HomeMy WebLinkAbout339522_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:
101126838-39
PROJECT ADDRESS:
5418 W Fifth St & 5418 W Fifth St Unit #2
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, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
3/12/2026
INITIAL REVIEW
3/23/2026
EXPIRATION
9/8/2026
RECHECKS:
1.5/5/2026
PROJECT APPLICANT CONTACT PERSON:
2.
Raz Grinbaum
3.
TEL:
(818)448-1355
FAX:
VALUATION: $1,000.00
EMAIL:
rgpermits1@gmail.com
FLOOD ZONE: A-06059C0252J
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.Resubmitcorrected 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.Documents
Ensure all handwritten items on drawing set made by the applicant are incorporated in resubmittal. It is the responsibility of the applicant to ensure these get picked up. (e.g. Unit #2 and lot coverage hand written changes.
2025 CALIFORNIA GREEN BUILDING STANDARDS CODE shall be completed by applicant and provided in drawing set.DrawingsSheet T-1
Provide the following design data on the first sheet (R106.1.1)
☐Sheet Index
☐Occupancy groups (R-3/U)
☐Type of construction (V-B)
☒Automatic Fire Sprinkler (YES or NO)
☒Number of stories.
☐Flood Zone: X
☒Flood Zone: A
☐Flood Zone: AE
☐Floor area per occupancy group, including the existing structure(s)
☐Construction shall comply with the 2025 CRC, CBC, CPC, CMC, CEC, California Green Building Code, and California Energy Efficiency Standards Code editions.
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”.
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."
PC #2: Comment not addressed, elevation certificate shall be provided for new ADU and added to drawing set as well as note on plans as noted above.
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.Sheet A-1Applicant shall provide an elevation certificate indicating the base flood elevation. Justify the existing floors, both the raised floor and slab on grade, are at least 1’-0” above the determined base flood elevation.
Attic access and Ventilations –
Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1) Proposed new storage room will not be permitted as a storage room, this may be permitted as a new office with the following required modifications to prevent potential bedroom use:Identify as office on plan, not storage.Remove the door and doorframe entering the room.Remove the closet door.Provide smoke alarm in new office room.Provide smoke alarm and carbon monoxide alarm directly outside vicinity of existing bedroom #1.
Through penetrations of fire-resistance-rated wall or floor assemblies shall comply with Section R302.4.1.1 or R302.4.1.2. (R302.4)
Penetrations in wall or floor/ceiling assemblies in two-family dwellings shall comply with Section R302.4. Provide complete details on the plans. Sheet A-3
The following Electric Ready notes shall be added and constructed for new detached residential structures:
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.
ii. 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.
When a second water heater is installed as part of the addition shall comply with Section (150.2(a)(D). Identify lighting and ventilation (whole house fan requirement) within new office room to meet 2025 California Residential Code and California Energy Code. Sheet A-4Identify roof/attic area for each unit/garage on roof plan for clarity.Provide attic ventilation calculation for new existing dwelling area, existing garage, and new ADU area. Ensure adequate ventilation provided for each individual area and shown on roof plan.Section B – Provide full separation between existing garage and new ADU attic space.Section B – Verify wall in ADU attic space shown in Section. If attic space is separated, provide separate attic access and ventilation calculations for each individual space.PC #2: Comment not addressed, section shows an interior wall spanning through attic. Structural detail shows plywood sheathing on cripple wall in attic. If there is complete separation of attic space, separate attic ventilation calculation is required for each individual space. Attic access shall be required for each individual space unless justified by code exemptions.Vertical assemblies separating dwelling units shall span to underside of roof sheathing or fire rated ceiling. For fire rated ceiling use, all code construction requirements shall be noted on drawing. [R302.3.3.2 #4]Fire rated ceiling shall be provided on both sides of fire rated walls, else fire rated system shall span to underside of roof sheathing. Sheet S-2Provide SW length at SW along Grid A.Sheet S-3Specify existing CJ in garage.Justify existing lateral system along plan east sides and plan south shared wall. Else provide new shearwall.Verify extent of double ceiling joist shown in ADU. It is unclear.Verify if new or existing CJ in ADU, plans specify existing, details specify new.Provide SW length at SW along Grid A.Provide SW type and length along Gridline B.Shearwall type along gridline 1 does not match foundation plan or calculations, revise to match.Specify existing ridge beam and ensure adequately design as a ridge beam.Provide detail for roof framing to ridge beam.Justify existing framing size and spacing with calculation. Existing framing found to be inadequate shall be strengthened.Detail 4 – Verify where detail occurs on plans.(End of Comment)