HomeMy WebLinkAbout331979_3_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:
104124489 & 104124490
PROJECT ADDRESS:
2106 W Fifth St
PLAN CHECK ENGINEER:
So, AnsonTEL:714
647-5830
EMAIL:
aso@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B
OCCUPANCY CLASSIFICATION(S):
A-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
7/29/2025
INITIAL REVIEW
9/3/2025
EXPIRATION
1/25/2026
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Saul De Santiago
3.
TEL:
(909)223-9330
FAX:
VALUATION: $80,000.00
EMAIL:
saul@sd6designgroup.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 extension request is submitted and approved. The request must demonstrate justifiable cause. The Building Official may grant a one-time extension of up to 180 additional days. No further extensions will be granted beyond 360 days from the original submittal date.
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.
PERMIT APPLICATION
The stated valuation is low and must be justified. Submit a signed contract showing detailed labor and material costs for all proposed work.
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
Other previous plan check comments have been resolved except the one below:
First Plan Check CommentThe exterior accessible route currently runs parallel to and in line with vehicle traffic. Revise the route to comply with CBC Section 11B-250.1.
Second Plan Check CommentTruncated domes do not provide adequate separation between the accessible path of travel and vehicle traffic per CBC 11B-250.1. Revise the design to provide compliant separation, or submit the Unreasonable Hardship form if no compliant alternative is feasible: https://www.santa-ana.org/documents/disabled-access-compliance-and-unreasonable-hardship-form-2022/
Third Plan Check Comment
The Disabled Access Compliance Documentation Form has been received. See the comments below; the section references correspond to the sections of the hardship form:
A — This is an over-threshold project ($240,000 > $209,208), so the 20% disproportionality test does not apply. Full path-of-travel compliance per CBC 11B-202.4 is required unless technical infeasibility or an unreasonable hardship finding is established under the five CBC 202 factors.
B (Project Information Table) — "Cost of Providing Complete Disabled Access" is entered as "unreasonable." Provide a dollar figure; the agency makes the unreasonableness finding based on the numbers.
B-2 — The entry shows $240,000, but 20% of the $240,000 valuation is $48,000. Correct the figure.
B-3 — "Actual amount to be spent to provide disabled access" is left blank. Complete this field and reconcile it with the $82,500 total in the B-6 Table.
B-4 — The description states a physical constraint rather than a financial one, and 12 ft is generally adequate for a 48-inch route. Provide a dimensioned path-of-travel exhibit showing widths and slopes, and explain why compliance is infeasible within the 12 ft.
B-6 Table — Row 6.b is entered as "unreasonable." A feature claimed under hardship belongs in the B-7 Table with its associated cost, not here. The priority order is also inverted: $80,000 is allocated to parking (the lowest path-of-travel priority) while hardship is requested on the accessible route (a higher priority). If any element must yield, parking should be sacrificed before the route. In addition, the $80,000 parking cost is excessive and unsupported for a 1,536 sf TI; provide an itemized estimate.
B-7 Table — Row 7.a cost is entered as "unreasonable." Provide the estimated cost of compliance for the omitted feature.
End of Comments