HomeMy WebLinkAbout332853_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:
101124767 & 101124768
PROJECT ADDRESS:
2204 E. Fourth St Unit# 100 & 2204 E. Fourth St Unit# 200
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
B
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
8/26/2025
INITIAL REVIEW
8/27/2025
EXPIRATION
2/22/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Keerti Mishra
3.
TEL:
(949)418-3252
FAX:
VALUATION: $50,000.00
EMAIL:
kmishra@greenmeadowshhc.com
FLOOD ZONE: X-06059C0277J
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.
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
This plan lacks the required accessibility details for the tenant improvement project. Compliance with Chapter 11B must be demonstrated for site elements such as accessible parking and routes, and for interior features including restrooms and required maneuvering clearances. In the absence of this information, compliance cannot be verified and a complete plan review cannot be performed. Full accessibility documentation must be provided before further review can continue.
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.Sheet T1
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 plan check does not include Mechanical, Electrical, and Plumbing (MEP) review. Remove the MEP sheets from this set, update the sheet index accordingly, and submit separate MEP plans for review and permitting.
The plan indicates this is a medical office. 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.This project encompasses two addresses. Specify each address, scope of work, and associated plan check number:2204 E. Fourth Street, Unit 100: Merge Units 101, 113, 114, 116, 117, 131, and 132 with interior tenant improvements including demolition of walls and doors and modifications to office spaces and kitchen. Plan Check No. 1011247672204 E. Fourth Street, Unit 200: Merge Units 208, 210, 212, 220, 230, and 231 with interior tenant improvements including demolition of walls and doors and modifications to office spaces, kitchen, and restrooms. Plan Check No. 101124768
Specify the floor area of the tenant improvement, including both the first and second floors.Delete the code reference to 2022 CRC under Governing Codes. This is not a residential project.List all deferred submittals on the plans. If there are none, clearly indicate “No deferred submittals.”
Provide the following building data as required by the 2022 California Building Code: occupancy group, type of construction, number of stories, height, floor area, and whether the building is equipped with a fire sprinkler system.
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.
Specify the type of construction per 2022 California Building Code Section 602.1
Specify the occupancy group in accordance with Chapter 3 of the 2022 California Building Code.
Verify whether the proposed scope of work includes a change of occupancy. If a change of occupancy is proposed, clearly identify on the plans the occupancy classification(s), showing the existing occupancy and the proposed occupancy. If no change of occupancy is proposed, add a note on the plans stating: "No change of occupancy is proposed."Sheet A-1
Label all rooms on both floor plans, including offices, conference rooms, and any other spaces shown on the wall partitions. Ensure every room is clearly identified.
Identify all rooms with assembly uses, such as conference rooms, break rooms, lounges, etc. These areas impact occupant load calculations and exit requirements.
Identify any rooms classified as incidental uses per Table 509.1. If none exist, include a statement: “No rooms classified as incidental uses per Table 509.1.”
Provide two separate floor plans: one showing the existing layout and another showing the proposed layout.
The floor plan legend indicates a new wall; however, no structural details are provided showing how the wall will be connected at the top and bottom. Provide structural connection details for both attachments.
The floor plan legend indicates a new wall; however, no details are provided regarding the wall materials and finishes. Provide a complete wall assembly detail.
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.
The back room is currently unlabeled, and none of the rooms on the plan are labeled. Based on the apparent use and potential occupant load, this space may present issues with exit separation distances. Doors in this room may need to swing in the direction of egress travel, and require panic hardware. A full means-of-egress analysis must be provided to address these potential code requirements.
Provide plumbing fixture calculations for the project, showing both the number of fixtures required by code and the number provided. Demonstrate that the provided fixtures meet or exceed the requirements of the California Plumbing Code.
The plans show multiple restrooms on both the first and second floors; however, dimensions are not provided. Based on the current layout, the restrooms may not meet the minimum accessibility requirements. Provide full restroom layouts with dimensions to demonstrate compliance with Chapter 11B, Division 6 of the California Building Code.
Only one handrail is shown on the stairway. Provide two handrails, one on each side.
Per General Note No. 6, clearly indicate on the plans the area that is not included in the current contract.Sheet A-2
On the second floor, there appear to be several vertical shafts, potentially located in the kitchen, the corner room, and near the stairway. Confirm that these are mechanical, plumbing, or utility shafts, and provide the required fire-resistance ratings and firestopping details for each shaft to demonstrate code compliance.
Provide Knee and toe clearance per Section 11B-306 for the kitchen sink.
Some interior dimensions are shown, but several are missing, particularly for new walls and the 48-inch-high low wall. Provide complete dimensions for all new elements throughout the plan.
Sheet A3
Specify the ceiling height on the reflected ceiling plan.
Provide complete suspended ceiling details, including perimeter hangers and wires, main runners and cross tees, spreader bars, wall angles, and seismic separation joints. Include coordination details showing how the ceiling accommodates sprinklers, electrical fixtures, mechanical services, and wall partitions that penetrate the ceiling.
Some rooms appear to have a suspended ceiling, while others show no ceiling treatment. Provide a ceiling finish legend and clearly specify the ceiling type for each room.
End of Comments