HomeMy WebLinkAbout335836_1_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:
101125691-101125781
PROJECT ADDRESS:
2020 E First St
PLAN CHECK ENGINEER:
Lo, Jonathan;
Huang, Gary; TEL:
714-647-5822;
714-647-5862;
EMAIL:
Jlo@santa-ana.org;
Ghuang@santa-ana.org;
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
R-3, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
1/6/2026
INITIAL REVIEW
1/8/2026
EXPIRATION
7/5/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Cailey Hollero
3.
TEL:
(949)299-3828
FAX:
VALUATION: $35,000.00
EMAIL:
Cailey.Hollero@meritagehomes.com
FLOOD ZONE:
GUIDELINES:
Comments contained within this report reflect only those of the Building and Safety Division. Additional comments or corrective action may be required by other Departments and/or outside Agencies
This Plan Review Report and all subsequent code references are based upon the most recent version(s) of the 2025 California Building Codes (CBC, CRC, CFC, CEC, CPC, CMC, CGBSC, and CEES)
The approval of plans and any supporting documents does not permit the violation of any section of the adopted building codes or other pertinent local ordinances, or state and federal laws
All listed plan review comments must be adequately addressed before a building permit can be issued
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.
Applicant shall obtain clearance/approvals from following departments after obtaining approval from Building and Safety Division, 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.
☒Fire Department approval on the corrected/final set of drawings (647-5839 or 647-5700).
☒Police Department approval on the corrected/final set of drawings (647-5840).
☒Public Works Agency approval (647-5039).
☐Proof of Worker's Compensation Insurance shall be required at the time of permit issuance.
☒School District Approval; and a copy of the school fee worksheet, completed by the plan check engineer, shall be required by the School District to verify the scope of the work.
☒Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039).
Comments have been provided on drawing and calculation hard copies in relation to all comments below. Applicant must pick up red marked sheet from the City prior to resubmittal and return the marked up set with resubmittalArchitectural Plan CheckDocumentationOrange County Fire Authority (OCFA) review and approval is required prior to Building and Safety permit issuance. It is recommended to submit plans to OCFA to avoid delays. Building and Safety division do not assist with obtaining approval from OCFA.Grading permit shall be applied and obtained prior to Building and Safety permit issuance. Grading review and approval is completed by the Public Works division. Building and Safety division do not assist with obtaining Grading Permit. All drawings and supporting documents shall be prepared, stamped, and signed by a California licensed architect or registered professional engineer. (CRC R301.1.3, CBC 107.1 and 107.3.4.1)Applicant to verify if proposed project site will be completed in multiple phases. A complete phasing plan shall be provided including any temporary office use or multiple construction phasing. It shall be specified if any fencing, barrier, or exposed lumber will be present during phasing and how it will be accommodated. Phasing plan shall be reviewed and approved by OCFA.No architectural site plan has been provided, incomplete review completed. Full site plan shall be provided to allow for full review of accessibility, fire protection, and shall include all applicable items, but is not limited to the following:The location of all proposed structures, which are dimensioned and uses labeled.Driveways and walkwaysOff street parking, accessible parking spacesSite accessibility and accessible routes fully detailed. Note that for clarity, it is acceptable to provide a separate site accessibility plan.EV-ready space and EV charging stationsLandscape area and total square footages of landscapingAdjoining streets & easements on the propertyProperty lines of the subject property with the lot dimensionsCurb line, drive approaches, and improvements within parkway Dimension the distance between the curb and property lineTrash enclosures & ground mounted equipment (i.e. HVAC, etc)Electrical transformersExisting or proposed lot walls and fences. Include label of wall height and materialNorth arrow and scale of drawingSite lightingAccessory structures (e.g. Patios, gazebos, public gathering structures, etc…)Exterior stairwaysExit dischargeCommon area designDrawingsSheet C1
Provide all address range on main cover title and Title Block on all sheets including other consultant sheets.
Provide a project description with a complete and detailed scope of work on the cover sheet of the plans.Provide T24 sheets in drawing set. T24 compliance shall be revised to latest version EnergyPro 9.4.On the title sheet provide the following:The maximum allowable building height in feet and number of stories. (CBC 504.1, Table 504.3 & Table 504.4)List any exceptions or special conditions used to increase the building height or number of stories.Provide allowable area calculations (CBC 506.2 & Table 506.2)Provide calculations for area frontage increase (CBC 506.3)Specify which units assigned by planning are associated with which unit types for clarity.Live/work 4-story duplex shall be shown to be in complete compliance with the 2022 California Building Code. This includes but is not limited to:Proposed occupancyAllowable building heights and areasMeans of egress requirementsFire protection requirementsAccessibility requirements. Justify proposed sprinkler type provided for Live/work 4-story duplex. Type NFPA-13R use shall be justified with meeting code requirements. (CBC 903.3.1.2)Remove California Residential Code reference for the Live/work 4-story duplex.At least two percent, any fraction thereof rounding to the next highest whole number, but not less than one dwelling unit shall comply with 1102A.3.1. Full compliancy shall be provided and identified on drawings.Specify which floor deck is located in Unit 1633.1 and Unit 1638.1 Area Tabulation.
Add note on the coversheetfor each unit or unit type: Minimum ____ kWdcPhotovoltaic system will be submitted under separate a permit and shall be issued prior to building frame inspection request.
For Solar Exemption, applicant must provide calculated kWh required and 2022 CEnC exemption on plans justifying exemption.THIS IS NOT A NOTE
Add the following on the plan:
Deferred Trusses –
Submit two (2) sets of truss calculations and plans to the city for plan check.
The truss calculations and plans shall include review of roof, mechanical and lateral loads (chord/strut & brace loads); also include review of top chord and bottom chord for axial + flexure between panel joints.
The truss calculations and plans shall be stamped, signed and dated by a licensed civil/structural engineer.
The truss plans shall be “review stamped” and “wet” signed by the engineer of record.Sheet GN3Green Building Standards Code checklist shall be completed by applicant. Sheet KN1Provide keynotes and ventilation calculations on appropriate sheets for clarity, ease of review, inspection, and construction. Floor Plan Keynote 2F – Current ICC is not found for proposed product. Provide approved ICC # and CRRC # as required for proposed roof tile.Sheet A1-1Attached garage – For each dwelling unit, install a listed raceway to accommodate a dedicated 208/240-volt branch circuit (40 amp). On the plan, please show compliance with Section 4.106.4.1.Typical ALL units.
Smoke Alarms – Provide smoke alarm(s) in each sleeping room; in each area giving access into each sleeping room; in basement and habitable attics. These shall be shown on Architectural drawings. [R314 & 907.2.11.2]Typical ALL units.
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. These shall be shown on Architectural drawings. [R315 & 915]Typical ALL units.Garage ceiling height provided on plan shall be from lower garage floor elevation. Typical ALL units.Add note at FLEX area to clarify FLEX area is not to be used as a sleeping room. Typical ALL unitswhere applied.
Handrails shall be continuous the full length of the flight. Ends shall be returned or terminate in posts. (R311.7.8.2 & 1014)Typical ALL units.Verify keynote 6G referenced at deck, note does not look to be correct.
Balconies, decks and exterior stairway exposed to weather and sealed underneath shall be waterproofed and sloped a minimum of ¼” unit vertical in 12 units horizontal (2%) for drainage. Specify manufacturer and ICC report number of waterproofing on the plan. Typical ALL units.
Provide door and window schedule. On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, per Title 24 calculation. Typical ALL units.Sheet A1-2Provide justification for proposed roof deck area as occupied roof vs additional story as well as any requirements that pertain to each per 2022 CBC.Sheet A1-3Verify if attic space occurs above 4th floor hall. It is unclear between Sections. Provide full dimension on sections and elevations.Verify height of roof deck trellis. No element over occupied roof greater than 48” above surface of occupied roof allowed. [CBC 503.1.4.1]Sheet A2-1Verify section # and sheet reference in Section callouts. Callouts do not look correct.Identify hatch provided in garage, it is unclear what hatch is. Typical ALL units.Sheet A3-1Verify section # and sheet reference in Section callouts. Callouts do not look correct.Sheet A4-1Verify section # and sheet reference in Section callouts. Callouts do not look correct.Sheet A5-1Provide approved ICC # for proposed roof tile.Show proposed attic ventilation on roof plan.Provide full height of trash enclosure on elevations and sections.Sheet A5-2Provide calculations for attic ventilationProvide approved ICC # for proposed roof tile.Show proposed attic ventilation on roof plan.Provide full height of trash enclosure on elevations and sections.Sheet B200-1Verify building numbers provided in special acoustical design notes, numbers do not match any building numbers found.Identify hatch found on third floor plan, it is unclear what hatch pertains to.Sheet B200-2Verify parapet noted on elevation dimensions on Front Elevation. If parapet occurs, provide and reference details.Specify insulation rating on walls, floors, and roof to match T24 compliance. Typical ALL Buildings.Sheet B601-3Provide dimension to top of structure on elevations and sections. Typical ALL Buildings.Provide attic ventilation for gable vents specified on plans. Typical ALL Buildings.Provide gable vent dimensions for all different sizes shown on elevations.Typical ALL Buildings.Sheet B601-4Provide attic calculation for high main roof attics for each unit. Show proposed attic ventilation on roof plans. Typical ALL Buildings.Identify hatch provided on roof plan. Typical ALL Buildings.Identify attic ventilation symbol, no legend provided,Verify proposed attic ventilation shown on plans with number of proposed calculated. Areas do not look to match required. Sheet FD.1Detail 5 – Specify inner plywood information including type and nailing in attic space or reference where information is found. GA File WP does not provide information.Detail 12 – Dimensions specify per plan, verify where provided on plan.Detail 24 – Verify where GA File WP occurs, does not look to match fire rated details provided.
Structural Plan Review Comments:Sheet SN1Provide written letter from the Geotechnical Engineer stating that structural foundation plan, details, and specifications related to the soil properties are comply with soil reportProvide project design criteria on plan, such as geotechnical info, seismic design parameters, and wind design parametersSheet SN2Detail 15: provide legible note for the edge distance from the anchor bolt to footing edge. Detail 17: EOR to specify detail on plan where it occursEOR to provide calculation justification how lateral loads transfer from roof truss thru blocking to shear wall below Provide connection to complete load pathSheet S1-1.0:Provide calculation justification for the hard panel footing design, including size, and reinforcingSheet S1-2.0:EOR to specify on plan when detail 6/SD2 is occur, specify which types of drag strap is used. Typical at all locationsEOR to specify on plan typical bearing wall stud size at each floor. Provide calculation justification for review Provide calculation for lateral analysis for the hardy frame panel design for reviewProvide framing support design with overstrength factor for Shear wall at 2’0” north of grid line 4 from floor above EOR to identify all floor joist at each individual bay, and provide calculation for review. Typical at all floors EOR to verify detail 7/SD2 around grid line 1. Should the detail be beam to beam with hanger connector detail?EOR to provide construction detail and clarify load path for detail 8/SD4 at where the holdown post occur between the wind beam at grid line 1where the wind beam occurs at Hardy Panel at grid line 5. Detail from Hardy Frame does not seem to represent the actual condition. Sheet S1-2.1:EOR shall specify, where “EWB” is used, which particular lumber material and grade on plan; otherwise, provide each individual calculation justification for each grade of member that are adequateEOR to provide calculation for typical roof joist/floor joist design for reviewAt grid line 4 where (2) 7x14 floor EWB is called out on plan. Provide framing design with overstrength factor support discontinuous shear wall from above. Provide calculation for drag member and connection design for 4’0” long shear wall at grid line 3.5Provide calculation for diaphragm design at each floor and identify the diaphragm nailing requirement on plan See sheet S1-2.2 and sheet S1-2.3 for additional review comments Sheet S1-2.2:EOR to provide complete shear wall calculation for building 200 for review. Calculation shall provide a diagram where the tributary area is taken. Where shear wall is discontinued from floor above, the supporting structural element shall be designed with overstrength factor. EOR to specify on plan when detail 6/SD2 is occur, specify which types of drag strap is used. Typical at all locations. EOR to provide calculation for typical floor/roof joist design for review.Provide calculation for diaphragm design at each floor and identify the diaphragm nailing requirement on plan See sheet S1-2.3 for additional review comments Sheet S1-2.3:It appears per calculation page L1 that lateral load vertical distribution only consider to 32’-0” as roof level. EOR shall either Distribute the lateral load using 42’-0” per architectural drawing, or Analyze the extension per Ch.13 of ASCE 7 as an architectural component It appears on the lateral analysis that structural calculation provided only for unit 25L1.1R. EOR to either Provide building separation, or Provide analyze both units together as one building and provide drag analysis and framing for review. Further review is requiredEOR to verify shear wall at grid line 3.5, calculation page W3.5 yield 312 lb of uplift. Provide holdown as requiredProvide construction detail for lattice beam to 6x12 drop beam Provide construction detail for 6x6 lattice post column base, BC, to deck joist connectionSheet S2-2.0:EOR to provide calculation for beams and columns design that are supporting discontinue shear wall with overstrength factor. Typical for all buildings See sheet S-2.1 for additional commentsSheet S2-2.1:EOR to identify each floor joist and provide calculation for review EOR to provide complete shear wall design for building 601A in both directions. Clearly identify the grid line, tributary area used. EOR to provide drag analysis/design for review. Reference drag detail on plan EOR to specify on plan which types and number of drag strap is sued when detail 6/SD2 is called-out on plan Calculation for shear wall design does not match at 1A at 3rd floor. Calculation required 7835 lb, but in the APA program only input at 4764 lbEOR to identify all floor joist at each individual bay, and provide calculation for review. Typical at all floors Sheet S2-2.2:Provide calculation for diaphragm design at roof and at each floor for review. Indicate on plan the diaphragm naming pattern requirement on plan EOR to specify required strap holdown on plan per calculation requirement, for example shear wall at front of the building required CS14 per calculation EOR shall specify, where “EWB” is used, which particular lumber material and grade on plan; otherwise, provide each individual calculation justification for each grade of member that is adequate.Sheet S3-2.0:EOR to identify each floor joist and provide calculation for review. Sheet S3-2.0:EOR to identify all floor joist at each individual bay, and provide calculation for review. Typical at all floors EOR to provide drag analysis/design for review. Reference detail on plan typical for all floor EOR to provide complete shear wall design for BLDG 602A in both directions. Clearly identify the grid line. Sheet S3-2.2:EOR to provide calculation for diaphragm design at each floor and identify diaphragm nailing requirement on plan Sheet S4-2.0Provide detail 6/SD5 for review. Sheet S4-2.2The review comments for building 802A, would be similar to those from buildings 601A, 602A, such as drag analysis/design, and references to plan; provide diaphragm design for each floor and identity diaphragm nailing patter requirement, etc. Sheet TE1Roof framing plan: EOR to verify detail 1 called-out. It does not seem to be applicable reference. The roof framing plan identify as truss system, where the detail using conventional framing. Provide construction detail for how the roof truss is connect to beam/post interaction at the end of the hip beam Sheet TE2See comments on sheet TE1Sheet CS-0.01Structural calculation includes ORCO wall system. Please identify the ORCO wall on the construction document set for review. Soil report specify footing to be miniimum12” wide, in order to get 1500 psf minimum soil bearing pressure. Calculation for the ORCO wall using 1800 psf design soil bearing pressure with 8” wide footing. Revise calculation or provide amendment from the Geotechnical EngineerSheet LS2EOR to provide calculation justification for all gravity and lateral analysis including foundation design for the shade structure EOR to provide construction details Beam to beam connectionBeam to column connection Detail 1: area of vertical reinforcing shall comply with ACE 318-19, section 16.3.4.1(End of Comment)