HomeMy WebLinkAbout338623_3_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:
101126551
PROJECT ADDRESS:
1905 S Garnsey 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, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/12/2026
INITIAL REVIEW
3/11/2026
EXPIRATION
8/11/2026
RECHECKS:
1.04/14/2026
PROJECT APPLICANT CONTACT PERSON:
2.05/12/2026
Cesar Avalos
3.
TEL:
(951)707-6949
FAX:
VALUATION: $83,000.00
EMAIL:
cesaravalos951@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.
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.
GENERAL COMMENTS:The drawings/information submitted for Building Safety Division review is incomplete, Structural plans and Title 24 calculations are missing. The applicant shall, prior to resubmitting, complete all construction documents to show compliance with the 2025 California Building Standards Code with local amendments and to clearly indicate the scope of work under this building permit application. There may be additional requirements when complete construction drawings and supporting data is submitted for Building Safety Division review.2nd:The demolished wall in living room seems like a bearing wall, provide structural calculations and documents to justify lateral and gravitational stability. Show complete roof framing of existing portion to demonstrate the tributaries and load path.3rd: The assumed existing beam at the living will be short for the proposed span. Clarify if the beam is intended to remain dropped or be flush at the ceiling. Provide minimum beam size along with supporting calculations as wells corresponding details such as but not limited to strapping/lapping ceiling ties at beam.The header in Ex. bedroom 2 is new, revise plans and provide supportive calculations to justify lateral and gravitational stability of structure.Clearly show all demolished walls in architectural plans, follow the wall legend for illustration of demolished walls.Please provide minimum 36” clear access throughout the building (hallway). Provide structural documentation if any demolition occurs to comply.Revise scope of work to include all the improvements such as existing living remodel, new bathroom at existing living.
ARCHITECTURAL COMMENTS:
Insert the handwritten note in project data and scope of work into the typed note, hand written notes on plans are not acceptable.
Add name and contact information of structural and Title 24 consultants.
Add new window installation in bedroom 2 to scope of work.
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.
2nd: Not found.
Provide the following design data on the first sheet (R106.1.1)
Number of stories = 2.
Construction shall comply with the 2025 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.
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.
Under-stair protection: Provide ½-inch gypsum board on walls, under-stair surface and soffit on the enclosed side. (R302.7)
2nd: Not completely addressed. Gypsum board is required for the walls at enclosed side, too.
Bathroom, water closet compartment, and other similar rooms (justify the required glazing or fan in the existing bathroom with infilled window) (R325.23):
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).
2nd: This comment applies to existing bathroom at existing bedroom 2. Since the window is blocked, the code compliant fan and light fixture shall be provided.
Interior stairways shall be provided with an artificial light source to illuminate the landings and treads. There shall be a wall switch at each floor level to control the light source where the stairway has six or more risers. (R325.6)
Show/provide safety glass in hazardous locations (R324) –
Glazing within 24” of door and that bottom edge is less than 60”.
Glazing adjacent to stairways, landings and ramps with 36” horizontal of a walking surface and bottom edge located less than 36” above the floor.
Some window size call outs on 2nd floor plan do not match with window schedule (see markups on plan).
Window fall protection: Window fall protection shall be required when window sill located less than 24” above the finished floor of the room and greater than 72 inches above the finished grade or other surface below on the exterior of the building. (R321.2)
Please provide minimum 36” clear access throughout the building (hallway). Show hallway widths on plan, see markups. (R318.6)
2nd: Show hall way widths on first floor, too. See markups.
Exterior landings, decks, balconies, stairs and similar facilities shall be positive anchored to the primary structure to resist both vertical and lateral forces or shall be designed to be self-supporting. Attachment shall not be accomplished by use of toenails or nails subject to withdrawal. Provide construction details and documents. (R318.5)
2nd: Provide complete framing and foundation plan and details for exterior decks. Justify wood protection against decay when wood is exposed to weather.
3rd: Show stairs and deck framing/footing on structural foundation and framing plans. Cross reference corresponding details on plans.
Stairways (R318.7) –
Show minimum 36” clear width.
Show the dimension of rise and run of stairways on plans. Show 7.75" maximum rise and 10" minimum run with nosing of ¾” minimum and 1 ¼” maximum.
Provide minimum 36” landing at top and bottom of stairway.
Handrails – (R318.7.8), show handrails on floor plan:
Handrails shall be provided at least on one side of each continuous run of treads or flight with four or more risers.
Handrails shall not project more than 4.5” on either side of the stairway.
Provide handrails not less than 34" or more than 38" above the nosing of tread.
Provide 1¼" to 2" handgrip, 1½" from wall.
Handrail(s) shall be continuous the full length of the flight. Ends shall be returned to a wall or terminate in posts.
Guardrails – (R321), show guardrails on floor plan:
Guardrails are required along the open-sided walking surfaces that located more than 30-inches measured vertically to the floor or grade below.
Guards shall be 42” in height. Where guardrails serve as handrails on the open sides of stairs – top of guardrails shall not be less than 34” and not more than 38” in height.
Guards shall not have openings which allow passage of 4” diameter sphere. At the space formed by the riser, tread and bottom rail of a guard – a 6” sphere cannot pass through.
Smoke Alarms – Provide smoke alarm(s) in each sleeping room; and in the immediate vicinity of the bedroom(s). (R310)
Carbon Monoxide Alarms – Provide carbon monoxide alarms at outside of each sleeping area, in the immediate vicinity of the bedroom(s). (R311)
Protection wood against decay shall comply with section R304.
2nd: Exposed to weather wood shall be protected against decay (exterior deck and stairs).
3rd: Provide construction documents for concrete exterior decks and stairs per response to comment.
Exterior wall covering –
Detail corrosion–resistant weep screed minimum of 4” above the earth or 2” above paved areas. (R703.7.2.1)
2nd: In the detail provided, clarify 2” distance is from paved area and the 4” from earth.
Provide detail to show exterior wall covering with water-resistive barrier in accordance with Section R703.2.
Balconies, decks and exterior stairway exposed to weather and sealed underneath shall be waterproofed and sloped a minimum of ¼” unit vertical in 12 units horizontal (2%) for drainage. Specify manufacturer and ICC report number of waterproofing on the plan.
Proposed South elevation is not matching plan, see markups.
Attic access and Ventilations –
Show on floor plan location(s) of 22" x 30" attic access with 30" minimum clear headroom for both existing one story and new two story portions. (R807.1)
2nd: Show existing attic access on plan.
Justify blockage of existing gable end vent at East wall of one story portion and provide substitutional ventilation.
Calculations for required vs proposed attic ventilation has discrepancies on sheets A2 and A4 and shown vent numbers on roof plan. Please clarify.
2nd: Not addressed, clarify the difference of attic area in two calculations.
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)
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)
2nd: Avoid placing under floor vents under the posts above due to open in the concrete stem. See markups on elevations.
On existing elevations, clearly show existing under floor accesses and vent locations and provide substitutional if any blockage occurs due to proposed improvements.
2nd: Show and justify with calculations adequacy of remaining under floor vents serving existing crawl space. Please consider blockage of existing vents at East face due to extended floor area at kitchen.
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
2nd: Show compliance on plan.
Please see marked-up plans for additional requirement/comments.
Reminder.
Add sheet A5 to sheet index and change the sheet number from duplicated A4 to A5.
Energy Conservation – Title 24 Energy forms & calculations
Provide documentation to demonstrate compliance with the California Energy Code.
Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.
2nd: Not addressed, provide minimum two orthogonal building sections to show building envelopes and insulations per Title 24.
On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration including skylights if present, or per Title 24 performance calculation.
2nd: Revise U-factor to 0.27 max. per Title 24.
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).
2nd: Show water heater and the designated space for future heat pump on plan.
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:
Plumbing fixtures flow rate limitation (Section 4.303)
Water closet – 1.28 gallon per flush
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.
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, provide above requirements on plan.
Structural Plan Review Comments:
Structural calculations shall be in accordance with latest code editions such as but not limited to ASCE7-22, CBC 2025, NDS 2024. Please update calculations. Additional comments may arise.
2nd: Wind calculations is per simplified method which is omitted from ASCE7-22. Please revise calculations.
Structural plans are missing, three sets of structural plans are required. Additional comments may arise.
Change the project address on all structural plans and calculations to 1905 S. Garnsey St.
Revise soil seismic parameters in design criteria table on sheet SN to match the values for this project based on ASCE7-22 code.
Justify lateral and gravitational stability of the structure due to demolished load bearing wall at existing living and enlarged window at existing bedroom 2. Provide supportive calculations.
3rd: Revise 5ft and 8ft long shear wall types at line 5 from type 3 to type 4 per calculations.
Show roof framing at existing house portion to clarify load tributaries, load path and supports.
Revise ceiling joists calculations to:
Include attic live load.
Remove repetitive member increase factor.
Revise detail 6/SD1 to:
Show perpendicular ceiling joists al left side of the ceiling beam.
Required nails connection roof rafter to ceiling tie at connection.
Specify the proposed elevation of optional collar tie in detail 3/SD1.
Guardrail calculations:
Detail 8/SD2 shows 3” distance between the lag screws, however calculations show 3.5”. Revise accordingly.
Show minimum edge distance of lag screws in the stringer/beam below receiving the screw in detail 8/SD2.
Justify 5” embedment of lag screw into flat 3x6 block in detail 8/SD2.
Provide/show how the uplift/down load in block will be resisted.
Revise detail 14/SD2 to show spacing of A35 per shear wall schedule.
Detail 16/SD1 shows the floor joists and diaphragm extend the floor beam all the way to exterior wall, however plan shows that floor joists stop at the beam. Revise accordingly.
In order to design beams supporting discontinued shear walls and uplift forces in holdowns, consider the load combinations with overstrength factor per ASCE7, 2.4.5.
Show shear wall edge studs on plans and holdown/strap size and detail per uplift calculations. In lower floor, provide post below the edge stud of shear wall above.
Provide drag details and adequate straps for tying diaphragms to each other, at reentrant corners and open floor diaphragms in such a way to satisfy continuous load path and interconnection requirements. See markups on plan.
Show complete framing at stair landing.
Provide calculations for 3 ½” x PSL beam at kitchen. Include existing loads.
3rd: Tributary of high roof and low roof seems not correct. Revise calculations. Please consider that when ridge board system is used in lieu of ridge beam, the tributary is considered as half of the whole roof span (like trusses) not up to the ridge only.
The structure has vertical irregularity type 4 per ASCE7, table 12.3-2.
Justify and support with calculations that the requirements of ASCE7, 12.3.3.3 and 12.3.3.4 are met.
Remove Ss max limit for seismic response coefficient calculations. Revise seismic calculations.
Revise Cs call out in SN sheet.
Define another one-story diaphragm for the existing roof and provide lateral analysis for it to determine lateral loads. Include the corresponding loads from existing portion in the new wall design where receiving load from existing house.
3rd: Page 50 of calculations show two shear wall line A calcs for first floor, one for two story portion and one for existing one-story portion. Since this is a common wall and the two story and one-story portions are not separated by individual shear walls, add all the loads and design shear wall accordingly to resist all the loads together.
Show the next shear line assumed at left of Line A in first floor. Include the lateral loads from the existing portion (based on the loads calculated from comment 19) on shear line A at first floor.
Provide calculations for pull out capacity of epoxy holdowns. Include overstrength factor in design, ACI 318, 17.10.5.3 (d).
Justify length and trib. width used for shear line B at first and second floor.
Calculation shows shear wall type 2 for line B at second floor, while plan shows type 1. Revise accordingly.
Justify the rigidity variation along line 1 in first floor for proposed shear wall vs existing house walls. At earthquake occurrence, seismic loads from existing and new structure will all transfer to the stiffer wall proportionate to the stiffness and cause failure. Provide compatibility analysis or design the new wall for total load of existing and new loads.
Provide calculations for floor joists and girder beams.
Provide full solid block under posts receiving holdowns.
Minimum SSTB24 and SB5/8x24 is required for HDU2 and HDU5 respectively per manufacturer. Revise detail 16/SD3 to comply.
Provide new footing to existing footing connection detail.
Revise detail 10/SD3 to show new parallel floor joists (see markups on plan).
3rd: Clarify spacing and type of fastener connection new floor joist to existing rim/joist in detail.
Pad reinforcement in detail 19/SD3 doesn’t match plan call out, clarify.
Anchor bolts shall have a minimum of 7” embedment into concrete (CBC 2308.7.1), show minimum embedment on plan.
Justify capacity of existing footing along line A to resist existing and additional loads. Provide supportive calculations. Show assumed existing floor framing to clarify tributary of the loads.
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.”
Tributary of roof load for beam 2B1 seems not correct. Revise calculations for this beam and supporting beams such as 1B1.
Justify the allowable deflections of beam 1B1 in accordance with CBC table 1604.3 limits for floor members.(End of Comment)