HomeMy WebLinkAbout329939_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:
101123915
PROJECT ADDRESS:
902 W Edinger 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):
U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
6/5/2025
INITIAL REVIEW
7/1/2025
EXPIRATION
12/2/2025
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Cynthia Devito
3.
TEL:
(714)363-1288
FAX:
VALUATION: $20,000.00
EMAIL:
cdevito@prconstruction.net
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 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.
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 A-1
The project address listed in the Project Data section is incomplete. Include the ZIP code to provide the full address.
On the site plan, Keynote 2 indicates the construction of 6-inch concrete paving; however, this paving extends beyond the subject property line and into the adjacent lot at 1514 South Flower Street. Since the proposed work crosses the property line, a separate permit is required for the scope of work on the adjacent parcel.
Submit a separate building permit application for the paving work at 1514 South Flower Street, and clearly show the associated scope on the corresponding plan set. Permits are address-specific and must reflect work within the boundaries of each legal parcel.
Please confirm the following on the plans regarding the building’s fire sprinkler system:
Does the existing building already have fire sprinkler system installed? (Yes or No)
Will the proposed scope result in a fully sprinklered building? (Yes or No)
If the answer is “Yes” to either question, indicate the applicable sprinkler system type (e.g., NFPA 13, NFPA 13R, or NFPA 13D).
Under the Project Data section, the construction type is listed as Type II-B. However, City permit records (Permit No. 13706, dated 05/11/1981) indicate that the original construction was classified as Type V-N. Based on the 2022 California Building Code (CBC), it is unlikely that the existing building elements meet the noncombustible material requirements specified in CBC Table 601 for Type II-B construction. Review and confirm the correct construction type based on the existing conditions and current code provisions.
There is a discrepancy regarding the fire sprinkler system. The Code Analysis section identifies the building as non-sprinklered, while the Building Data section indicates “Yes” for the fire sprinkler system. Review and confirm whether the building is equipped with an automatic fire sprinkler system. Once confirmed, revise the plans and code analysis to consistently reflect the correct information throughout the submittal.
Under the Code Analysis section, the existing building is listed as 5,300 square feet and noted as having two tenants separated by a 1-hour “area separation wall.” However, there are two issues:
The site plan shows 5,800 square feet, not 5,300 square feet. Resolve the discrepancy in the building area.
The term “area separation wall” is incorrect in this context. Based on current code definitions, the wall between tenants appears to be an occupancy separation wall, not an area separation wall. An “area separation wall” is a legacy term from the UBC and now refers to a fire wall under the CBC. Revise terminology to accurately reflect the wall type per 2022 CBC definitions.The allowable area analysis appears to be based on Type II-B construction; however, as noted in previous comments, it is unlikely that the existing building meets the requirements for Type II-B. First, verify the correct type of construction based on field conditions and available permit records. If the building is determined to be Type V-B, revise the code analysis accordingly.
Recalculate the allowable floor area for each occupancy group (B, M, and U) using the appropriate values from CBC Table 506.2. Clearly demonstrate that the actual building area does not exceed the allowable limits, applying the provisions in CBC Section 506.2.2. Include all supporting calculations and assumptions used in the analysis.Update the scope of work to state that a fire sprinkler system will be installed.
Provide the following note:
“Documents for deferred submittal items shall be submitted to the registered design professional in responsible charge who shall review them and forward them to the building official with a notation indicating that the deferred submittal documents have been reviewed and found to be in general conformance to the design of the building. The deferred submittal items shall not be installed until the deferred submittal documents have been approved by the building official.”
Add the following note:
“Fire sprinkler drawings shall be submitted and approved by the Orange County Fire Authority (OCFA) prior to the final of the building permit.”
Under the Applicable Code section, add a note indicating that this project shall comply with the 2022 California Building Code (CBC).
Show an accessible route from the building entrance to the trash enclosure on the site plan.Provide the following notes for accessible route:
ACCESSIBLE ROUTE. [DSA-AC & HCD 1-AC] A continuous unobstructed path connecting accessible elements and spaces of an accessible site, building or facility that can be negotiated by a person with a disability using a wheelchair, and that is also safe for and usable by persons with other disabilities. Interior accessible routes may include corridors, hallways, floors, ramps, elevators and lifts. Exterior accessible routes may include parking access aisles, curb ramps, crosswalks at vehicular ways, walks, ramps and lifts. (202)
Floor surfaces along accessible routes shall be stable, firm, and slip-resistant (11B-302.1).
Therunningslopeofwalkingsurfacesshallnotbesteeperthan1:20.(11B-403.3)
Thecrossslopeofwalkingsurfacesshallnotbesteeperthan1:48.(11B-403.3)
The clear width of sidewalks and walks shall be 48 inches minimum. (11B-403.5.1 Ex 3)
Vertical clearance along the accessible route shall be a minimum of 80 inches (6′-8″) high (11B-307.4).
Any object with a leading edge between 27 inches (2′-3″) and 80 inches (6′-8″) above the finished floor shall not protrude more than 4 inches horizontally into the accessible route (11B-307.2).
Accessible route shall be without any abrupt vertical changes. Changes in level are allowed up to ¼ inch if vertical, and between ¼ inch and ½ inch must be beveled at a slope not steeper than 1:2 (11B-303.2, 11B-303.3).The site plan shows the proposed trash enclosure located 4 feet from the property line. Based on this fire separation distance (FSD), CBC Section 705.5 and Table 705.8 require the exterior walls and any openings facing the property line to meet specific fire-resistance rating and opening protection requirements.
There are two issues with the current design:
The enclosure doors facing the property line and the "3x3 WWM" located above the doors are considered unprotected openings under the code.
At an FSD of 4 feet, the exterior wall is required to have a minimum of 1-hour fire resistance rating, with limited or no unprotected openings permitted—depending on whether the trash enclosure is equipped with fire sprinklers.
Revise the design to address the required wall rating and limitations on openings in accordance with CBC Chapter 7, specifically Table 705.5 and Table 705.8. Provide updated details and supporting calculations to demonstrate compliance.End of Comments