HomeMy WebLinkAbout339032_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:
101126682
PROJECT ADDRESS:
2650 S Croddy Way
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
2/26/2026
INITIAL REVIEW
4/3/2026
EXPIRATION
8/25/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Bao Pham
3.
TEL:
(909)538-7067
FAX:
VALUATION: $250,000.00
EMAIL:
bao@bdpeng.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, new plan submittals shall comply with the 2025 California Building Standards Codes. Submittals prior to this date shall comply with the 2022 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 approvals from the following agencies, as applicable, prior to permit issuance:
Planning Division – Provide Planning approval stamp on the plans. After Building approval, plans will be routed to Planning by Building staff.
Police Department (PD) – Provide PD approval stamp on the plans. After Building approval, plans will be routed to PD by Building staff.
Public Works Agency (PWA) – Obtain PWA clearance when applicable. After Building approval, obtain Building-approved plans and submit to PWA. Return PWA-approved plans to Building prior to permit issuance.
Orange County Fire Authority (OCFA) – Submit plans directly to OCFA when required. Provide OCFA approval prior to permit issuance.
County of Orange Health Care Agency (OC Health) – Submit plans directly to OC Health when food service is proposed. Provide OC Health approval prior to permit issuance.
School District – Pay applicable school fees after Building approval. Provide the signed Certificate of Compliance prior to permit issuance.
Cal/OSHA – Verify whether a Cal/OSHA permit is required and obtain approval when applicable.
RESUBMITTAL INSTRUCTIONS
Plans Pickup
Original plans and calculations are available for pickup at the Building Division counter. Check the Building Division website for counter hours and the closure schedule prior to your visit.
Plan Check Corrections
Provide a written response addressing all items in this plan check report.
Provide a complete response to each comment. Indicate the sheet number, detail number, or note number where each correction is made. If a comment does not apply, provide an explanation.
For questions, contact Senior Plan Check Engineer Anson So at aso@santa-ana.org or 714-647-5830.
Resubmittal
Provide two sets of revised construction documents (drawings, calculations, and supporting documents). For new construction or additions, provide one additional set.
Resubmit all construction documents using one of the options below.
Option 1: Resubmittal Bin
Complete the Plan Check Re-Submittal Form and include it with the resubmittal package. The Resubmittal Bin is located in the City Hall Ross Annex lobby.
Option 2: Walk-ins
Daily walk-ins are available for resubmittals on a first-come, first-served basis.
PLAN REVIEW COMMENTS
TITLE SHEET
Provide a 9" × 9" blank space near the bottom-right corner of the title sheet, outside the title block, for City approval stamps.
This building plan review does not include Mechanical, Electrical, or Plumbing (MEP). Remove all MEP sheets from the Sheet Index.
Revise the plans to clearly state the total tenant improvement floor area and separately identify the area of the second-floor addition.
Provide a vicinity map.
Under the project directory section, include the name and contact information for both the tenant and the landlord.
Mechanical, Electrical, and Plumbing (MEP) are not deferred submittals. They are separate permits. Revise plans accordingly.
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.'
Revise the occupancy classification. The plans identify Group B and Group S-1, but the floor plan shows machine shop and assembly areas that may indicate factory or other occupancy uses. Confirm the correct occupancy classification for each space and provide an occupancy diagram showing the location, boundaries, and area of each occupancy throughout the floor plan.
Verify whether the proposed scope of work includes a change of occupancy. If a change of occupancy is proposed, clearly identify on the plans the occupancy classification(s), showing the existing occupancy and the proposed occupancy. If no change of occupancy is proposed, add a note on the plans stating: "No change of occupancy is proposed."
Provide an allowable area analysis for the first floor. The plans show a first-floor area of 10,394 square feet, which appears to exceed the allowable area for Groups B, S-1, and F-1 per Table 506.2. Provide a code analysis per Section 508 to demonstrate how the mixed occupancies comply, including the allowable area for each occupancy, the method used, and supporting calculations.
Floor Plan
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.”
Clarify the stair configuration adjacent to the first-floor assembly area. A stair is shown on the first-floor plan, but the corresponding second-floor plan does not clearly show the stairway and appears to indicate the area is open. Revise the plans to show a complete and coordinated stair layout at both levels, including the stair opening, continuation, and relationship to the floor area above.
Sheet A2.1
Provide a complete and coordinated roof plan and second-floor plan. The submitted plans appear to show skylights and portions of the second-floor layout, but the drawings are incomplete or not clearly coordinated. Revise the plans to clearly show the full roof plan and full second-floor plan, including skylights, openings, and the relationship between the roof and the floor layout below.
CalGreen Sheets
The CALGreen checklist submitted is based on a previous code cycle and is no longer valid. Use the 2025 version of the checklist to align with the current code cycle.
Egress Plans
Provide a complete egress plan for the second floor. Clearly show occupant load, exit access paths, travel distances, exit locations, and the number of required exits. (CBC 1004.1, 1006.2, 1017.3)
Provide the occupant load table on the egress plan sheet. Remove it from the title sheet and coordinate all occupant load information with the egress analysis. (CBC 1004.1)
Revise the occupant load table to coordinate with the floor plan. The table identifies a dining area; however, no dining area is shown on the plans. Clarify or remove the dining area and update the occupant load calculations accordingly. (CBC 1004.1)
Revise the occupancy classification. The occupant load table identifies F-2 occupancy; however, unless the use qualifies as low-hazard (noncombustible materials), it shall be classified as F-1. Provide justification for F-2 classification or revise to F-1 and update the analysis accordingly. (CBC 307.1, 306.2)
Revise the floor plan to eliminate the dead-end corridor at the tooling area. The dead-end corridor length exceeds 20 feet and is not permitted. Modify the layout to provide a compliant egress configuration. (CBC 1020.5)
Structural Plans
Clarify and coordinate the second floor design between the architectural and structural plans. The structural framing plan shows floor framing, indicating a second-floor buildout; however, the architectural plans show the area as open, with only a small I.T. room. A stair is shown adjacent to the stock room, suggesting access to a second level. Revise the plans to clearly show the intended second-floor layout, use, and extent, and ensure consistency between all disciplines.
End of Comments