HomeMy WebLinkAbout341548_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:
101127436
PROJECT ADDRESS:
2106 N Baker 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
5/7/2026
INITIAL REVIEW
5/12/2026
EXPIRATION
11/3/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Justin Rodriguez
3.
TEL:
(626)450-5514
FAX:
VALUATION: $110,000.00
EMAIL:
jrod2374@gmail.com
FLOOD ZONE: X-06059C0144J
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).
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.
Drawings must be to scale and be on 18" x 24" minimum sheets.
Scale of Drawings must be large enough to insure legibility.
ARCHITECTURAL COMMENTS:
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.
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 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.
Scale of drawing.
Clearly indicate on floor plan the location of existing walls, new walls, and walls/doors/windows to be removed (e.g. windows in kitchen, laundry, pantry and garage to house door).Please provide Wall Legend.
Clarify the scales shown on plan and show the equivalent dimensions. For example, ¼” = 1’-0” in lieu of ¼” only.
Dwelling/garage separation –
Door between garage and residence shall be solid wood doors not less than 1-3/8 inches in thickness; solid or honeycomb core steel doors not less than 1-3/8 inches thick; or 20-minute fire-rated doors. And doors shall be self-closing and self-latching. (R302.5.1)
Ducts in the garage and ducts penetrating the walls or ceilings separating the dwelling from the garage shall be constructed of minimum No. 26 gage sheet steel, and shall have no openings into the garage. (R302.5.2)
Light and ventilation (R325) – Provide door and window schedule and cross reference on plan. Since doors and windows are to be replaced, new doors and windows shall comply the latest code requirements. Provide room dimensions on plan and verify:
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)
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).
Provide elevations and show header heights and bottom edge height of windows on elevations. Show/provide safety glass in hazardous locations (R324):
Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors.
Glazing within 24” of door and that bottom edge is less than 60”.
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.
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). Specify egress door on plan and call the dimensions of the door.
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.
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.
Please provide minimum 36” clear access throughout the building (hallway). (R318.6)
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.
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
On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration.
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:
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:
Clarify if the demolished walls are part of a braced/shear wall or not. Provide lateral analysis if they are and add note to be verified in field if they are not.
Footing shall be embedded minimum 18” below the finish grade.
Remove lateral design data from sheet S0.0 if it is not applicable to this project.
Remove slab schedule if not applicable to this project.
Please complete testing and inspection program forms on sheet S0.0.
Fastener schedules on sheet S0.1 are missing.
Revise pad number in pad schedule to F1 to match plan.
Call out E1 footings on plan.
Justify soil pressure at overlapped area of proposed pads with existing pads at girders.
Verify the pad detail provided for the right support of beam 1 represent the actual situation.
Clarify if the roof has ridge board framing or ridge beam framing and:
If it is ridge beam, clearly show the existing supports on plan. Supportive calculations are required if there is any change occurring in beam supports.
If it is ridge board:
Justify the switched direction of ceiling joists at living and provide connection details for roof rafter to ceiling tie.
Where ceiling joists are used to provide a continuous tie, lapped/interrupted joists need to comply with requirements of R802.5.2.1. Provide a detail to show compliment where the joists are lapped and/or interrupted by ceiling beams.
Clarify where the load bearing wall shown in detail1/D1.0 occurs.
Specify the required hanger shown in detail 6/D1.0.
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.
Provide a detail to show maximum allowable notch at left side of beam 1 per manufacturer recommendations.
for connection of non-bearing interior partitions to concrete slab as required per CBC 2304.3.4.
Note on plan: “The architect 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.”
(End of comments)