HomeMy WebLinkAbout339199_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:
101126732
PROJECT ADDRESS:
2729 S Pacific Ave 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
3/4/2026
INITIAL REVIEW
3/19/2026
EXPIRATION
8/31/2026
RECHECKS:
1.04/17/2026
PROJECT APPLICANT CONTACT PERSON:
2.
James Mac
3.
TEL:
(714)482-5809
FAX:
VALUATION: $50,000.00
EMAIL:
ad.plandesign@gmail.com
FLOOD ZONE: X-06059C0259J
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:
Revise ADU address to: 2729 S. Pacific Ave., Unit #2.
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 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 or floor 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.
Clearly indicate on floor plan the location of walls to be removed. Please provide Wall Legend.
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. Provide and show details on the plan(R302.3). Detail 7/A4 is for exterior wall situation, revise the detail to represent interior wall condition. In addition, it is illustrating 2x6 wall, while plans show 2x4 wall. Provide another section for the other direction to show fall extension to the roof sheathing.
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 (GA-600-2021 file number) to achieve the required STC rating of 50.
Light and ventilation(R325) – Clarify size of existing window at existing kitchen and justify glazing = 0.08 x floor area (minimum of 10-sq. ft.), with openable portion = 0.04 x floor area (minimum of 5-sq. ft.).
Room dimensions –
Show width of new bed #2 and verify minimum floor area = 70 sq. ft., minimum dimension in any direction = 7-ft. (R312)
Specify ceiling heights on the plans, minimum 7-ft ceiling height for habitable space, and for hallways. Laundry room, bathroom, toilet room, and un-habitable basements shall have ceiling height not less than 6-ft 8-iches. (R313.1)
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.
Please provide minimum 36” clear access throughout the building (hallway), show hallway width on plan. (R318.6)
Plumbing fixtures and fixture setting (CPC 402.5). 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
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.
2nd: Specify the designated area for future heat pump water heater on plan.
Structural Plan Review Comments:
Provide dowels connection new slab to existing footing in detail 5/SD1.
Add detail 2/SD0 to the ridge.
Provide drag details and adequate straps for tying diaphragms to each other in such a way to satisfy continuous load path and interconnection requirements of ASCE7, 12.1.3. See markups on plan.
Provide calculations for pull out capacity of epoxy holdowns. Include overstrength factor in design, ACI 318, 17.10.5.3 (d). Clearly show underpinned pad footing per detail 3/SD1 where epoxy is not working. Clarify required pad size for HDUE3 option.
2nd: Revise calculations to address:
Page 17: Change base material state to cracked concrete.
Page 18: Change seismic design option to “yes”.
Uplift load from calculations are based on ASD level loads, however inputs in Simpson software are at LRFD (strength) level. Please convert loads to LRFD and revise calculations.
3rd: Justify use of f’c=3000psi for existing concrete in calculations. Shear wall length shown in lines A, B and 1 doesn’t match with calculations page 17. Justify 8ft span used for diaphragm 2 in calculations page 13.
If the ceiling joist is deeper than the roof rafter, provide a detail showing the taper cut of ceiling joist compliment with requirements of R802.7.1.2.
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.” (End of Comment)