HomeMy WebLinkAbout334164_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:
101125196
PROJECT ADDRESS:
3601 S Harbor Blvd
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
II B, SPK
OCCUPANCY CLASSIFICATION(S):
B, E
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
10/20/2025
INITIAL REVIEW
10/21/2025
EXPIRATION
4/18/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Tim Lally
3.
TEL:
(714)633-7667
FAX:
VALUATION: $2,000,000.00
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.Sheet 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.
Add the following note under Scope of Work: “Occupancy change from Group B to Group B and Group E on the second floor.
Provide the following note on the plans indicating the plan check numbers (PC#) and the
corresponding scope of work: PC# 101125196: TI & Change of OccupancyPC# 101125053: Interior DemolitionPC# 101125151: Site Improvement
Delete the code references to the Historical Building Code under Building Codes. This project is not classified as a historical building.
1st PC Comment:
List all deferred submittals on the plans. If there are none, clearly indicate “No deferred submittals.”
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.”
Under Project Area, provide the following area breakdown:
• Tenant Improvement: 13,413 sq. ft.
• New Stair: X sq. ft
• Total Area: X sq. ft.
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.Sheet G4.2
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 and Group B on the second floor. 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 is 43,500 sq. ft., not 50,750 sq. ft. Revise accordingly.
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.
Group E cannot be considered an accessory occupancy per Section 508.2, since the floor area exceeds 10% of the main occupancy.
For the allowable area, choose one of the following approaches and show it clearly on the plans:Option A:Treat the second floor as Group E. The allowable area is 43,500 sq ft, which exceeds the 13,413 sq ft on the second floor, so this option complies.
Option B: Use mixed occupancies (Group B and Group E). If this approach is used, provide the required occupancy separation walls and show the corresponding calculations.
Option C:Reduce the classroom area so it is less than 10% of Group B floor area, allowing it to be treated as accessory occupancy.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.Show that the actual building height does not exceed the allowable building height per CBC Table
504.3. Therefore, the design is code compliant.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.
1st PC Comment:Add note: “The site accessibility design is reviewed under Building Permit #101125151.”2nd PC Comment: The note is found on site plan.
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 G3.2
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:
a. Floor surfaces (11B-302.1)
b. Slopes (11B-403.3)
c. Walkway width (11B-403.5.1)
d. Vertical clearance (11B-307.4)
e. Protruding objects (11B-307.2)
f. 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 G4.2(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.
Identify the use of the space and the occupant load in front of the CFO office and the HR office.
1st PC Comment:
The area in front of Offices 201 and 203 shall be considered functional occupiable space unless demonstrated otherwise. Provide an occupant load calculation for this area and include it in the occupant load table on the plans.
2nd PC Comment:
The architect’s explanation regarding the occupant load of the “Student Commons CoLab” spaces (Rooms 201 and 203) is acceptable. However, provide a letter from the school or architect confirming that these areas are included in the Group E classroom-based occupant load calculation. This documentation is required for the plan review record, as these two CoLab spaces are not insignificant in size.
The letter shall also confirm the non-concurrent use of the lounge space when students are not occupying the building and teachers are using the lounge. This clarification is required to avoid double-counting the occupant load, as currently illustrated on the two occupant load tables.
On the occupant load table, provide a total square footage at the bottom of the column. The total should match the overall floor area shown on the title sheet, 13,413 sq ft.
During the DRC, previous emails, correspondence, and meetings indicated that the Workforce Development area has furniture plans showing it functions as a business use rather than an assembly use. However, the submitted plans do not include that sheet. To confirm that this space does not function as assembly, provide the furniture plan for documentation.
Conference Rooms 208B and 202M are assembly spaces. Update the occupant load table to reflect these rooms as assembly areas.
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.
Indicate the number of required exits and the number of provided exits on the plan.
It appears that existing Stand Number 2 is enclosed by the new wall. Please confirm if this is correct.
Since the first floor is occupied by a different tenant than the second floor, show the exit path from Stairway 1, illustrating travel from the second floor to the first floor and from the first floor to the exit doors. Clearly indicate that the exit path for the second-floor tenant is independent from the first-floor tenant.
1st PC Comment:
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.
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 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)
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.Sheet G4.2
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 ID7.1 (Door Schedule)
On the door schedule, specify panic hardware or no lock and no latch on the following doors: STR1-1, 208-1, 208-2, 207-1, 207-2.
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)
Structural Review Comments
Provide structural calculations for review.
Additional 2nd PC Comments:
The title sheet is missing the architectural stamp and signature. The remaining sheets are stamped and signed.
There are no additional 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 Comments