HomeMy WebLinkAbout333709_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:
101125057
PROJECT ADDRESS:
1319 W Eleventh 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
9/23/2025
INITIAL REVIEW
10/1/2025
EXPIRATION
3/22/2026
RECHECKS:
1.01/08/2026
PROJECT APPLICANT CONTACT PERSON:
2.03/09/2026
Silvis Vargas
3.
TEL:
(949)258-2969
FAX:
VALUATION: $30,000.00
EMAIL:
silvia.lacave@gmail.com
FLOOD ZONE: A-06059C0144J
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.Resubmit 3 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.The drawings/information submitted for Building Safety Division review is incomplete. Submit three sets of plans; only two are submitted.
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.
The applicant shall obtain clearances/approvals for the following, 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 Compliance Certificate; and a copy of the building permit application, signed by
the plan check engineer, shall be required by the School District to verify the scope of the work.
Delete notes and details that do not apply to this project.
Red marked comment set is available to pick-up at the City Hall.
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.
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”.
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)
Construction shall comply with the 2022 California Energy Code.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
Site plan shows an easement at North side of proposed addition, however note #2 calls no easement exists, please clarify. If there is an easement, roof extension cannot protrude into easement, remove the eave.
Information only: It is the responsibility of owner and/or architectural designer to coordinate with easement holder company in regards any alteration, addition, etc. in the easement set back.
Complete the Grading exemption checklist and reproduced onto the plan.If answering “NO” to any of the questions, a grading plan and a grading permit shall be required.
2nd: The owner shall sign and date the form.
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)
Sheet index: Add sheet E1 to the sheet index and ensure the title in the sheet index matches the title on drawing sheets and content. See markups on plan.
2nd:
Change title of sheet A1 to “Floor plan and (E) Roof plan”. Revise the description in sheet index as well.
Change title of sheet A2 to “Elevations, Sections, and (N) Roof plan”. Revise the description in sheet index as well.
Clarify if the roof framing over the existing garage is replaced or retained. Coordinate with structural, if intended to retain, since structural plans show new roof framing.Include in scope of work if it is going to be replaced.
2nd: A building permit is required for all re-roofing applications except for repairs totaling less than 100 square feet. Please refer to permit techs to include re-roofing in the scope of permit. A permit cannot be issued if the scope of construction differs from the scope of permit.
Penetrations of fire-resistance-rated wall shall comply with Section R302.4.1 and/or R302.4.2, specify locations on plan and provide details if occurs. Otherwise, add note: No penetration in fire rated walls are permitted. (R302.4)
Verify consistency of the door/window schedule size call outs with floor plan and elevations (e.g. W1 & W2 size have discrepancy in elevation vs. schedule). Delete irrelevant options from door/window schedule/height illustrations (e.g. 18” height window is not used in this project).
2nd: Window/door schedule does not match with Title 24 opaque surface calculations on South wall.
Bathroom, water closet compartment, and other similar rooms: (R303.3)
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).
Room dimensions –
Provide minimum habitable floor area = 70 sq. ft. for living spaces (exclude closets from the measurement of habitable area/dimension), minimum dimension in any direction = 7-ft.Show room dimensions on plan. (R304)
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)
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”.
2nd: Clearly call safety glass for door 101 and window W2 at living room.
Means of egress / Doors – 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 (R311). Show the drop on plan at threshold.
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)
Provide legend on plan for carbon monoxide detector symbol.
Show power supply route for fans, smoke detectors, carbon monoxide detectors, etc. on electrical plan (sheet E1). (R314, R315)
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.
Plumbing fixtures and fixture setting - Shower compartments, regardless of shape, shall have a minimum finished interior of 1024 square inches and shall also be capable of encompassing a 30inch circle, show on plans. (CPC 402.5)
Energy Conservation – Title 24 Energy forms & calculations
Title 24 energy forms and calculations are required when occupancy and/or building envelop is altered. Provide documentation to demonstrate compliance with the California Energy Code.
2nd: Window/door schedule does not match with Title 24 opaque surface calculations on South wall. Architect/designer shall sign the compliance forms as well.
Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculated requirements.
On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, or per 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).
2nd: Show the designated 2.5ft x 2.5ft area with dimensions provided on plan within 3ft from water heater.
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.
CalGreen Plan Review Comments:
Plumbing fixtures flow rate limitation (Section 4.303)
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: Clarify it the fan is part of the whole ventilation system 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.
Sheet S1: Clarify allowable soil bearing pressure. Foundation note #1 has discrepancy with structural design criteria note B-2.
Sheet S1: Anchor bolts with steel plate washers between the foundation sill plate and the nut are required in seismic design category D. Plate washers shall be not less than 0.229 inch by 3 inches by 3 inches in size (CBC 2022, 2308.3.1.1). Revise foundation note #8 accordingly.
Clearly show new concrete slab/footing vs. existing concrete. Use hatch for new concrete to make it distinguishable. Additional comments may arise after clarification.
2nd: Not fully addressed. All the new concrete work such as slabs, continuous footings and pad footings shall be clearly distinguishable vs existing concrete. In addition, a minimum 10 mil vapor retarder is required between the concrete slab and the base course/subgrade (R506.2.3).
Show/call the required capillary break under the slabs on details and plans to meet requirements of CALGreen 2022, 4.505.2.1.
2nd: Not addressed. A capillary break shall be installed in compliance with at least one of the following:
A 4-inch-thick base of 1/2 inch or larger clean aggregate shall be provided with a vapor retarder in direct contact with concrete and a concrete mix design, which will address bleeding, shrinkage and curling, shall be used. For additional information, see American Concrete Institute, ACI 302.2R-06.
Other equivalent methods approved by the enforcing agency.
A slab design specified by a licensed design professional.
Clearly differentiate existing framing beams, posts, etc.,if any, from new members.
Existing garage converted into ADU (habitable space):
Provide construction details for the infilled wall at the existing garage door opening. Show attachment at top and bottom of wall. Provide concrete curb (stem wall) at existing door opening.
Provide moisture barrier for the existing concrete slab. If surface product is used, provide ICC or UL listing.
2nd: Minimum 3 ½” thick concrete slab shall be provided to accommodate the required concrete cover and rebars. Please add the minimum thickness of concrete to slab specs. Minimum thickness of vapor retarder is 10 mil (R506.2.3).
Calculations show ceiling beams are considered fully braced against torsional buckling, clarify and provide detail for means of bracing at compression side of the beam or revise the calculations for unbraced condition.
2nd: Not addressed. In addition, clarify ceiling joist size on plan between line B and line C.
Calculations show PSL beam for CB1 and CB2, however plans show 4x8 DF#1. Revise plans or calculations accordingly.
Show and provide supporting member and connection details for ceiling beams.
2nd: Show the post, size of the post, and connection detail on plan for all the ceiling beams.
3rd: Not addressed.
Provide all the structural criteria such as dead and live loads, wind speed and exposure, seismic criteria including lateral load resisting system, R value, overstrength factor and redundancy factor. (CBC 1603).
2nd: Not fully addressed. Show above mentioned seismic criteria on plan.
Show shear wall edge studs on plans per uplift calculations.
Provide drag details and adequate straps for tying diaphragms to each other in such a way to satisfy continuous load path and interconnection requirements of ASCE7-16, 12.1.3., see markups on plan.
Anchor bolts shall have a minimum of 7” embedment into concrete (CBC 2022, 2308.3.1), 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.
2nd: Not addressed.
Provide a detail for connection of holdown bolts to existing footing. Support with calculations pull out capacity of the connection. Include overstrength factor in design for seismic loads.
2nd: Clarify if the pads proposed at holdown locations are underpinned pads or the existing footing is cut. Provide a detail to show the situation and clearly call out the bolt type, edge distances and embedment.
Provide required dowels/details to tie the slab on grade to footings.Or, note on details that the concrete pouring shall be monolithically (for new slab to new footing condition only) to satisfy requirements of R403.1.3.3.
2nd: Not addressed.
3rd: Not addressed, show dowels in details 2 and 7/S2.
Call out clearly the required holdown bolts on plan, do not refer to manufacturer catalog.
2nd: Not addressed.
3rd: Provide detail for cast in place holdowns and clearly specify the specs.
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.
Shear line B: Calculations show 12ft shear wall, however plan shows only (2)-4ft walls. Revise accordingly. Provide shear transfer detail to create load path from roof diaphragm to footing along this line. Consider the full height from top of the slab to bottom of roof rafters as the height of shear wall along this line and verify the maximum allowable height to length ratio, adjusted allowable load of shear wall, uplift of holdowns, etc. based on this height. Support with calculations adequacy of the continuous footing along this line to resist overturning moments from shear walls.
Shear line C: Provide shear transfer detail to create load path from roof diaphragm to footing along this line. Consider the full height from top of the slab to bottom of roof rafters as the height of shear wall along this line and verify the maximum allowable height to length ratio, adjusted allowable load of shear wall, uplift of holdowns, etc. based on this height.
Shear line D: Provide shear transfer detail to create load path from roof diaphragm to footing along this line. Provide a detail for connection of holdown bolts to existing with footing and support uplift capacity with calculations.
2nd: Calculations show HDU8 while the plan shows HDU4.
3rd: Provide a detail and show on plan a detail for missing anchor bolts at shear walls over existing footing.
Shear line 1: Provide shear transfer detail to create load path from roof diaphragm to footing along this line. Provide a detail for connection of holdown bolts to existing with footing and support uplift capacity with calculations.
2nd: Please provide a detail for holdowns.
3rd: Provide a detail and show on plan a detail for missing anchor bolts at shear walls over existing footing.
Shear line 2: Provide shear transfer detail to create load path from roof diaphragm to footing along this line. Calculations show 10ft shear wall, however plan shows only (2)-4ft walls. Revise accordingly.
Shear line 2.3: Provide shear transfer detail to create load path from roof diaphragm to footing along this line. Clarify the multipliers used to determine shear load in this line (F7). Consider the full height from top of the slab to bottom of roof rafters as the height of shear wall along this line and verify the maximum allowable height to length ratio, adjusted allowable load of shear wall, uplift of holdowns, etc. based on this height.
Shear line 2: Calculations show 14ft shear wall, however plan shows only (2)-4ft + (1)-5ft walls. Revise accordingly.
Detail 4/S2: Size and spacing of anchor bolts, size of sill plate, etc. varies per shear wall schedule, how ever the details calls out existing sill plate and anchor bolt. Provide a detail for anchor bolt fix as required and cross reference the detail on plan. Clarify how the existing footing is hold in place while digging underneath the footing and cutting the slab around it.
Detail 2/S2: Spacing of the anchor bolts called out on detail is more than required for shear wall type D per the shear wall schedule. Call number of continuous bars. Show required dowels to connect slab and footing. Revise accordingly.
Provide interconnection detail for connection of new footing/slab to existing footing/slab.
Detail 6/S2: Spacing of the anchor bolts called out on detail is more than required for shear wall type D per the shear wall schedule. Minimum embedment of the footing into lowest adjacent grade is 18”. Minimum (2) #4 bars top and bottom is required for continuous footings. Detail is not representing the actual condition, show new and existing slabs and their dowel connections to footing. Revise accordingly.
Detail 5/S2: Call out the required SSTB size, embedment and other requirements for the specific holdown type on plan.
Detail 3/S2: show connection of existing slab to new footing dowels.
Clarify size of HDR on plan.
Provide details to show drag connections and load path along line 2 and line A9. Provide shear transfer detail from roof sheathing to beam CB2 which is receiving drag strap along line 2.
2nd:
Show on plan following information for HFX:
Height of Hardy Frames.
Corresponding framing and foundation details from manufacturer provided sheets.
Bolt specs, such as diameter, Standard or High strength, etc.
Shear transfer detail along line B.
Verify the size of grade beam required by manufacturer for anchorage of Hardy frame bolts.
Justify and support with calculations that the soil pressure induced by overturning moments in not exceeding under the grade beam.
3rd: Show on plan all the information you provided in your response since the response letter information will not appear on construction plans.
Detail 5 and 7/S2: Show minimum 18” embedment of footing into lowest adjacent grade with minimum (2) #4 bars top and bottom (total 4).
Clarify with of footing along line 1, 4 and D vs the number shown on details 4 and 7/S2.