HomeMy WebLinkAbout333418_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:
101124962
PROJECT ADDRESS:
1840 E Carnegie Ave
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, S-1
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
9/11/2025
INITIAL REVIEW
9/12/2025
EXPIRATION
3/10/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Carrie Wright
3.
TEL:
(714)299-5957
FAX:
VALUATION: $18,900.00
EMAIL:
cwright@steinerstudioinc.com
FLOOD ZONE: X-06059C0278J
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 COMMENTSSheet T-1
The addressing numbers on the plans have been crossed out and appear to fall under 1840 E. Carnegie Avenue, Santa Ana, CA 92705. Update the address on the title block of all sheets.Include the following note under the Scope of Work on the plans: the project consolidates the properties at 1840, 1844, and 1848 E. Carnegie Avenue into a single address, 1840 E. Carnegie Avenue, and the addresses 1844 and 1848 will be deactivated upon project completion.
Provide a before-and-after addressing plan that clearly shows the current addresses and the proposed addresses for the entire building.
Provide an allowable area analysis per CBC Section 506. Based on the listed type of construction and occupancy, it appears that the actual floor area exceeds the allowable floor area. For example, for Group B and S-1 occupancies with Type V-B construction and no sprinklers, the allowable area factor per Table 506.2 is 9,000 sq. ft., which is significantly less than the actual building area of 25,060 sq. ft.
The plans list the tenant’s name as “TURN,” while the Certificate of Occupancy application lists “PRONOIA LABS”; confirm the correct tenant name.
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."
Graphically show an exterior accessible route (e.g. dashed line) from the accessible parking spaces to the building entrance. (11B-206.2.1)
Sheet A-1
Indicate the occupancy group of the adjacent tenant. Specify the required fire-resistance rating for occupancy separation walls in accordance with CBC Table 508.4.
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.”
Sheet AS-1
Detail 18 shows new striping from the accessible stall to the building entry. Striping is required in the accessible parking stall and access aisle, but the walkway from the stall to the entrance only needs to indicate a continuous accessible path; physical striping along this path is not required, though it may be retained at your discretion.
Provide the following parking summary (11B-208.1):
Total number of parking spaces excluding accessible parking spaces.
Total number of accessible parking spaces required per Table 11B-208.2.
Total number of van accessible parking spaces required per Section 11B-208.2.4.
Number of standard accessible parking spaces provided
Number of van accessible parking spaces provided
Total number of parking spaces including accessible parking spaces.
Section 11B-208.3.1 requires accessible parking spaces to be located on the shortest accessible route to a building entrance. When a building has multiple entrances, these spaces should be dispersed so that each entrance is served. For this project, one accessible space should serve the 1840 address entrance, while the remaining spaces should be located near the entrances for the other tenants. Relocate one accessible parking space accordingly.
Identify the location of the van-accessible parking space on the site plan. Detail 4 shows the van signage, but the same detail is referenced for two parking spaces—one of which is a van space and the other is not. Clarify which space is van-accessible.Detail 17 — Provide a 24-inch minimum maneuvering clearance beyond the strike edge of the door before the ramp run begins. (Table 11B-404.2.4.1)Detail 17 shows a path of travel to a door; however, the floor plan identifies the accessible entrance at the reception area under Keynote 19, which is not the same door shown in Detail 17. Verify and coordinate the path of travel and the accessible entrance, as the path of travel should typically lead to the reception area.Sheet A-1A dead-end corridor condition exists on the left side of the reception area. The corridor length exceeds 20 feet and does not comply with Section 1020.5.No reflected ceiling plan is provided. Confirm that no work is proposed on the ceiling.Per the building inspector, the storage area, break room, and conference area appear to be new construction. Verify this condition, and if confirmed, include these spaces within the tenant improvement area.The conference room does not appear to be enclosed by walls, but rather is defined by a single line. Clarify the intended boundaries and provide details on how this space is delineated.There appears to be a bottleneck wall condition between the reception area and the office outside of the men’s restroom. Provide the clear width dimension at this narrow section where the wall is protruding into the hallway to verify compliance with minimum corridor width requirements.There are a few red marks on the plans. All comments in this written report address the plan review issues. You may pick up the original plans if desired, but it is not required.End of Comments