HomeMy WebLinkAbout339217_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:
101126734
PROJECT ADDRESS:
1817 S Ross 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
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
3/5/2026
INITIAL REVIEW
3/18/2026
EXPIRATION
9/1/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Jodice Riggs
3.
TEL:
(714)852-2748
FAX:
VALUATION: $63,979.00
EMAIL:
Dmiranda61212@gmail.com
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.
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:
Insert the handwritten note in project data and scope of work into the typed note, hand written notes on plans are not acceptable. Revise the ADU address to: 1817 S. Ross St.
Add demolition of existing covered patio to scope of work.
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 number of stories on the first sheet.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
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”.
Exterior walls without Automatic Residential Fire Sprinkler – (Table R302.1(1))
Exterior walls located less than 5-ft from a property line shall be of one-hour construction. Provide a detail and cross reference the detail on plan.
Eaves projection – 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.
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). Provide details, manufacturer name of product and verification of code required tests compliance.
On the plan, specify ICC/UL report number for the roofing material.
Please see marked-up plans for additional requirement/comments.
Energy Conservation – Title 24 Energy forms & calculations
Please use the latest code edition and software version for Title 24 calculations (2025 code edition).
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
Revise building sections to show roof/ceiling insulation, per Title 24 calculation (R38 for ceiling and R14 for roof at garage conversion, page 6 of 10).
On the plan, please specify U-factor (0.28max) and SHGC (0.22max) building fenestrationper Title 24 performance calculation.
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.
Structural Plan Review Comments:
Concrete compressive strength (fc’)greater than 2500 psi requires special inspection CBC, 1705. Add to lists of special inspections per reinforcement concrete note #3 on sheet S1.0.
Provide calculations to justify the load used to resist overturning moment in shear walls. Use load combinations of ASCE7, 2.4.5 (10).
Provide calculations for pull out capacity of epoxy holdowns. Include overstrength factor in design, ACI 318, 17.10.5.3 (d).
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.”
Architectural plans show 6” raise of ceiling at existing garage area. Provide a detail and cross refence on plan to show how this raise will be achieved.
Ceiling joists are not the same orientation of roof rafters at converted garage. Justify how they can work as ceiling ties and revise details 2, 3, 6 and 8/S4.0 accordingly. (End of Comment)