HomeMy WebLinkAbout338029_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:
101126368
PROJECT ADDRESS:
2528 S Center St
PLAN CHECK ENGINEER:
Lo, JonathanTEL:714
647-5822
EMAIL:
Jlo@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
R-3
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
1/28/2026
INITIAL REVIEW
2/17/2026
EXPIRATION
7/27/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Loc Ly
3.
TEL:
(714)657-2765
FAX:
VALUATION: $127,000.00
EMAIL:
locly1000@yahoo.com
FLOOD ZONE: X-06059C0259J
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 corrected sets of plans.Meetings between the project applicant/designer and the plan reviewer shall be by appointment only. Please call (714) 647-5822 for an appointment.
The applicant shall obtain clearances/approvals for the following after obtaining approval from Building and Safety Division, prior to building permit issuance (CHECKED BOXES REQUIRED ONLY):
☒Planning Division approval on the corrected/final set of drawings (647-5804). Previously approved plans should be submitted to expedite the process.
☒Public Works Agency approval (647-5039).
☐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).
☒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.
☐Proof of Worker's Compensation Insurance shall be required at the time of permit issuance.
☐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 sets from city prior to resubmittal and return marked up set with resubmittal.DocumentationEnsure all handwritten items are incorporated in resubmitted drawing set (e.g. Addresses, code references, etc…)Code references on ALL sheets shall be updated to current code. There shall be no references found to older codes.Stamps on sheets are expired and shall be updated to current.DrawingsSheet TS
Provide the following design data on the first sheet (R106.1.1)
☐Sheet Index
☐Occupancy groups (R-3/U)
☐Type of construction (V-B)
☐Automatic Fire Sprinkler (YES or NO)
☐Number of stories.
☒Flood Zone: X
☐Flood Zone: A
☐Flood Zone: AE
☐Floor area per occupancy group, including the existing structure(s)
☐Construction shall comply with the 2025 CRC, CBC, CPC, CMC, CEC, California Green Building Code, and California Energy Efficiency Standards Code editions.
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 the following on cover sheet:ADU / SFD = ____sf / ____ sf = ____% 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”.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. The Building and Safety Division plan review does not include potential electrical, water, or gas revisions required by any non-city utility company. It is solely on the contractor to ensure proposed addition or alteration can and will meet utility company requirements. MEP are subject to building field inspection.
Add note on the coversheet: Minimum ____ kWdcPhotovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.
For Solar Exemption, applicant must provide calculated kWh required and 2025CEnC exemption on plans justifying exemption.THIS IS NOT A NOTE
Specify an imaginary property line between new proposed ADU and existing structure. Provide dimensions from walls and projections to imaginary PL. Specify fire rated elements as required on plan and provide/reference details. [R302.1]
Provide site drainage 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)
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. Heating equipment shall be shown on plan at proposed locations (e.g. Condensers, FAU’s, Mini-splits, etc…)(R303.9)Proposed porch perimeter shall be considered wall lines and follow fire rated allowances for exterior walls per R302.1. Wall line 4’-0” from PL is not permitted to have more than 25% opening. Line shall be moved to 5’-0” from PL or enclosed and fire rated as needed.Roof projection at porch spanning between 2’-0” to 5’-)” from PL shall have 1-hour fire rated underside or code approved alternative.Sheet CG1California Green Building Standards Code shall be updated to latest 2025 code. Checklist shall be fully completed by applicant. Sheet TSKitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen. Calculate and specify required minimum airflow rate (CFM). [Section 150.0(o)1G]Provide landing at sliding door in Bedroom #1.
Attic access and Ventilations –
☒Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1) The following “Aging-in-place Requirements” shall be noted on plans (R328):
Reinforcement for grab bar installation for bathrooms shall be provided. (R328.1.1)
At least one bathroom on the entry level shall be provided with reinforcement installed. If there is no bathroom on the entry level, at least one on the second or third floor of the dwelling shall comply.
Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency.
Reinforcement shall not be less than 2 by 8 inch nominal lumber or other construction material providing equal height and load capacity.
Reinforcement shall be located between 32 inches and 39¼ inches above finished floor flush with the wall framing.
Water closet reinforcement shall be installed 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.
Grab bar backing details shall be provided on drawings.
Electrical receptacle outlets, switches and controls intended to be used by occupants shall be located no more than 48 inches measured from the top of the outlet box and not less than 15 inches measured from the bottom of the outlet box above the finish floor unless exception met. (R328.1.2)
Interior door width (at least one bedroom door and one bathroom door with 32” clear opening), effective July 1, 2024 (R328.1.3)
Door meeting requirement shall be specified on plan.
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 height requirement cannot be met for integrated doorbell features, a standard doorbell button or control shall also be provided at a height not exceeding 48 inches above exterior floor or landing, measured from the top of the doorbell button or control. (R328.1.4)On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, per Title 24 calculation.
The following Electric Ready notes shall be added and constructed for new detached residential structures:
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.
ii. 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.
When a second water heater is installed as part of the addition shall comply with Section (150.2(a)(D).
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.
Electric cooktop ready: System using gas to serve individual dwelling units 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.
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.Specify heat pump water heater location on plan. Revise smoke alarm/carbon monoxide alarm symbol to match Legend for clarity. Sheet A3
Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)Justify proposed ventilation area with area in table. Individual vent free area does not seem correct. Show locations of proposed # of vents on elevations or roof plans. Sheet S1Design porch posts as cantilever element or provide bracing in each direction.Shearwall length at Grid 1 does not match calculations, revise to match.Identify shearwall lengths as foot-inch or rounded for clarity. Lengths should not be in decimal format. Sheet D1Detail 5 – Proposed top connection is not non-load bearing. Revise to be completely non-load bearing, else design wall as load bearing. Sheet T24T24 compliance shall be updated to latest 2025 code.CalculationsCalculations shall be fully updated to current 2025 codes and equivalent.Provide documentation or justification for lateral design criteria values.Justify overturning calculations with load combination used. Worst case load combination for uplift shall be utilized. Justify no reduction factor used for resisting dead load. Justify 2.5’ shear wall utilized, aspect ratio is greater than allowed 3.5:1. Section should not be used in shearwall length.Total length used in shearwall design shall be adjusted for aspect ratio reduction of each segment.Verify where 19plf used for moment resistance in Line 2 is calculated. All gravity framing design do not have any load, revise calculations to show loading imposed on members.(End of Comment)