HomeMy WebLinkAbout333548_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:
101125009
PROJECT ADDRESS:
506 W Seventeenth St
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
OCCUPANCY CLASSIFICATION(S):
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
9/16/2025
INITIAL REVIEW
10/31/2025
EXPIRATION
3/15/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Andrew Do
3.
TEL:
(626)623-2882
FAX:
VALUATION: $95,000.00
EMAIL:
phongluudo@yahoo.com
FLOOD ZONE: X-06059C0163J
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 request for extension 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.
Effective January 1, 2026, the City of Santa Ana will enforce the 2025 California Building Standards Codes for all new plan submittals. Plans submitted prior to this date shall be governed by the 2022 codes; however, any plan check that expires after January 1, 2026, will be required to comply with the 2025 codes.
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.
Submit plans directly to the County of Orange, Health Care Agency, Environmental Health (OC Health) for review and approval. Immediate action is required to avoid permitting delays.
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 9" x 9" blank space near the bottom-right corner of the title sheet, outside the title block, for the City approval stamps.
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.'
The individual responsible for preparing the plans shall provide their signature.
Under Governing Codes, reference the 2022 Code Edition rather than the 2023 Edition. Verify and update all related references throughout the plans accordingly.
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."
Indicate the occupancy group of the adjacent tenant. Specify the required fire-resistance rating for occupancy separation walls in accordance with Table 508.4.
Sheet SP-1
Show the north arrow direction on the site plan.
Show all easements on the site plan. If there are none, add a note stating “No known easements.”
On the site plan, indicate all exit discharge paths from the building’s exterior exit doors extending continuously to the public way.
Provide the following parking information:
Total number of parking spaces
Number of van-accessible spaces
Number of standard accessible spaces
The plans lack essential accessibility information, including parkingand signage. These details are required to demonstrate compliance with 2022 CBC Chapter 11B, Division 5, and must be provided before a complete plan check can be conducted.
Provide access aisle details in accordance with CBC Section 11B-502.3.
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.
Accessible van parking spaces shall provide a minimum width of 12 feet, as required by 11B-502.2.
Accessible van parking spaces shall provide a minimum length of 18 feet, as required by 11B-502.2.
Provide the International Symbol of Accessibility (ISA) on the accessible parking stall floor. Indicate the symbol’s color, dimensions, and location per 11B-502.6.4.
Provide an accessible parking sign per 11B-502.6.
Provide a detail of the unauthorized vehicle towing sign per 11B-502.8.2.
The accessible route must remain entirely within the subject site and shall not extend beyond the property lines, per CBC Section 11B-206.2.2. Revise the site plan to remove the accessible route that traverses along the public sidewalks.
Identify any conditions along the exterior accessible route that do not comply with accessibility standards, and provide construction details showing how they will be corrected.
Show full compliance for the exterior accessible route by addressing the following per the CBC:
Floor surfaces (11B-302.1)
Slopes (11B-403.3)
Walkway width (11B-403.5.1)
Vertical clearance (11B-307.4)
Protruding objects (11B-307.2)
Changes in level (11B-303)
Sheet T-2
Label all rooms on both floor plans, including the space behind the hallway and service area. Ensure every room is clearly identified.
The floor plan indicates a new wall with detail 1/T-8; however, no corresponding detail is provided on sheet T-8.
Show full compliance for the exterior accessible route by addressing the following per the CBC:
Floor surfaces (11B-302.1)
Slopes (11B-403.3)
Walkway width (11B-403.5.1)
Vertical clearance (11B-307.4)
Protruding objects (11B-307.2)
Changes in level (11B-303)
Sheet T-3
Provide note: All egress doors shall be readily openable from the egress side without the use of a key or special knowledge or effort. (1010.2)
Provide door landings in accordance with CBC 1010.1.5. Show the location, materials, dimensions, threshold, and maximum slope for each landing.
Revise the occupant load calculation for the kitchen area using an occupant load factor of 200 square feet per person in accordance with CBC Table 1004.5.
Revise the occupant load calculation for the storage area using an occupant load factor of 300 square feet per person in accordance with CBC Table 1004.5.
The sum of the areas listed in the Occupant Load table does not match the total floor area shown on the floor plan. Revise the table so that the aggregate area accurately reflects the floor plan.
Revise and correct the occupant load calculations for the Washer Area.
Provide a tactile exit sign with the word “EXIT” at Door D2.
Show the exit access travel distance on the floorplan in accordance with CBC Section 1017.3.
Provide an accessible design for the unisex restroom in compliance with Section 11B-213.2.
Confirm whether the seats and tables are fixed. Add a note on the plan stating either: “The seats and tables are fixed” or “The seats and table are not fixed.”
Graphically show a 30" x 48" wheelchair clear floor space at the sales counter, allowing either a forward or a parallel approach. (11B-904.4)
End of Comments