HomeMy WebLinkAbout340621_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:
101127158 - 9
PROJECT ADDRESS:
5607 W Tampion Ave & 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
4/28/2026
INITIAL REVIEW
5/19/2026
EXPIRATION
10/25/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Cindy Ly
3.
TEL:
(626)977-5596
FAX:
VALUATION: $400,000.00
EMAIL:
cindy@hausoflines.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).
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:
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 on plans. Clearly show on plan finished floor elevation of the ADU and first floor of the main house.
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."
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.
Show remaining portion of covered patio on all proposed plans including floor plan and elevations. Provide structural framing to justify stability of the remaining portion.
Provide the following design data on the first sheet (R106.1.1)
Number of stories for proposed main house.
Construction shall comply with the 2025 CBC.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
ADU only:
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)
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 and extent of fire rated walls. Please include in Wall Legend.
Walls separating dwelling units (main house and new ADU) shall be minimum 1-hour fire partition. Fire rated wall assemblies shall extend to and be tight against the exterior wall, and shall extend from the foundation to the underside of the roof sheathing. Provide and show details on the plans. (R302.3)
Walls separating dwelling units shall provide airborne sound insulation for walls with an STC rating of at least 45 per. Provide details on plans and provide verification of a tested assembly to achieve the required STC rating of 45 (reference on plan the chosen file number from GA-600-2021).
Dwelling/garage separation –
Door between garage and residence shall be solid wood doors not less than 1-3/8 inches in thickness; solid or honeycomb core steel doors not less than 1-3/8 inches thick; or 20-minute fire-rated doors. And doors shall be self-closing and self-latching. (R302.5.1)
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)
Wall between garage/carport and dwelling – Provide minimum 1/2-inch gypsum board on the garage side; extended from foundation to the roof sheathing, see markups on section B. (R302.6)
Minimum 5/8-inch Type X gypsum board is required at the underside of floor/ceiling where habitable space is above. Structure(s) supporting floor/ceiling assemblies used for separation shall be protected with 1/2-inch gypsum board. (R302.6)
Show/provide safety glass in hazardous locations (R324): Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors.
Exterior Doors – (R318): On the plan, provide a landing or floor with dimensions shown on each side of each exterior door (i.e. garage side door). Landing shall have width of not less than the door served and a minimum of 36” measured in the direction of travel. 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.
Please provide minimum 36” clear access throughout the building (hallway), see markup on first floor plan. (R318.6)
Stairways (R318.7) –
Show minimum 36” clear width.
Provide/show minimum 36” landing at top and bottom of stairway.
Veneer –
On the plan, please specify manufacturer’s name, and ICC report number of the veneer.
Provide detail attachment of veneer.
Specify maximum weight of veneer.
Attic access and Ventilations –
Show location(s) of 22" x 30" attic access with 30" minimum clear headroom for:(R807.1)
ADU
MH Bed and MH bath attic area.
Show on the plans - attic vent locations, type and size (area = 1/150 of the attic space). Provide an attic cross ventilation summary; on the plans indicate the total area required versus provided. (R806.1)
Attic area 2 is split into two separate spaces due to demising fire rated wall between ADU and main house. Define individual attic area for ADU and attic space over MH bed and MH bath and revise required ventilation calculations.
The minimum net free ventilation area shall be 1/300 of the vented space provided both of the following conditions are met:
In Climate Zone 8, a Class I or II vapor retarder is installed on the warm-in-winter side of the ceiling.
Not less than 40 percent and not more than 50 percent of the required ventilating area is provided by ventilators located in the upper portion of the attic or rafter space. Upper ventilators shall be located not more than 3 feet (914 mm) below the ridge or highest point of the space, measured vertically. The balance of the required ventilation provided shall be located in the bottom one-third of the attic space. Where the location of wall or roof framing members conflicts with the installation of upper ventilators, installation more than 3 feet (914 mm) below the ridge or highest point of the space shall be permitted.
Roofing requirements – (R901): On the plan, specify ICC/UL report number for the roofing material.
Plumbing fixtures and fixture setting (CPC 402.5): 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.”
New building, or addition more than 1000 sq.ft. – Provide Whole house ventilation. On the plan, please provide/show method of whole house ventilation in compliance with ASHRAE Standard 62.2. – provide complete notes, details and calculations. (150.0(o)); (150.2(a)(C))
On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for 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). Specify the designated space and show the dimensions on plan and:
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:
Please check mark the applicable CalGreen mandatory measurements for this project.
Structural Plan Review Comments:
Specify continuous footing width, depth and reinforcement on plan.New footing shall be embedded minimum 18” below the finish grade with two (2) #4 reinforcing bars at top and bottom (total 4 re-bars).
Specify on plan assumed width and depth of existing footings and add note to be verified in field.
Provide calculations for the required width of continuous footings (existing and new). Consider worst case loads for example but not limited to: New footing between MH Storage and ADU Living.
Handrails and guards shall be designed to resist a concentrated load of 200 pounds in accordance with Section 4.5.1 of ASCE 7 (CBC 1607.9.1.1.). Provide supportive calculations for the complete load path to show compliment.
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, 12.1.3.
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.
Provide a continuous load path along shear line A.1, provide required drag struts and drag connections capable of transferring loads from diaphragm at ADU bed to diaphragm at garage and vice versa. See markups on plan.
Clarify if shear wall at line B.1 is serving the roof over ADU or not. If yes, provide proper drag connections and if not revise the lateral load tributary. Provide wood nailer as post of shear wall connection to steel post. Provide connection detail with supportive calculations for the wood nailer to transfer uplift from shear wall to steel post.
Justify tributary of lateral loads for shear line C.1 and provide proper collector and drag connections to transfer loads from floor diaphragm to roof diaphragm over ADU and vice versa, if tributary is considered from B.1.
Justify adequacy of TJI joist to serve as collector in tension and compression loads at MH Kitchen per key note 3. Justify adequacy of detail 8/SD4 at this connection to transfer such loads.
Tie the entry covered porch diaphragm to ADU diaphragm, see markups on plan.
Provide top plate splice strap along line D.1 where posts of cantilever beams cut the top plates as shown in corresponding details.
Revise shear wall calculations for line 2.1 to consider portion of the load from 1.1 transferred through floor diaphragm.
Provide calculations for 2x Hip beams at roof level and double ceiling joists supporting them. Show a complete load path to the foundation and include connection details, e.g. where two double joists bear on wall.
Provide a detail connection the roof rafters to ceiling tie where the roof rafter is supporting hips, justify number of required nails with supportive calculations. If ceiling ties are not continuous, show required nails to lap them as well.
Provide ceiling joist calculations, clearly call on plan if any bridge blocking is required and specify intervals.
Revise detail 10/SD3 to show W-steel beam in lieu of HSS. Provide web stiffeners as required.
Detail 12/SD3 shows connection of steel beam to steel post with bearing plate and bolts. Provide all the information such as thickness of plate, bolt size, plate dimensions, weld size, etc.
Provide positive connection of the steel post at edge of shear wall line B.1 to shear wall top plates.
Justify the outside heel height for beam 7 per manufacturer requirements.
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.”
Tie floor diaphragm to beam in detail 4/SD4 to prevent separation of diaphragm from the beam.
Show center line of post and pad in detail 10/SD4 and justify eccentricity if occurs.
Consider point loads from wall above and ceiling loads in TJI design.
Justify capacity of “HU” hanger at beam 6.
Clarify means of connection for beam 11 to full height post.
Justify capacity of “HUC” hanger at beam 21.
Provide calculations for 4x10 post at beam 22 & 6.
See markups on plan.(End of Comment)