HomeMy WebLinkAbout338873_2_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:
101126618, 22
PROJECT ADDRESS:
1204 N Gates 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
2/25/2026
INITIAL REVIEW
3/12/2026
EXPIRATION
8/24/2026
RECHECKS:
1.4/13/2026
PROJECT APPLICANT CONTACT PERSON:
2.
Nhan Chau
3.
TEL:
(714)858-3089
FAX:
VALUATION: $150,000.00
EMAIL:
nhancali68@gmail.com
FLOOD ZONE: A-06059C0143J
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.DocumentationA soils report shall be provided for proposed ADU. Review is incomplete, additional comments may occur with soils report.PC #2: Comment not addressed, no soils report has been provided. Structural review will remain incomplete until structural review is provided. Geotechnical engineer shall review and stamp foundation/soil related sheets.DrawingsSheet T1.0
Provide the following design data on the first sheet (R106.1.1)
Occupancy groups (R-3/U)
Flood Zone: AFix ADU Address on Property Address to 1204, not Unit 2.
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.
This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A or AE. This zone requires that the lowest finish floor elevation (including basement) of the structure shall be at (or above) base flood elevation determined by a hydrology study for the A zone, or at (or above) the base flood elevation specified for the AE zone, on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance, Santa Ana Municipal Code, Chapter 7, for complete requirements. Drawings shall show compliance with said ordinance including noting flood zone and finish floor elevation."
Note on plans: "A Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE shall be completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. The completed ELEVATION CERTIFICATE must be submitted to the Building Inspector at the time of foundation inspection, and a FINAL CERTIFICATE must be submitted at the time of final inspection."Remove Grading Exemption form from drawing set, grading permit is required and has been applied for. Remove Note #6 referencing City of Westminster, all other jurisdictions shall be removed from drawing set prior to approval. Sheet T1.0AVerify details referenced at existing house for fire rated details. Elevations show wood finish, while details are for stucco.PC #2: Comment not addressed, there is still discrepancies between provided details and proposed finish shown on elevations. Provide site specific detailing for proposed wood finish where fire-rated wall is required. Specify finish floor elevation and lowest adjacent grade for ADU and Addition to match Grading Permit for clarity.Verify lot dimension provided. Dimension shows 103’ while Property line shows 140’-0” to the same points.Sheet T-1.1ACalifornia Green Building Standards Code shall be updated to 2025 code edition.Standards code shall be fully completed by applicant.Sheet T1.2Residential Mandatory Requirements Summary shall be updated to latest 2025 code edition. Sheet T1.2AElevation certificate provided is not for the correct address. A new elevation certificate shall be provided for both the ADU and main house addition.Sheet T1.2BLOMA provided is not for the correct address. This cannot be used for this permit application.Sheet A1.0Provide a carbon monoxide alarm directly outside the vicinity of Bedroom #4, within the office room.Sheet A1.1At least (1) proposed bathroom and bedroom door meets Aging-In-Place 32” clear requirement. Revise as needed.Sheet A2.1Verify openings at existing house and addition adjacent to imaginary property line meet allowed opening percentage. 25% allowed for walls within 3’-0” to 5’-0” from property/imaginary property line.Verify 1-hour fire rated wall as required with proposed imaginary property line. Provide detail for 1-hour rated system for wood wall. Details referenced on plans for fire rated system do not match elevations.Sheet A3.0Underside of roof projection spanning between 2’-0” and 5’-0” from PL shall have a 1-hour fire rated underside or code approved alternative. Specify on plan where required and provide details.PC #2: Comment not addressed, there is still discrepancies between provided details and proposed finish shown on elevations. Provide site specific detailing for proposed wood finish where fire-rated wall is required. Verify number of vents calculated vs shown on plan, they do not match. Sheet A3.1Underside of roof projection spanning between 2’-0” and 5’-0” from PL shall have a 1-hour fire rated underside or code approved alternative. Specify on plan where required and provide details.Verify number of vents calculated vs shown on plan, they do not match. Sheet A4.0Verify slab on grade note 20C on sections, does not look to match Keynote provided in list.Sheet A5.1Update code references on all notes on sheet. (e.g. kitchen range exhaust fan note)Verify location of electric water heater pointed to side of building, water heater not found at location.
The following Electric Ready notes shall be added and constructed for new detached residential structures:
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. Sheet SN-1Update stamp on structural sheets, currently expired.Sheet T-24-1Update mandatory requirement summary to latest 2025 codes.Update stamp on all T24 sheets, currently expired.Sheet T-24-2Update all T-24 Energy Compliance to latest 2025 codes.CalculationsUpdate calculations to latest 2025 codes.(End of Comment)