HomeMy WebLinkAbout337210_2_Corrections.docx
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 Previous code editions, including the 2022 codes, are no longer applicable.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
MAJOR ITEMS — APPLICANT AND ENGINEER OF RECORD MEETING REQUIRED
Two major items are identified in this 2nd plan check that require discussion before the 3rd submittal is prepared:
1. Fire Sprinkler System.
The storage area triggers an automatic sprinkler requirement throughout the building under CBC Section 903.2.9.4 (automatic sprinkler system required where the area used for the storage of upholstered furniture or mattresses exceeds 2,500 square feet). This is a code-mandated requirement, not a discretionary item. The applicant should be aware of the cost and scope implications before proceeding with the resubmittal.
2. Structural Submittal.
The structural documents and calculations are incomplete and not acceptable for plan check approval. Specific deficiencies include:
(a) Calculations that explicitly disclaim themselves as a “local member-and-connection evaluation” rather than a complete building design.
(b) Responses of “compliance to be decided by owner” on core code-compliance items (wind load analysis, lateral-force-resisting system design). Code compliance is the responsibility of the Engineer of Record, not the owner.
(c) Cross-discipline contradiction between the structural calculations (which describe the addition as an “open-sided roof cover / canopy condition”) and the architectural drawings (sheets A-2, A-3, A-4, CB-1 depict an enclosed structure).
(d) No seismic force-resisting system from ASCE 7-22 Table 12.2-1 has been identified for a Seismic Design Category D structure. An R value of 3.5 has been applied without identification of the corresponding system.
(e) Multiple code-compliance comments from the 1st plan check have been responded to with “not applicable” or by deferring the work to the rack manufacturer, the panel manufacturer, or the owner, rather than addressed by the Engineer of Record.
Refer to the itemized comments in the Structural Review section.
MEETING REQUIRED BEFORE RESUBMITTAL.
The Engineer of Record and the property owner shall meet with the Plan Check Engineer to review these items in detail before the 3rd submittal is prepared. The meeting will clarify code requirements, professional responsibility expectations, and the scope of the resubmittal. Contact Senior Plan Check Engineer Anson So at 714-647-5830 or by email at aso@santa-ana.org to schedule.
TITLE SHEET
First Plan Check Comment
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.
Second Plan Check Comment
Second Request.
There are handwritten notes on the sheet index. Ensure that all such notes are incorporated into the updated drawings.
First Plan Check Comment
Correct the project address ZIP code on the title sheet and on every plan sheet title block.
Second Plan Check Comment
Correct the project address ZIP code on shees S-1, S-2, SD1, and SD2.
First Plan Check Comment
Revise the scope of work to state: legalization of 3,325 square feet of additions and storage racks.
Second Plan Check Comment
The revised plan indicates legalization of 3,140 square feet; however, the plan shows Existing Area 1 of 2,550 square feet, New Area 1 of 2,365 square feet, and Area 2 of 775 square feet. It is unclear why Existing Area 1 reduces from 2,550 square feet to 2,365 square feet, and note that the area occupied by storage racks does not reduce the area of the addition. Justify the area calculations.
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.'
First Plan Check Comment
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.
Second Plan Check Comment
The plans now indicate Group B and Group S-1 occupancy, non-sprinklered, one story, Type V-B construction. Certificate of Occupancy record COO-2024-469-CO indicates a retail use, which is not classified as Group B. Confirm the established use, and since the scope of work includes additional storage space, revise the occupancy group classification to include both the retail and storage occupancies in accordance with CBC Chapter 3.
First Plan Check Comment
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
Second Plan Check Comment
Provide an automatic sprinkler system throughout the building in accordance with CBC Section 903.2.9.4, which requires an automatic sprinkler system throughout a building where the area used for the storage of upholstered furniture or mattresses exceeds 2,500 square feet.
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.
First Plan Check Comment
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.
Second Plan Check Comment
See Comment 10 above.
First Plan Check Comment
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.
Second Plan Check Comment
The response letter indicates that the new proposed addition follows the separated occupancies provision per CBC Section 508.4. Provide the allowable building area calculations in accordance with CBC Section 508.4.2.
First Plan Check Comment
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.
Second Plan Check Comment
The response letter indicates there is no change of area to the existing building; this is incorrect, as the addition of storage space increases the footprint of the building. 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.
First Plan Check Comment
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.
Second Plan Check Comment
Revise the occupant load factor to 60 for the mercantile area and revise the calculations for the entire building. (CBC Table 1004.5)
Show all easements on the site plan. If there are none, add a note stating “No known easements.”
First Plan Check Comment
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.
Second Plan Check Comment
Vehicular gates do not satisfy means of egress requirements per CBC 1010.4, and the "remain open during business hours" provision of CBC 1010.2.4 applies to the building's main egress door, not site perimeter gates. Provide code-compliant pedestrian egress gates through the perimeter fence at each exit discharge location per CBC 1010.4, or revise the plans to provide a compliant exit discharge path to the public way per CBC 1028.5.
First Plan Check Comment
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.
Second Plan Check Comment
The site plan shows the accessible path of travel from the accessible parking space directed up an existing ramp that appears to serve as a loading dock. Loading dock ramps are typically designed for vehicle/cart use at slopes exceeding accessibility limits and do not meet the requirements of CBC 11B-405. Per CBC 11B-202.4, alterations to a primary function area require an accessible path of travel to the altered area. Provide field-verified dimensions and slopes of the existing ramp and demonstrate compliance with CBC 11B-405, including:
Running slope not exceeding 1:12 per 11B-405.2
Cross slope not exceeding 1:48 per 11B-405.3
Minimum clear width of 48" per 11B-405.5
Maximum rise of 30" per run per 11B-405.6
Compliant landings at top, bottom, and direction changes per 11B-405.7
Handrails on both sides per 11B-405.8 (where rise exceeds 6")
Edge protection per 11B-405.9.2
Compliant surface per 11B-302
First Plan Check Comment
Provide the following parking information:
Total number of parking spaces
Number of van-accessible spaces
Number of standard accessible spaces
Second Plan Check Comment
Second Request.
First Plan Check Comment
Provide access aisle details in accordance with CBC Section 11B-502.3.
Second Plan Check Comment
Detail 1/D2 is cross-referenced at the access aisle but does not appear to be the correct detail. Regardless of whether the access aisle is existing with no proposed changes, compliance with CBC 11B-502.3 must be demonstrated on the plans. Provide an access aisle detail showing the following:
Width of 60" minimum per 11B-502.3.1
Length to extend the full length of the parking space served per 11B-502.3.2
Marked by blue painted borders per 11B-502.3.3
Hatched lines within the borders, a maximum of 36" on center, in a color contrasting with the parking surface (blue or white) per 11B-502.3.3
The words "NO PARKING" painted in each access aisle in 12" minimum height white letters located at the rear of the aisle (toward the drive aisle) per 11B-502.3.3
Located on the passenger side of the parking space, except that access aisles serving van spaces are permitted on either side per 11B-502.3
Surface slopes not exceeding 1:48 in any direction per 11B-502.4
Same surface level as the parking space served per 11B-502.4
Compliant surface per 11B-302
Connection to an accessible route per 11B-502.3
Correct the cross-reference on the site plan to point to the appropriate access aisle detail.
First Plan Check Comment
Show the location of all accessible parking spaces on the site plan.
Second Plan Check Comment
Only one accessible parking space is shown on the site plan. Per CBC 11B-208.2, where only one accessible parking space is provided, it shall be a van-accessible space. Revise the plans as follows:
Identify and label the accessible parking space as "VAN ACCESSIBLE" per CBC 11B-502.6.4.1
Provide a 96" minimum wide parking space with a 96" minimum wide access aisle (or alternative configuration per CBC 11B-502.2 Exception) per CBC 11B-502.2
Vertical clearance of 98" minimum at the parking space, access aisle, and vehicular route serving the van space per CBC 11B-502.5
Provide all required signage per CBC 11B-502.6, including:
International Symbol of Accessibility sign per 11B-502.6.2 (60" minimum to the bottom of the sign above finished grade)
"Van Accessible" designation per 11B-502.6.4.1
"Minimum Fine $250" sign per 11B-502.6.3
Tow-away warning sign at each entrance to off-street parking facility per 11B-502.8
Provide surface identification (International Symbol of Accessibility) painted on the parking space surface per 11B-502.6.4
The cross-reference on the site plan points to sheet D2 for the signage detail, but sheet D2 does not contain a signage detail. Provide the signage detail on the referenced sheet or correct the cross-reference.
First Plan Check Comment
Accessible parking spaces shall be located on the shortest accessible route to the entrance. (11B-208.3.1)
Second Plan Check Comment
Pending resolution of Comment 20 above. The shortest accessible route cannot be verified until the existing ramp is confirmed code-compliant or an alternate accessible route is provided.
First Plan Check Comment
Provide the International Symbol of Accessibility (ISA) on the accessible parking stall floor per 11B-502.6.4.
Second Plan Check Comment
The International Symbol of Accessibility (ISA) is shown on the accessible parking stall, but no technical specifications are provided. Provide a detail showing compliance with CBC 11B-502.6.4, including:
Symbol shall be 36" x 36" minimum per 11B-502.6.4.1
Symbol shall be painted on the parking surface, centered at the back of the parking space per 11B-502.6.4.1
Symbol shall be white on a blue background per 11B-502.6.4.2, with the blue color equivalent to Federal Standard 595C #15090
Symbol shall comply with the proportions shown in Figure 11B-703.7.2.1
First Plan Check Comment
Provide an accessible parking sign per 11B-502.6.
Second Plan Check Comment
See Comment No. 23 above.
First Plan Check Comment
Provide a detail of the unauthorized vehicle towing sign per 11B-502.8.2.
Second Plan Check Comment
Second Request.
Show an accessible route from accessible parking spaces to the building entrance.
First Plan Check Comment
Show an accessible route from the public sidewalk to the building entrance.
Second Plan Check Comment
Second Request.
First Plan Check Comment
Identify any conditions along the accessible route that do not comply with accessibility standards, and provide construction details showing how they will be corrected.
Second Plan Check Comment
The response stating "existing building and routes to parking, no changes" does not address the question. Per CBC 11B-202.4, when alterations are made that affect or could affect the usability of a building or facility, an accessible path of travel to the altered area shall be provided. The existing condition does not exempt the path of travel from compliance. Identify any non-compliant conditions along the accessible route from the public way, accessible parking, and passenger loading zones to the altered area, and provide construction details showing how they will be brought into compliance, including but not limited to:
Accessible route width per 11B-403.5
Running and cross slopes per 11B-403.3
Changes in level per 11B-303
Surface compliance per 11B-302
Ramps per 11B-405 (where applicable)
Curb ramps per 11B-406 (where applicable)
Door and gate compliance along the route per 11B-404
First Plan Check Comment
Show full compliance with the exterior accessible route requirements of Section 11B-402.
Second Plan Check Comment
See plan check comment 30 item (a) through (g) above.
First Plan Check Comment
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.
Second Plan Check Comment
The response referring to the existing south exterior brick wall "to remain as is — no openings" does not address the comment. The revised plans now show an addition along the south exterior wall with a fire separation distance (FSD) of 7'-3" and openings in the exterior wall. The fire separation distance dictates the required wall rating and allowable openings regardless of whether the wall is existing or new. Demonstrate compliance as follows:
Provide the required exterior wall fire-resistance rating per CBC Table 705.5 based on the construction type, occupancy group, and 7'-3" fire separation distance.
Show compliance with the maximum allowable area of exterior wall openings per CBC Table 705.8 based on the 7'-3" fire separation distance, occupancy group, and whether openings are unprotected/protected and sprinklered/non-sprinklered.
Identify all openings on the south exterior wall, including doors, windows, and any other openings, with dimensions and total square footage tabulated against the allowable percentage in Table 705.8.
Provide opening protection per CBC 705.8.2 where required, including fire-protective or fire-resistance-rated assemblies as applicable.
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.
First Plan Check Comment
Provide door details: clear width, height, type, swing direction, type of hardware, and hardware height.
Second Plan Check Comment
The response stating "egress door at existing building and no changes" does not demonstrate compliance with egress and accessibility requirements. The existing condition does not exempt the door from current code compliance. Provide door details, including clear width, clear height, door type, swing direction, hardware type, and hardware mounting height, demonstrating compliance with CBC 1010 (egress) and CBC 11B-404 (accessibility).
First Plan Check Comment
At each grade-level exterior door, provide a tactile sign with the word ‘EXIT”.
Second Plan Check Comment
The cross-reference calls out detail 5A/D3, but sheet D3 is not included in the plan set. Provide the tactile exit sign detail on the referenced sheet or correct the cross-reference.
Provide a complete door schedule including the following information for each door: door number, width, height, thickness, material, hardware, and fire rating.
First Plan Check Comment
Provide an egress door note per CBC 1010.2 describing door operation from the egress side.
Second Plan Check CommentSee Comment No. 36.
First Plan Check Comment
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.
Second Plan Check CommentSee Comment No. 36.
First Plan Check Comment
Provide door force notes per CBC 1010.1.3 specifying the maximum forces required to unlatch and open doors.
Second Plan Check CommentSee Comment No. 36.
First Plan Check Comment
Provide door landings in accordance with CBC 1010.1.5. Show the location, materials, dimensions, threshold, and maximum slope for each landing.
Second Plan Check CommentSee Comment No. 36.
First Plan Check Comment
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.
Second Plan Check Comment
The plans show 2 exits at the front and 3 exits at the back of the building, but no egress routes are shown within the storage area. Provide egress path diagrams within the storage area demonstrating compliance with CBC Chapter 10, including travel distance per CBC 1017, common path of egress travel per CBC 1006.2, and exit access arrangement per CBC 1015. Additionally, egress through the storage area from other occupied spaces is not permitted per CBC 1016.2; means of egress shall not pass through storage rooms or spaces used for similar purposes. Revise the exit analysis and egress path diagrams accordingly.
First Plan Check Comment
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.
Second Plan Check Comment
See Comment No. 17.
First Plan Check Comment
Indicate the number of required exits and the number of provided exits on the plan.
Second Plan Check Comment
The plans show exits between the retail space and the storage space, but the storage space is an addition with no exits provided from that area. Additionally, the 3 exits shown at the back of the building open into another interior space, not to the exterior — these are exit access doorways, not exits. Address the following:
Provide the required number of exits from the storage addition per CBC 1006.2 and CBC 1006.3, based on occupant load and common path of egress travel.
Exits shall lead to the exterior, not to another interior space. Reclassify the 3 back doors on the egress plan and provide compliant exits to the exterior.
Indicate on the plans the number of required exits and the number of provided exits for each space and for the building as a whole.
First Plan Check Comment
Provide the maximum overall diagonal dimension of the building, as required by CBC Section 1007.1.1.
Second Plan Check Comment
Revise the scale.
First Plan Check Comment
Show location of all exit signs on the plan. (1013.1)
Second Plan Check Comment
Pending Comment No. 45.
First Plan Check Comment
Provide tactile exit signs with raised character and Braille in accordance with CBC Section 1013.4.
Second Plan Check Comment
Second Request.
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.
First Plan Check Comment
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.
Second Plan Check Comment
The existing condition does not exempt the restroom from current code compliance where it serves the altered area. Per CBC 11B-202.4, restrooms serving the altered area are part of the path of travel and must comply with current accessibility requirements. Provide full restroom details demonstrating compliance with the following:
Turning space per 11B-603.2.1 (60" diameter or T-turn per 11B-304)
Door swing not overlapping required clear floor space at fixtures per 11B-603.2.3
Water closet clearances per 11B-604.3 (60" min width, 56" min depth wall-hung / 59" floor-mounted)
Water closet centerline 17"–18" from sidewall per 11B-604.2
Water closet seat height 17"–19" per 11B-604.4
Grab bars per 11B-604.5 (side wall and rear wall, length, height, and clearances)
Toilet paper dispenser location per 11B-604.7
Flush controls on the open side per 11B-604.6
Lavatory clear floor space per 11B-606.2
Lavatory height and knee/toe clearance per 11B-606.3 and 11B-306
Lavatory faucet controls per 11B-606.4
Mirror mounting height per 11B-603.3 (40" max to bottom of reflecting surface)
Dispensers and accessories within reach ranges per 11B-308
Signage per 11B-703 (tactile, pictogram, geometric symbol at door)
Provide dimensioned plans, elevations, and details for each restroom serving the altered area.
Structural Review
First Plan Check Comment
Provide a soils report for review.
Second Plan Check Comment
Addition requires soils report. “Not applicable” rejected. Provide soils report as required.
First Plan Check Comment
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.
Second Plan Check Comment
The revised rack calculations apply Ip = 1.5 for public access, which is acknowledged; however, the report explicitly defers rack member capacities, beam connector capacities, and upright section properties to the rack supplier/manufacturer. Provide the rack manufacturer’s cut sheets, RMI/ANSI MH16.1 compliant frame and beam capacity tables, and ICC-ES or equivalent listing report identifying the specific rack product, configurations, and rated load capacities used in the design.
First Plan Check Comment
As this is an unreinforced masonry (URM) building, all new structural elements, including storage racks and 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.
Second Plan Check Comment
The response is acknowledged. Identify on the plans the 2 in. seismic separation between the new addition and the existing URM building, and provide a typical detail at the interface showing how the separation is maintained (no connection, no shared cladding, no shared roofing or flashing across the joint). Refer also to Comment No. 56.
First Plan Check Comment
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.
Second Plan Check Comment
A 2 in. separation has been noted but is not justified by calculation. Per ASCE 7-22 Section 12.12.3, the minimum building separation shall be the square root of the sum of the squares of the maximum inelastic response displacements (δM) of each structure. Provide story drift and δM calculations for both the existing URM building and the new addition, and demonstrate that the provided 2 in. gap meets or exceeds the required separation. If not, revise the separation accordingly.
First Plan Check Comment
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.
Second Plan Check Comment
The response is acknowledged that the addition is now separated from the storage racks. However, the revised structural calculations describe the addition as a “roof cover / canopy condition rather than an enclosed building volume” and present a local member-and-connection evaluation only, with “final global behavior remains contingent on actual field conditions, panel fastening, and continuity of the lateral load path.” A complete lateral-force-resisting system is required, not a local evaluation. Refer to Comment No. 67.
First Plan Check Comment
Include weight of steel framing in seismic effective weight.
Second Plan Check Comment
The seismic effective weight W = 18.675 kips is based on 6.0 psf roof dead load over 3,112.5 sf only. The 6.0 psf includes “an allowance for framing self-weight,” but this allowance is not substantiated. Provide a tabulated breakdown of the roof dead load (psf) showing the contribution of the metal roof panels, purlins (HSS2x2x1/8 @ 36 in. o.c.), rafters (HSS4x3x1/4 and HSS5x3x1/4), drop beams, and posts (HSS3x3x1/8, 38 total), and demonstrate that the 6.0 psf allowance is adequate. Include the contributing portion of post self-weight in the effective seismic weight in accordance with ASCE 7-22 Section 12.7.2. Include posts and beam self-weights in gravity load calculations as well.
First Plan Check Comment
Specify thickness of metal roof and provide specs, span charts, and means of diaphragm connection.
Second Plan Check Comment
Sheet SD1 indicates 26-gauge ribbed steel roof panels but does not identify the manufacturer, panel profile, or fastener pattern. The revised diaphragm evaluation assumes a 150 plf allowable unit shear and the report itself states: “Confirm actual panel profile and fastener pattern match tested / published data.” Specify the roof panel manufacturer and provide product data including:
- Manufacturer, product name, and ICC-ES or equivalent listing report
- Panel profile, gauge, and corrosion resistance / coating
- Span charts for dead, live, and wind loads
- Panel self-weight (psf)
- Diaphragm shear capacity (plf) for the installed fastener and sidelap pattern, with supporting tested or published data
- Fastener type, size, and spacing at supports and sidelaps
- Uplift resistance for the design wind load
First Plan Check Comment
Minimum weld size for cyclic load (e.g. seismic) shall be 3/16” minimum per AWS D1-1.
Second Plan Check Comment
A 3/16 in. fillet weld is specified between the 1/8 in. thick HSS3x3x1/8 post and the base plate. Per AWS D1.1 Table 7.7, the maximum fillet weld size along edges of material less than 1/4 in. thick is the thickness of the material. Justify the use of a 3/16 in. fillet weld at 1/8 in. thick HSS post material, or revise the weld size to comply with AWS D1.1.
First Plan Check Comment
Structural calculations do not reflect the adopted code cycle. Update the building code basis to the 2025 CBC and all applicable referenced structural standards.
Second Plan Check Comment
Acknowledged. The revised calculations reference the 2025 California Building Code. Confirm that all applicable referenced structural standards (ASCE 7-22, AISC 360-22, AISC 341-22, ACI 318-19, AISI S100-16, AWS D1.1) are consistent with the 2025 CBC adoption and have been used throughout. Note that the rack calculations reference the 2024 IBC; revise to reference the 2025 CBC.
First Plan Check Comment
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.
Second Plan Check Comment
The revised calculations state “No wall dead load is included because the structure is open-sided” and explicitly treat the addition as a “roof cover / canopy condition rather than an enclosed building volume.” This contradicts the architectural drawings: sheets A-2 (Sections), A-3 and A-4 (Elevations), and CB-1 (Color Board) all depict the addition as an enclosed structure with solid wall panels and openings, not as an open canopy. The wall configuration affects gravity dead load, seismic effective weight W, wind load enclosure classification (open vs. partially enclosed vs. enclosed per ASCE 7-22 Section 26.2), internal pressure coefficient GCpi per ASCE 7-22 Section 26.13, and the components and cladding pressures on the wall panels themselves. Resolve the contradiction between the architectural and structural documents: either revise the architectural drawings to show an open-sided canopy consistent with the structural calculations, or revise the structural calculations to include wall self-weight, the correct wind enclosure classification, and design of the wall framing and cladding consistent with the architectural drawings. Submit revised drawings and calculations that are internally consistent across all disciplines.
First Plan Check Comment
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.
Second Plan Check Comment
“Compliance to be decided by owner” is not an appropriate response from the Engineer of Record. Code compliance is the responsibility of the EOR, not the owner. The EOR shall design the structure to comply with the CBC and submit calculations demonstrating compliance. The revised calculations apply a 3.0 kip per post wind shear using a tributary pressure method as a “local design demand” and acknowledge the global frame distribution is not addressed. Provide a complete wind load analysis per ASCE 7-22 Chapters 26 through 30, including main wind force resisting system (MWFRS) pressures, components and cladding pressures, applicable load combinations per ASCE 7-22 Section 2.4, and member and connection checks for the full load path from the roof diaphragm through the lateral-force-resisting system to the foundation. Define and quantify the collector force path with magnitude, source, and destination.
First Plan Check Comment
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.
Second Plan Check Comment
The revised calculations show Roof Area 2 rafters as HSS5x3x1/4 @ 4.0 ft o.c. with simple span 21.25 ft and live load deflection 1.06 in. < L/180 = 1.417 in. The revised drop beam at the 14.25 ft location is HSS5x3x1/4 (revised from HSS4x3x1/4). Confirm that sheets S-2 and SD1 reflect HSS5x3x1/4 at both the Roof Area 2 rafters and the 14.25 ft drop beam location.
First Plan Check Comment
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.
Second Plan Check Comment
The revised calculations specify weld size (3/16 in. fillet, 2 in. minimum each loaded side) but do not address the special inspection requirement. Per CBC Section 1705.2.1 and AISC 360-22 Chapter N, all structural welding requires special inspection. As the welds are already in place, provide one of the following: (a) documentation that special inspection was performed at the time of original construction by an approved special inspector, with signed special inspection reports; or (b) a written proposal from the Engineer of Record for an alternative method of verification, subject to approval by the Building Official, including but not limited to non-destructive testing of all field welds by an approved special inspector and a signed engineer’s report certifying the welds.
First Plan Check Comment
Listing wind speed and exposure alone is insufficient. Submit full wind load design calculations demonstrating compliance with the CBC and ASCE 7.
Second Plan Check Comment
See Comment No. 63.
First Plan Check Comment
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.
Second Plan Check Comment
“Compliance to be decided by owner” is not an appropriate response from the Engineer of Record. Code compliance is the responsibility of the EOR, not the owner. The EOR shall design the structure to comply with the CBC and submit calculations demonstrating compliance. The revised calculations describe the structure as a “roof cover / canopy condition rather than an enclosed building volume” and present a “local member-and-connection evaluation,” not a complete lateral system design. The seismic base shear V = 6.136 kips was calculated using Cs = SDS/(R/Ie) = 1.15/(3.5/1.0) = 0.329, implying R = 3.5, but no seismic force-resisting system from ASCE 7-22 Table 12.2-1 is identified. Address the following:
(a) Clarify the main lateral-force-resisting system for the structure and justify the R value used in accordance with ASCE 7-22 Table 12.2-1. Identify the system by name (e.g., ordinary steel concentrically braced frame, ordinary moment frame, cantilever column system, etc.).
(b) Justify and support with calculations that the lateral-resisting members comply with the requirements of AISC 341-22 (or applicable AISC 360-22 provisions where AISC 341 does not apply) based on the selected lateral-force-resisting system. This includes, but is not limited to, connection design load capacity, member thickness, unbraced length, height limits, and detailing requirements.
(c) Note: a prefabricated RMI-compliant storage rack is not a code-recognized lateral-force-resisting system for a building and shall not be used to resist building lateral loads.
(d) Justify story drift compliance with the allowable story drifts of ASCE 7-22 Table 12.12-1, with calculated δM at each level.
(e) Justify compliance of the lateral load resisting members with the orthogonal load effects provisions of ASCE 7-22 Section 12.5.4.
(f) Calculate the overturning, uplift, and/or moment at the base of columns based on the selected lateral-force-resisting system. Provide calculations for the complete load path to transfer loads to the foundation (welds, base plate, anchor diameter and embedment for pull-out, etc.). Include the seismic overstrength factor Ω₀ where required by ASCE 7-22 Section 12.4.3.
(g) The seismic effective weight W = 18.675 kips does not include the storage racks and stored contents that are within the footprint of the addition. Revise the seismic weight to include the rack system and applicable storage loads where they contribute to the addition’s seismic mass, and update the seismic design and calculations accordingly.
First Plan Check Comment
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.
Second Plan Check Comment
The revised rack calculations address rack seismic force determination, base reactions, and anchorage; however, the report explicitly defers rack member capacities, beam connector capacities, and upright section properties to the rack supplier/manufacturer with no manufacturer documentation provided. Additionally, since the building or roof cover structure receives loads from the racks (whether through direct attachment, bracing, or proximity), provide separate calculations for the building/cover structure members that receive loads from the racks and demonstrate that these additional loads have been included in the design of those members. Refer also to Comment No. 54.
First Plan Check Comment
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.
Second Plan Check Comment
Acknowledged. The revised calculations provide ACI 318-19 Chapter 17 anchor checks for (4) 1/2 in. diameter post-installed seismic-qualified anchors per base plate with effective embedment hef = 4.5 in. and assumed concrete edge distance = 2.5 in. minimum. The assumed 2.5 in. edge distance is tight and shall be field-verified at every post location; provide a note on the plans requiring field verification of edge distance prior to anchor installation, and identify the specific anchor product (manufacturer, model, ESR or ICC-ES report number) on the plans. Also identify the anchor product for the storage rack anchorage (rack calcs reference ITW Red Head Trubolt+ 3/8 in. wedge anchors, hef = 2.625 in.) on the plans. Provide the ESR or ICC-ES report numbers for both anchor products on sheet S-1. Refer also to Comment No. 53 regarding the assumed slab condition.
First Plan Check Comment
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.
Second Plan Check Comment
The revised calculations no longer reference the 3N deck. Confirm whether the roof system is ribbed steel roof panel (as described in the revised report) or 3N deck, and ensure the plans, calculations, and specifications are consistent. Show on the plans the panel/deck designation, gauge, attachment pattern, fastener size/spacing at supports and sidelaps, and applicable ESR report numbers, consistent with the calculations. Refer also to Comment No. 59.
First Plan Check Comment
Show configurations of racks: permissible configurations, max number of shelves, max distance between shelves, and max distance from floor to bottom shelf.
Second Plan Check Comment
The rack layout shows plan locations only. Show the permissible rack configurations, the maximum number of shelves per rack, the maximum vertical distance between shelves, and the maximum distance from the floor to the bottom shelf. Provide a permanent rack load plaque detail showing maximum permissible unit load and maximum uniformly distributed load per level, consistent with the rack supplier’s published capacity.
First Plan Check Comment
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.
Second Plan Check Comment
Provide the post protection detail and identify on the plans the locations where post protection is required (front posts facing aisles, end-of-aisle posts, and posts adjacent to vehicular paths). Detail shall include the protection type (bollard, guard, base plate reinforcement, etc.), dimensions, anchorage, and applicable rack post locations.
First Plan Check Comment
Note on plans that racks shall be installed plumb; max tolerance ±0.5″ per 10 ft of rack height.
Second Plan Check Comment
Acknowledged.
First Plan Check Comment
Specify the thickness of purlins on sheet S-2.
Second Plan Check Comment
Acknowledged that purlin size is now specified as HSS2x2x1/8 @ 36 in. o.c. Additionally:
(a) Show purlins and their connections in detail 2/SD1.
(b) Clarify the location of dropped beams and roof rafters on the plans.
(c) Verify the orientation of the dropped beams per detail 2/SD1 and justify the span shown on the plans against the spans used in the revised calculations (8.5 ft and 14.25 ft drop beam conditions).
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