HomeMy WebLinkAbout342373_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:
101127691
PROJECT ADDRESS:
2807 N Flower 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
6/4/2026
INITIAL REVIEW
6/23/2026
EXPIRATION
12/1/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Matt Kim
3.
TEL:
(949)333-3155
FAX:
VALUATION: $200,000.00
EMAIL:
ma1997cabri@gmail.com
FLOOD ZONE: X-06059C0144J
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.
Fire Department approval on the corrected/final set of drawings (647-5839 or 647-5700).
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.
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:
Add the square footage of ADU (999 sf)to scope of work on the cover sheet of the plans.
Since the most remote portion of proposed ADU is farther than 140ft from the fire access roadway, OCFA plan review and approval is required. Please revise line 4 of OCFA form and resubmit.
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 sheet names for sheets G-0.0 through AD-1.0. Sheet names shall match the names provided in sheet index and represent the contents on the sheet.
Provide the following design data on the first sheet (R106.1.1)
Occupancy groups (R-3/U)
Automatic Fire Sprinkler existence for both main house and ADU (YES or NO)
Number of stories for main house and ADU.
Note on plan: Mechanical, electrical and plumbing are not part of this plan review and approval. MEP are subject to building field inspection.
Add note on the coversheet: Minimum 1.93 (KW) photovoltaic system (per Title 24 calculations) will be submitted under a separate permit and shall be issued prior to building frame inspection request.
For the purpose of Park & Rec Development fee calculation, please provide new ADU square footage to existing single 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”.
Provide a Site Drainage plan with 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)
Show the amount of all over hang extrusions including covered patio, porch and ADU on roof plan.
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. Provided detail 7/AD1.0 doesn’t meet requirements of one-hour fire rated exterior wall.
Wall between 3-ft and 5-ft of the property line – 25% of wall openings are permitted. Clarify the distance between the exterior face of posts at rear patio cover to property line; distance less than 5ft is not permitted.
Eaves projection – Provided detail 1/AD1.0 doesn’t meet requirements for one-hour protection on the underside of eave when eaves projected into the 5-ft of fire separation distance.In addition, eave vents are not permitted in fire rated eaves, unless they are ICC approved to obstruct fire and smoke. Also, add fire rated eave detail to the roof eave at rear covered patio. Please revise the detail accordingly.No projection beyond 2-ft of the fire separation distance.
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.
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.
Means of egress / Doors – (R318): 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 the immediate vicinity of the bedroom(s). (R310)
Carbon Monoxide Alarms – Provide carbon monoxide alarms at outside of each sleeping area, in the immediate vicinity of the bedroom(s). (R311)
Solar Energy System shall comply with Section R329. In additional, electrical portion of solar PV systems shall be designed and installed in accordance with the California Electrical Code. A separate permit is required for solar energy system.
Key note 3 on the roof plan calls for the chimney. Show the chimney extents and specs on elevation plans.
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.
Clarify the exterior wall finish material on all elevations.
Specify specs of stucco in key note 8 of elevation plans.
Veneer –
On the plan, please specify manufacturer’s name, and ICC report number of the brick veneer.
Provide detail attachment of veneer.
Clearly distinguish the brick veneer location and extents on elevations from stucco.
Attic access and Ventilations –
Show location(s) of 22" x 30" attic access with 30" minimum clear headroom, clearly specify dimensions of attic access on plan. (R807.1)
Attic area extends over the ceiling joists creating fake ridge at vaulted ceiling area. Include this attic area in calculation of required attic ventilation. Revise the hatch representing the attic area as well. Verify distribution and location of vents will create cross ventilation at both sides of the roof ridge (intake and exhaust).
Justify how ventilation of vaulted ceiling is achieved and provide corresponding information and details on plan.
Roofing requirements – (R901)
A Class “C” roof is required. On the plan, specify manufacturer’s name, ICC/UL report number and Class for the roofing material.
Specify the pitch of the roof plan at all sloped roof portions (see markups on plan).
Aging-in-place Design & Fall Prevention, newly constructed dwellings – (R328)
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.
Energy Conservation – Title 24 Energy forms & calculations
Revise the address of ADU (2807 N Flower St) and conditioned area (999 sf) in CF1R form.
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
Define a new construction zone for vaulted ceiling configuration and clarify required insulation for this zone in Title 24 calculations.
Revise building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation, see markups on plans.
Photovoltaic system is required for all newly constructed low-rise SFD including detached ADU, and Multifamily buildings. On the plan, please specify minimum system size (in KW) in accordance with the Title 24 calculation. Clearly call on plan specs, tank capacity, make and model of water heater heat pump per Title 24 calculations.Provide 2025 energy code single family residential mandatory requirements.
Energy Storage System (ESS) Ready: All single-family residences that include one or two dwelling units, and ADU shall meet the following:
At least one of the following shall be provided:
ESS ready interconnection equipment [auto transfer switch and panel] with a minimum backed-up capacity of 60 amps and a minimum of four ESS-supplied branch circuits, or
A dedicated, minimum 1” raceway from the main service to a subpanel that supplies the branch circuits in Section 150.0(s)(2).
A minimum of four branch circuits shall be supplied by the ESS: the refrigerator, one lighting circuit shall be located near the primary egress, and at least one circuit shall supply a sleeping room receptacle outlet.
The main panelboard shall have a minimum busbar rating of 225 amperes with space to install future isolation equipment/transfer switch within 3 feet.
Structural Plan Review Comments:
Soil Report:
A soil report is required for proposed detached structure exceeding 750 sq.ft. Geotechnical investigations shall be conducted in accordance with Section 1803.2 and reported in accordance with Section 18.3.6 of the 2025 CBC.
Foundation plan and details shall be reviewed and stamped by the Geotechnical Engineer. (CBC 1803)
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”.
As an alternate to geotechnical investigations, provisions and requirements of “alternate soils report policy” - access link (see section D): https://www.santa-ana.org/documents/solis-report-exemptions/) - can be implemented. If such, also add note on foundation plan: “Minimum 4ft over excavation is required. Recompact 4ft over excavation prior to trenching. 90% compaction report is required at the time of foundation inspection.” Additional comments may arise.
Add page number to calculations book for ease of reference.
Revise the address on structural plans and calculations to ADU address: 2807 N. Flower St.
Include solar panels in break down of materials on calculations design criteria and specify maximum weight of panels and their rack system. Revise lateral and gravity calculations if required.
Clarify maximum weight of solar panels on sheet SN under design criteria based on the weight considered in calculations.
The address used to determine seismic parameters is different from project address, use city of Santa Ana address. Revise plans and calculations accordingly.
Provide shear transfer details at all diaphragm boundary edges and shear lines, see markups on plan.
Provide wind pressure calculations and shear wall calculations for wind loads.
Include applied lateral and vertical loads in shear wall calculation reports.
Justify the note regarding existing post tension slab occurrence under slab notes on sheet S1. Clarify if there is any existing slab or not, remove the note if there isn’t any existing slab.
Provide drag details and adequate straps for tying diaphragmsto each otherand/or transferring shear loads, see markups on plan.
Revise detail 2B/S2 to show elevation of collar tie versus beam 1 and the 4x6 purlin. Collar tie shall be provided within the bottom 3rd of the height from ridge to lowest adjacent support.
Provide positive connection at bottom of kickers in detail 8/S2 to resist horizontal component of kicker load.
Provide positive connection for hip beams to post below. Post cap is not feasible according to orientation of hip and post.
Provide calculations for 4x6 header at rear covered patio supporting beam 2.
Revise shear wall schedule to distinguish between one side and double-sided walls type 3 and 4.
Revise holdowns of line C to HDE3 per holdown schedule.
Revise shear wall type of lines E and 3 to type 4 per calculations.
Provide moment resisting post base connection for posts in front covered porch.
Detail 4/S1 is for interior pad footings, provide and show on plan a detail showing pad footings at exterior wall occurrence.
Justify the required 3” side cover for “CB” in detail 6/S1 per manufacturer.
Delete detail 7/S1 if not used.
Cross reference detail 10/S1 on plan.
Remove holdown schedule for underpinning situation if not applicable to this project. If so, show underpinned pad footings on plan and clarify required edge distances for PABs.
Revise reinforcement of FTG-1 in [pad schedule to call rebars at each way at bottom.
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.
Ceiling joists need to be designed based on live load for uninhabitable with storage attic loads where the clear height exceeds 42” (R301.5). Revise the plans and/or calculations accordingly.
Where there is no sheathing or other load distributing member over the ceiling joists using repetitive member increase factor is not permitted (NDS 4.3.9). In addition, ceiling joists are considered fully braced only if their compression side is braced by sheathing or similar horizontal diaphragm element. Revise calculations and/or plans accordingly.
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.
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. See markups on detail 6/SN.
Provide strap or positive connection at corner condition in detail 13/S2 for integrity of structure at chords connection.
Revise detail 12/S2 to show atrap at ridge, cripple studs above header, and complete shear transfer to the header.
Coordinate with architect for the king post, supporting beam and shear transfer along line F. Architect is showing vaulted ceiling with no cripple walls at gable end.
Justify hinge connection in detail 4/S2 since wall at line C will receive out of plane wing load.
Justify diaphragm capacity to transfer the loads to line E. Provide adequate drag connection to drag shear load from line D into diaphragm.
Justify hinge connection at top of the wall in detail 6/S2.
See markups on plans.(End of Comment)