HomeMy WebLinkAbout333989_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:
101125147
PROJECT ADDRESS:
3611 S Harbor Blvd
PLAN CHECK ENGINEER:
Anson So & Gary HuangTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
II B, SPK
OCCUPANCY CLASSIFICATION(S):
E
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
10/3/2025
INITIAL REVIEW
10/4/2025
EXPIRATION
4/1/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Tim Lally
3.
TEL:
(714)633-7667
FAX:
VALUATION: $4,000,000.00
EMAIL:
tim.lally@mjpaia.com
FLOOD ZONE: X-06059C0258J
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 prior to expiration. The request must include justifiable cause. The Building Official may approve a one-time extension of up to an additional 180 days. No 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.
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
Reviewer Contact Information
Architectural Reviewer: Anson So – aso@santa-ana.org | 714-647-5830
Structural Reviewer: Gary Huang – ghuang@santa-ana.org | 714-647-5862Sheet T
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 cover Mechanical, Electrical, and Plumbing (MEP) review. Physically remove the MEP sheets from this plan and update the sheet index to reflect their removal.
1st PC Comment:
Add note under Scope of Work: “Change of occupancy from Group B (Business) to Group E (Education).”
2nd PC Comment:
Add a note under the Scope of Work stating: “This project involves a change of occupancy from Group B to Group B and Group E. While the first-floor administration area remains Group B, the building includes Group E areas. This is not a standard tenant improvement, and life-safety requirements have been addressed using the non-separated method with Group E as the most restrictive occupancy, as illustrated in the code analysis.
Provide the following note on the plans indicating the plan check numbers (PC#) and the corresponding scope of work:
PC# 101125417: Grout Injection for Foundation
PC# 101125147: TI & Change of Occupancy
PC# 101125054: Interior Demolition
PC# 101125055: Seismic Upgrade
Delete the code references to the Historical Building Code under Building Codes. This project is not classified as a historical building.
List all deferred submittals on the plans. If there are none, clearly indicate “No deferred submittals.”
Under Project Area, provide the following area breakdown:
Tenant Improvement: 45,774 sq. ft.
New Stair: 1,183 sq. ft
Total Area: 46,957 sq. ft.
Revise the occupancy designation to Educational (Group E) only; remove any reference to Group B.
Under Project Data, revise the note indicating “Non-Sprinkler Building” to “Sprinkler Building.”
Under Project Data, revise the note indicating “Type I-B” to “Type II-B”
Sheet G2.0
The project lists the construction type as II-B, whereas City records indicate Type V-N. For the purpose of Type of Construction reclassification, the architect shall provide a stamped and signed letter confirming that all building elements are noncombustible per CBC Table 601. Please submit this letter along with the next plan submittal.
1st PC Comment:
Provide an allowable area analysis in accordance with CBC Section 506 for the change of occupancy from Group B to Group E. Show that the actual area of the building does not exceed the allowable area of the building per Table 506.2. Therefore, the design is code compliant.2nd PC Comment:
Under Height & Area, the allowable area for Group E exceeds the actual area of the first and second floors. Please provide a statement confirming that the allowable area is code-compliant using the nonseparated method per Section 508.3.
1st PC Comment:
Show that the actual number of stories does not exceed the allowable number of stories per Table 504.4. Therefore, the design is code compliant.
2nd PC Comment:
Similar to comment #12, provide a statement confirming that the allowable number of stories is code-compliant using the nonseparated method per Section 508.3.
1st PC Comment:
Show that the actual building height does not exceed the allowable building height per CBC Table 504.3. Therefore, the design is code compliant.
2nd PC Comment:
Similar to comment #12, provide a statement confirming that the allowable building height is code-compliant using the nonseparated method per Section 508.3.
1st PC Comment:
The existing building is equipped with a fire sprinkler system. On the plan, clearly indicate whether the proposed work affects the sprinkler system:
No modifications: Add a note that the existing fire sprinkler system will remain unchanged.
Modifications required: Indicate that updated fire sprinkler plans must be submitted to OCFA for review and approval.
2nd PC Comment:
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.”
Site Plan
1st PC Comment:
On the site plan, indicate all exit discharge paths from the building’s exterior exit doors extending continuously to the public way.
2nd PC Comment:
On the site plan, please indicate the exit discharge paths from the exterior exit doors of Buildings 3601 and 3611 continuously to the public streets. While one path to Harbor Boulevard is shown, please also show the path to Lake Center Drive. Ensure the paths account for the perimeter fencing and provide clear access from all exit doors to the gates leading to the public streets. Note that accessibility requirements will be reviewed under a separate site improvement plan check; this comment is specifically for exit discharge paths.
Add note: “The site accessibility design is reviewed under Building Permit #101125151.”
1st PC Comment:
Show the imaginary property lines per CBC Section 705.3. Indicate the fire separation distance (FSD) from the exterior walls of each building to the imaginary property line. Once these FSDs are indicated, compliance with exterior wall fire rating and opening protection requirements per Sections 705.5 and 705.8 can be evaluated.
2nd PC Comment:
Imaginary property lines not found on the site plan.
Sheet G3.1 & Sheet G3.2
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.
1st PC Comment:
Show full compliance for the interior 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)
2nd PC Comment:
Revise the interior accessible route section to demonstrate full CBC compliance. Each requirement must include the specific code reference and a clear explanation of how the design satisfies it. The documentation must show both code conformance and design intent, not simply copy notes.
Verify that the existing elevator complies with current accessibility requirements. Since the building was previously classified as a Business occupancy, the existing elevator may not meet current accessibility standards. With the proposed change of occupancy, provide documentation confirming that the elevator is accessible. If it is not compliant, specify the required upgrades to meet accessibility standards.
Sheet A2.1 & Sheet A2.2
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.”
Sheet A4.1 & Sheet A4.2 (Life and Safety Plan)
Provide a complete exit 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.1st PC Comment:
Most classroom occupant loads are shown; however, the following rooms are missing occupant load information. Provide occupant load calculations for the following:
Student Commons Collab 2SC1
Student Commons Collab 2SC2
Conference Room 212
Storage Room 212A
Nook 211A
Biology Workshop 203A
Chemistry Workshop 201A
2nd PC Comment:
The architect’s explanation regarding the occupant load of the “Student Commons CoLab” spaces (2SC1 and 2SC2) is acceptable. However, please provide a letter from the school or architect confirming that these areas are accounted for in the Group E classroom-based occupant load calculation. This will provide documentation for the plan review record, as these two CoLab spaces are not insignificant in size.
1st PC Comment:
Revise the note currently labeled “Accessibility Plan” to read “Fire Life Safety Plan.”
2nd PC Comment:
The previous comment regarding the label location has not been fully addressed. While the title block label is correct, the note currently reading “Accessibility Plan” below the floor plans should be revised to read “Fire Life Safety Plan.”
1st PC Comment:
Provide an Occupant Load Summary Table showing the room names, occupant load factors per CBC Table 1004.5, calculated occupant loads, total occupant load for each floor, and the total occupant load for the entire building.
2nd PC Comment:
The Occupant Load Summary Table should include a total of the areas in the Area column. This total must match the total area shown in the code analysis on Sheet G2.6. Currently, the table shows 24,670 square feet, but adding the individual areas does not yield this number. Please review and correct the calculations so they are consistent.
The Conference Room shows an occupancy of 49 with fixed seats not included in exiting calculations. Address the following:
Show the fixed seating on a furniture plan and reference the structural details to document the permanent attachment of the seats to the floor.
Even though the seats are fixed, include the occupant load in the overall occupant load calculations for exiting. The room already has two exits, which meets code requirements.
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.
1st PC Comment:
Indicate the number of required exits and the number of provided exits on the plan.
2nd PC Comment:
Note on plan indicates: “3 exits required; 4 exits provided.”
Based on an occupant load of 653 (316 + 317), three exits are required. The plan shows four provided exits; however, the exit paths lead to only two exits. Revise the plan to show exit paths to all four exits.
Add up the occupant loads along each egress path as they merge from classrooms into corridors. This cumulative occupant load is required to determine the minimum exit widths along the paths and at the exit doors.
1st PC Comment:
Exit door at gridline E/10 shows 317 occupants. Multiply this number by 0.2 inches per occupant to determine the required exit width per CBC 1005.3.2. The provided single door leaf does not meet the required width.
2nd PC Comment:
For the exiting widths, it is noted that the occupant load calculations are using the reductions per Section 1005.3.1 exception 1 & Section 1005.3.2 exception 1 (0.2 inch per occupant for stairways and 0.15 inch per occupant for other egress components). Please confirm that the entire building is equipped with emergency voice/alarm communication systems, as the use of these reduction factors requires both a fire sprinkler system and a voice/alarm system. The fire sprinkler system is documented; however, the voice/alarm system is not shown. If it is provided, please indicate where it is noted on the plans so the egress capacities can be verified.
Show location of all exit signs on the plan. (1013.1)
Provide tactile (raised character and Braille) exit signs in accordance with CBC 1013.4 at all required locations:
At each grade-level exterior exit door, provide a tactile sign with the word “EXIT.”
At each exit door leading directly to a grade-level exterior exit via a stairway or ramp, provide a tactile sign with the appropriate words: “EXIT STAIR DOWN,” “EXIT RAMP DOWN,” “EXIT STAIR UP,” or “EXIT RAMP UP.”
At each exit door leading directly to a grade-level exterior exit via an exit enclosure or exit passageway, provide a tactile sign with the words “EXIT ROUTE.”
At each exit access door from an interior room or area to a corridor or hallway, provide a tactile sign with the words “EXIT ROUTE.”
At each exit door through a horizontal exit, provide a tactile sign with the words “TO EXIT.”
Show the Common Path of Egress Travel Distance (CPETD) on the floor plan. CPETD is measured from the most remote point within a space to the point where separate and distinct access to two exits is provided.
Note on plan: The maximum common path of egress travel distance for Group E occupancy with a fire sprinkler system is 75 feet. Indicate this code maximum and show the actual common path of egress travel distance on the plan to demonstrate compliance.
1st PC Comment:
Note on plan: The maximum exit access travel distance for Group E occupancy with a fire sprinkler system is 250 feet. Indicate this code maximum and show the actual exit access travel distance on the plan to demonstrate compliance.
2nd PC Comment:
Please confirm whether the two exterior stairways are designed as exit access stairways rather than exit stairways per CBC 1027. If they are exit access stairways, the exit access travel distance shall be measured from the most remote point on the second floor all the way to the ground level, rather than stopping at the second-floor doorway to the stairs.
Dimension the corridor width. It shall not be less than 72 inches where occupant load is 100 or more. (Table 1020.3)
1st PC Comment:
Clearly indicate and label the fire-resistance rating for all walls on the plans, specifying whether each wall is non-rated, 1-hour, 2-hour, or other applicable rating.2nd PC Comment:
A one-hour shaft wall detail is provided on Detail 6/A8.1. Provide the listing or approved reference confirming the one-hour fire resistive rating for this assembly.
Sheet ID7.1 (Door Schedule)
1st PC Comment:
On the door schedule, specify panic hardware or no lock and no latch on the following doors: 102-1, 104-1, 109-1, CR102-1, 104-2, VS1-1, VS1-2, 203-1, 203-2, 201-1, and 201-2.
2nd PC Comment: Provide panic hardware on the following doors at the Chapel: 212-1, 212-2, and CR202-1.
Revise door note #2 to indicate a minimum door hardware height of 34 inches.
Revise door note #1 to indicate a maximum of 15 pounds of force required to open exterior doors.
Door Schedule references hardware set DHW#. Provide the corresponding hardware details for this set.
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)
Sheet A5.1.1 (Restroom Plans)
Detail 6/A8.3 shows a unisex geometric symbol. Provide a men’s geometric symbol at the men’s restroom in accordance with CBC Section 11B-703.7.2.6.1.
Detail 6/A8.3 shows a unisex geometric symbol. Provide a women’s geometric symbol at the women’s restroom in accordance with CBC Section 11B-703.7.2.6.2.
Detail 6/A8.3: Update the geometric symbol to remove the wheelchair graphic and “all-gender” wording, leaving only the designated unisex or gender-specific symbol.Detail 1/A8.3: Dimension line text is too small; revise for legibility.
2nd PC Comment:
There are no additional architectural red marks on the plans. All comments in this written report address the plan review issues. You may pick up the original plans if desired, but it is not required.End of Architectural Comments. See Structural Comments next page.
PLAN REVIEW COMMENTS:Sheet A9.3Provide construction details for trash enclosure for review[comment not complete – sheet A9.3 was not found in the re-submitted package, sheet G2.0 shown (N) trash enclose as a part of scope. Please provide construction details, calculation for the trash enclosure for review]Sheet A9.4Provide structural calculation for trash enclosure wall for review [See comment on sheet A9.3]Detail 16: provide trash enclosure wall reinforcing, footing size, footing reinforcing, and slab thickness/reinforcing[See comment on sheet A9.3]Sheet S0.4Detail 5: EOR to reference detail on plan where occur[comment not complete – no reference found on plan]Detail 6: EOR to reference detail on plan where occur[comment not complete – no reference found on plan]Sheet S0.7Detail 6: verify detail reference under detail note #1Sheet S2.1Reference typical (N) pad footing detail on plan Sheet S2.2Provide connection detail for (N) W12x to (E) 28 LHProvide connection detail for (N) HSS to (N) W12Provide detail for (N) HSS 6x below connect to (E) steel element at grid line CProvide detail for (N) HSS 6x below connect to (N) concrete pilaster [EOR specify if L6x3 is connect to concrete pilaster at grid line C and grid line 1. If so, provide construction detail]Provide detail for (N) HSS 12x connect to the edge of (N) concrete pilaster at grid 3EOR to verify at grid line 7 and grid line C, should it be (N) concrete slab over metal deck? Specify or reference on plan concrete thickness, reinforcing and deck propertySheet S2.3Provide detail for (N) W8 to (E) RSJ 10Provide detail for (N) L4x4 to (E) 28 LH at grid line CVerify detail reference 9/S8.1. It is not applicable at that location Sheet S5.1Detail 1Revise detail 2/S9.1 to reflect mat foundation Verify reference 1/S6.2 typical at column, should it be 4/S6.2Detail 2Provide detail show the location/elevation of HSS 6x6 relative to stair stringer at the middle of the stair Verify detail reference 11/S9.2Verify reference detail 6/S9.3. should it be 2/S9.3Verify detail reference for 5/S9.2. Detail 5/S9.2 is indicate at the top of the stair. Detail 2/S5.1 is at the mid stair landing[EOR to reference detail 5/S9.2. The detail 2/S5.1 is identify as at mid-stair landing. Provide detail for HSS beam at mid-stair landing]Detail 3Provide framing dimension/location typical [EOR to specify the location of the framing by providing the dimensions on plan]Sheet S5.2See comments on sheet S5.1[comment not addressed – see sheet S5.1 for similar comments]Sheet S5.3Detail 2: provide calculation justification that (E) 28G3N26.9 is adequate to support (N) stair loads[EOR to provide calculation justification, no calculation found in the submitted package]Sheet S6.2Detail 5: reference detail on plan where it occursSheet S7.1Detail 6: EOR to verify should it be (N) concrete fill over metal deck? Not (E) concrete slabSheet S9.1Detail 5: provide detail sheet reference Detail 6: EOR to verify/revise reference 2/S0.01.4 Sheet S9.2Detail 1: EOR to verify/revise reference 2/S0.01.4?Detail 3: please verify referenceDetail 5: Please verify if the connection between the HSS to metal stud should be slotted connection?provide maximum metal stud height above HSS beam Detail 8: specify the location of HSS 3x3 and how it is being support. [comment not resolve – please specify the location of HSS3x3 and how it is being support? Specify the connector plate size, thickness and provide calculation justification]Detail 9:Provide connection for HSS3x to HSS3xProvide connection for HSS 10x6 to HSS3xDetail 10: provide section A for review Sheet S9.3Detail 3: verify detail reference 6/-, it is not available for reviewDetail 5: provide size of the (N) stiffenerCalculation:Provide calculation for building separation between the (N) stair tower and the (E) buildingCalculation shown that there is free standing CMU wall, provide construction details and reference the detail on plan for review[EOR to coordinate with architect if trash enclosure is a part of the submittal. Sheet G2.0 shown (N) trash enclosure. Provide calculation and construction details where required]
2nd PLAN REVIEW COMMENTS (12/4/2025):
Sheet S0.8
Detail 4: EOR to verify detail reference(s) for metal stud wall elevation – ceiling height reference at top and the bottom of the wall. Should it be 7/S0.9 or 14/S0.9 and 4/S0.10?
Sheet S2.3
EOR to verify the applicability of detail 7/S8.1. It does not seem to be applicable at grid line C and grid line 2
Sheet S5.1
Detail 2: calculation required minimum 6” seismic gap
Detail 3: calculation required minimum 6” seismic gap
Sheet S5.2
Detail 2: calculation required minimum 6” seismic gap
Detail 3: calculation required minimum 6” seismic gap
Sheet S6.2
Detail 13: EOR to verify/provide detail 9/S0.10. Detail not found on sheet S0.10
Sheet S9.3
Detail 6: Specify angle size/length and connection to L2x2 (End of Comment)