HomeMy WebLinkAbout332525_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:
101124663
PROJECT ADDRESS:
1319 S Baker 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
8/14/2025
INITIAL REVIEW
9/15/2025
EXPIRATION
2/10/2026
RECHECKS:
1.10/20/2025
PROJECT APPLICANT CONTACT PERSON:
2.
Edwin Vazquez
3.
TEL:
(714)422-4647
FAX:
VALUATION: $50,000.00
EMAIL:
vazedwin1@gmail.com
FLOOD ZONE: X-06059C0257J
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) 647-5831 for an appointment.
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).
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.In addition to other fees, a "Park Acquisition and Development Fee" in the amount shownbelow
shall be required pursuant to a resolution of the City Council for the Recreation andCommunity
Services Agency; net addition of 2 bedroom(s).Amount of $9,326.00; net addition of 5 bedroomsAmount of $8,383.00; net addition of 4 bedroomsAmount of $7,571.00; net addition of 3 bedroomsAmount of $5,642.00; net addition of 2 bedroomsAmount of $4,235.00; net addition of 1 bedroomInsert the handwritten note in project data and scope of work into the typed note, no handwritten note is accepted on plans.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 for ADU only on the first sheet (R106.1.1)
Occupancy groups (R-3)
Type of construction (V-B)
Automatic Fire Sprinkler (YES or NO)
Number of stories.
Floor area per occupancy group, including the existing structure(s)
2nd: As explained over the phone and in meeting with Mary, on Friday 10/17, floor area per occupancy group is required for both existing and new improvements in separate and individual demonstration schedule, but do not combine the square footage, number of bedrooms, etc. of existing structure with new improvements. In new submittal the information regarding existing structures is removed.
Construction shall comply with the 2022 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 2.05(KW) photovoltaic system will be submitted under a separate permit and shall be issued prior to building frame inspection request.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: There is a grading exemption checklist provided by the City on the City’s website. Per the City’s policy, this checklist needs to be filled by the client and kept as a record of exemption. Please fill the checklist based on your opinion and return the signed form with your next submittal. If the answer to all the questions is “yes” based on your opinion the project is exempted from grading plan. Here is the link to download the form for your ease of access: https://www.santa-ana.org/documents/grading-exemption-form-and-checklist/
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
Location of all existing and proposed structures, property lines, right-of-way lines, and easements, including dimensions and setbacks
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)Specify ceiling heights on the plans, minimum 7-ft ceiling height for habitable space, hallways. Laundry room, bathroom, toilet room, and un-habitable basements shall have ceiling height not less than 6-ft 8-iches. (R305.1)
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)Show/provide safety glass in hazardous locations (R308) –Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors.Glazing in enclosure for or walls facing hot tubs, bathtubs, showers, whirl-pools, saunas, steam rooms where the bottom edge of the glazing is less than 60” above the any standing surface.
Means of egress / Doors – (R311)
On the plan, provide a landing or floor on each side of each exterior door. Landing shall have width of not less than the door served and a minimum of 36” measured in the direction of travel. Show landing on floor plan.
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 the drop on plans.Please provide minimum 36” clear access throughout the building (hallway), see markups on plan. (R311.6)Solar Energy System shall comply with Section R324. 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.Reminder: There is no solar drawing nor calculation package submitted. However, solar energy system needs separate permit and can be deferred submittal. The solar energy system permit shall be issued prior to call for building frame inspection. This comment is just to acknowledge.
Exterior wall covering – specify finish material on plans, provide Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)
2nd: The corrosion resistant detail is added, however the call out notes on stucco wall detail (5/Sheet2) are erased.Roofing requirements– (R901)A Class “C” roof is required. On the plan, specify manufacturer’s name, ICC/UL report number and Class for the roofing material.Specify roof material.Specify the designated area for solar panels on roof plan.2nd: Specify the designated area on the roof for installation of solar panels. The provided response doesn’t address the comment.Cool roof is required per title 24 calculations. On the plan, specify CRRC #.Plumbing fixtures and fixture setting, show followings on plans (CPC 402.5)Water Closet or bidet shall be set at minimum 15 inches from its center to a side wall or obstruction or at minimum 30 inches center to center to a similar fixture.The clear space in front of a water closet, lavatory, or bidet shall be at least 24 inches.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.Aging-in-place Design & Fall Prevention – (R327)Reinforcement for grab bar: at least one bathroom on the entry level shall be provided with reinforcement installed.
Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency.
Reinforcement shall not be less than 2x8 inches nominal lumber or other construction material provide equal height and load capacity. Reinforcement shall be located between 32 inches and 39 ¼ inches above the finished floor flush with the wall framing
Water closet reinforcement shall be install on both side walls of the fixture, or one side wall and the back wall
Shower reinforcement shall be continuous where wall framing is provided
Bathtub and combination bathtub/shower reinforcement shall be continuous on each end of the bathtub and the back wall. Additionally, back wall reinforcement for a lower grab bar shall be provided with the bottom edge located no more than 6 inches above the bathtub rim Electrical receptacle outlet, switch and control height: Electrical receptacle outlets, switches and control (including controls for heating, ventilation and air conditioning) intended to be used by occupants shall be location no more than 48 inches measured from the top of the outlet box and not less than 15 inches measured form the bottom of the outlet box above the finish floor.
Doorbell buttons: doorbell buttons or controls, when installed, shall not exceed 48 inches above exterior floor or landing, measured from the top of the doorbell button assembly. Where doorbell buttons integrated with other features are required to be installed above 48 inches measured from the exterior floor or landing, a standard doorbell button or control shall also be provided at a height not exceed 48 inches above exterior floor or landing, measure from the top of the doorbell button or controls. Please see marked-up plans for additional requirement/comments.
Energy Conservation – Title 24 Energy forms & calculations
Kitchen shall be vented to the outside. On the plan, please show exhaust fan(s) in kitchen. Kitchen Range Hood Airflow Rate (CFM) shall comply with Table 150.0-G
2nd: Comment not addressed. Specify on plan if the kitchen range is gas or electric, show the exhaust fan to comply with the required rating per table above.
Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation. Add longitudinal section.
Photovoltaic system is required for all newly constructed low-rise SFD including detached ADU, and Multifamily buildings. On the plan, please specify minimum system size (in KW) in accordance with the Title 24 calculation. (Section 150.1(c)14; 150.1(b)(1))
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.
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.
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.
Electric cooktop ready: System using gas to serve individual dwelling units shall include the following shall include a dedicated 240 volt, minimum 50 amps circuit wiring shall be installed within 3-ft from the cooktop for a future electric cooktop installation.
Electric clothes dryer ready: Clothes dryer using gas to serve individual dwelling units shall include a dedicated 240 volt, minimum 30 amps branch circuit wiring shall be installed 3-ft from the clothes dryer location for a future electric clothes dryer installation.
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.
Structural Plan Review Comments:Soil Report: A soil reported is required for proposed detached structure exceeding 750 sq.ft. The geotechnical investigations shall be conducted in accordance with Section 1803.2 and reported in accordance with Section 18.3.6 of the 2022 CBC. (R401.4 CRC)
2nd: Unfortunately, the ADUs with building area exceeding 750 sq. ft. require additional requirements which is not included in minimum foundation construction requirements. There is an alternate soil policy report which can be used in lieu of the geotechnical report. However, there are more stringent requirements included in the policy. The policy can be downloaded from the City’s website (here is the link for convenience: https://www.santa-ana.org/documents/solis-report-exemptions). This project falls under exception 4-b of the above-mentioned alternate policy which requires 4ft over-excavation and compacted refill (compaction report is required at the time of foundation inspection). Please refer to the policy requirements and revise foundation plans and details, and provide corresponding notes on plans if you decided to utilize this alternate soil policy.
Provide soil report information recommendations on plans. This shall include the soil consultant’s name and contact information, report date and number, allowable soil bearing value. Add note on plan “The geotechnical consultant shall provide observation/testing during the construction phase to confirm compliance with design and recommendations of the soil report”.
2nd: Reminder, see comment #1.
The foundation plan should be reviewed and approved by the Geotechnical Engineer. (CBC 2022, 1803)
2nd: Reminder, see comment #1.
Final plans and calculations are to be stamped, signed and dated by a California licensed architect or California registered civil engineer.
Reminder.
Footing shall be embedded minimum 18” below the finish grade with two (2) #4 reinforcing bars at top and bottom (total 4 re-bars) unless required otherwise by the soil engineer. Revise the details to reflect/show the width, depth and rebar size and number.
2nd: May need to revise per alternate soil policy, see comment #1.
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: Specify the length and embedment of dowels into footing. See detail A of alternate soil policy if you decided to utilize per comment #1.
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.
2nd: Cross reference a typical detail 9/S1 on plan.
Show/call the required capillary break under the slabs on details and plans to meet requirements of CALGreen 2022, 4.505.2.1.
2nd: May need to revise per detail A of alternate soil policy, see comment #1.
Provide all the structural criteria such as dead (specify and include solar panel and rack system weight if applicable) and live loads (include weight of solar panels and their rack system), wind speed and exposure, seismic criteria including R value, overstrength factor and redundancy factor, allowable soil bearing pressure (CBC 1603).
2nd: Not fully addressed. Show on plans: Dead Load (including and specify solar panels and their rack system load), Roof Live Load, Wind Speed, Risk Category, Wind Exposure, Seismic Design Category, Seismic Importance factor, Basic seismic force resisting system, Design base shear, Seismic response coefficient, Response modification coefficient (R), Seismic Analysis procedure used, Design Soil Bearing value. (CBC 1603)
Consider weight of solar panels and their rack system in your gravity and lateral design.
2nd: Solar energy system can be submitted as a deferred package; however, it is required by structural designer to specify the maximum allowable weight based on the structural calculations since exceeding the design criteria will affect structural elements including but not limited to roof rafters, shear walls, holdowns, foundation etc. Please refer to comment #9 and specify on plans maximum permitted load for solar energy system based on calculations.Also, coordinate with architect regarding the roof configuration (gable end vs. hip roof), consider the total dead load including solar panels for designing hips, beams, and rafters and provide adequate connection details.
In order to calculate resisting moment and uplift in shear wall posts, consider load combinations of ASCE7-16, 2.4.5. where seismic load governs.
Justify and support with calculations the required number of fasteners for lapping the ceiling joists to roof rafters to satisfy requirements of CBC 2022, 2308.7.3.1.
If the ceiling joist is deeper than the roof rafter, provide a detail showing the taper cut of ceiling joist compliment with requirements of R802.7.1.2.
Please see marked-up plans for additional requirement/comments.
Additional Review Comment:
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.
2nd: Please do not remove existing structures information, refer to comment #12-b for more explanation. Also, the information added is not the requested ratio, please add this note to plan: “ADU sf / SFD sf = 776 sf / 1024.25 sf = 75.76%”.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”. Red marked comment set is available to pick-up at the City Hall.