HomeMy WebLinkAbout327390_1_Corrections.docxTENANT IMPROVEMENT
PLAN CHECK COMMENTS
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:
101123081
PROJECT ADDRESS:
999 N Tustin Ave Unit# 205
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
OCCUPANCY CLASSIFICATION(S):
B
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
3/27/2025
INITIAL REVIEW
4/2/2025
EXPIRATION
9/23/2025
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Firas Slim
3.
TEL:
(310)467-1387
FAX:
VALUATION: $200,000.00
EMAIL:
fslim@slimdesignconsulting.com
FLOOD ZONE: X-06059C0164J
GENERAL REQUIREMENTS
Before approval for code compliance or issuance of a building permit, the plans and specification for this construction require the information, revisions and corrections indicated below. The approval of plans and specifications does not permit the violation of any section of the building code, or other ordinance or state law.
This plan check will expire after 180 days from the submittal date unless the applicant request for an extension. The extension request must be in writing and demonstrate a justifiable cause. The Building Official is authorize to grant a one-time extension of additional 180 days. If the extension request is approved, all plan checks will expire after 360 days from the submittal date. No further extension will be granted after 360 days from the submittal date.
This review does not include Mechanical, Electrical, and Plumbing (MEP).
Additional plan check fee will be required after the third review on hourly basis.
Obtain any applicable approval from the following agencies prior to permit issuance:
Planning Division – The plans approved by the Building Division must include the Planning approval stamp. Building staff will notify the Planning Division for approval. For approval status, contact the Planning Division at (714) 647-5804 or visit the Planning Division counters.
Public Works Agency (PWA) – Obtain PWA clearance if any of the following applies: project valuation exceeds $30,000, project has added plumbing fixtures, added bedrooms, or project exceeds 500 square foot in new construction (not renovation). After the Building Division approves your project, visit the Building Division counters and request a copy of the approved plan. Bring the approved plan to the PWA counters for approval. After PWA approves your project, return the approved plan to the Building Division counters.
Police Department (PD) – The plans approved by the Building Division must include the PD approval stamp. After the Building Division approves your project, Building staff will notify PD for approval. For approval status, contact the PD at (714) 647-5840 or email PolicePlanCheck@santa-ana.org.
Orange County Fire Authority (OCFA) - Submit plans to OCFA immediately if you answer “Yes” to any part of questions 1 through 10 on the plan submittal criteria. Bring an OCFA approved plan to the Building Division counters for permit issuance. Contact OCFA for approval status.
County of Orange, Health Care Agency, Environmental Health (OC Health) – Submit plans to OC Health if the business involves food service. Contact OC Health for submittal requirements. If OC Health approval is required, bring an OC Health approved plan to the Building Division counters for permit issuance.
School District – After the Building Division approves your project, Building staff will send a School Fee Form to your school district if school fee applies to your project. Applicant shall pay the school fee and bring the signed Certificate of Compliance form to the Building Division counters for permit issuance.
Cal/OSHA – Check the Cal/OSHA permit requirements here.
INSTRUCTIONS
Plans Pickup
The original plans and calculations are available for pickup at the building division counters on a walk-in basis. No appointment is necessary. Please check the holiday closure schedule before planning your visit.
Plan Check Corrections
Address all items noted on this plan check report, either directly on this list or in a separate document.
Address each correction thoroughly and provide a complete response. Do not leave any blanks. Indicate the sheet number, detail number, or note number where you make each correction. If a plan check correction does not apply to your project, provide an explanation in your response.
If you have any questions, contact Senior Plan Check Engineer Anson So at 714-647-5830 or by email at aso@santa-ana.org.
Resubmittal
Resubmit the red-marked plans and calculations, if applicable.
Resubmit your responses to corrections.
Resubmit two corrected sets of construction documents, including plans, structural calculations, energy documents, soils report, and any other related documents. For new construction or additions, provide an additional corrected set.
Resubmit all construction documents using one of the following options:
Resubmittal Bin:Complete the Plan Check Re-Submittal Form and include it with your resubmittal. The resubmittal bin is located at the building division lobby. Check the holiday closure schedule before your visit.
Walk-ins:Resubmittals are accepted on a first-come, first-served basis during daily walk-in hours. However, scheduled appointments take priority over walk-ins.
Appointment:Call the building division at 714-647-5800 to schedule a resubmittal appointment.PLAN REVIEW COMMENTSSheet C00This building plan check does not include the Mechanical, Electrical, and Plumbing (MEP) review. Please update the sheet index to either reflect the removal of MEP sheets or reference 'Per Separate MEP Permits.'
The sheet index lists sheet C01, but it should be C00. Correct the sheet number accordingly.
The sheet index lists sheet G06, but this sheet is missing. Provide the missing sheet or update the sheet index accordingly.
Building permits are address-based. State the complete project address, including the unit number, on the title sheet and on each sheet of the title block as follows: “999 North Tustin Avenue, Unit 205, Santa Ana California 92705”.
Under Project Information, the type of construction is listed as III-B. However, City records indicate that the previous building permit specified Type I construction. Based on the 2022 California Building Code, it is unclear whether the current building meets the requirements for Type I-A or Type I-B construction. Verify the fire-resistance ratings of the building elements in accordance with CBC Table 601 and confirm the correct type of construction for this building.
Provide a project directory, including the names and contact numbers of the property owner, tenant, and all design professionals (architectural, structural, mechanical, electrical, and plumbing).
List all other work requiring separate permits, if any.
List all deferral submittals, if any.
The plans indicate this is an outpatient clinic with a Group B (Business) occupancy. Verify whether the project is subject to OSHPD 3 requirements. Once confirmed, provide a statement on the title sheet indicating whether the project is subject to or exempt from OSHPD 3 regulations.
Plans indicate that adjacent tenants and the tenant above do not require fire-resistance-rated separation. Clarify whether a fire-resistance-rated separation is required between this tenant space and the tenant below, based on the occupancy group of the lower tenant.
Are there any existing non-compliant conditions along the path of travel, such as physical barriers (e.g., steps, curbs, ramps with excessive slope)? Please confirm.
Plan shows an existing ramp along the path of travel. Indicate whether the ramp complies with current accessibility standards. Any non-compliant elements must be brought into compliance per CBC Section 11B-202.4.
Provide note: Floor surfaces along the path of travel shall be stable, firm, and slip resistant. (11B-302.1)
Provide a detail or note to show that the running slope of walking surfaces shall not be steeper than 1:20. (11B-403.3)
Provide a detail or note to show that the cross slope of walking surfaces shall not be steeper than 1:48. (11B-403.3)
Clearly show and dimension the minimum 48-inch clear width for walks on the site plan. Refer to the definition of "walk" in CBC Chapter 2 (11B-403.5.1, Exception #3).Sheet G01, G02, G03, G04
When providing the commercial mandatory measures, the checklist must be completed. Currently, it appears blank. Ensure that the checklist is filled out with appropriate responses, such as "Yes," "Not Applicable," and a list of the responsible parties. Ensure all sections are properly filled out on the revised checklist.
Sheet A01
The toilet rooms must be accessible. See comments below for required corrections. (11B-213.2)
Show fixture clearances for the water closet, lavatory, and urinal within the restroom floor plan. (11B-213.2)
The accessibility detail shows a 60-inch minimum clearance from the sidewall at the water closet, but the restroom floor plan appears to show less due to the lavatory location. Show this 60-inch minimum dimension on the floor plan to ensure compliance. (11B-604.3.1)
The accessibility detail shows a toilet compartment, but this is a unisex restroom. Provide accessible restroom details appropriate for a unisex layout. (11B-604.3.1)
It appears there is insufficient maneuvering clearance in front of the water closet. Show dimensions on the floor plan to verify a minimum 60 inches wide by 48 inches deep clearance in front of the water closet. (11B-604.3.1)
Show a clear floor space measuring at least 30 inches by 48 inches within the unisex restroom. (11B-305.3)
Show a turning space with a minimum 60-inch diameter within the unisex restroom. (11B-304.3.1)
Show an 18-inch minimum strike edge clearance at the door on the pull side. (Figure 11B-404.2.4.1(a))
Show a 60-inch minimum clearance, perpendicular to the doorway, on the pull side. (Figure 11B-404.2.4.1(a))
Unisex toilet and bathing facilities shall be identified by a circle ¼” thick, 12” in diameter, with a ¼” thick triangle with a vertex pointing upward superimposed on the circle and within the 12” diameter. The triangle symbol shall contrast with the circle symbol, either light on a dark background or dark on a light background. The circle symbol shall contrast with the door, either light on a dark background or dark on a light background (11B-216.8.1,11B-703.7.2.6.3)
Accessible restroom geometric symbol shall be mounted at 58-60 inches above the finished floor measured from the centerline of the symbol. (11B-703.7.2.6)
Sheet A05
All suspended ceiling systems shall comply with the approved construction documents, CBC, and ASCE 7-16 Section 13.5.6.
Materials used for the suspended ceiling system must be listed and labeled for their intended application.
Perimeter supporting angles shall have a minimum horizontal flange width of 2 inches.
Ceiling grid shall be securely attached to the perimeter supporting angles on two adjacent walls.
Hanger wires shall be spaced no more than 4 feet on center unless otherwise specified by the manufacturer.
Hangers must be securely attached to the structural framing above and shall not be connected to ductwork, piping, or other non-structural components.
Seismic bracing shall be provided per ASCE 7-16 Section 13.5.6 and the approved seismic design criteria.
Compression struts and diagonal bracing wires shall be installed per the manufacturer’s instructions and the structural engineer’s design.
Light fixtures must be independently supported by minimum two 12-gauge hanger wires attached to the structural framing above.
Provide seismic clips for all light fixtures in accordance with the manufacturer’s specifications and seismic design criteria.
Mechanical and electrical penetrations through the ceiling must be properly sealed and firestopped where required.
Flexible connections shall be provided at all mechanical and electrical penetrations per seismic bracing requirements.
Ceiling tiles shall be securely installed and fit properly within the grid system.
End of Comments