HomeMy WebLinkAbout338756_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:
101126581
PROJECT ADDRESS:
1924 S Birch 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
2/19/2026
INITIAL REVIEW
3/2/2026
EXPIRATION
8/18/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Gonzalo Guillen
3.
TEL:
(714)227-1189
FAX:
VALUATION: $150,000.00
EMAIL:
gplanos@sbcglobal.net
FLOOD ZONE: X-06059C0276J
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.
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.
ARCHITECTURAL COMMENTS:
Provide a project description with a complete and detailed scope of work on the cover sheet of the plans. Add square footage of deck and porch to project description.
Provide the following design data on the first sheet (R106.1.1)
Automatic Fire Sprinkler (YES or NO) for existing and new structures.
For ADU:
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 Site Drainage planwith the following information, but not limited to:
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)). 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. No projection beyond 2-ft of the fire separation distance. Provide and reference construction detail on plan that wall supporting ceilings separating dwelling units shall be an equal or greater fire-resistance rating as for the floor assembly (CRC R302.3.1). Reference the GA file number per GA-600-2021.
Through penetrations and/or membrane penetrations of fire-resistance-rated wall or floor assemblies shall comply with Section R302.4.1 and/or R302.4.2. respectively (R302.4).
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 and show details on the plans. (R302.3). Reference the GA file number per GA-600-2021.
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. Reference the GA file number per GA-600-2021.
Floor/ceiling assemblies separating dwelling units shall have both an STC and an IIC rating of at least 50. Provide details on plans and provide verification of tested assemblies to achieve the required STC and IIC ratings of 50. Reference the GA file number per GA-600-2021.
Provide minimum 45-minute fire rated door between ADU and main residence garage. (CBC table 716.1(2)). Door shall be self-closing and self-latching.
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)
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. (R325.6)
Show/provide safety glass in hazardous locations (R324) –
Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors.
Glazing within 24” of door and that bottom edge is less than 60”.
Glazing in enclosure for or walls facing hot tubs, bathtubs, showers, whirl-pools, saunas, steam rooms where the bottom edge of the glazing is less than 60” above the any standing surface.
Glazing adjacent to stairways, landings and ramps with 36” horizontal of a walking surface and bottom edge located less than 36” above the floor.
Landing shall not be 1 ½” lower than the top of the threshold when doors swing over the landing or floor; otherwise, landing can be 7 ¾” maximum lower than the top of the threshold. Show amount of drop at threshold.
Exterior landings, decks, balconies, stairs and similar facilities shall be positive anchored to the primary structure to resist both vertical and lateral forces or shall be designed to be self-supporting. Attachment shall not be accomplished by use of toenails or nails subject to withdrawal. (R318.5)
Stairways (R318.7) – Show the dimension of rise and run of stairways on plans. Show 7.75" maximum rise and 10" minimum run with nosing of ¾” minimum and 1 ¼” maximum.
Handrails – (R318.7.8)
Handrails shall be provided at least on one side of each continuous run of treads or flight with four or more risers.
Handrails shall not project more than 4.5” on either side of the stairway.
Provide handrails not less than 34" or more than 38" above the nosing of tread.
Provide 1¼" to 2" handgrip, 1½" from wall.
Handrail(s) shall be continuous the full length of the flight. Ends shall be returned to a wall or terminate in posts.
Guardrails – (R321)
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) not less than 3 feet horizontally from the door or opening of a bathroom that contains a bathtub or shower unless this would prevent placement of a smoke alarm required by this section. (R310)
Protection wood against decay shall comply with section R304.
Exterior wall covering –
Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)
Provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2.
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.
Clarify exterior wall finish material on elevations.
Attic access and Ventilations –
Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1)
a Class I or II vapor retarder is installed on the warm-in-winter side of the ceiling. (R806.2)
Roofing requirements – (R901)
On the plan, specify manufacturer’s name for the roofing material.
Cool roof is required per Title 24 calculations. On the plan, specify CRRC #.
Plumbing fixtures and fixture setting (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
Please see marked-up plans for additional requirement/comments.
Energy Conservation – Title 24 Energy forms & calculations
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.”
Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation. (See markups on sections)
On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration including skylights if present, or per Title 24 performance calculation.
Title 24 calculations and floor plan keynote #13 are proposing gas water heater, however spec of electric water heater is shown on sheet A5. Revise accordingly. Also, keynote #13 on plan refers to detail 1/A2 for water heater, but the detail is missing.
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 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:
Clarify the span of bm01 on plan, show support of both ends, and verify the span with calculations.
Calculations suggest that line of walls and beams along the ridge line is roof load bearing up to bm01. Provide a detail in lieu of detail 2/SD2 to show wall and cripple walls supporting ridge board. Otherwise, where ceiling joists are used to provide a continuous tie, lapped joists need to comply with requirements of R802.5.2.1. Provide a detail to show compliment where the joists are lapped or interrupted by ceiling beam.
Justify value of point loads considered from load bearing wall in design of FJ-2. In addition, consider weight of the wall in design.
Consider roof loads and self-weight of wall above DBL FJ supporting bm02 reaction.
Justify framing at stair landing, consider the step that occurs in landing. See markups on plan. If a multi-span or cantilever member is intended, provide unbalanced live load calculations.
Provide reentrant corner diaphragm ties at open floor diaphragm due to stair well. See markups on plan.
Bm04: Revise low roof tributary to 10.5, consider high roof loads in calculations, revise roof dead load to 16psf, revise wall load to 16psf.
Architectural plans show bottom of the header at garage is 7ft. Justify use of 16” deep beam. Provide top plate splice detail if top plates are cut.
Add point loads from DBL FJ to bm07 calculations.
Provide calculations for balloon wall studs and king studs at openings at stairs to resist out of plane component and cladding loads per ASCE 7, 30.3.1. Consider allowable deflections per CBC table 1604.3.
Justify how the floor diaphragm can transfer loads to shear wall line A considering the stair well open area. Revise plans and calculations accordingly.
Provide calculations and shear wall along line D to resist additional lateral loads as well as loads from existing structure. Clearly show on plan next existing shear line beyond line D and add note to be verified in field.
Provide a key plan and show tributary areas considered for each shear line.
Provide drag connections at each side of covered porch and covered deck diaphragms to be considered as cantilever diaphragm, see markups on plan.
Justify how the stiffness variation concern is addressed alone line 1 at first floor considering the unknown type of existing shear wall/braced walls.
Plan shows 5.5ft shear wall along line 2 in first floor, however calculations show 8.75ft. revise accordingly.
Shear walls shown on plan for lines 1 and 2 on first floor do not match calculations for wind load.
Revise holdown uplift calculations for shear wall line 2 and A on page 22 of calculations to consider the shortest wall segment, (4ft) and (5ft) respectively.
Revise applied shear loads to perforated shear wall calculations on page 24 to match with numbers shown on pages 20 and 21.
Justify sufficient existing concrete depth for 18” concrete thickness considered in epoxy pull out design. In addition, justify the infinite value considered for width of existing footing; total width should match the existing footing width, add note to be verified in field. (see markups on calculations)
Shear wall schedule is per outdated SDPWS-2018, use SDPWS-2021.
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. (header at deck)
Provide calculations to justify the load used to resist overturning moment in shear walls. Use load combinations of ASCE7, 2.4.
Specify which procedure of ASCE7 is used for wind pressure calculations and provide supporting calculations for the proposed pressure.
Holdowns of the posts which are experiencing uplift from both main orthogonal directions of seismic loads shall comply with requirements of ASCE7, 12.5.4. Justify with calculations.
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 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.
Show/call the required capillary break under the slabs on details and plans to meet requirements of CALGreen 4.505.2.1.
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.”
Provide a drag detail at ridge point of raked walls that include shear walls for continuity of shear load path.
Detail 3/SD2 shows hinge at ceiling level, revise.
Provide a detail for holdown connection to existing footing at line 2.
Provide dowels to tie new slab to existing footing in detail 10/SD4.
Please see marked-up plans for additional requirement/comments. (End of Comment)