HomeMy WebLinkAbout337609_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:
101126244
PROJECT ADDRESS:
2001 S Oak St 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
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
1/15/2026
INITIAL REVIEW
2/3/2026
EXPIRATION
7/14/2026
RECHECKS:
1.02/17/2026
PROJECT APPLICANT CONTACT PERSON:
2.03/10/2026
Danny Rodriguez
3.
TEL:
(714)926-4389
FAX:
VALUATION: $43,475.00
EMAIL:
drodjr60@gmail.com
FLOOD ZONE: X-06059C0276J
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.
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.
Scale of Drawings must be large enough to insure legibility.
ARCHITECTURAL COMMENTS:
Provide a sheet index table on the cover sheet and include all the sheets info in it.
2nd: Change sheet name GC in sheet index to GN-1 and GN-2 to match drawings.
Add sheet name to all drawing sheets.
2nd: Sheet names shall include project address, designer information and signature on it (all sheets).
Clarify if re-roofing is considered to be in scope of work or not. If yes, revise the scope of work and permit application. If not, remove the notes referring to new roof.
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.
Revise occupancy group to (R-3)
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
Provide following information/note on plan:
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: You need to provide ratio calculation on plan. Ratio of ADU square footage to existing house habitable square footage.
3rd: Revise the ratio calculation result to 38.38% (see markups).
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 complete plot plan showing – (R106.2)
Location and size of all structures (existing and new) on the lot.
Identify all property lines and easements, streets, etc.
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)
Exterior walls without Automatic Residential Fire Sprinkler – (Table R302.1(1))
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.
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. Revise section B-B to show fire rated wall extension to underside of roof sheathing. Provide longitudinal section as well to show extension of fire rated wall to the sheathing. Provide a new wall symbol to distinguish the fire rated wall, see markups on plan. Provide fire rated wall detail and cross reference on plan. (R302.3)
2nd: Section B-B reference line on plan is omitted. Show the reference line on plan. Fire rating requirements for walls separating garage from house is different from requirements of walls separating dwellings. Clearly call out the requirements of fire rated wall to be verified in field and to be revised accordingly if different. Clearly show the complete extension of all fire rated walls (existing and new) to below roof sheeting in building sections (provide a section in longitudinal direction as well). The door opening from ADU to laundry needs to be at least 45 minute hour rated (CBC 716).
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. Provide a new wall symbol to distinguish the sound barrier rated wall, see markups on plan.
2nd: Show the sound proof wall assembly detail on all common walls between ADU and main residence.
Means of egress / Doors – (R318)
All dwellings shall provide with a means of egress.The means of egress shall provide a continuous and unobstructed path. Provide minimum one side-hinged door with minimum clear width of 32 inches and 78 inches clear height (3’-0” x 6’-8” door). Revise height of door 1 in door schedule to 6’-8”.
2nd: Not addressed, change the height of door 1 in door schedule on sheet A1 and A4 to 6’-8” to match plan call out.
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 with dimensions on 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. Specify amount of drop at threshold on plan.
Please provide minimum 36” clear access throughout the building (hallway). See markup on plan. (R318.6)
Attic access and Ventilations: 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). Vents design should be capable of providing cross ventilation by almost evenly distributing required area for intake and outtake air flow. The minimum net free ventilation area shall be 1/300 of the vented space provided both of the following conditions are met:
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 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 below the ridge or highest point of the space shall be permitted.
Roofing requirements, if roofing is new– (R901): A minimum Class “C” roof is required. On the plan, specify manufacturer’s name, ICC/UL report number and Class for the roofing material.
Energy Conservation – Title 24 Energy forms & calculations
Provide longitudinal building section (other than section B-B) to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.
2nd: Not addressed, provide other direction section with insulation call outs.
3rd: Not addressed.
On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, or per Title 24 performance calculation.
Quality Insulation Inspection (QII) is required per Title 24 calculations. Add note on plan: “Insulation Inspections must first be 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.”
2nd: Move the note to sheet A-1 in an easily seen location 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) by meeting following requirements listed under Section 150.0(n).
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:
Update California Green building standard codes to the latest code, 2025.
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: Not addressed.
Structural Plan Review Comments:
Show braced walls in compliance with Section R602.10; otherwise, engineer design is required.
2nd: Not addressed. Clearly label braced wall lines in accordance with R602.10 requirements. Show the distance between braced walls. Engineering design required if not compliant.
Ceiling joists need to be designed based on live load for uninhabitable with storage attic loads where the clear height exceeds 42” (R301.5). Show ceiling joists in compliance with TableR802.5.1(2); otherwise, engineer design is required
2nd: Ceiling joists orientation is not the same as roof rafter. Ceiling joist/roof rafter connection is not complying with prescriptive requirements of CRC, engineer design is required.
Revise detail 1B/D2.0 to show the spacing of anchor bolts required per shear wall schedule where braced wall occurs.
2nd: Not addressed.
Provide a detail for missing anchor bolts in existing concrete per shear wall schedule where shear wall occurs.
2nd: Not addressed.
Provide a detail to tie new footing to existing footing at intersection of footings.
2nd: Not addressed. Clearly show existing and new footings on plan. Provide legend to distinguish.
Provide on the plans, structural material notes (ex. Lumber species & grade, glu-lam beams, concrete (fc’ = 2500 psi (min)), steel reinforcement, special inspection requirements, etc.))
2nd: Revise referenced code edition to 2025.
3rd: Provide list of required special inspections.
Provide shear transfer details at all diaphragm boundary edges and shear lines, see markups on plan.
2nd: Not addressed. Show shear transfer detail at left of ADU. Shear transfer detail at front and rear of ADU is not relevant according to ceiling joist and roof rafter orientation.
3rd: Provide shear transfer at left of ADU.
Provide all the structural criteria such as dead and live loads, wind speed and exposure, seismic criteria, allowable soil bearing pressure.
2nd: Provide allowable soil pressure information. Revise climatic and geographic design data on sheet A2 to reference 2025 code edition. Provide seismic factors and design category information on plan.
Show shear wall edge studs, shear wall length and shear wall type on plans and holdown/strap detail for new and existing concrete situation. Currently, the information shown is not clear and legible.
2nd: There was no change in presentation of shear walls including start and end location, length illustration, etc. Currently shown information is not easy to read and legible. Also, justify the shear wall occurrence at front of ADU where there is a door.
3rd: Proposed braced panel length does not match with available wall length in multiple locations, see markups on plan.
Provide drag connection to tie new top plate to existing top plate along ADU front wall, see markups on plan.
Post installed anchor bolts are not in the scope of prescriptive provisions of CRC. Engineer design and calculations are required for pull out capacity of epoxy holdowns. Include overstrength factor in design, ACI 318, 17.10.5.3 (d).
2nd: not addressed. Engineer design and stamp is required for post installed holdowns. CRC prescriptive scope of work doesn’t cover post installed holdowns. This applies to Titen HD, too as other means of post installed anchor.
3rd: Comment not addressed. Engineer design required.
Where ceiling joists are used to provide a continuous tie, lapped joists need to comply with requirements of R802.5.2.1. provide a detail to show compliment where the joists are lapped in accordance with this code section. Consider options that joists are lapped over a wall or interrupted by a flush beam.
2nd: Ceiling joists are not working as ceiling ties due to orientation. Engineer design required.
Revise detail 1B/D2.0 to show required dowels to tie the slab on grade to footingsto satisfy requirements of R403.1.3.3.
2nd: Existing footing and new footings are not clear and distinguishable on plan. Clarify and provide dowels from existing concrete to new concrete work.
Provide a detail for interior footing condition in lieu of detail 1B/D2.0 and show required dowels to tie the slab on grade to footings to satisfy requirements of R403.1.3.3.
2nd: Revise the detail to show actual condition with new and existing concrete work. Show clearly footing lines on plan. Any new concrete work shall be tied to existing concrete with proper dowels.
If the ceiling joist and/or sawn lumber ceiling beam is deeper than the roof rafter, provide a detail showing the taper cut of ceiling joist compliment with requirements of R802.7.1.2.and/or NDS 4.4.3.1.
2nd: Justify use of 2x10 ceiling joists with 2x6 roof rafters in accordance with code requirement.
Note on plan: “The contractor 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.” (End of Comment)