HomeMy WebLinkAbout335581_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:
101125614
PROJECT ADDRESS:
1011 N Jackson 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, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
11/19/2025
INITIAL REVIEW
12/7/2025
EXPIRATION
5/18/2026
RECHECKS:
1.01/12/2026
PROJECT APPLICANT CONTACT PERSON:
2.
Jerry Helguero
3.
TEL:
(714)388-9118
FAX:
VALUATION: $151,674.00
EMAIL:
helguerojerry@gmail.com
FLOOD ZONE: X-06059C0143J
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.All persons preparing plans for others shall sign those plans. Business and Professions Code Chapter 3, Division 3, Section 5536.1 (a).
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.
Drawings must be to scale and be on 18" x 24" minimum sheets.
Scale of Drawings must be large enough to insure legibility.
Delete notes and details that do not apply to this project.
ARCHITECTURAL COMMENTS:
Insert the handwritten note in project data and scope of work into the typed note, handwritten notes on plans are not acceptable. Change address to 1011 N. Jackson St.
2nd: Incorporate the handwritten address change on sheet A1 to typed note.
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.
Justify 1000sf addition to existing livable area shown under project data. Proposed addition is 897sf. Revise lot coverage ratio.
2nd: Change the proposed total living area under project date to 2240 sf. It is currently showing 2343 sf.
Verify that drawing sheet names match with sheet index.
2nd: Revise title of sheet A0 to “Title page” to match sheet index.
Provide the following design data on the first sheet (R106.1.1)
Occupancy groups (R-3/U)
Number of stories.
2nd: Add 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 is subject to building field inspection.
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”.
2nd: Revise the note to match exactly with above verbiage.
Provide a complete plot plan showing – (R106.2), see markups on plan.
Location and size of all structures on the lot.
Distances between buildings (main house, detached garage, accessory dwelling unit, etc.).
Distances (setbacks) between buildings and property lines.
Provide a Site Drainage plan, prepared by a California registered civil engineer, with the following information, but not limited to:
Location of all existing and proposed structures, property lines, right-of-way lines, and easements, including dimensions and setbacks
Drainage slopes and flow patterns
Drainage system such as swales, French drains, water collection and disposal system, etc.
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: Show drainage slopes and patterns in compliance with above requirements.
Exterior walls without Automatic Residential Fire Sprinkler – (Table R302.1(1)): Exterior walls located less than 5-ft from a property line shall be one hour construction, provide a detail and cross reference on plan.
2nd: Clarify the exterior finish material in detail 65/S3 in compliance with requirements of 1 hour fire rated wall.
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.
Dwelling/garage separation – Wall between garage/carport and dwelling – Provide minimum 1/2-inch gypsum board on the garage side; extended from foundation to the roof sheathing. (R302.6)
Emergency escape and rescue openings – Show open mechanism of door and windows (sliding, hung, etc.), header heights and bottom edge of windows on elevations. Escape opening shall have a minimum net clear opening of 5.7 sq. ft. with 24" minimum net clear height and 20" minimum net clear width. Escape windows shall have a finished sill height not more than 44" above the floor. On the grade floor it is allowed to have escape opening of 5.0 sq. ft. (R310.1)
Means of egress / Doors – (R311). Landing shall have width of not less than the door served and a minimum of 36” measured in the direction of travel.
Please provide/show minimum 36” clear access throughout the building (hallway). (R311.6)
Carbon Monoxide Alarms – Provide carbon monoxide alarms at outside of each sleeping area, in the immediate vicinity of the bedroom(s); on every level of a dwelling unit including basements. (R315)
Ceiling heights shown on elevations has discrepancy with sections, clarify.
Exterior wall covering –
Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)
Provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2.
Clarify exterior wall finish material on South elevation.
Attic access and Ventilations – Provide roof plan and show on the plans - attic vent locations, type and size (area = 1/150 of the attic space). Provide an attic cross ventilation summary; on the plans indicate the total area required versus provided. (R806.1)
Plumbing fixtures and fixture setting (CPC 402.5). 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 information and dimension on plan.
Energy Conservation – Title 24 Energy forms & calculations
Use the latest software version 9.4 for Title 24 calculations.
2nd: Comment not addressed.
On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, or per Title 24 performance calculation.
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:
Show braced walls in compliance with Section R602.10.3; otherwise, engineer design is required.
2nd: Please show on plan shear wall at line 1.
Size roof rafters comply with Section R802.4.1; otherwise, engineer design is required. Grade shown on plans has discrepancy.
Provide ceiling joist/rafter splice to comply with Section 802.5.2; otherwise, engineer design is required.
2nd: Not addressed. See mark ups on plan.
Provide ceiling joist design to comply with Section 802.5.1; otherwise, engineer design is required.
Provide fastening nail schedule Table R602.3(1).
2nd: Not addressed. Add Table R602.3(1).
Footing shall be embedded minimum 18” below the finish grade with two (2) #4 reinforcing bars at top and bottom (total 4 re-bars).
Provide shear transfer details at all diaphragm boundary edges and shear lines. Also, many provided details do not represent actual condition. See markups on plan.
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 clearly show the required 7” embedment below the cold joint for two pour concrete option.
Ceiling joists need to be designed based on live load for uninhabitable with storage attic loads where the clear height exceeds 42” (R301.5). Revise the plans accordingly.
Where ceiling joists are used to provide a continuous tie, lapped joists need to comply with requirements of R802.5.2.1. Provide a detail to show compliment where the joists are lapped.
2nd: See markups on plan for number of required nails.
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 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.
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)