HomeMy WebLinkAbout337210_1_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:
102126131
PROJECT ADDRESS:
2406 S Main St
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
1/5/2026
INITIAL REVIEW
2/5/2026
EXPIRATION
7/4/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Gonzalo Alonso
3.
TEL:
(949)553-9856
FAX:
VALUATION: $40,000.00
EMAIL:
gonzalo@peninsulahome.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 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.
As of January 1, 2026, the City of Santa Ana enforces the 2025 California Building Standards Codes. Previous code editions, including the 2022 codes, are no longer applicable.
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.
Submit plans directly to the Orange County Fire Authority (OCFA) for review and approval. Provide a Service Request (SR) number as proof of submittal. Immediate action is required to avoid permitting delays.
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
TITLE SHEET
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.
There are handwritten notes on the sheet index. Ensure that all such notes are incorporated into the updated drawings.
Correct the project address ZIP code on the title sheet and on every plan sheet title block.
Revise the scope of work to state: legalization of 3,325 square feet of additions and storage racks.
Provide a project directory that includes the names and contact information of the property owner, tenant, and all design professionals involved in the project (architectural, structural, civil, geotechnical, mechanical, electrical, and plumbing).
Under Applicable Codes, revise all listed code to reference the 2025 Code Edition rather than the 2022 Edition.
Delete the code reference to 2022 CRC under Applicable Codes. This is not a residential project.
List all deferred submittals on the plans. If there are none, clearly indicate “No deferred submittals.”
Include the following note on the plan: 'All Notice of Violation items must be fully addressed. Partial compliance will not be accepted. All unpermitted work must be brought into full compliance.'
Provide the following building data as required by the 2025 California Building Code: occupancy group, type of construction, number of stories, height, floor area, and whether the building is equipped with a fire sprinkler system.
Clarify fire sprinkler information on the plans. For the existing conditions and the proposed scope of work, indicate the following:
Existing Fire Sprinkler System: Yes or No
Proposed Fire Sprinkler System: Yes or No
Modified Existing Fire Sprinkler System: Yes or No
Construction type is listed as Type III-B; City records indicate Type V-B. Verify the correct construction type based on existing building conditions and CBC Table 601, and revise the plans accordingly. If maintaining Type III-B, provide a letter from the Engineer of Record or Architect of Record confirming that all existing building elements meet the required fire-resistance ratings for Type III-B construction. Field verification is required; assumptions are not acceptable.
Occupancy group is listed as S. Clarify whether the occupancy is S-1 or S-2 and revise the plans accordingly. Refer to CBC Section 311.
Prior Certificate of Occupancy lists the existing occupancy as Group B. The proposed use includes retail and storage and is classified as Group M and Group S-1 or S-2. Identify the existing and proposed occupancy classifications on the plans and identify the project as a change of occupancy.
This building includes more than one occupancy. Specify whether the design follows non-separated occupancies per CBC Section 508.3 or separated occupancies per CBC Section 508.4.
Provide an allowable area analysis in accordance with CBC Section 506, including existing building area, proposed addition area, allowable area per occupancy and construction type, frontage and sprinkler increases (if applicable), and a summary demonstrating compliance.
The building is classified as an unreinforced masonry (URM) building and is limited to a total occupant load of 99 due to its seismic hazard classification. Provide occupant load calculations per CBC Chapter 10 for the entire building, including all existing areas and the proposed addition, and demonstrate compliance with the 99-occupant limit.
Show all easements on the site plan. If there are none, add a note stating “No known easements.”
On the site plan, indicate all exit discharge paths from the building’s exterior exit doors extending continuously to the public way. Google Street View indicates a perimeter fence; identify all required egress gates or doors through the fence, or revise the plans to provide a compliant exit discharge path.
The plans lack essential accessibility information, including parking, accessible routes, and signage. These details are required to demonstrate compliance with 2022 CBC Chapter 11B, Division 5, and must be provided before a complete plan check can be conducted.
Provide the following parking information:
Total number of parking spaces
Number of van-accessible spaces
Number of standard accessible spaces
Provide access aisle details in accordance with CBC Section 11B-502.3.
Show the location of all accessible parking spaces on the site plan.
Accessible parking spaces shall be located on the shortest accessible route to the entrance. (11B-208.3.1)
Provide the International Symbol of Accessibility (ISA) on the accessible parking stall floor per 11B-502.6.4.
Provide an accessible parking sign per 11B-502.6.
Provide a detail of the unauthorized vehicle towing sign per 11B-502.8.2.
Show an accessible route from accessible parking spaces to the building entrance.
Show an accessible route from the public sidewalk to the building entrance.
Identify any conditions along the accessible route that do not comply with accessibility standards, and provide construction details showing how they will be corrected.
Show full compliance with the exterior accessible route requirements of Section 11B-402.
The south exterior wall has a fire separation distance of approximately 2′-2″. Demonstrate compliance with CBC Tables 705.5 and 705.9 by providing the required exterior wall fire-resistance rating and addressing opening limitations. Revise the design accordingly.
Sheet A-1
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.”
Provide an existing floor plan and the proposed floor plan.
Provide a wall legend for all new walls and structural details showing top and bottom connections.
Provide door details: clear width, height, type, swing direction, type of hardware, and hardware height.
At each grade-level exterior door, provide a tactile sign with the word ‘EXIT”.
Provide a complete door schedule including the following information for each door: door number, width, height, thickness, material, hardware, and fire rating.
Provide an egress door note per CBC 1010.2 describing door operation from the egress side.
Provide an egress door hardware note per CBC 1010.2.2 describing how the hardware is operable without tight grasping, pinching, or twisting of the wrist.
Provide door force notes per CBC 1010.1.3 specifying the maximum forces required to unlatch and open doors.
Provide door landings in accordance with CBC 1010.1.5. Show the location, materials, dimensions, threshold, and maximum slope for each landing.
Provide a complete building-wide exit analysis demonstrating compliance with CBC Chapter 10. Show occupant load, required number and width of exits, travel distances, and continuous exit paths from exit access through exit discharge. Document compliance directly on the plans, including occupant load tables, egress path diagrams, width calculations, door swing directions, and exit signage. See Plan Check Comment #17 for URM-specific requirements.
Provide occupant load calculations. Identify each room, room area, occupant load factor per CBC Table 1004.5, calculated occupant load for each space, and the total occupant load.
Indicate the number of required exits and the number of provided exits on the plan.
Provide the maximum overall diagonal dimension of the building, as required by CBC Section 1007.1.1.
Show location of all exit signs on the plan. (1013.1)
Provide tactile exit signs with raised character and Braille in accordance with CBC Section 1013.4.
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.
Show the exit access travel distance on the floorplan in accordance with CBC Section 1017.3.
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.
The plans do not demonstrate accessibility compliance. Provide accessible restroom details per CBC 11B-603, including required clearances, fixture locations, mounting heights, and grab bars.
Structural Review
Provide a soils report for review.
Confirm that the front retail area is open to the public and that the storage addition is not. Storage racks accessible to the public shall be designed per RMI/ANSI MH16.1, including applicable importance factors, with supporting structural calculations.
As this is an unreinforced masonry (URM) building, all new structural elements, including storage racksand additions, shall be structurally independent of the URM walls and shall not impose gravity or lateral loads on the URM. Provide structural details and calculations demonstrating independent support and anchorage.
Site inspection photos indicate the addition is already constructed and the roof diaphragm is tied into the URM walls. This is not acceptable. Revise the structural design to provide seismic separation between the existing URM building and the addition, and provide details and calculations accounting for required separation for story drift.
Site inspection photos indicate the addition roof sheathing appears to be supported by storage racks. This is not a CBC/ASCE 7 recognized lateral-force-resisting system and has no assigned R-factor. Revise the design to provide a code-compliant gravity and lateral system independent of the racks, and provide structural calculations demonstrating compliance with CBC and ASCE 7.
Include weight of steel framing in seismic effective weight.
Specify thickness of metal roof and provide specs, span charts, and means of diaphragm connection.
Minimum weld size for cyclic load (e.g. seismic) shall be 3/16” minimum per AWS D1-1.
Structural calculations do not reflect the adopted code cycle. Update the building code basis to the 2025 CBC and all applicable referenced structural standards.
The structural calculations assume 20 psf for walls/misc. Site inspection photos indicate corrugated sheet metal wall cladding. Justify the assumed wall dead load by providing the wall assembly dead load (psf), including all components, and revise calculations as needed. Assumed dead loads shall be conservative and consistent with installed materials, including for wind load design.
The purlin calculations show gravity design only. The statements “wind OK” and “collector OK” are not supported. Provide complete wind load analysis and design, including applicable wind pressures, load combinations, and member/connection checks. Define and quantify the collector force path, including magnitude, source, and destination, and show how it is transferred through a code-recognized diaphragm and lateral-force-resisting system. Clarify whether roof/diaphragm collector forces are being transferred to storage racks; if so, revise the design to provide a code-compliant lateral system independent of the racks.
Under rafter design, the calculated deflection of 1.37 in. exceeds the allowable deflection of 1.0625 in. This exceeds the permitted limit and is not acceptable. Revise the rafter design to comply with CBC Section 1604.3 (Serviceability) and applicable deflection limits. Provide revised calculations demonstrating compliance.
The weld evaluation states “recommended 3 in.” Welding is a design requirement, not a recommendation. Revise the documents to clearly specify required weld size, length, type, and extent. In addition, welding requires special inspection per CBC Chapter 17. As the work is already constructed, demonstrate how the Chapter 17 special inspection requirements have been satisfied or propose a code-compliant alternative, subject to approval. The Engineer of Record shall provide written clarification and documentation addressing compliance.
Listing wind speed and exposure alone is insufficient. Submit full wind load design calculations demonstrating compliance with the CBC and ASCE 7.
The proposed use of storage racks as part of the lateral-force-resisting system is not a standard CBC/ASCE 7–recognized system. The EOR may propose this approach; however, full justification is required, including the specific code or standard basis for the selected R-factor, required detailing, and a complete lateral load path demonstrating how forces are transferred to the foundation. If this justification cannot be provided, revise the design to use a code-recognized lateral system independent of the storage racks.In addition, the seismic dead load (W) used in the calculations does not include the storage racks and stored contents. Revise the seismic weight to include the rack system and applicable storage loads, and update the seismic and wind design and calculations accordingly.
Storage racks located inside the main building appear to be stand-alone rack systems independent of the building structure. Provide a complete RMI-compliant storage rack design for these racks, including rack configuration, loading criteria, anchorage, bracing, seismic design parameters, and supporting calculations.
Detail 2/SD1 shows anchor bolts into an existing slab. Provide foundation structural calculations for the anchorage and supporting slab, including gravity bearing, shear, and uplift/tension demands with applicable load combinations. Demonstrate that the existing slab-on-grade is adequate as the foundation and that a separate footing is not required; otherwise, revise the design to provide a code-compliant footing/foundation system.
The calculations reference the 3N deck, weld requirements, and ESR report numbers. Revise the plans to show this information, including deck designation/gage, attachment and weld size/spacing, and the applicable ESR report numbers, consistent with the calculations.
Show configurations of racks: permissible configurations, max number of shelves, max distance between shelves, and max distance from floor to bottom shelf.
Protect lower portions of posts (especially front posts facing aisles) from forklift damage; recommend strengthening methods such as welding, heavier bracing, or larger base plates & anchors.
Note on plans that racks shall be installed plumb; max tolerance ±0.5″ per 10 ft of rack height.
Specify the thickness of purlins on sheet S-2.
Storage Racks Calculations Requirements
Design, testing, and utilization of racks shall conform to Rack Manufacturers Institute (RMI) specifications.
Seismic design shall conform to ASCE 7 22 Section 15.5.3 or latest RMI edition Section 2.6.
Racks shall be designed for critical load combinations per ASCE 7 22.
Multiple configurations shall be designed for each configuration.
Racks above ground level shall resist earthquake forces considering both building and rack responses.
Base shear distribution over rack height shall conform to ASCE 7 22 Section 12.8.3 with factor
k = 1 or per RMI 2.6.7.
Overturning moment shall be calculated with only the top level loaded under seismic forces; seismic load acts through center of gravity of top load.
Weight of rack contents used in resisting moment must match weight used for lateral force calculations.
When racks are braced against the building, the building must resist horizontal and vertical rack forces; connections must prevent damage.
Height-to-depth ratio of rack shall not exceed 6 : 1 unless properly anchored or braced; if exceeded, design must consider a 350-lb side force at top shelf and anchors/base plates must resist uplift.
Load support beams and arms must consider 25% additional vertical impact load of a unit load in worst-case position.
Deflection of beams under working load shall not exceed L/180.
Beam-to-post and bracing connections must support combined vertical dead + live + product loads and horizontal loads (max of 1.5% of dead + product load or earthquake load).
Beams subject to machine loading must have locking devices capable of resisting 1,000 lb upward force per connection.
Perforations in compression members: provide calculations considering net section properties.
Rack support by foundations, slabs, or other means shall comply with CBC Chapter 18; allowable pressures: footings 12” x 12” min, slab 750 psf unless soils report allows higher.
Engineer shall verify existing slab conditions, especially near joints; indicate cracks and provide mitigation.
When member calculations are not possible, a testing program per RMI Section 9 may be used.
Notes on Plans / Special Requirements
Provide material specifications for concrete, steel, welds, and bolts.
All racks shall display a permanent plaque showing maximum permissible unit load or maximum uniformly distributed load per level.
Special inspection required for all structural welds except those done in approved fabricator’s shop.
Welding (except at approved fabricator) shall be done by City of Santa Ana certified welders.
Provide valid Research Report number or City of Los Angeles Research Report (LARR) for concrete anchors and alternate connectors.
Periodic special inspection required for anchorage of racks 8 ft or taller in Seismic Design Category D, E, or F structures.
Clear space below sprinklers: minimum 18″ between top of storage and ceiling sprinkler deflector (per NFPA).
End of Comments