HomeMy WebLinkAbout337604_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:
101126241
PROJECT ADDRESS:
1120 S Bristol St
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
M
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
1/15/2026
INITIAL REVIEW
1/16/2026
EXPIRATION
7/14/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Kevin Le
3.
TEL:
(626)275-6800
FAX:
(626)275-6801
VALUATION: $2,000,000.00
EMAIL:
mail@le-architecture.com
FLOOD ZONE: X-06059C0257J
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 Previous code editions, including the 2022 codes, are no longer applicable.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.
OCFA’s online project status indicates the plan check is cancelled. If OCFA review is not required, provide documentation confirming no OCFA review is required.
Submit plans directly to the County of Orange, Health Care Agency, Environmental Health (OC Health) for review and approval.
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.
Provide the civil drawings and labeled “For Reference Only”, or remove them from the Sheet Index.
This building plan check does not include the Mechanical, Electrical, and Plumbing (MEP) review. Update the sheet index to either reflect the removal of MEP sheets or reference 'Per Separate MEP Permits.'
Label sheets F1 and F2 “For Reference Only.” Fire Protection drawings are reviewed and approved by OCFA and are not approved as part of the Building review.Provide the Prospera sheets or remove them from the Sheet Index.Provide the following note on the plans indicating the plan check numbers (PC#) and the corresponding scope of work:
PC# 101126241: Tenant Improvement
PC# 101126242: Site Work Improvement
Revise the Scope of Work to state that site work improvements and MEP works are under separate permits.
The plans indicate a 99% milestone. Provide 100% construction documents (CD) for review. This requirement applies to all sheets in this submittal package.
Cooler Box (CB) sheets indicate a 50% milestone. Provide 100% construction documents (CD) for review.
Under Building Codes, revise all listed code to reference the 2025 Code Edition rather than the 2022 Edition.
List all deferred submittals on the plans. If there are none, clearly indicate “No deferred submittals.”
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.
The floor plan indicates a sales floor, financial service area (Prospera), food preparation area, and receiving area. This constitutes a mixed-occupancy configuration, not solely a Group M occupancy. List and classify all occupancies shown. The financial service area may be classified as an accessory occupancy in accordance with CBC Section 508.2, provided it is first correctly identified and evaluated.
In 2008, Building Permit No. 10162828 was issued for a tenant improvement expansion to create an opening in the demising wall to combine 1120 and 1128 S. Bristol; however, the permit was never finalized, the plans were not scanned, and the permit has expired. Provide documentation demonstrating code compliance by showing that the combined area is less than the allowable area per CBC Section 508.
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.
Accessible seating calculationsare shown in the breakroom. Confirm whether the seating is fixed or not fixed. If fixed seating is proposed, provide structural connection details demonstrating permanent attachment. Reference accessibility details for table height, width, wheelchair clearances, and required knee and toe space.
Accessible locker calculations are shown in the breakroom.Provide accessible locker details. Show required wheelchair clear floor space on the floor plan, identify reach ranges per CBC Section 11B-308, and specify compliant hardware per CBC Section 11B-309.4.
Under the occupant load table, revise the occupant load calculations using an occupant load of 15 for the break room.Sheet A1.0CPC Section 422.4 requires toilet facilities to serve both employees and customers. In addition, CBC Section 11B-206.3 prohibits an accessible route from passing through intervening spaces such as storage rooms. Revise the design to provide a compliant accessible route to the required restrooms that does not pass through a storage room.Sheet A1.8The receiving area between Gridlines AA and A is an existing condition without permit. The openings in the demising wall and the combination of Units 120 and 1128 S. Bristol were never legalized. First, obtain Planning approval for the unpermitted openings and unit combination. Second, clearly identify and document this work within the scope of work on the plans. Third, address accessibility path-of-travel compliance. The plans indicate one or more steps along Gridline A at both openings, which is not permitted on a required path of travel. Provide detailed drawings and a written response demonstrating how these issues will be corrected.Under existing calculations, include the mezzanine occupant load in the total occupant load calculations. The total occupant load is 319 per the occupant load calculations on the title sheet.Provide an egress analysis for the mezzanine.
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.
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.Structural DrawingsStructural drawings and calculations have been reviewed and there are no plan review comments.End of Comments