HomeMy WebLinkAbout331979_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:
104124489 & 104124490
PROJECT ADDRESS:
2106 W Fifth St
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
A-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
7/29/2025
INITIAL REVIEW
9/3/2025
EXPIRATION
1/25/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Saul De Santiago
3.
TEL:
(909)223-9330
FAX:
VALUATION: $80,000.00
EMAIL:
saul@sd6designgroup.com
FLOOD ZONE: X-06059C0257J
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 180 days from the original submittal date unless a written extension request is submitted and approved. The request must demonstrate justifiable cause. The Building Official may grant a one-time extension of up to 180 additional days. No further extensions will be granted beyond 360 days from the original submittal date.
When submitting corrections, clearly indicate where each change has been made. Reference the applicable sheet number, detail number, or relevant note for every correction to facilitate accurate and efficient review.
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.
Submit plans directly to the Orange County Fire Authority (OCFA) for review and approval. Provide a Service Request (SR) number as proof of submittal. Immediate action is required to avoid permitting delays.
PERMIT APPLICATION
The stated valuation is low and must be justified. Submit a signed contract showing detailed labor and material costs for all proposed work.
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 COMMENTS
Sheet T-1
Provide a clear 9" x 9" blank space near the bottom-right corner of the title sheet to accommodate City approval stamping. This space must be completely free of text and images to ensure the approval stamps are clearly visible and legible.
This building plan check does not include the Mechanical, Electrical, and Plumbing (MEP) review. Update the sheet index to either reflect the removal of MEP sheets or reference 'Per Separate MEP Permits.'
It was noted that light standard details are shown on the electrical plan but not called out on the building plans. Verify if light standards are included in this project. If so, update the scope of work, provide the applicable details, and cross-reference their location on the site plan.
The previous Certificate of Occupancy, issued in 2002 for San Juan Markets, was classified as retail (Group M). The current application COO-2025-230-CO proposes a restaurant (Group A-2), which constitutes a change of occupancy. Revise the scope of work to clearly indicate this change of occupancy from Group M to Group A-2.
Provide the following note on the plans indicating the plan check numbers (PC#) and the corresponding scope of work:
PC# 104124489: Tenant Improvement of the Restaurant
PC# 104124490: Parking Lot Restriping
Provide the engineer’s stamp and signature on the Hardy Frame sheets.
Under the project directory section, include the structural engineer’s name and contact information.
List all deferred submittals on the plans. If there are none, clearly indicate “No deferred submittals.”
Include the following note on the plan: 'All Notice of Violation items must be fully addressed. Partial compliance will not be accepted. All unpermitted work must be brought into full compliance.'
Provide a note indicating that all code violation-related items for building permits must be issued simultaneously, including the parking lot restriping (PC#104124490)
Clarify fire sprinkler information on the plans by indicating:
Whether an existing system is installed (“Existing Fire Sprinkler System: Yes/No”).
Whether the proposed scope of work includes new or modified sprinklers (“Proposed Fire Sprinkler System: Yes/No”).
If “Yes” is indicated for either, specify the system type (NFPA 13, 13R, or 13D) and clearly document both existing conditions and proposed work.
Under the Building Data section, the construction type is listed as II-B. Verify this classification, as the roof assembly does not appear to provide the two-hour fire-resistance rating as required by CBC Table 601.
Under the Building Data section, occupancy is shown as “A-2, no change.” This is incorrect. The previous Certificate of Occupancy (2002, San Juan Markets) is Group M (retail) and the proposed use is Group A-2 (restaurant). Revise the plans to list both the existing and proposed occupancies and clearly state the change of occupancy (Group M → Group A-2).
The plans show an “existing dining area” on the current layout, while the proposed plan labels this same space as “existing customer service area.” Clarify whether this area will continue to function as a dining area. If it will include tables and chairs, the occupant load must be calculated using the assembly occupant load factor of 15 net. Revise the occupant load calculation on sheet T-1.
The occupant load for the Main Kitchen/Prep Area is incorrectly shown as 50. Apply an occupant load factor of 200 for kitchens per CBC Table 1004.5 and revise the calculation accordingly.
Do not use decimal points for occupant load. Round up to the nearest whole number.
Provide a scale on the site plan.
Show all easements on the site plan. If there are none, add a note stating “No known easements.”
The site plan shows an accessible parking space; however, dimensions are not provided, and the space is not identified as van-accessible as required by Section 11B-208.2.4. Revise to designate the stall as van-accessible and provide full width and length dimensions for both the stall and access aisle.
Show full compliance for the parking space identification signs by addressing the following per CBC Section 11B-502.6: Identification, finish and size, location, and marking.
Show full compliance for the exterior accessible route by addressing the following per the CBC:
Floorsurfaces (11B-302.1)
Slope (11B-403.3)
Clearwidth (11B-403.5.1)
Vertical clearance (11B-307.4)
Protruding objects (11B-307.2)
Changes in level (11B-303)The exterior accessible route currently runs parallel to and in line with vehicle traffic. Revise the route to comply with CBC Section 11B-250.1.The plan shows a new patio structure at the rear of the lot with no setback dimension provided, and the location appears problematic in terms of required fire separation distance (FSD). The FSD is measured from the face of the structure to the property line, which determines the required fire-resistance rating of exterior walls and their openings. Based on the apparent location, the structure would not comply with fire protection requirements; revise the plans to provide the dimension from the structure to the property line and demonstrate compliance with CBC Table 705.5 and Table 705.8.Provide an exterior accessible route to the patio structure; the route shall not require a wheelchair user to travel behind parked vehicles other than the vehicle in which they arrived (11B-502.7.1)
Sheet A1.1
Provide a complete means-of-egress analysis for the entire tenant improvement. The analysis shall demonstrate compliance with CBC Chapter 10 and include occupant load calculations, number and width of required exits, travel distances, and continuous exit paths from exit access through exit discharge. Supporting documentation must be clearly shown on the plans, including occupant load tables, path of travel diagrams, egress width calculations, door swing directions, and exit signage.
Provide a door schedule showing door width, height, hardware, and hardware mounting heights. Include specifications for handles, locks, and latches. For all doors that are part of the means of egress, provide details and notes demonstrating compliance with CBC Section 1010.
Sheet A1.2
Show location of all exit signs on the plan.
Specify the ceiling height on the reflected ceiling plan.
End of Comments