HomeMy WebLinkAbout341440_1_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:
101127410
PROJECT ADDRESS:
1403 S Ross 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
5/5/2026
INITIAL REVIEW
6/3/2026
EXPIRATION
11/1/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Binh Ngo
3.
TEL:
(714)467-6804
FAX:
VALUATION: $80,000.00
EMAIL:
ncdesignconsultant@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.
ARCHITECTURAL COMMENTS:
All persons preparing plans for others shall sign those plans. Business and Professions Code Chapter 3, Division 3, Section 5536.1 (a).
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.
Solar plan note on cover sheet proposes new solar PV system. Clarify minimum (KW) of photovoltaic system if intended. Add note: “Corresponding documentswill be submitted under a separate permit and shall be issued prior to building frame inspection request”. Additional comments may arise if confirmed that solar PV system is intended to be installed.
Provide a complete plot plan showing – (R106.2)
Location and size of all structures on the lot.
Distances between buildings (main house, detached garage, accessory dwelling unit, etc.).
Distances (setbacks) between buildings and property lines.
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)): Exterior walls located less than 5-ft from a property line shall be of one-hour construction. This includes the infill of existing doors and windows in a fire rated wall. Provide a detail and cross reference the detail on plan.
Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend.
Light and ventilation (R325) – Justify adequacy of glazing at new kitchen and dining:
Provide glazing = 0.08 x floor area (minimum of 10-sq. ft.), with openable portion = 0.04 x floor area (minimum of 5-sq. ft.).
Any room may be considered as portion of an adjoining room when one-half of the area of the common wall is open and unobstructed; provides a minimum opening = 0.10 x the interior room floor area or 25 sq. ft., whichever is greater. (R325.1.3)
Room dimensions –Specify ceiling heights on the plans, minimum 7-ft ceiling height for habitable space, and for hallways. Laundry room, bathroom, toilet room shall have ceiling height not less than 6-ft 8-iches. (R313.1)
Clarify the header height and window bottom edge height on elevation plans.
Please provide/show minimum 36” clear access throughout the building (hallway). (R318.6)
Smoke Alarms – Add smoke alarm at outside, in the immediate vicinity of the bedroom 3. (R310)
Carbon Monoxide Alarms – Add carbon monoxide alarms at outside, in the immediate vicinity of the bedroom 3. (R311)
Exterior wall covering – 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.
Attic access and Ventilations –
Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1)
Show on the plans existing, and new attic vent locations for the added attic area at new kitchen, 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: On the plan, show locations of under-floor accesses.
Roofing requirements(R901) - A minimum Class “C” roof is required. On the plan, specify roof material, manufacturer’s name, ICC/UL report number and Class for the roofing material.
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), and specify the range type (electric vs. gas) in kitchen. Kitchen Range Hood Airflow Rate (CFM) shall comply with Table 150.0-G
Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.
Water Heating system (water heater) – (Section 150.0(n)): Show location of water heater on plan. 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:
Provide 2025 California Green Building residential mandatory measures and check mark the applicable sections to this project.
Structural Plan Review Comments:
Final plans and calculations are to be stamped, signed and dated by a California licensed architect or California registered civil engineer.
Provide special inspection requirements schedule in accordance with CBC 1705.
Existing floor system is raised wood floor. Revise details 3, 5B and 6/SD1 to represent the actual situation.
Justify lateral stability of the structure due to additional loads as well as wall demolitions along line 6, See markup on plan.
Provide positive connection detail and supporting post at right end of beam 3.
Clarify on plan that existing ridge call outs are meant to be ridge board or ridge beam and add note to be verified in field. If it is ridge board, revise tributary of the load to consider whole roof span to design supporting beams.
Provide calculations for new header at bath 1.
Justify the allowable shear capacity of shear walls shown on page 21 after applying reduction factor of height to length ratio.
Provide calculations for pull out capacity of epoxy holdowns. Include overstrength factor in design, ACI 318, 17.10.5.3 (d).
Show/call the required capillary break under the slabs on details and plans to meet requirements of CALGreen 4.505.2.1.
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.”
See markups on plan. (End of Comment)