HomeMy WebLinkAbout338430_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:
101126492
PROJECT ADDRESS:
2003 1/2 N Victoria Dr
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
2/6/2026
INITIAL REVIEW
2/17/2026
EXPIRATION
8/5/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Jane Lewis
3.
TEL:
(714)558-3981
FAX:
VALUATION: $170,000.00
EMAIL:
jane@steichenlewisdesigns.com
FLOOD ZONE: X-06059C0163J
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.
Applicant must pick up red marked sheet from the City prior to resubmittal and return the marked up set with 3sets 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:
Applicant requires to fill out and submit OCFA screening form (download at: https://www.santa-ana.org/documents/single-family-dwelling-duplex-ocfa-screening-form). Fire department review and approval is required since the most remote portion of the addition exceeds 140ft distance from fire access roadway.
Scope of work states that the new ADU will have 1 bedroom. Clarify the bedroom on plan. Additional comments may arise.
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)
Construction shall comply with the 2025 California Green Building Code.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
Provide following information on plan:
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”.
Provide a complete plot plan showing – (R106.2)
Location and size of all structures on the lot.
Distances (setbacks) between buildings and property lines.
Provide a Site Drainage planwith the following information, but not limited to:
Drainage slopes and flow patterns (for new and existing structures).
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. Clarify how the diverted water from the West side of ADU will be collected to avoid flooding the existing main residence.
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)): Provide and reference on plan a detail for one-hour protection on the underside of eave when eaves projected into the 5-ft of fire separation distance.
The provided attic storage spaces showed on plan would consider the top story rather than attic space. Per the definition of the Attic Space, it is the unfinished space between the ceiling assembly (ceiling joists) and the roof assembly (roof rafters). Please coordinate and revise plans accordingly. Review of this portion is deferred to the receive resubmitted package. (R202)
For a habitable attic space shall comply with Section R316. Additional plan check fee may be required due to the changes of the floor plans design.
Reminder: If applicable, contact Planning Division for additional habitable space.
Dwelling/garage separation –
Door between garage and residence shall be self-closing and self-latching. (R302.5.1)
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)
Minimum 5/8-inch Type X gypsum board is required at the underside of floor/ceiling where habitable space is above. Structure(s) supporting floor/ceiling assemblies used for separation shall be protected with 1/2-inch gypsum board. (R302.6)
Bathroom, water closet compartment, and other similar rooms: (R325.23)
Shall be provided with aggregate glazing area in windows (minimum 3 sq. ft.) with one-half openable.
Glazing areas are not required where artificial lighting and mechanical ventilation system are provided – must be exhausted directly to the outside (50 cubic feet per minute for intermittent ventilation; 25 cubic feet per minute for continuous ventilation).
Guardrails – (R321): Provide and show on plan guard rail detail in accordance with following provisions:
Guardrails are required along the open-sided walking surfaces that located more than 30-inches measured vertically to the floor or grade below.
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.
Guards shall not have openings which allow passage of 4” diameter sphere. At the space formed by the riser, tread and bottom rail of a guard – a 6” sphere cannot pass through.
Smoke Alarms – Provide smoke alarm(s) in each story of the dwelling unit and in habitable attics.(R310)
Carbon Monoxide Alarms – Provide carbon monoxide alarms on every level of a dwelling unit. (R311)
Scale of elevations and sections is not matching with plan call out.
Attic access and Ventilations – Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1)
Please see marked-up plans for additional requirement/comments.
Energy Conservation – Title 24 Energy forms & calculations
Coordinate with architect in regards the second floor of ADU and required conditioned area. See architectural comment #13 and revise Title 24 calculations if required.
Quality Insulation Inspection (QII) is required per Title 24 calculations. Add note on plan: “Insulation inspections must be first registered in the ECC provider database before the project can proceed to drywall or any other measure that would cover up a required special inspection.”
Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s), and specify the range type (electric vs. gas) in kitchen. Kitchen Range Hood Airflow Rate (CFM) shall comply with Table 150.0-G
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.
CalGreen Plan Review Comments:
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.
Structural Plan Review Comments:
Coordinate with architect in regards the second floor of ADU. See architectural comment #13 and revise plans and calculations if required (floor loads, two story lateral analysis, etc.). Lateral design and floor framing review is deferred to the resubmittal.
Handrails and guards shall be designed to resist a concentrated load of 200 pounds in accordance withSection 4.5.1 of ASCE 7 (CBC 1607.9.1.1.). Provide supportive calculations to show compliment. The 200 pounds should be applied in any location and direction that creates the worst condition per code which implies to be applied at top of each stud per the current design approach.
Cross reference beam numbers on plan per calculations. Additional comments may arise.
The structure has vertical irregularity type 4 per ASCE7, table 12.3-2. Justify and support with calculations that the requirements of ASCE7, 12.3.3.3 and 12.3.3.4 are met.
In order to design beams supporting discontinued shear walls and uplift forces in holdowns, consider the load combinations with overstrength factor per ASCE7, 2.4.5.
Update ENERCALC code references to the latest code edition.
Calculations of perforated show wall line 1 page 30 shows type 11 while plan calls type 10. Revise accordingly.
Loads used for epoxy pull out capacity is at ASD level per shear wall calculations page 28. Convert to LRFD level and redesign epoxy connection.
Provide a drag strut and drag connection along line 1, Aand Bfor continuity of load path, see markups on plan.
Provide adequate diaphragm tie connection at stair well open floor, see markups on plan.
Provide adequate new to existing diaphragm tie connection in detail 42/D4 and 36/D3, see markups on plan.
Justify with calculations that existing 2x rafter shown below the cripple wall in detail 14/D2 can carry additional roof and wall load shown in detail 13/D2.
Show shear wall edge studs on plans and holdown/strap size and detail per uplift calculations. (Line 1 and A at roof level)
Justify adequacy of existing footing for (floor + roof + wall) loads along line 2.
Anchor bolts shall have a minimum of 7” embedment into concrete (CBC 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 a detail and show on plans for connection of non-bearing interior partitions to concrete slab as required per CBC 2304.3.4.
Note on plan: “The engineer of record is responsible to verify and provide accurate information of the existing building (i.e., existing walls, existing roof/floor framings, existing foundation, etc.). When existing site conditions DO NOT reflect with the approved plans, revisions shall be submitted to the City for review and approval and it may trigger additional requirements.”
Use anchor bolts in lieu of shot pins in detail 61/D5. Also, show continuous footing in this detail.
Show bottom connection of Hardy Frames per HFX2 details to clarify if it is installed on concrete or sill plate. Adjust load capacity accordingly if required.
Justify overturning capacity of pads provided for hardy frames. Provide and design grade beam if required. (End of Comment)