HomeMy WebLinkAbout342076_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:
101127581-2
PROJECT ADDRESS:
2114 N Mirasol St & Unit# 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
5/28/2026
INITIAL REVIEW
6/9/2026
EXPIRATION
11/24/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Ali Olfati
3.
TEL:
(562)619-6768
FAX:
VALUATION: $65,000.00
EMAIL:
olfatidesign@aol.com
FLOOD ZONE: X-06059C0164J
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.
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:
Add Title 24 sheets to drawing index.
Revise the address on all construction documents including architectural and structural plans, CF1R forms, structural calculations, etc. as following:
2114 N. Mirasol St. (Main House)
2114 N. Mirasol St., Unit 2 (ADU)
Provide a project description with a complete and detailed scope of work on the cover sheet of the plans:
Convert the attached garage of 430 square feet and 168 square feet of the SFD to create a 598 square foot ADU that will include 2 bedrooms, 1 bathroom, a kitchen, a living room, and a laundry closet.
Omit 1 bedroom and laundry closet of 168 square feet from the SFD, which will be included in the footage for the attached ADU. The SFD will now be a 3-bedroom, with the washer and dryer to be located in the hallway.
Add awning area to the scope of work.
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.
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 (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 complete plot plan showing – (R106.2), see markups on plan.
Location and size of all structures on the lot.
Distances between buildings (main house, detached garage, accessory dwelling unit, etc.).
Distances (setbacks) between buildings and property lines.
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. Provide a detail and cross reference the detail on plan. provide a detail and cross reference on plan for south wall of ADU.
Wall between 3-ft and 5-ft of the property line – 25% of wall openings are permitted. Add dimension from line C to line E on south wall, clarify size of windows in existing and new bedroom 2, justify the openings in this wall are code compliant in terms of allowable opening percentage.
Eaves projection – Show the amount of overhang 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.
Through penetrations and membrane 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.
Clearly indicate on floor plan the location of existing walls, new walls, and walls to be removed. Please provide Wall Legend. (see markups on demo plan)
Walls separating dwelling units (main house and new ADU) 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 a longitudinal building section and show extension of wall from footing to underside of roof sheathing. Revise detail call out on plan to 9/D-1. (R302.3)
Add dimensions to new bedroom 2 and clarify size and opening mechanism of window in this room.
Show/provide safety glass in hazardous locations (R324) – Glazing within 24” of door and that bottom edge is less than 60”.
Smoke Alarms – Provide/show smoke alarm in existingbedroom 4. (R310)
Attic access and Ventilations –
Show location of existing 22" x 30" attic access for main house.
Attic vent:Consider the attic area over the portion of the house added to ADU for calculating required vent area since the attic area of house and ADU are separated by fire wall.
Please see marked-up plans for additional requirement/comments.
Energy Conservation – Title 24 Energy forms & calculations
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 other direction building section to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.
Revise section 1/A-8 to show roof insulation R-19 per Title 24.
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.Show the designated space on plan within 3ft of the water heater.
Clarify if the house water heater is new or existing and justify energy code compliance of the house if it is new. Provide designated space for future heat pump water heater installation within 3ft of water heater (separate from ADU space).
Structural Plan Review Comments:
Provide construction documents for the awning.
Revise calculations to show compliance with latest code editions such as ASCE7-22, NDS 2024, IBC 2024, CBC 2025, etc.
Show all the walls on foundation plan.
Provide shear transfer details at all diaphragm boundary edges and shear lines, see markups on plan.
Provide all the structural criteria such as dead and live loads, wind speed and exposure, seismic criteria including R value, overstrength factor and redundancy factor, allowable soil bearing pressure (CBC 1603).
Show shear wall edge studs on plans, see markups.
Simplified method is used for wind pressure calculations.This method is omitted in ASCE-22, chose another method and revise 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.
Provide calculations for pull out capacity of epoxy holdowns. Include overstrength factor in design, ACI 318, 17.10.5.3 (d).
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, e.g. ceiling joist to rafter connection at ADU.
Provide required dowels to tie the existing slab on grade to new footings at ADU, specify the epoxy product and ICC report. Revise detail 2/D-1 to show existing slab and remove the note implying new slab.
Revise SDs in seismic calculations based on ASCE7-22 data. Revise lateral calculations accordingly.
Clarify the next assumed shear line between line C and line E on plan and revise calculations for shear line C to include the load between line c and next shear line in design.
Justify the fully braced assumption in design of ceiling joists in absence of sheathing at compression side.
Clarify the member receiving MSTI strap along line C.
Justify detail 5/D-1 call out for installation of holdown at existing concrete. (lines 1, 2 and C)
Justify the conflict between ABU post base call out in detail 4/D-1 and holdown call outs on plan for shear walls.
Remove repetitive member increase factor in design of ceiling joists in absence of a load distributing member such as sheathing over the joists NDS 4.3.9.
If the ceiling joistis deeper than the roof rafter, justify and provide a detail showing the taper cut of ceiling joist compliment with requirements of R802.7.1.2.
Clarify roof and ceiling framing at new bedroom 2 and new bath. Additional comments may arise.
Clarify how the hips to ridge connection is supported over the ADU, show existing supports or provide complete load path to transfer loads to foundation.
Provide a detail and show on plans for connection of non-bearing interior partitions to concrete slab as required per CBC 2304.3.4.
Provide a detail for missing anchor bolts at proposed shear walls.
Non-prestressed bars shall be deformed and conform to ASTM A615 or A706 unless used in spirals (ACI318-19, 20.2.1.1 and 20.2.13.).
Note on plan: “The architect 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 plan. (End of Comment)