HomeMy WebLinkAbout341919_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:
101127539
PROJECT ADDRESS:
1119 S Diamond 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
5/20/2026
INITIAL REVIEW
5/20/2026
EXPIRATION
11/16/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Bryan Strege
3.
TEL:
(949)259-6080
FAX:
VALUATION: $10,000.00
EMAIL:
bryan@stregestructural.com
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.
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:
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 the following design data on the first sheet (R106.1.1)
Occupancy groups (R-3/U)
Floor area per occupancy group, including the existing structure(s)
Construction shall comply with the 2025 California Green Building Code.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
Exterior walls without Automatic Residential Fire Sprinkler – (Table R302.1(1))
Eaves projection – Show the amount of eave extension on plan. 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.
Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend.
Provide existing floor plan and show all existing walls, doors, windows, etc. on plan. Clarify all the damaged elements to be repaired and/or replaced.
Revise scope of work on plan to include change of all the doors and windows. Revise permit application to reflect these changes as well.
Provide exterior elevation plans and clarify all the exterior wall finish material, window and door header heights, bottom edge of windows elevation, etc.
Provide door and window schedule and include all the information such as but not limited to opening mechanism of windows and doors, safety glass or not, U-factor and SHGC- factor, etc.
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) - Clarify open mechanism of windows 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).
Room dimensions –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)
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.
Show hot tubs, showers, bathtubs, etc. on plan. Glazing in enclosure for or walls facing hot tubs, bathtubs, showers, whirl-pools, saunas, steam rooms where the bottom edge of the glazing is less than 60” above the any standing surface.
Emergency escape and rescue openings (R319) – Show open mechanism and open area of windows as well as bottom edge elevation and verify:
Provide emergency escape for every sleeping room. (R319.1)
The escape opening shall have a minimum net clear opening of 5.7 sq. ft. with 24" minimum net clear height and 20" minimum net clear width. Escape window shall have a finished sill height not more than 44" above the floor. At grade-floor is allowed to have escape opening of 5.0 sq. ft. (R319.2)
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).
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.
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.
Veneer – If there is any.
On the plan, please specify manufacturer’s name, and ICC report number of the veneer.
Provide detail attachment of veneer.
Attic access and Ventilations –
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)
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.
Specify the pitch of the roof plan for all sloped roof. Provide two layer of vapor barrier if roof slope is lower than 4:12.
Please see marked-up plans for additional requirement/comments.
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.
On the plan, please specify U-factor (0.3 max) and SHGC (0.23 max) for building fenestration, or per Title 24 performance calculation.
Structural Plan Review Comments:
Provide foundation plan. Provide details for post installed anchors including sill plate anchor bolts and holdown anchor bolts at new walls.
Provide foundation calculations and justify adequacy footing to resist uniform loads and point loads at new walls/beams.
Justify the “Zero” damaged length of wall in determination of SSD status page 9 of calculations, used in calculations.
Justify the 0.75 multiplier reduction factor used for seismic loads in page 10 of calculations.
Justify redundancy factor 1.0 used in calculations page 10.
Provide a detail at connection of double roof rafters supporting hip beams to ceiling tiesand show the number of nails per calculations.
Revise ceiling joist calculations page 27 to include ceiling dead load. Justify fully braced length considered in calculations. Provide a detail and show number of required nails for connection to ceiling ties per calculations.
Revise epoxy calculations to consider seismic design (page 48) and revise the holdown bolt edge distances to match the actual width of existing footing (12”) by changing the infinity value to 10.25”. Consider overstrength factor in allowable loads. Jstify the capacity is sufficient to resist uplift loads from shear walls.
Provide shear wall calculations for wing and seismic loads.
Provide shear transfer details at all diaphragm boundary edges and shear lines, see markups on plan.
Provide all the structural criteria such as dead (specify and include solar panel and rack system weight if applicable) and live loads, wind speed and exposure, seismic criteria including R value, overstrength factor and redundancy factor, allowable soil bearing pressure (CBC 1603).
Provide shear wall schedule required per calculations and considered capacities. Do not refer to existing condition.
Show shear wall edge studs on plans and holdown/strap size and detail per uplift calculations.
Provide drag details and adequate straps for tying diaphragms to each other and reentrant corners, see markups on plan.
If the ceiling joistis deeper than the roof rafter, provide a detail showing the taper cut of ceiling joist doesn’t exceed 0.25 of the ceiling joist allowable notch.
Provide a detail and show on plans for connection of non-bearing interior partitions to concrete slab as required per CBC 2304.3.4.
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)