HomeMy WebLinkAbout333585_4_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:
101125013
PROJECT ADDRESS:
3018 S Baker St Unit# 2
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
9/17/2025
INITIAL REVIEW
9/30/2025
EXPIRATION
3/16/2026
RECHECKS:
1.01/05/2026
PROJECT APPLICANT CONTACT PERSON:
2.01/26/2026
Leon Tran
3.
TEL:
(714)418-6604
FAX:
VALUATION: $140,000.00
EMAIL:
Trandesign7@gmail.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.
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.Resubmit3 corrected 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 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).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.In addition to other fees, a "Park Acquisition and Development Fee" in the amount shownbelow
shall be required pursuant to a resolution of the City Council for the Recreation andCommunity
Services Agency; net addition of 3 bedroom(s).Amount of $9,326.00; net addition of 5 bedroomsAmount of $8,383.00; net addition of 4 bedroomsAmount of $7,571.00; net addition of 3 bedroomsAmount of $5,642.00; net addition of 2 bedroomsAmount of $4,235.00; net addition of 1 bedroom
Delete notes and details that do not apply to this project.
Please revise the ADU address on drawings to: 3018 S. Baker St., Unit 2
2nd: Not addressed.
Red marked comment set is available to pick-up at the City Hall.
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.
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.
ARCHITECTURAL COMMENTS:
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.
2nd: Not addressed. Add the square footage ratio, ADU sf/ SFD sf = 914 sf / 1829 sf = 49.97%
Submit missing sheets as marked up on the sheet index.
2nd: Add sheet A6 to sheet index table.
Provide a project description with a complete and detailed scope of work on the cover sheet of the plans. New door at existing family room and new window at existing bedroom 1 are not included in the scope of work. Separate permit application is required for thealterations on the main house. Please contact planning division for additional requirement and approval.
2nd: Please contact planning division to revise the scope of work in permit application. New door and window mentioned above require to be included in the scope of permit application prior to clear Building’s division comments.
3rd: Permit application still not showing the door and window in main house.
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 the following design data on the first sheet (R106.1.1)
Occupancy groups (R-3/U)
Number of stories for ADU.
Construction shall comply with the 2022 CRC, CBC, CPC, CMC, CEC, California Green Building Code, and California Energy Efficiency Standards Code editions.
Provide a Site Drainage plan, prepared by a California registered civil engineer, with the following information, but not limited to:
Plan(s) shall be stamped, signed and dated by a California registered civil engineer
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)
Exterior walls without Automatic Residential Fire Sprinkler – (Table R302.1(1))
Eaves projection – Provide one-hour protection on the underside of eave when eaves projected into the 5-ft of fire separation distance. Provide a detail and cross reference the detail on plan. No projection beyond 2-ft of the fire separation distance.
Walls separating dwelling units (main house and new ADU) shall be minimum 1-hour fire partition. Fire rated floor-ceiling and wall assemblies shall extend to and be tight against the exterior wall, and wall assemblies shall extend from the foundation to the underside of the roof sheathing. Provide details on the plans. (R302.3 CRC)
Penetrations in common wall in two-family dwellings shall comply with Section R302.4. Provide complete details on the plans or add note that no penetration is permitted.
Walls separating dwelling units shall provide airborne sound insulation for walls with an STC rating of at least 50 per. Provide details on plans and provide verification of a tested assembly to achieve the required STC rating of 50.
Under-stair protection: Provide ½-inch gypsum board on walls, under-stair surface and soffit on the enclosed side. (R302.7)
Interior stairways shall be provided with an artificial light source to illuminate the landings and treads. There shall be a wall switch at each floor level to control the light source where the stairway has six or more risers. (R303.7)
Specify ceiling heights on the plans, minimum 7-ft ceiling height for habitable space, and for hallways. Laundry room, bathroom, toilet room, and un-habitable basements shall have ceiling height not less than 6-ft 8-iches. (R305.1)
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)
Cross reference door/window schedule on plan.
2nd: Add door schedule label to powder door. Revise the duplicated window schedule label “A” to “D” per plan.
Show/provide safety glass in hazardous locations (R308) –
Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors.
Glazing within 24” of door and those bottom edges is less than 60”.
Glazing adjacent to stairways, landings and ramps with 36” horizontal of a walking surface and bottom edge located less than 36” above the floor.
Window fall protection: Window fall protection shall be required when window sill located less than 24” above the finished floor of the room in which the window is located. (R312.2)
Means of egress / Doors – (R311)
All dwellings shall provide with a means of egress. The means of egress shall provide a continuous and unobstructed path. Provide minimum one side-hinged door with minimum clear width of 32 inches and 78 inches clear height (3’-0” x 6’-8” door).
Please provide minimum 36” clear access throughout the building (hallway). (R311.6)
Stairways (R311.7) –
Show minimum 36” clear width.
Provide/show 6’-8” clearly headroom above the stairway. See markups on plans.
2nd: Provide a section (to scale) thru the ascending flight of the stair in first floor as shown on the plan markup. Justify how the 6’-8” headroom can be achieved based on the proposed ceiling heights, number of the steps to reach the open floor area, and risers height.
3rd: Not addressed. Plan is calling minimum 6’-8” headroom, but it can not be built without adjustments. Plan shows 5 risers of steps from the first-floor level to reach open ceiling above which means about 3ft rise from the first finish floor. Considering ceiling height of 8ft for first floor, the headroom will be only about 5ft which is not sufficient. Revise plans accordingly.
Show the dimension of rise and run of stairways on plans. Show nosing of ¾” minimum and 1¼” maximum.
Handrails –
Handrails shall be provided at least on one side of each continuous run of treads or flight with four or more risers. Show handrail on plan. (R311.7.8)
2nd: Show handrails on first and second floor plans.
Handrails shall not project more than 4.5” on either side of the stairway. (R311.7.1)
Provide handrails not less than 34" or more than 38" above the nosing of tread. (R311.7.8.1)
2nd: Revise detail 11/SD1 to comply.
3rd: Not addressed. Adjust the height of the handrail per code.
Provide 1¼" to 2" handgrip, 1½" from wall. (R311.7.8.3)
Handrail(s) shall be continuous the full length of the flight. Ends shall be returned to a wall or terminate in posts. (R311.7.8.2)
2nd: Provide a note and/or show on plan.
Guardrails – (R312)
Guardrails are required along the open-sided walking surfaces that located more than 30-inches measured vertically to the floor or grade below. Clarify if metal guardrail is proposed or wood balusters. Revise plans accordingly, see markups on plan.
2nd: Structural calculations propose metal guardrail posts with steel base plates for bottom connection. Coordinate with structural designer and revise plans and/or calculations accordingly.
3rd: Provide a connection detail for guardrail post connection. Provided detail is not matching structural calculations (see markups on detail 15/SD1).
Guards shall be 42” in height. Where guardrails serve as handrails on the open sides of stairs – top of guardrails shall not be less than 34” and not more than 38” in height.
2nd: Revise detail 5/SD1 to comply.
3rd: Not addressed. Adjust the height per code.
Exterior wall covering – Provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2.
Attic access and Ventilations – Provide roof plan and show on the plan - 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)
Roofing requirements – Provide a roof plan and (R901)
On the plan, specify manufacturer’s name, ICC/UL report number and Class for the roofing material.
Specify the pitch of the roof plan. Provide two layer of vapor barrier if roof slope is lower than 4:12.
Cool roof is required per Title 24 calculations. On the plan, specify CRRC #.
Plumbing fixtures and fixture setting, show following dimensions on plan. (CPC 402.5)
Water Closet or bidet shall be set at minimum 15 inches from its center to a side wall or obstruction or at minimum 30 inches center to center to a similar fixture.
The clear space in front of a water closet, lavatory, or bidet shall be at least 24 inches.
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.
2nd: Show the dimension and area of showers to comply.
Energy Conservation – Title 24 Energy forms & calculations
Provide documentation to demonstrate compliance with the California Energy Code for the main house. Any alteration to the building envelope (e.g. infill doors and/or windows, open doors/windows, etc.) requires calculations to show compliance with energy code.
Provide longitudinal building section to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation. In addition, the section provided shows R-2 insulation between roof rafters, however Title 24 calculations show R-6 with minimum 2x8 roof rafters @ 16” o.c. Revise accordingly.
2nd: Show R6 insulations for roof rafters in section B-B. Show R15 insulation for the common wall between ADU and existing residence at both floor levels per Title 24 calculations page 5 of 11.
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.
2nd: Show above required information on plan.
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).
CalGreen Plan Review Comments:
Plumbing fixtures flow rate limitation (Section 4.303)
Water closet – 1.28 gallon per flush
Shower head – 1.8 gallons per minute at 80 psi.
Lavatory faucets – 1.2 gallon per minute at 60 psi.
Kitchen faucet – 1.8 gallon per minute at 60 psi.
Bathroom Exhaust Fan (Section 4.506.1)
Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building
Unless functioning as a component of a whole house ventilation system, fan must be controlled by a humidity control.
2nd: Not addressed. Clarify on plan.
3rd: The fan under question is the bathrooms fan. Specify if the bathroom fan is part of the whole house ventilation or provide humidity control.
Structural Plan Review Comments:
Final plans and calculations are to be stamped, signed and dated by a California licensed architect or California registered civil engineer.
Provide on the plans, structural material notes (ex., concrete f’c, special inspection requirements, etc.). Clarify if the concrete strength is 3000psi or 4500psi, see markups on plan for discrepancies.
2nd: Special inspection is required for anchor bolts with epoxy.
Handrails and guards shall be designed to resist a concentrated load of 200 pounds in accordance with Section 4.5.1 of ASCE 7 (CBC 2022, 1607.9.1.1.). Provide structural details and supportive calculations to show compliment.
2nd: Calculations show steel tube posts with steel base plates which is different from detail 15/SD1. Clarify the thickness of steel tube. Clarify layout of lag screws or bolts in base plate and calculate pull out load based on spacing of bolts/lags (only 2 bolts/lags contribute in pull out). Clarify required embedment of lag screws or HILTI bolts, show adequacy of the embedment with calculations, and provide a detail showing calculated information in detail. Refer to the adopted NDS 2018 in calculations. Revise detail and/or calculations accordingly.
3rd:Please note that calculations show different options for guardrail post which are steel tube with baseplate, wood post with lag screws, connection to concrete. However, the detail provided does not match any of these options. Provide a detail to show guardrail post connection based on structural calculations.
Provide shear transfer details at all diaphragm boundary edges and shear lines, see markups on plan.
2nd: Provide shear transfer detail along line 2 at first floor.
Specify the floor finish material and include weight in design loads.
Revise seismic coefficient, Cs, values on sheet A5 to match calculations.
Provide lateral analysis to design shear walls for wind load.
Label calculated beams and cross reference on plan.
Clearly show the tributary of loads for the designed beams and include floor/roof dead loads in load list.
Consider duration factor, Cd, equal to 1.0 for beams not supporting roof load.
The structure has vertical irregularity type 4 per ASCE7-16, table 12.3-2. Justify and support with calculations that the requirements of ASCE7-16, 12.3.3.3 and 12.3.3.4 are met.
2nd: Not addressed.
In order to design beams supporting discontinued shear walls and uplift forces in holdowns, consider the load combinations with overstrength factor per ASCE7-16, 2.4.5.
2nd: Not addressed (4x6 HDR ADU kitchen).
Show shear wall edge studs on plans and holdown/strap size and detail per uplift calculations. Provide a continuous load path to footing.
2nd: Not addressed. In addition, provide post and holdown under the shear wall posts above to transfer uplift loads to foundation.
3rd: Posts of roof level shear walls at line 1 do not line up with posts of shear walls at floor level. Please provide posts under the posts above.
Use load combinations of ASCE7-16, 2.4. for calculations of the load used to resist overturning moment in shear walls.
2nd: Not addressed. Provide calculations for the uplift utilizing load combinations above.
Holdowns of the posts which are experiencing uplift from both main orthogonal directions of seismic loads shall comply with requirements of ASCE7-16, 12.5.4. Justify with calculations.
Provide drag details tying diaphragms to each other in such a way to satisfy continuous load path and interconnection requirements of ASCE7-16, 12.1.3.
Head out the open floor diaphragm at stairs with proper structural members and connections, provide adequate drag connections at reentrant corners of the discontinued diaphragm.
2nd: Not addressed, see markups on plan.
3rd: Please adjust first floor framing plan to address following:
Floor framing above the powder at first floor will encroach into the descending stairs as it is shown currently on plan. Provide an open floor area for the stairs per architectural floor plans.
Provide required diaphragm tie connections at reentrant corner of this open floor diaphragm.
Minimum 2x8 roof rafters @ 16” o.c. is required per Title 24 calculations.
2nd: Not addressed.
Show existing roof/floor framing for the main house and provide lateral and gravity analysis for new door at family room and new window at bedroom 1.
2nd: Not addressed. The questioned openings are not located at the common wall between ADU and main house, it is about opening in exterior walls of existing residence.
3rd: Please address following in regards the alterations to existing structure:
Provide calculations for new sliding door at existing family room.
Show on plans and justify with calculations that existing structure has sufficient lateral stability due to new openings in the existing exterior wall at first and second floor (up-down direction) in existing family room and existing bedroom 1.
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.
2nd: Not addressed.
3rd: Not fully addressed:
Specify size, spacing, embedment and length of the dowel in detail 4/SD1.
Provide dowels for details 1 and 2/SD1.
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.
Specify bolt specs of WSW (STD vs. HS) on plan and verify the required pad size accordingly per Simpson detail 2/WSW1.
Seismic lateral analysis: Include the portion of exterior and interior wall weight which contribute to the seismic effective weight.
2nd: Not addressed.
Shear line C: Simpson strong wall and plywood shear wall have different rigidities. Provide compatibility analysis and redistribute the lateral loads between strong wall and shear wall based on their rigidity.
Detail 14/SD1: Does not represent actual condition along shear line 2, show double wall condition and the shear transfer to new wall.
2nd: Not addressed.
Architect/designer is proposing Solar PV system. Include weight of solar panels and their rack system in design and show maximum allowable weight of panels on plan based on calculations.
3rd: Remove solar panel note from plan (Note #1 and #4 on sheet A1)
Foundation plan note #2 has discrepancy with detail 1/SD1 in spacing of the rebars and slab underlayment.
Revise ceiling joist calculations to show repetitive member increase factor Cr = 1.0 and duration factor CD = 1.0 for ceiling live load.
3rd: For ceiling joists, repetitive increase factor is not permitted if there is no load distribution member above the joists. In addition, justify how the ceiling joists are considered fully brace against buckling in absence of the sheathing.
Floor joist design:
2x12 joists: Revise deflection limits to comply with requirement of floor members per Table 1604.3, CBC 2022. Revise calculations to include point loads by weight of interior walls perpendicular to the joists from the upper level.
3rd: Floor member deflection ratios are limited to L/360 for live load and L/240 for total loads per CBC 2022, Table 1604.3. Revise calculations accordingly. In addition calculations show DF#1 but plan calls DF#2 for joists.
TJI joists: Manufacturer provided span charts do not include the weight of interior walls perpendicular to the joists from the upper level. Provide calculations for TJI joists and consider point loads from walls above.
4x8 exterior HDR calculations:
Justify how the header is considered fully laterally blocked by diaphragm.
3rd: Not addressed.
Revise deflection limits to comply with requirements of floor members.
3rd: Not addressed. Deflection limit for floor members is L/360 for live load and L/240 for total load, respectively.
Add point load from 4x12 beam.
3rd: Not addressed.
Stair framing and calculations:
Show landing framing on plan including joists, supporting beams and posts, etc.
Calculations show 12” spacing for stringers and minimum of 4, however plan shows 3 stringers. Revise accordingly.
Not addressed.
Revise deflection limits to match requirements of floor members.
3rd: Not addressed. Deflection limit for floor members is L/360 for live load and L/240 for total load, respectively.
Justify the deflection of studs induced by wind load in accordance with requirements of Table 1604.3, CBC 2022. Use component and cladding load and consider 16” (spacing of studs) as tributary of the load.
3rd: Deflection limit for exterior walls with stucco is H/360, CBC 2022 Table 1604.3. Calculations show the ratio H/142, revise accordingly.
Provide proper tie connection of stairs to the wall in detail 11/SD1, see markups on plan.
Justify how the continuous load path is provided along shear line B in first floor while the top plates are interrupted by the stair well balloon wall. Provide adequate drag connections, see markups on plan.
Not addressed. There is no continuous top plate (chord) along line b in first floor due to interference of stair well open diaphragm. Provide continuous load path along this wall.
Clarify and show with calculations that how the redundancy factor is applied when deriving shear forces.
See markups on plan. Remove the notes and details not used in this project.
Reminder: This was the 3rd round of plan review, per City’s policy additional plan review fees may apply after the next round if the comments are not cleared by then.