HomeMy WebLinkAbout339775_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:
101126910 & 12
PROJECT ADDRESS:
625 S Shelley 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
3/20/2026
INITIAL REVIEW
4/9/2026
EXPIRATION
9/16/2026
RECHECKS:
1.04/09/2026
PROJECT APPLICANT CONTACT PERSON:
2.05/13/2026
Edwin Pablo
3.
TEL:
(714)465-5200
FAX:
VALUATION: $9,000.00
EMAIL:
FLOOD ZONE: X-06059C0257J
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:
Add the address for ADU on plans: 625 S. Shelly St., Unit 2.
Provide a project description with a complete and detailed scope of work on the cover sheet of the plans, see markups on plan
Revise square footage of main house on plans to 651 sf.
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 number of stories on the first sheet.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
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: Revise the square footage of the main house in ratio calculation to the reduced area after conversion (i.e. 651 sf).
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 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.
Cross reference detail 20/A650 on floor plan for fire rated and STC rated wall.
Walls separating dwelling units (main house and new ADU) shall be minimum 1-hour fire partition. Fire rated wall assemblies shall extend from the foundation to the underside of the roof sheathing. Revise plans accordingly. (R302.3)
Windows A2 and A3 seems like new windows compared to original existing window. Please clarify or revise window schedule.
2nd: Revise Title 24 calculations to include new windows in the report.
Clarify header heights and window bottom edge heights on elevation plans.
Bathroom, water closet compartment, and other similar rooms: (R325.2)
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).
Show/provide safety glass in hazardous locations (R324) –
Glazing within 24” of door and that bottom edge is less than 60”. (A2 and B3)
Glazing with exposed area more than 9 sq. ft with bottom edge is located less than 18” above the walking surface and top edge is located more than 36” above the floor. (A2 and A3)
2nd: Relabeled window A2 shall be safety glass.
Means of egress / Doors – (R318)
On the plan, provide a landing or floor with dimensions shown 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 ADU’s landing dimensions)
2nd: Show dimensions of landing at top of the stairs, see markups 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. Show amount of drop at threshold.
Show clear width (minimum 36”), rise (maximum 7.75”) and run (minimum 10”) dimensions of the stairs at house and ADU landing.
2nd: Show clear width of both stairs.
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.
Specify proposed exterior wall plaster specs on elevations.
Attic access and Ventilations – Since the attic space of ADU and main house will be separated by fire wall, individual attic zones with attic access and ventilations shall be defined and provided in accordance with following code requirements. Consider addition to main house at entry in calculations.
Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1)
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)
Under-floor access and ventilation
Provide accesses to all under-floor spaces. On the plan, show locations of under-floor accesses – Access opening through the floor shall be 18”x24” minimum; openings through a perimeter wall shall be not less than 16”x24”. (R408.4)
Provide access for extended floor at bathroom A104.
2nd: Detail 10 & 15/A650:
Specify minimum required width for existing footings to be verified in field.
Specify pressure treated sill plate for new wall.
Justify the infill concrete contact to wood members shown in detail.
Provide dowels connecting new infill slab to existing concrete.
Shot pins are not allowed for connection of sill plates to footing at exterior and/or load bearing walls, use post installed anchor bolts (e.g. Titen HD, epoxy, etc.) and provide details with ICC report for attachment.
Provide moisture barrier for the existing concrete slab. If surface product is used, provide ICC or UL listing.
Provide structural details for all new under floor accesses and show how the floor framing is supported at open area.
2nd: Provide structural retrofit detail for new crawl space access created in bedroom A103.
Show on the plans – under-floor vent locations, type and size (area = 1/150 of the under-floor space). Locate openings at corners and provide cross ventilation. Provide a cross ventilation summary; on the plans indicate the total area required versus provided. (R408.1)
Under floor vents provided and shown in elevations for ADU is not sufficient per calculations.
Provide under floor ventilation for extended floor at bathroom A104.
Plumbing fixtures and fixture setting (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
Please see marked-up plans for additional requirement/comments.
Reminder.
Energy Conservation – Title 24 Energy forms & calculations
Revise fenestration/glazing information in Title 24 calculations to match proposed plans and include changes/removal/addition of new door and windows per plan. Revise U-factor and SHGC to match maximum code allowed numbers. Include average U-factor in design summary and verify to comply with maximum code allowance.
2nd: Revise Title 24 calculations to include new windows in living room A101 as new installations. Average U-factor shall not exceed 0.4 (line 17 of page 1 in CF1R). Revise window schedule accordingly.
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
2nd: Add key note 9 to ADU’s kitchen range as well. Show minimum 280CFM air flow rate per table below.
Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.
On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) or per Title 24 performance calculation for building fenestration.
2nd: Revise Title 24 and plan call outs per comment #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.
CalGreen Plan Review Comments:
Update mandatory measures code reference to 2025 edition.
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:
Provide on the plans, structural material notes (ex.concrete (fc’ = ___ psi (min)), steel reinforcement, special inspection requirements, etc.))
Provide floor sheathing specification with nail schedule.
Footing shall be embedded minimum 18” below the finish grade with two (2) #4 reinforcing bars at top and bottom (total 4 re-bars).
Provide shear transfer details at all diaphragm boundary edges and shear lines, see markups on plan.
Provide connection detail for top and bottom of door and window infills.
Provide a new detail for existing to new floor framing when new joists are perpendicular to existing bearing line. Refer to this detail in detail 8/A650.
Provide adequate diaphragm tie connection from new floor to existing floor diaphragm at both edges of new floor.
Provide support for the roof rafters at demolished load bearing exterior wall at bathroom A104, or justify and support with calculations that existing framing suffices to resist altered load tributaries. In addition, clarify how the ceiling ties are connected to roof rafters at this area.
Anchor bolts shall have a minimum of 7” embedment into concrete (CBC 2308.7.1),show the required 7” embedment.
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 along the wall between bedroom A103 and bathroom A104.
Provide a detail and show on plans for connection of non-bearing interior partitions to floor framing below.
2nd: Details 10 & 15/A650 is not representing wall to raised woof floor system connection. Provide details for connection of non-bearing walls to wood floor.
Note on plan: “The licensed engineer/architect of recordis 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.”
Justify non-bearing call outs for the demolished exterior walls at right of ADU. Provide complete floor framing and justify lateral and gravitational stability.
2nd: Clearly call out support of 2x valley beams on plan, provide supportive calculations to justify assumptions. If there is any change occurring to supports of valley beams, additional calculations and connection details shall be provided to ensure stability of the structure.
Justify lateral stability of structure due to demolished wall at South wall in existing living.
Clarify the Epoxy product type, manufacturer and ICC report. Include the Epoxy work in special inspection requirements.(End of Comment)