HomeMy WebLinkAbout337844_3_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:
101126311-12
PROJECT ADDRESS:
5406 W Henderson Pl &5408 W Henderson Pl
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
1/23/2026
INITIAL REVIEW
2/6/2026
EXPIRATION
7/22/2026
RECHECKS:
1.05/11/2026
PROJECT APPLICANT CONTACT PERSON:
2.06/09/2026
Quoc Do
3.
TEL:
(714)458-5374
FAX:
VALUATION: $138,744.00
EMAIL:
doquocpl@yahoo.com
FLOOD ZONE: A-06059C0252J
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.
Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by the Public Works Agency (647-5039).
Applicant must pick up red marked sheet from the City prior to resubmittal and return the marked up set with 3 sets 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 plans: "A Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE shall be completed by a California Licensed Land Surveyor or California Registered Civil Engineer who is authorized to practice land surveying. The completed ELEVATION CERTIFICATE must be submitted to the Building Inspector at the time of foundation inspection, and a FINAL CERTIFICATE must be submitted at the time of final inspection."
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.
Revise occupancy group to (R-3/U)
Revise California Green Building Code mandatory requirements (GN-1 and GN-2) to 2025 Code editions and update sheet index as well.
Revise California Energy Efficiency mandatory requirements (T-24-3) to 2025 Code editions.
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).
2nd: In order to maintain fire resistance of fire rated walls after through or membrane penetrations, above mentioned code requirements shall be met. Justify compliance.
Width of windows 2 and 3 on plan does not match with the call out dimensions.
2nd: Window 2 still doesn’t match.
Show/provide safety glass in hazardous locations (R324) – Glazing within 24” of door and that bottom edge is less than 60”. (window 1 - Bedroom 1)
2nd: Window 1 in bedroom 1 shall be safety glass.
Smoke Alarms – Smoke alarm(s) required in each sleeping room and in the immediate vicinity of the bedroom(s)(R310). Provide smoke alarm at vicinity of Bedroom 1. Smoke alarms or smoke detectors shall be installed a minimum of 20 feet horizontal distance from a permanently installed cooking appliance, exception: Photoelectric smoke alarms shall be permitted to be installed greater than 6 feet from a permanently installed cooking appliance where the kitchen or cooking area and adjacent spaces have no clear interior partitions and the minimum distances would prohibit the placement of a smoke alarm or smoke detector required by other sections of the code. Specify on plan that smoke alarm adjacent to Bedroom 1 will be photoelectric to use the exception.
Carbon Monoxide Alarms – Carbon monoxide alarms required at outside of each sleeping area, in the immediate vicinity of the bedroom(s)(R311). Provide carbon monoxide alarm at vicinity of bedroom 1.
Attic access and Ventilations –
Show location(s) of 22" x 30" attic access with 30" minimum clear headroom(R807.1). Provide attic access for the attic area of bedroom 2 and bath 2.
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)
Aging-in-place Design & Fall Prevention, newly constructed dwellings – (R328)
Reinforcement for grab bar: at least one bathroom on the entry level shall be provided with reinforcement installed. Specify the bathroom and cross reference the detail on plan.
Reinforcement shall be solid lumber or other construction materials approved by the enforcing agency.
Reinforcement shall not be less than 2x8 inches nominal lumber or other construction material provide equal height and load capacity. Reinforcement shall be located between 32 inches and 39 ¼ inches above the finished floor flush with the wall framing
Water closet reinforcement shall be install on both side walls of the fixture, or one side wall and the back wall
Shower reinforcement shall be continuous where wall framing is provided
Bathtub and combination bathtub/shower reinforcement shall be continuous on each end of the bathtub and the back wall. Additionally, back wall reinforcement for a lower grab bar shall be provided with the bottom edge located no more than 6 inches above the bathtub rim
Electrical receptacle outlet, switch and control height: Electrical receptacle outlets, switches and control (including controls for heating, ventilation and air conditioning) intended to be used by occupants shall be location no more than 48 inches measured from the top of the outlet box and not less than 15 inches measured form the bottom of the outlet box above the finish floor
Doorbell buttons: doorbell buttons or controls, when installed, shall not exceed 48 inches above exterior floor or landing, measured from the top of the doorbell button assembly. Where doorbell buttons integrated with other features are required to be installed above 48 inches measured from the exterior floor or landing, a standard doorbell button or control shall also be provided at a height not exceed 48 inches above exterior floor or landing, measure from the top of the doorbell button or controls.
Please see marked-up plans for additional requirement/comments.
Reminder.
Energy Conservation – Title 24 Energy forms & calculations
Provide separate design category for insulation in vaulted ceiling area without the attic and specify required insulation on plan.
Revise Title 24 calculations based on the 2025 code edition and use the latest software version.
2nd: Title 24 calculations shows R-21 for roof insulations, however building sections show R-15. Revise accordingly.
Update Residential mandatory requirement sheets to 2025 edition.
Revise plan to show 40-gal tank water heater make and model per Title 24 calculations.
2nd: Not addressed, revise water heater heat pump specs on plan to match Title 24.
Show minimum R-21 roof insulation per Title 24 calculations (vaulted area requires new design, show the insulation after new design provided).
2nd: Not addressed, show minimum R-21 insulation for roof.
Kitchen shall be vented to the outside.
2nd: Not addressed or specify where addressed.
Heat pump space heater (furnace) ready: System using gas furnace to serve individual dwelling units shall include a dedicated 240 volt, minimum 30 amps branch circuit wiring shall be installed within 3-ft from the furnace for a future heat pump space heater installation.
2nd: Not addressed or specify where addressed.
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.
Update Green Building Code sheets to 2025 edition.
Structural Plan Review Comments:
Soil Report: Update all the code references to latest edition such as but not limited to CBC 2025, ASCE7-22. Revise the report accordingly.
2nd: Not addressed, revise soil report to utilize the latest code editions as reference.
3rd: Verify proposed SDs=1.8 on page 4 of soil report and coordinate with structural engineer to revise calculations if required.
Update all the calculations and drawings to the latest code editions such as but not limited to ASCE7-22, CBC 2025, NDS 2024.
Provide a breakdown of materials with their weights comprising roof dead load. Include weight of solar panels and their rack system.
Foundation plan and details should be reviewed and provided approved stamps by the Geotechnical Engineer. (CBC 1803)
Provide note on the plans:“minimum 3ft of remedial removal (over-excavation) and minimum 90% recompacting is required per soil report. Backfill/fill material should comply with soil report recommendations.”
Use minimum fc’ = 4500 psi per soil report.
Revise plans to show minimum 15” width for continuous footings per soil report.
Revise detail 15/SD1 to show minimum 2-#5 continuous bars top and bottom for continuous footing per soil report.
Use minimum 5” thick concrete slab with #4 at 12” on center each way per soil report.
Update special inspection requirements to include soil inspection and concrete with compressive strength greater than 2500 psi in the schedule.
2nd: Add special inspection requirements for soil conditions per CBC 1705.6.
3rd: Not addressed, revise inspection schedule on sheet SN to include soil conditions in accordance with table 1705.6 CBC.
Provide soil report information recommendations on plans. This shall include the soil consultant’s name and contact information, report date and number, allowable soil bearing value. Add note on plan “The geotechnical consultant shall provide observation/testing during the construction phase to confirm compliance with design and recommendations of the soil report”.
Specify maximum weight of solar panel and rack system on plan.
Shear wall schedule is per outdated use CBC 2025 and revise plans/calculations accordingly.
Revise wind calculation in accordance with ASCE7-22 edition. Please consider that envelope procedure - simplified method is not covered any more in ASCE7.
When shear wall occurs along raked walls, provide drag straps at ridge point to create continuous load path due to splice of top plates at this point.
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. Justify number of 16d nails shown in detail 7/SD1 where the joists are lapped.
If the ceiling joist and/or sawn lumber ceiling beam is deeper than the roof rafter, provide a detail showing the taper cut of ceiling joist compliment with requirements of R802.7.1.2. and/or NDS 4.4.3.1.
2nd: Revise detail 11/SD1 to limit maximum notch to ¼ H only.
Calculations show 2x10 roof rafters, however plan calls for 2x8. Revise accordingly.
Specify height of optional collar tie in detail 3/SD1.(End of Comment)