HomeMy WebLinkAbout333418_3_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
First Plan Check Comment:
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.
Second Plan Check Comment:
Thank you for the submitted Allowable Area Analysis. Please see the following comments:
Frontage increase factor (If): The frontage increase factor (If = 0.88) appears to be overestimated. Using the left side of the firewall (1800–1840 Carnegie) as shown on the plans:
Total building perimeter on this segment = 96' + 96' + 100' + 100' = 392 ft.
Length of perimeter qualifying for frontage increase (firewall excludes one side) = 96' + 96' + 100' = 292 ft.
Percentage qualifying for frontage = 292 / 392 = 0.74 (74%).
Open space on three sides > 30'.
Per Table 506.3.3, the correct frontage increase factor is If = 0.50 (not 0.88)
Recalculation of allowable area:
For Type V-B construction with Group B and S-1 occupancies (no sprinklers), the base allowable area At = 9,000 sq. ft. Applying the frontage increase:
Aa = At + (At × If) = 9,000 + (9,000 × 0.50) = 13,500 sq. ft.
Mixed-occupancy check (left side of firewall):
Group B = 6,549 sq. ft. → 6,549 / 13,500 = 0.49
Group S-1 = 2,970 sq. ft. → 2,970 / 13,500 = 0.22
Combined ratio = 0.49 + 0.22 = 0.71 < 1.0 → Complies (ok)
Mixed-occupancy check (right side of firewall):
Group B = 5,300 sq. ft. → 5,300 / 13,500 = 0.39
Group S-1 = 10,268 sq. ft. → 10,268 / 13,500 = 0.76
Combined ratio = 0.39 + 0.76 = 1.15 > 1.0 → Does not comply (not good)
Firewall Documentation:
Permit records indicate an additional firewall exists in this building (snapshot below). If you can document the exact location of that firewall(even if outside the current scope) and provide revised area calculations tied to the firewall segmentation, the right-side area may be reduced and brought into compliance.
Sheet AS-1
First Plan Check Comment:
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.
Second Plan Check Comment:For a total of 52 parking spaces, provide 3 accessible parking spaces (1 van-accessible and 2 standard accessible) per CBC Table 11B-208.2. The site plan currently shows 1 van and 1 standard accessible parking space. Add one additional standard accessible parking space to meet the required total.Additional Second Plan Check Comment:There are no red marks on the plan. Since only two corrections remain, the recheck can be completed over the counter. Please email me know your availability to schedule an appointment.End of Comments