HomeMy WebLinkAbout339346_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:
102126786-7
PROJECT ADDRESS:
402 S Raitt St & #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
3/9/2026
INITIAL REVIEW
3/13/2026
EXPIRATION
9/5/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Ruben Avalos
3.
TEL:
(323)916-3509
FAX:
VALUATION: $90,000.00
EMAIL:
arkiplandesign@gmail.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.
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.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.
GENERAL COMMENTS:
The drawings/information submitted for Building Safety Division review is incomplete. Minimum 2 sets of structural calculations required, only one set submitted.
All persons preparing plans for others shall sign those plans. Business and Professions Code Chapter 3, Division 3, Section 5536.1 (a).
ARCHITECTURAL COMMENTS:
Provide a project description with a complete and detailed scope of work on the cover sheet of the plans. Clarify square footage of new porch (38 sf).
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/revise the following design data on the first sheet (R106.1.1)
Occupancy groups (R-3)
2nd: Please remove U, there is no garage any more.
Automatic Fire Sprinkler (YES or NO)
Number of stories.
ADU address: 402 SD Raitt St, Unit #2
2nd: Both addresses for main house and ADU shall be called out, please see markups on plan.
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.
For the purpose of Park & Rec Development fee calculation, please provide new ADU square footage to mainsingle family residence square footage ratio (ADU sf / SFD sf) on the Cover Sheet. Square footages shall NOT include garage, non-habitable attic space, non-habitable basement space, patio cover, patio enclosure, sunroom and similar uses.
Note on plan: The ADU sf / SFD sf ratio is for Park & Rec fee purpose only. The applicant is responsible for the given “SFR sf” of the existing primary residence; Building Safety staff are not responsible for the accuracy of the given “SFR sf”.
Show north arrow on plot plan – (R106.2)
2nd: North direction on sheet A-1.1 doesn’t match with North direction shown on sheet A-1.2, clarify.
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 existing walls, new walls, and walls to be removed. Please provide Wall Legend (see markups on plan).
Clearly distinguish new roof vs existing roof in provided roof plan.
2nd: Please use a hatch in the roof plan to clearly distinguish limits of new vs existing roof. Also, the roof area at right of existing garage (over unpermitted patio cover) shall be considered as new. Please revise plans to comply.
Walls and floors 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 plans (reference file number from GA-600-2021). (R302.3)
2nd: a) Please extend fire rated wall at W/H enclosure, see markups on plan. b) Fire rated walls shall extend from foundation to the roof sheathing, please add note on plan and revise section 1 to comply.
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 to achieve the required STC rating of 50. (reference file number from GA-600-2021)
2nd: a) Please extend sound proof wall at W/H enclosure, see markups on plan. b) The assembly does not show the sound proof measures. Please revise the detail to include sound proof measures and reference the GA file number for test verification.
3rd: You need to revise the wall assembly to accommodate sound proof features. Provided assembly doesn’t comply with sound proof requirements.
Show/provide safety glass in hazardous locations (R324) –
Glazing in doors – all fixed and operable panels of swinging, sliding and bifold doors.
2nd: See markups on plan.
Glazing within 24” of door and that bottom edge is less than 60”.
2nd: See markups 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 the opening mechanism of windows and verify code compliance as following:
Provide emergency escape from 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)
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.
Attic access and Ventilations –
Show location(s) of 22" x 30" attic access with 30" minimum clear headroom. (R807.1)
Show on the roof plan - 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. Separate calculations and provided vents of ADU from main residence since attic spaces are separated by fire walls (R806.1)
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)
2nd: Provide and show on plan the under-floor access connection existing raised floor to new raised floor at addition area. Provide structural retrofit detail and cross reference on plan.
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)
Clearly show on plans location of existing under floor access and under floor vents and provide substitutional access and/or vent if they are blocked by proposed improvements.
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.
Reminder.
Energy Conservation – Title 24 Energy forms & calculations
Title 24 calculations of house addition page 5 shows R22 for crawlspace insulation, however page 8 shows R19. Clarify.
2nd: Revised Title 24 shows climate zone as 9. Change the climate zone to 8.
Revise existing and total conditioned area in ADU Title 24 calculations. Also, West wall fenestration area is not matching plans.
2nd: East wall fenestration doesn’t match plan. See markups on Title 24.
3rd: Revise addition area to 790sf and total area to 1310 sf. Both windows in ADU living are missing. One of the bathroom windows are missing at right surface. See markups on plans.
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
2nd: Change Unit 1 and Unit 2 call outs to ADU and main house for clarification. Specify electric range type on plan or revise the CFM to comply with gas range.
Provide other direction building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation. Also, revise section B-1 to show R15 for wall insulation and R30 for roof attic insulation per Title 24 calculations.
2nd: Revise sections to show raised floor system and crawl space insulation. See markups on plan.
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.
[FOR NEW CONSTRUCTION & ADDITON]: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:
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.
Structural Plan Review Comments:
Revise all the plans and calculations to refer to latest code editions including ASCE7-22, CBC 2025, NDS 2024.
Revise wind calculations in accordance with ASCE7-22. Please be advised that simplified method is omitted in ASCE7-22.
2nd: The method used for wind calculations is called simplified method, please consider that this method is omitted from ASCE7-22. Revise calculations.
3rd: Calculations are still per ASCE7-16 simplified method for wind. Please revise calculations per the latest ASCE 7-22. See markups on calculations.
Calculations show 2x10 ceiling joists while plan calls 2x8. Clarify.
Existing garage converted into ADU (habitable space): Provide construction details for the infilled wall at the existing garage door opening. Show attachment at top and bottom of wall. Provide concrete curb (stem wall) at existing door opening.
2nd: At garage door location there wasn’t existing curb, when you infill the door, curb is required to raise the new stud wall against the exterior grade. Show in detail how the new curb is built over existing footing. Detail 13/S1 is for holdown connection. Provide a detail to show the new studs connection over the new curb as described.
3rd: Revise foundation plan to show new footing as proposed by detail A and B/A1.4. Provide new footing to existing footing connection detail at intersection with existing footing.
Revise section B-1 to show how the new ridge is constructed over existing rafters and ridge. Provide corresponding connection details.
Revise the roof pitch to 4:12 in calculations for ties.
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 (CBC 1603).
2nd: Clarify where on plan it is addressed.
Shear wall schedule isoutdated use CBC 2025 and revise plans/calculations accordingly.
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.
2nd: Strap new to existing top plates along shear lines.
Provide a detail for installation of holdown at existing concrete. Specify the ICC report of product used (e.g. epoxy, Tithen HD, etc.).
2nd: a) ESR-1772 is for masonry anchors and not relevant to this project, please revise. b) Provide calculations for pull out capacity of epoxy holdowns both for slab and grade and concrete stem footings. Include overstrength factor in design, ACI 318, 17.10.5.3 (d).
3rd: Justify HDU2 holdown capacity at line Vd. Revise epoxy calculations per markups on calcs and justify uplift capacity for line Vd. Provide epoxy calculations for slab on grade footings and justify the uplift capacity for line Vc.
Provide a detail for missing anchor bolts per shear wall schedule at shear walls over existing footing.
2nd: a) ESR-1772 is for masonry anchors and not relevant to this project, please revise. b) Detail 14/S1 is for fresh concrete anchors, revise the detail to show missing anchors in existing concrete stem.
Calculations show shear wall type 2 for line V1, however plan shows type 1. Revise accordingly.
2nd: Many discrepancies in wall types, please review calcs and plan to match.
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.
2nd: Clarify number of ceiling tie nails and type/spacing of strap used in detail 8/S1. Show detail on plan.
Provide required dowels to tie the slab on grade to footings or note on details that the concrete pouring shall be monolithically (where applicable) to satisfy requirements of R403.1.3.3.
2nd: Clarify dowel size, spacing, length and embedment.
3rd: Provide requested info. For detail 5/S1.
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.
2nd: Justify and show in detail that the taper cut at 2x10 ceiling joists complies with maximum permitted notch in accordance to R802.7.1.2.
Provide a detail and show on plans for connection of non-bearing interior partitions to floor framing, and 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.”
See markups on plans and calculations.
Reminder.
Justify lateral stability of existing house due to additions and demolitions occurring at left exterior wall. Provide supportive calculations and revise plans accordingly.
3rd: Clarify if the demolished wall next to the window in existing bedroom is a braced/shear wall or not. Add note on plan to be verified in field if not. Provide lateral stability analysis for wall if it is.
Verify shear wall types on plan to match calculations.
Show shear wall along line Vc on plan.
Include connection and shear transfer of roof rafters over ADU kitchen in detail 6/S2. (End of Comment)