd: Comment not addressed. Provide East-West direction uplift calculations with load combinations of ASCE7-16, 2.4.5 (10). Include redundancy factor of 1.3 in calculations.
Specify which procedure of ASCE7-16 is used for wind pressure calculations and provide supporting calculations for the proposed pressure.
Calculated uplift at shearline A exceeds capacity of HDU4 holdown, revise accordingly.
Provide/show shear transfer details, roof rafter/ceiling joist lap connections, supporting beams/headers and their connection details for the covered porch framing system.
2nd: Comment not addressed.
Provide drag details and adequate straps for tying the covered porch diaphragm to the floor diaphragm in such a way to satisfy continuous load path and interconnection requirements of ASCE7-16, 12.1.3.
2nd: Comment not addressed.
Justify the ability of covered porch room to resist lateral loads at East-West direction.
2nd: Comment not addressed.
Holdowns of the posts which are experiencing uplift from both main orthogonal directions of seismic loads shall comply with requirements of ASCE7-16, 12.5.4. Justify with calculations.
Provide and show on plans a list of required special inspections.
2nd: Comment not addressed.
Minimum acceptable width of isolated pad footings is 24” and minimum embedment depth is 24” with #5 bars, per soil report. Revise plans accordingly.
2nd: Comment not addressed.
Anchor bolts shall have a minimum of 7” embedment into concrete (CBC 2022, 2308.3.1), provide a note that concrete shall be poured monolithically with slab or increase the length of bolts as required to satisfy the requirement for two pour concrete.
2nd: Comment not addressed.Provide required dowels to tie the slab on grade to footings or note on details that the concrete pouring shall be monolithicallyto satisfy requirements of R403.1.3.3.
Provide a detail and show on plans for connection of non-bearing interior partitions to concrete slab as required per CBC 2022, 2304.3.4.
Additional Review Comment:
For the purpose of Park & Rec Development fee calculation, please provide new ADU square footage to existing single family residence square footage ratio (ADU sf / SFD sf) on the Cover Sheet. Square footages shall NOT include garage, non-habitable attic space, non-habitable basement space, patio cover, patio enclosure, sunroom and similar uses.
2nd: Comment not addressed.
Note on plan: The ADU sf / SFD sf ratio is for Park & Rec fee purpose only. The applicant is responsible for the given “SFR sf” of the existing primary residence; Building Safety staff are not responsible for the accuracy of the given “SFR sf”.
2nd: Comment not addressed.
Red marked comment set is available to pick-up at the City Hall.