HomeMy WebLinkAbout342010_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:
101127559 - 60
PROJECT ADDRESS:
2102 W Glenwood Pl Unit# 1 & 3
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
5/26/2026
INITIAL REVIEW
6/10/2026
EXPIRATION
11/22/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
RICAHRD CUEVAS
3.
TEL:
(714)321-8359
FAX:
VALUATION: $81,163.00
EMAIL:
CASACUEVAS@SBCGLOBAL.NET
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.
Important Announcement!
City of Santa Ana is launching a new permit system, Accela, effective July 1st, 2026. All plan submittals, including resubmittal, will transition to electronic submission through the online portal. For more information about the upcoming launch, please refer to the link: https://www.santa-ana.org/accela-launch-going-paperless/
ARCHITECTURAL COMMENTS:
Revise project address on construction documents as below:
2102 W. Glenwood Pl., Unit 1 (main house)
2102 W. Glenwood Pl., Unit 2 (ADU)
2102 W. Glenwood Pl., Unit 3 (JADU)
Clarify the proposed block wall on site plan and show the length, start and end of wall. Under site wall scope of work add note: Not in the contract for City review.
Revise the square footage of the JADU to 500 sf per floor plan.
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)
Type of construction (V-B)
Automatic Fire Sprinkler (YES or NO)
Number of stories.
Floor area per occupancy group, including the existing structure(s), see markups on sheet 1.
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 existing single family residence square footage ratio (JADU 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 JADU 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”.
Provide a complete plot plan showing – (R106.2)
Location and size of all structures on the lot (existing and new).
Identify all property lines and easements, streets, etc.
Distances between buildings (main house, detached garage, accessory dwelling unit, etc.).
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.East wall of JADU shall be one-hour fire rated. Provide a detail and cross reference the detail on plan.
Show on plan the amount of eaves projection. 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 (east and west walls of JADU).No projection beyond 2-ft of the fire separation distance.
Through penetrations andmembrane penetrations of fire-resistance-rated wall assemblies shall comply with Section R302.4.1 and R302.4.2., respectively (R302.4). Provide details, manufacturer name of product and verification of code required tests compliance.
Provide an existing floor plan and clearly show the demolished walls, and removed door and windows. Provide a wall legend.
Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. If there is any door or window infill, show on plan. Please provide Wall Legend.
Label doors and windows on plan per door/window schedule.
Show header heights and elevation of bottom edge of windows on elevation plans.
Walls separating dwelling units (main house and new JADU) shall be minimum 1-hour fire partition. Fire rated wall assemblies shall extend to and be tight against the exterior wall, and wall assemblies shall extend from the foundation to the underside of the roof sheathing. Provide and show details on the plans. (R302.3)
Walls separating dwelling units shall provide airborne sound insulation for walls with an STC rating of at least 45 per. Provide details on plans and provide verification of a tested assembly to achieve the required STC rating of 50 (reference on plan the chosen file number from GA-600-2021).
Add room dimensions to existing master bedroom, unit 1.
Light and ventilation – (R325): Justify adequacy of glazing in kitchen, dining and living room in accordance with following code provisions.
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): Justify the required glazing in JADU bath and existing bath 2 in unit 1 in accordance with following code provisions.
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) – Show bottom edge elevation of windows on plans and verify:
Clarify and show on planif any of the doors are glazed – provide safety glass at 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.
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 window sill heights on elevation plans and verify: The escape opening in bedrooms 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 (JADU and main house, unit 1) – (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.
Please provide minimum 36” clear access throughout the building (hallway). (R318.6)
Smoke Alarms – Provide smoke alarm(s) in each sleeping room; in the immediate vicinity of the bedroom(s); in basement and habitable attics. (R310)
Carbon Monoxide Alarms – Provide carbon monoxide alarms at outside of each sleeping area, in the immediate vicinity of the bedroom(s); on every level of a dwelling unit including basements. (R311)
Provide east elevation for JADU.
Complete new west elevation, see markups on plan.
New west elevation shows a window in west wall of JADU living which is not shown on floor plan, clarify.
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 –
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)
Show existing attic vent locations and clarify if there are any existing roof eave vents which are blocked by JADU or not. Provide substitutional ventilation for blocked vents.
Under-floor access and ventilation
Show existing under floor accesses on plan. If any existing under floor access is blocked by new improvements, provide substitutional access. Access opening through the floor shall be 18”x24” minimum; openings through a perimeter wall shall be not less than 16”x24”. (R408.4)
Show on the plans existing under-floor vent locations on the existing north elevation, if any under floor vent is blocked by new improvements provide substitutional vents. Show type, provided and required size of vents (area = 1/150 of the under-floor space) on plan. 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)
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. Provide two layer of vapor barrier if roof slope is lower than 4:12.
Plumbing fixtures and fixture setting (CPC 402.5) – Show on plan following code requirements and dimensions.
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
Provide documentation to demonstrate compliance with the 2025 edition of California Energy Code.
Revise the address to show Unit #3.
Quality Insulation Inspection (QII) is required per Title 24 calculations. Add note on plan: “Insulation inspections must be first registered in the ECC provider database before the project can proceed to drywall or any other measure that would cover up a required special inspection.”
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 two orthogonal building sections through JADU 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 including skylights if present, or per Title 24 performance calculation.
Show location of JADU water heater on plan.
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.Revise single family residential mandatory energy requirements to the latest code edition 2025.
CalGreen Plan Review Comments:
Provide 2025 California Mandatory Residential Green Building measurements.
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.
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:
Provide shear transfer details at all diaphragm boundary edges and shear lines, see markups on plan.
Showroof dead load on plan.
Shear wall schedule is per outdated code edition use CBC 2025 and revise plans/calculations accordingly. See markups on SN.
Please be advise that Simpson “Set-XP, ICC-ESR 2508” is discontinued by manufacturer, revise the call outs on plans and details.
Clarify ceiling dead and live loads on plan and calculations.
Remove repetitive increase factor for design of ceiling joists where there is no load distributing element such as sheathing over the joists.
Since there is no sheathing at compression side of the ceiling joists they are not considered fully braced against local buckling. Clarify the unbraced length and revise calculations accordingly. If any means of bracing is intended, clearly call on plan and provide intervals of braces.
Show all the walls on background of foundation plan.
Anchor bolts shall have a minimum of 7” embedment into concrete (CBC 2308.7.1), provide a note that concrete shall be poured monolithically with slab or clearly show the required 7” embedment below the cold joint for two pour concrete option.
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.
Spacing of 16D and A35 call out in detail 7/SD1 don’t match shear wall schedule for lines 1 and A.
Provide required length and embedment of dowels in detail 4/SD1.
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)