HomeMy WebLinkAbout340186_2_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:
102127032
PROJECT ADDRESS:
2428 S Towner 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
4/2/2026
INITIAL REVIEW
4/3/2026
EXPIRATION
9/29/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Ed Cruz
3.
TEL:
(714)717-2347
FAX:
VALUATION: $200,000.00
EMAIL:
ed@ecprecisedesigns.com
FLOOD ZONE: X-06059C0259J
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:
Insert the handwritten note in project data and scope of work into the typed note, hand written notes on plans are not acceptable.
Provide a project description with a complete and detailed scope of work on the cover sheet of the plans.
Code enforcement notice indicates fire damage to garage, ceiling and roof above garage. Please indicate in scope of work and provide/revise plans and construction documents.
Second unpermitted patio cover located at S-W corner of property and an unpermitted shed were reported in code enforcement notice. Demolish or legalize and include in scope of work accordingly. Revise plans to comply.
Include new powder room addition to the scope of work.
Clarify square footage of closure at entry. Plans and permit have discrepancy. Revise plans or permit accordingly to match.
Permit scope of work indicates legalizing of attached garage. Include in the scope of work and provide construction documents.
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.
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. (Infill wall at North side of house)
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.
Dwelling/garage separation –
Ducts in the garage and ducts penetrating the walls or ceilings separating the dwelling from the garage shall be constructed of minimum No. 26 gage sheet steel, and shall have no openings into the garage. (R302.5.2)
Wall between garage/carport and dwelling – Provide minimum 1/2-inch gypsum board on the garage side; extended from foundation to the roof sheathing. (R302.6)
Minimum 5/8-inch Type X gypsum board is required at the underside of floor/ceiling where habitable space is above. Structure(s) supporting floor/ceiling assemblies used for separation shall be protected with 1/2-inch gypsum board. (R302.6)
Bathroom, water closet compartment, and other similar rooms: (R325.2)
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).
Please provide/show minimum 36” clear access throughout the building (hallway). (R318.6)
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. Include new attic space at enclosed entry in calculations. (R806.1)
Roofing requirements – (R901): Specify the pitch of the entire roof plan. Provide two layer of vapor barrier if roof slope is lower than 4:12.
Plumbing fixtures and fixture setting (CPC 402.5): 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
Revise water heater specs to match Title 24 calculations. Clearly call out make and model as well as tank capacity.
Provide building sections to show building envelope, including wall, floor, and roof/ceiling insulation, per Title 24 calculation.
Structural Plan Review Comments:
Provide a detail to show top and bottom connection of infilled door and windows.
Provide alternate construction details in case there wasn’t any existing footing under wall at extended entry. It is very unlikely that there is footing there. Provide new slab with corresponding details connection to existing footings. Porch slabs are not even with the house slab, they usually lack vapor retarder and does not have minimum reinforcement required for house slab.
Footing shall be embedded minimum 18” below the finish grade with two (2) #4 reinforcing bars at top and bottom (total 4 re-bars).
Concrete slab: Minimum 4” thick, reinforced with #4 bars at 18” on center, each way. Concrete slab shall be provided with moisture barrier.
Revise the roof dead load shown on sheet SN1 to match the number used in calculations.
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 plan. (End of Comment)