HomeMy WebLinkAbout337290_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:
101126146-48
PROJECT ADDRESS:
5322 W Second St & 121 N Maxine 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
1/7/2026
INITIAL REVIEW
1/29/2026
EXPIRATION
7/6/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Quoc Do
3.
TEL:
(714)458-5374
FAX:
VALUATION: $220,000.00
EMAIL:
doquocpl@yahoo.com
FLOOD ZONE: A-06059C0252J
Note: Numbers in parenthesis (unless otherwise noted) refer to code sections of the 2025 California Residential Code (CRC); 2025 California Building Code (CBC); CMC = 2025 California Mechanical Code; CPC = 2025; California Plumbing Code; CEC = 2025 California Electrical Code; T = Table; ICC = International Code Council.
GUIDE LINES:
If the comments are not completely addressed/resolved after 3rd plan check review, additional plan check fee will be required/charged on an hourly rate basis.
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.If you feel that an item is not applicable to your project, note “N/A” and discuss the reason with the plan checker.
Please specify the sheet number and in a detailed explanation that how and where on the plan the corrections are addressed; Alternately, provide cloud and date of revision on plans for any changes occurred after original/previous review. Resubmit marked original plans, 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).
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).
Applicant must pick up red marked sheet from the City prior to resubmittal and return the marked up set with 3set of corrected plans. Plans resubmitted without the red markup set may result in delayed review time and additional plan check fees.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5831 for an appointment.
Delete notes and details that do not apply to this project.
All drawings and supporting documents (unless exempted by code) 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).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.
Drawings must be to scale and be on 18" x 24" minimum sheets.
Scale of Drawings must be large enough to insure legibility.
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.
Please revise submittal documents to reflect compliance with 2025 code.
This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A or AE. This zone requires that the lowest finish floor elevation (including basement) of the structure shall be at (or above) base flood elevation determined by a hydrology study for the A zone, or at (or above) the base flood elevation specified for the AE zone, on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance, Santa Ana Municipal Code, Chapter 7, for complete requirements. Drawings shall show compliance with said ordinance including noting flood zone, LOMA reference number, and finish floor elevation.
Note on plans: "A Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE shall be completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. The completed ELEVATION CERTIFICATE must be submitted to the Building Inspector at the time of foundation inspection, and a FINAL CERTIFICATE must be submitted at the time of final inspection."
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.
Revise occupancy group to R3/U.
Provide one-hour protection on the underside of eave when eaves projected into the 5-ft of fire separation distance. Cross reference the detail on plan.
Dwelling/garage separation –
Ducts in the garage and ducts penetrating the walls or ceilings separating the dwelling from the garage shall be constructed of minimum No. 26 gage sheet steel, and shall have no openings into the garage. (R302.5.2)
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). Also, revise sections B-B and C-C to comply,
Solar Energy System shall comply with Section R329. 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.
Provide/show bathroom fans in existing bathroom 1 and 2 to comply with requirements of the code when glazing is not provided. Fans must be ENERGY STAR, and exhausted directly to the outside (50 cubic feet per minute for intermittent ventilation; 25 cubic feet per minute for continuous ventilation).
Attic access and Ventilations –
Show location(s) of 22" x 30" attic access with 30" minimum clear headroom(R807.1). Provide attic access for both garages since they are separated from the residence by fire walls.
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).
Show/provide attic vents for new California framing at garage roof (minimum 2 required for cross ventilation) since it is isolated by garage fire wall.
Define new ventilation zone for ADU garage and provide required vents since it is isolated by garage fire wall.
In order to utilize the required are of 1/300 in lieu of 1/150 per the exception, show/provide following on plan to comply:
A Class I or II vapor retarder is installed on the warm-in-winter side of the ceiling.
Not less than 40 percent and not more than 50 percent of the required ventilating area is provided by ventilators located in the upper portion of the attic or rafter space. Upper ventilators shall be located not more than 3 feet below the ridge or highest point of the space, measured vertically. The balance of the required ventilation provided shall be located in the bottom one-third of the attic space.
Energy Conservation – Title 24 Energy forms & calculations
Provide documentation to demonstrate compliance with the current California Energy Code. Revise Title 24 calculations/software to comply with 2025 code. Revise mandatory requirement information to 2025 code. Additional comments may arise after correction made.
All Title 24 sheets shall indicate ECC provider name and registration number and date. Do not crop the sheets while insertion on plans.
On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, or per Title 24 performance calculation.
On the plan, specify make and model of water heater per Title 24 calculations.
Quality Insulation Inspection (QII) is required per Title 24 calculations, note on plan: “Insulation inspections must first be registered in the ECC provider data base before the project can proceed to drywall (or any other measure that would cover up a required special inspection).”
On the plan, please revise minimum system size (in KW) in accordance with the Title 24 calculation. (minimum 2.1kWdc per page 4 of 11)
CalGreen Plan Review Comments:
Update sheets GRN-1 and GRN-2 to comply with the latest code, 2025.The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging as “EV CAPABLE”. The raceway termination location shall be permanently and visibly marked as “EV CAPABLE”.
Bathroom Exhaust Fan (Section 4.506.1). Fans shall be ENERGY STAR compliant.
Structural Plan Review Comments:
Update all the structural calculations, details, soil report etc. to reflect the latest adopted code, 2025.
Provide soil report information recommendations on plans. This shall include the soil consultant’s name and contact information, report date and number.
Provide calculations for 4x4 post supporting BM11 at M. Bedroom1 (ADU).
Update all calculations to refer ASCE7-22 in lieu of ASCE7-16. Revise calculations accordingly.
Specify which procedure of ASCE7-22 is used for wind pressure calculations, reference the corresponding code section in calculations. Please consider that Envelope procedure part 2, Simple Diaphragm method, is not supported by ASCE 7-22 anymore. Revise calculations accordingly.
Provide drag details and adequate straps at reentrant corner alone line 2, ADU. (see markup on plan)
Anchor bolts shall have a minimum of 7” embedment into concrete (CBC 2025, 2308.7.1), 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.
Provide calculations for pull out capacity of epoxy holdowns. Include overstrength factor in design, ACI 318, 17.10.5.3 (d).
Justify compliment of 2x10 ceiling joists over the ADU garage with maximum allowable notch in accordance with requirements of R802.7.1.2.
Justify the provided reinforcement in pad footing in accordance with minimum reinforcement requirements. (minimum (3) #4 is required each way)
Revise detail 21/SD1 to provide adequate connection for tying the patio roof diaphragm to garage wall. (see markups on detail)(End of Comment)