HomeMy WebLinkAbout328373_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:
101123443
PROJECT ADDRESS:
1921 E Alton Ave
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
8/20/2025
INITIAL REVIEW
8/20/2025
EXPIRATION
2/16/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
John Pechman
3.
TEL:
(949)250-4444
FAX:
VALUATION: $1,575,929.00
EMAIL:
john_pechman@edwards.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 COMMENTS
Major Comment: Construction Across Property Line
During prior meetings between City staff and the applicant’s representative, the primary issue identified with this project is the proposed shade structure crossing the property line between 1901 East Alton Avenue and 1921 East Alton Avenue. This raises two distinct compliance issues:
1. Fire Protection / Fire Separation Distance (FSD):
The CBC defines property lines as the controlling boundary for determining fire separation distance (CBC §202; Table 602). Exterior walls and openings must provide fire-resistance ratings based on FSD. At zero feet from a property line, exterior walls are required to be 1-hour fire-resistance rated with no openings (CBC Table 602; §705.5; §705.8). By extending across the property line, the proposed structure reduces the FSD to zero. As designed, the shade structure (posts, beams, and columns) does not provide the required rated exterior walls or protected openings and therefore does not comply (CBC §705.5; §705.8).
2. Legal Lot / Encroachment Issue:
Buildings must be located entirely within the boundaries of a legal lot under local subdivision and zoning regulations (California Government Code §65850; Santa Ana Municipal Code Title 41). Property lines are tied to property rights and ownership; construction across a property line without a lot merger, lot tie, or easement constitutes encroachment and is prohibited under civil law.
Resolution Strategy / Unresolved Issues
The proposed Lot Tie Agreement would address the legal lot encroachment issue by treating the parcels as one lot. However, this does not resolve the fire protection requirements. Section 705.3 requires that where two or more buildings are located on the same lot, an imaginary lot line shall be assumed for determining fire separation distance (CBC §705.3). The FSD requirements remain applicable and have not been satisfied. A code-compliant path must still be provided to resolve these issues.
Provide a note on the title sheet referencing the recorded Lot Tie Covenant and Agreement, and ensure all construction documents clearly identify compliance with the recorded agreement.
Provide a copy of the latest Lot Tie Covenant and Agreement for review.
This building permit will not be issued until the Lot Tie Covenant is recorded. Please provide a copy of the recorded covenant to the Building Division as soon as it is available.
Provide the following building data as required by the 2022 California Building Code: occupancy group, type of construction, number of stories, height, floor area, and whether the structure is equipped with a fire sprinkler system.
This project requires consideration of fire protection for the structure. Please ensure the plans are stamped and signed by the project architect (not the landscape architect).
Remove the “Not for Construction” note on civil sheets.
The path of travel is shown on Sheet C2.0. Extend the path of travel line to the northwest side of the shade structure.
On Sheet L1.52, Detail G shows the sink and wall section. Provide knee and toe clearance dimensions on the plan to demonstrate compliance with accessibility requirements (11B-305.4).
End of Comments