HomeMy WebLinkAbout335184_3_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:
102125500
PROJECT ADDRESS:
917 N Towner St
PLAN CHECK ENGINEER:
Meshkat, SeyedyahyaTEL:714
647-5831
EMAIL:
smeshkat@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
11/6/2025
INITIAL REVIEW
11/16/2025
EXPIRATION
5/5/2026
RECHECKS:
1.12/10/2025
PROJECT APPLICANT CONTACT PERSON:
2.01/06/2026
Nicolas Huizar
3.
TEL:
(310)770-6579
FAX:
VALUATION: $60,000.00
EMAIL:
huizardesignengineering@gmail.com
FLOOD ZONE: X-06059C0144J
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.
GENERAL COMMENTS: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 3corrected 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.
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.
ARCHITECTURAL COMMENTS:
Insert the handwritten note in project data and scope of work into the typed note, hand written notes on plans are not acceptable.
Add sheet names to all drawing sheets. Sheet numbers and sheet names shall match with the sheet index.
Provide a project description with a complete and detailed scope of work on the cover sheet of the 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 number of stories on the first sheet under project information.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
Provide a complete plot plan showing – (R106.2)
Location and size of all structures on the lot (existing and new).
Identify all property lines and easements, streets, etc. Add not on plan “there is no easement existing in this property” if easement doesn’t exist.
Distances between buildings (main house, detached garage, accessory dwelling unit, etc.).
Distances (setbacks) between buildings and property lines.
2nd: Show distance of proposed ADU to East property line.
Through penetrations and/or membrane penetrations of fire-resistance-rated wall or floor assemblies shall comply with Section R302.4.1 and/or R302.4.2. respectively (R302.4). Provide details, manufacturer name of product and verification of code required tests compliance.
Show heating equipment on plan. 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 – (R311): 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 drop at threshold.
Roofing requirements – (R901)
A minimum Class “C” roof is required. On the plan, specify Class for the roofing material.
Provide two layers of vapor barrier if roof slope is lower than 4:12.
Energy Conservation – Title 24 Energy forms & calculations
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.
Structural Plan Review Comments:
Include ICC report number for epoxy in foundation details. Provide calculations for pull out capacity of epoxy holdowns. Include overstrength factor in design, ACI 318-19, 17.10.5.3 (d).
2nd: Justify the edge distance used in calculations based on a) Size of DTT2Z and its bolt location. b) Size of proposed 2-2x edge stud in shear wall schedule. Also, the input loads in Simpson strong tie anchor designer are LRFD level. Convert the applied load (which is ASD level) to LRFD and rerun calculations. See markups on calculations.
3rd: Change the concrete state from uncracked to cracked in epoxy calculations, unless it can be justified that the concrete has not and will not experience any crack during its lifetime.
Provide required dowels to tie the slab on grade to footings or note on details that the concrete pouring shall be monolithically (where applicable) to satisfy requirements of R403.1.3.3.
Provide detail and show on plans connection of non-bearing interior partitions to concrete slab as required per CBC 2022, 2304.3.4.
Show/call the required capillary break under the slabs on details and plans to meet requirements of CALGreen 2022, 4.505.2.1.
Please submit complete calculation book, do not partially submit.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.
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”.
Red marked comment set is available to pick-up at the City Hall.
(End of Comment)