HomeMy WebLinkAbout337755_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:
101126284-85-86
PROJECT ADDRESS:
4401 W Maurie Ave & 4401 W Maurie Ave Unit 2 & 4403 W Maurie Ave
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
1/21/2026
INITIAL REVIEW
2/6/2026
EXPIRATION
7/20/2026
RECHECKS:
1.03/07/2026
PROJECT APPLICANT CONTACT PERSON:
2.
Brayden Le
3.
TEL:
(657)660-7073
FAX:
VALUATION: $50,000.00 + $85,000 + $155,000
EMAIL:
sr.interior.design25@gmail.com
FLOOD ZONE: X-LOMA
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). Revise all the drawings and calculations to comply with latest code edition, 2025.
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.
Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039).
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:
Insert the handwritten note in project data and scope of work into the typed note, hand written notes on plans are not acceptable.
Revise project address to:
Main house: 4401 W Maurie Ave
JADU: 4401 W Mauri eave, Unit 2
ADU: 4403 W Maurie Ave
This project is in a special flood hazard area designated on the flood insurance rate map (FIRM) as zone A. 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. 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 on plans."
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."
Provide a project description with a complete and detailed scope of work on the cover sheet of the plans. Remove garage recover from scope of work since it is completed under another permit (#102125073). In addition, clarify square footage of ADU and its porch. Architectural plans, Title 24 calculations, permit application and scope of work have discrepancies. Contact planning division to update permit application if required.
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 CRC, CBC, CPC, CMC, CEC, California Green Building Code, and California Energy Efficiency Standards Code editions.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
Add note on the coversheet: Minimum 1.97(KW) photovoltaic system (per Title 24 calculations) will be submitted for ADU under a separate permit and shall be issued prior to building frame inspection request.
For ADU and JADU:
For the purpose of Park & Rec Development fee calculation, please provide new ADU square footage to existing single family residence square footage ratio (ADU+JADU 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+JADU 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”.
Project is located in flood zone A; a grading plan and a grading permit is required. Alternatively, finish floor of detached ADU shall be at least 12” higher than finish floor of the main residence.
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. Detail 9/AD1 is not for exterior wall and is not representing a 1 hour fire rated wall.
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.
Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend. Plan is not matching with wall legend.
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)
2nd: The wall between E. Kitchen and N. JADU needs to be fire rated. (See markups on plan)
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.
2nd: The wall between E. Kitchen and N. JADU needs to be sound proof. (See markups on plan)
Provide glazing = 0.08 x floor area (minimum of 10-sq. ft.), with openable portion = 0.04 x floor area (minimum of 5-sq. ft.) – R325. Justify and show on plan adequacy of glazing at existing kitchen.
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).
Emergency escape and rescue openings (R319). Justify and support with manufacturer documentation that awning windows in ADU bedroom are capable of providing following open area.
Provide emergency escape from every sleeping room. (R319.1)
The escape opening shall have a minimum net clear opening of 5.7 sq. ft. with 24" minimum net clear height and 20" minimum net clear width. At grade-floor is allowed to have escape opening of 5.0 sq. ft. (R319.2)
Smoke Alarms – Provide smoke alarm(s) in each sleeping room andin the immediate vicinity of the bedroom(s). (R310)
2nd: Revise location of smoke alarm to be at immediate vicinity of bedrooms as much as possible. Also, add another one at vicinity of bedroom 1 in ADU if required to comply.
Carbon Monoxide Alarms – Provide carbon monoxide alarms at outside of each sleeping area, in the immediate vicinity of the bedroom(s). (R311)
2nd: Revise location of carbon monoxide alarm to be at immediate vicinity of bedrooms as much as possible. Also, add another one at vicinity of bedroom 1 in ADU if required to comply.
Solar Energy System shall comply with Section R329. In additional, electrical portion of solar PV systems shall be designed and installed in accordance with the California Electrical Code. A separate permit is required for solar energy system.
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.
Ventilations – JADU: Provide vents at California framing can’t serve the JADU since a fire wall is demising the attic space, revise plan. However, if any existing vent is blocked by the new roof they will be required to substitute the blocked ones. Clarify.
Roofing requirements – (R901)
Clarify the pitch of the ADU roof. Plan has discrepancy, see markups on plan.
Provide two layer of vapor barrier if roof slope is lower than 4:12.
2nd: Clearly note on plan that two layer of vapor barrier is required for pitch less than 4:12 (JADU and House Addition).
Please see marked-up plans for additional requirement/comments.
Energy Conservation – Title 24 Energy forms & calculations
Provide documentation to demonstrate compliance with the California Energy Code. Use the latest code edition 2025 and latest software version.
ADU: Show R-13 insulation in sections D-D and E-E for attic roof per Title 24 calculations. Show on plan 40-gal tank water heater and specific make and model per Title 24 calculations.
ADDITION & JADU: Show R-13 insulation for attic roof per Title 24 calculations.
2nd: Not addressed, show R13 insulation for attic roof in sections A-A, B-B and C-C per Title 24 calculations.
Update sheets N1 and N2 to show latest code edition 2025.
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
House addition & JADU: Show water heater on plan. 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). When a second water heater is installed as part of the addition shall comply with Section (150.2(a)(D).
ADU: Heat pump space heater (furnace) ready: System using gas furnace to serve individual dwelling units shall include a dedicated 240 volt, minimum 30 amps branch circuit wiring shall be installed within 3-ft from the furnace for a future heat pump space heater installation.
Revise sheet T24-3 to update mandatory code reference to 2025 edition.
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.”
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:
Revise calculations and plans to comply with latest code editions as: CBC 2025, ASCE7-22, NDS 2024, etc.
2nd: Revise the ASCE code references to ASCE7-22 edition.
Total dead load and breakdown of materials dead load shown on sheet S.0 does not match with calculations. Proposed 2psf for solar panel and misc in calculations does not seem sufficient. Revise accordingly.
Providespecial inspection requirements on plan.
Spacings of A35/LTP4 in details 5, 6 and 11/SD2 do not match with shear wall schedule in multiple locations.
Shear wall schedule is per CBC 2022 which is outdated, use CBC 2025 and revise plans/calculations accordingly.
ADU lateral analysis: Calculation show type B shear wall for line A, however plan calls type A. Calculations show HDUE3 holdowns while plan shows HUD2. Revise accordingly.
Consider lateral load of existing house in design of shear walls along lines 2 and 4.
Review and verify foundation details since many of the details do not represent the actual situation. See markups on plan.
When shear wall occurs along a raked wall, provide a drag strap at ridge point to create continuous load path since top plate is spliced at this point.
Anchor bolts shall have a minimum of 7” embedment into concrete (CBC 2308.7.1), show embedment on plan and for fresh concrete situation, 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.
Revise holdown detail for lines 1, 2, A and D on sheet S1.0 to represent the connection on existing footing. If Epoxy connection is intended, provide calculations for pull out capacity of epoxy holdowns. Include overstrength factor in design, ACI 318, 17.10.5.3 (d).
2nd: Epoxy calculations is assuming 24” existing concrete, justify and provide notes to be verified in field. Also, consider overstrength factor in design and convert loads from ASD to LRFD when input in Simpson software. Review and verify the uplift loads for all shear walls on existing concrete since seems like all exceed the allowable load.
3rd: Not addressed. 1) Add note “minimum 24” deep existing footing to be verified in field” where ever new shear all is used at existing footings. 2) Convert calculated uplift loads from ASD to LRFD level. 3) Multiply converted uplift loads by overstrength factor (i.e. 2.5). 4) Recalculate epoxy uplift capacity for the resultant load.
Where ceiling joists are used to provide a continuous tie, lapped joists need to comply with requirements of R802.5.2.1. Justify number of 16d nails shown in detail 2/SD2.
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.
2nd: Add dowels to detail 10/SD1.
3rd: Clarify on plan the rebar diameter used for dowels.
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 calculations for lateral and gravitational loads due to new window added to existing kitchen. Revise plans accordingly.
3rd: Not addressed. Show new window on plans and provide requested calculations.
Provide calculations for lateral and gravitational loads due to new window added to new bath at house addition. Revise plans accordingly.
3rd: Not addressed. Change the header from existing to new and call the required size.
Provide calculations for lateral and gravitational loads due to revised window at ADU bedroom. Revise plans accordingly.
3rd: Not addressed. Revise plans to match architectural for revised windows in ADU bedroom 2. (End of Comment)