HomeMy WebLinkAbout332853_2_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
First Plan Check Comment: 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.
Second Plan Check Comment: Second Request.
First Plan Check Comment: 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.
Second Plan Check Comment:
Exit analysis is provided on Sheet A7. See the following corrections:
The occupant load factor for Suite 100 is shown as 15; this is incorrect. The correct factor is 150.
The assembly area on the second floor is not accounted for. For example, the conference room occupant load should use a factor of 15.
The table shows “total tenancy”; revise to “total occupant load.”
Specify the occupant load at each exit door. The total occupant load shown at the exits shall match the total occupant load indicated in the area tabulation.
The maximum allowable travel distance is 300 feet, not 100 feet.
Show the actual travel distances on the plan. It shall be measured from the most remote location of the spaces to the exterior door.
Show all egress paths from each exterior exit to the public way.
The overall diagonal distance is shown, but the distance between the two exits must also be provided.
Show all exit signs location.
The existing door knobs do not comply with Section 1010.2.2. Door hardware shall be operable without tight grasping, pinching, or twisting of the wrist. Revise the hardware to provide compliant operability.
Provide door landings in accordance with CBC 1010.1.5. Show the location, materials, dimensions, threshold, and maximum slope for each landing.Sheet T1First Plan Check Comment: 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
Second Plan Check Comment: The plan check number for 2204 East 4th Street, Unit 200 is incorrect. Revise it to Plan Check No. 101124768.
First Plan Check Comment: 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.Second Plan Check Comment:The plan notes “Area of Work Sprinkler: Yes” which appears to indicate a modification to the sprinkler system. If so, specify the sprinkler system type (NFPA 13, 13R, or 13D) as previously requested, and include “Sprinkler Modification” in your scope of work. Fire sprinkler plans are reviewed by the Orange County Fire Authority; submit plans directly to them.Sheet A-1
First Plan Check Comment: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.
Second Plan Check Comment:The floor plans now show room labels, including a large area labeled as a “Lab.” Since this project is classified as a B (Business) occupancy, which typically does not include laboratory use, provide clarification on the function of this space. Identify any fire hazards present and indicate if additional fire protection measures are required for this area.
First Plan Check Comment: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.”
Second Plan Check Comment:Your response indicates “No incidental uses noted,” but this note is not shown on Sheet A1.
First Plan Check Comment:Provide two separate floor plans: one showing the existing layout and another showing the proposed layout.Second Plan Check Comment: You noted that Sheet A0 (Existing and Demolition Plan) was added, but it is missing from the submittal. Ensure all sheets are included before resubmitting.
First Plan Check Comment: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.Second Plan Check Comment:A wall framing detail is provided on Sheet A6. Revise as follows:Specify the connection between the double top plate and the blocking above.Verify the fastener connection between the sole plate and the concrete, as the existing floor joists do not appear to be concrete for Type VB construction.Cross-reference this detail on the second floor plan.
First Plan Check Comment: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.
Second Plan Check Comment:Your response references Sheet 7, but Sheet 7 is not included in the plan set. Verify and include the correct sheet before resubmitting.
First Plan Check Comment: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.
Second Plan Check Comment:See comment #15.
First Plan Check Comment: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.
Second Plan Check Comment:Second Request.
First Plan Check Comment: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.
Second Plan Check Comment: Second Request.Sheet A-2
First Plan Check Comment:Provide Knee and toe clearance per Section 11B-306 for the kitchen sink.
Second Plan Check Comment:Your response indicates that knee and toe space is not required; however, CBC Section 11B-212.3 requires knee and toe clearance for kitchen sinks.
Sheet A3
First Plan Check Comment: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.
Second Plan Check Comment: Provide areas indicating where suspended ceilings are being modified or where new suspended ceilings are proposed on the reflected ceiling plans for both the first and second floors.
Additional Second Plan Check Comments
Three plan sets were submitted. The sheet index shows T1 as the first sheet, but it is located at the end of the set. Revise the sheet index or reorder the sheets accordingly. Sheets A0 and A5 are missing from the submittal. Two sets are consistent, but the third set was not stapled. Ensure that all plan sets are complete, include all sheets, are stapled, and are placed in the proper order at the next submittal.
The first plan check red-marked set will not be returned. Ensure that the second plan check red-marked set is returned with your resubmittal.
The floor plan references the restroom plan on Sheet A5; however, Sheet A5 is missing. As a result, accessibility for all restrooms has not been verified. Preliminary review suggests that some restrooms may be too small and not accessible. Additional comments will be provided once the plans are submitted. Significant design revisions may be required to ensure all restrooms meet accessibility requirements.
End of Comments