HomeMy WebLinkAbout264561_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:
101103535
PROJECT ADDRESS:
3701 W Moore Ave
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
III B
OCCUPANCY CLASSIFICATION(S):
B, F-1
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
5/5/2020
INITIAL REVIEW
5/21/2020
EXPIRATION
11/1/2020
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Paula Harris
3.
TEL:
(562)216-5244
FAX:
VALUATION: $600,000.00
EMAIL:
pharris@kkaia.com
FLOOD ZONE: X-0602320258J
APPLICABLE CODE: 2019 CALIFORNIA BUILDING CODE (CBC) WITH
CITY OF SANTA ANA AMENDMENTS
All items noted on this plan check report must be addressed. If you feel that an item is not applicable to your project, note “N/A” and discuss the reason with the plan checker.Please indicate the sheet number and detail to the right of each correction, or note the number on the plans where the correction is made. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.
All items noted on this plan check report must be addressed. If you feel that an item is not applicable to your project, note “N/A” and discuss the reason with the plan checker.Please indicate the sheet number and detail to the right of each correction, or note the number on the plans where the correction is made. Resubmit marked original, calculations and this correction sheet. A separate sheet for response may be used.Resubmit 3corrected sets of plans.Please return marked up set of drawings with corrections.This review does not include mechanical, plumbing, fire sprinkler system, or electrical work. Separate plans, applications, fees, plan checks, and permits are required for mechanical, plumbing, fire sprinkler systems, and electrical work. Call 647-5800 for information.The applicant shall obtain clearances/approvals for the following prior to building permit issuance:
- Planning Division approval on the corrected/final set of drawings (647-5804.) Previously approved plans
should be submitted to expedite the process.
- Fire Department approval on the corrected/final sets of drawings ((714)573-6100)
- Police Department approval on the corrected/final set of drawings (647-5840)
- Public Works Agency approval (647-5039)A separate Building Permit Application is required for:
- Screen Wall for Proposed EquipmentList all deferred submittals on cover sheet.(e.g. if new awnings are deferred)BUILDING PLANNINGNote the type of building construction as III-N under a previous/out-of-date code edition. Please note type of construction on drawing III-B based on the 2019 California Building Code Chapters 5 and 6.When there has been a change in use or occupancy classifications, drawings shall show compliance with the CBC requirements for the new classifications.Show the followingon the plans:
- Assessor’s Parcel Number
- Building area
- Area tabulation justifying floor area(s) of building(s) (CBC Sections 503, 505, 506, 507, and 508 and CBC
Table 503) (this is required this project because of change of use)Per structural sheet S2.0, a “mezzanine” is framed above the hallway and above the floor rooms; however, there is no information shown on the architectural plans. Provide complete dimensioned floor plan including, but not limit to, dimensions, use, and access to, guard, egress, accessibility if applicable, and clear height above and below this level.Continue to item 13. Sheet A-2.1. A potential equipment platform is shown in dotted line. Please clarify the legend on the floor plan.Continue to item 13. Sheet A-2.1. Provide corridor partition wall information where located below the equipment platform. Wall section #6 may not apply because it shows suspended ceiling in the corridor (note that this platform does not meet code requirements).Review the square footage of the building. The area shown 14,670 on plan appears not including the front MFG room (M100). Please add the square footage of this room to the building permit worksheet and to area of work on the cover sheet.Sheet A-2.1. Revise wall legend to clearly indicate that ___ hour(s) fire-rated construction on the floor plan. The hatched wall shown on the floor plan is not legible to distinguish between 1-hour or 2-hour walls.Provide at least one full height transverse and longitudinal building cross sections showing framing, plate heights, total heights, insulation, foundation, finish grade, etc. The section should include the corridor area and the equipment platform.Sheet D-1.2. Complete design calculations and plans for insulated panel construction shall be submitted to the Structural Plan Check. Plans and calculations shall bear the stamp and signature of a California registered civil engineer, structural engineer, or architect.Sheet D-1.2. Indicate the ceiling height of the insulated panels on each space.Sheet D-1.2. Provide connection details for the R-cold panel system as structural walls and ceilings for use in interior non-fire rated walk-in coolers, freezers and processing areas. It is not allowed to be supported by non-load bearing interior walls. FIRE PROTECTIONPlans shall indicate how required structural and fire resistive integrity will be maintained where a penetration will be made for electrical, mechanical, plumbing and communication conduits, pipes and similar systems (e.g. at fire-rated corridor). CBC Section 106.1.1 and CBC Chapter 7. Note on the plans the ICC Research Report number, U.L. number, State Fire Marshal number, or approval number of another agency accepted by the City of Santa Ana.Sheet D-1.1 detail 7. Revise corridor details to be consistent with the reflected ceiling plan (A-3.1) and the CBC section 708.4 and structural framing plans.This detail is for cold-form steelconstruction; however, the structural plan shows wood construction. Please revise design. Where the third party approval proprietary detail is referenced, provide a copy of the detail on plan. E.g. Gypsum Manual WP1419. Verify also if this detail still applies to this project.The corridor walls required to be fire-resistance rated shall comply with Section 708 for fire partitions. Provide fire protection from both side of the corridor.The corridor shall be complete enclosed. Provide one-hour floor/ceiling assembly detail at the top of the corridor and below the equipment platform. Sheet D-1.1 and D-1.2 and structural plans. Clarify and revise design for interior wall construction to be consistent among architectural and structural plans, (steel vs wood studs). Provide typical section view detail of all new partitions and ceilings showing:
- Size, spacing, and material of framing members
- Note gauge and ICC Research Report number and installation/construction requirements for metal framing
members.
- It is the project designer’s responsibility to coordinate work with the various trades to ensure that the size of
the wall cavity will be large enough to accommodate piping, fittings, ducts, etc. There has been a continuing
field problem of 2½” wide metal studs not being able to accommodate plumbing pipes.
- Method of attaching framing to the building structure. Compliance shall be shown with CBC Section 1607.13
for lateral support of the walls. Do not support top of walls to suspended ceiling system unless calculations
and drawing prepared by a registered engineer are submitted for review. Submit structural engineering
calculations for walls in rooms with a floor to building structure above height greater than 14’.
- Provide on the drawings details for the lateral support of partitions, rails and similar space dividers less than
5’ 9” in height.
- Sheathing material and details of attachment. Note type, size, and spacing of fasteners.
- Heights of partition, suspended ceiling, structure above.
- Reference each fire-resistive assembly to a CBC Chapter 7 Table and Item number.
- Fire-blocks and draft-stops in combustible construction in accordance with CBC Section 717. Show
location(s) and provide typical construction details.
- Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC Section 716
and mechanical Code Section 606.EXITThe occupant load should be calculated as are 300 sq. ft.,not 500 sq. ft., per person in growing, storage and shipping area per CBC Table 1004.5.Sheet A-3.1. BC Section 1017.5, Corridor continuity. Fire-resistance-rated corridors shall be continuous from the point of entry to an exit, and shall not be interrupted by intervening rooms.Remove exit signs at hall (D104) to egress through the distribution room (D100).Remove exit signs at hall (103) to egress through the MFG room (M100).Relabel the cultivation (C100) to hallway. This is part of the corridor which is only for egress purpose not for other use.Sheet A-2.1 thru A-6.1. Corridors shall be 1-hour minimum fire-resistance rated in accordance with Table 1020.1.Hall (103), hall (D104) and hall (C104) are considered as corridor per your design. Please revise the wall legend and floor plans on those walls and ceiling to clearly show fire-rated walls are required referenced to the applicable fire assembly details.CBC Section 716.2.2. When corridor walls are required to be of one-hour fire-resistive construction by Section 1020, every interior door opening shall be protected by a tight-fitting smoke-and-draft-control assembly having a fire-protection rating of not less than 20 minutes. Viewport in 20-minute rated door limited to 1” in diameter. Said doors shall not have louvers. The door and frame shall bear an approved label or other identification showing the rating, thereof, followed by the letter “s,” the name of the manufacturer, and the identification of the service conducting the inspection of materials and workmanship at the factory during fabrication and assembly, in accordance with NFPA 80 and UL 1784. Doors shall be maintained self-closing or shall be automatic closing by actuation of a smoke detector in accordance with Section 715.4.7. Smoke-and-draft-control door assemblies shall be provided with a gasket so installed as to provide a seal where the door meets the stop on both sides and across the top.Door D100B, M100B, 105, D106 and D107 shall be minimum 20-minute rated.Walls between MFG (M100) and hall (103) hall be 1-hour rated.Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1020 and 708: (partition wall detail 7/D-1.1 does not match structural design and shall include all information. See below)
- Size, spacing, and material of framing members. Note gauge and ICC number and installation/construction
requirements for metal framing members.
- Method of attaching framing to the building structure. Compliance shall be shown with CBC Section 1607.13
for lateral support of the walls. Do not support top of walls to suspended ceiling system unless calculations
and drawings prepared by a registered engineer are submitted for review. Submit structural engineering
calculations for walls in rooms with a floor to building structure above height greater than 14’.
- Sheathing material and details of attachment. Note type, size, and spacing of fasteners.
- Height of partition, suspended ceiling, structure above.
- Reference each wall and ceiling fire-resistive assembly to a CBC Chapter 7 Table and item number.
- Fire blocks and draft stops in combustible construction in accordance with CBC Section 717. Show
location(s) and provide typical construction details.
- Fire/smoke damper locations, installation requirements, and required access doors. Refer to CBC Section
716 and Mechanical Code Section 606.
- Minimum ceiling height of the corridor shall be 7 feet and 6 inches above the finished floor.Include the following notes with typical one-hour corridor section view:
- Interior openings for other than doors or ducts shall be protected by fixed glazing listed and labeled for a fire
protection rating of at least three-fourths hour in accordance with CBC Section 716.3.
- Penetrations in fire-resistive walls shall comply with CBC Sections 716 and 717.
- Cabinets such as recessed electrical panels, fire hose cabinets, and recess fire extinguisher cabinets
constructed of steel are permitted, provided that the openings in the fire rated corridor are sealed with
approved sealant material to prevent the passages of smoke.
- Other cabinets should be installed or recessed so that there is no reduction in the fire rating of the wall, or
opening which would allow smoke to pass. This would mean that the cabinet must be surrounded with
material which provides the equivalent of one-hour fire resistance.Sheet A-0.1.1. Revise one of the travel distance measurement and the exit route from office (D105) not to egress through intervening room (Distribution D100) to the exit.Within the corridor (hall C104). Show the following doors swing 180 degree on the plan. CBC Section 1005.7.1. Doors, when fully opened, and handrails shall not reduce the required width by more than 7”. Doors in any position shall not reduce the required width by more than one-half. Other nonstructural projections such as trim and similar decorative features are permitted to project into the required width 1.5” from each side.
EXIT SIGNSBased on the revise egress route requested from the previous comment, provide and update the exit illumination and exit sign location shall be shown on the drawings. Be specific as to the type of exit signs to be installedin accordance with CBC Section 1013.CBC Section 1013.1. Provide a directional exit sign at changes in exiting direction.CBC Section 1013, Requires exit signs to be readily visible from any direction of approach. No point shall be more than 100’ from the nearest visible exit sign. Revise the drawings to show compliance.CBC Section 1008, Requires means of egress from all occupied parts of the building be provided with at least 1’ candle of light at floor level. Show compliance on the drawings.If emergency warning systems are required, they shall activate a means of warning the hearing impaired. Emergency warning systems, as part of the fire-protective signaling system, shall be designed and installed in accordance with NFPA 72 as amended in CBC Chapter 35. CBC Section 1009.9, check with the Fire Department when, how, and where applicable.Tactile exit signs shall be required at the following locations:
- Each grade-level exterior exit door shall be identified by a tactile exit with the word “EXIT.”
- Each exit door that leads directly to a grade-level exterior exit by means of a stairway or ramp shall be
identified by a tactile exit sign with the following words as appropriate:“EXIT STAIR DOWN”“EXIT RAMP DOWN”“EXIT STAIR UP”“EXIT RAMP UP”
- Each exit door that leads directly to a grade-level exterior exit by means of an exit enclosure, or an exit
passageway, shall be identified by a tactile exit sign with the words “EXIT ROUTE.”
- Each exit access door from an interior room or area to a corridor or hallway, which is required to have a visual
exit sign, shall be identified by a tactile exit sign with the words “EXIT ROUTE.”
- Each exit door through a horizontal exit shall be identified by a sign with the words “TO EXIT.”For the purpose of Section 1013.4, the term “tactile exit signs” shall mean those required signs that comply with Chapter 11A, section 1143A or Chapter 11B, section 11B-703.1, 11B-703.2, 11B-703.3 or 11B-703.5.SITE ACCESSIBILITY
An additional sign shall be posted either; 1) in a conspicuous place at each entrance to an off-street parking facility or 2) immediately adjacent to on-site accessible parking and visible from each parking space. §11B-502.8
The additional sign shall not be less than 17 inches wide by 22 inches high. §11B-502.8.1
The additional sign shall clearly state in letters with a minimum height of 1 inch the following: §11B-502.8.2
"Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards or special license plates issued for persons with disabilities will be towed away at the owner’s expense. Towed vehicles may be reclaimed by telephoning The Santa Ana Police Department at (714) 245-8665. CVC 22658a."BUILDING ACCESSIBILITYThresholds, if provided at doorways, shall be ½ inch high maximum. Raised thresholds and changes in level at doorways shall comply with 11B-302 Floor or Ground Surfaces and 11B-303 Changes in Level. §11B-404.2.5.Sheet A-0.2. Detail 10. Wall and post-mounted cantilevered drinking fountains shall be 18 inches minimum and 19 inches maximum in depth. §11B-602.8.Sheet A-0.2. Locker room. Show a turning space complying with section 11B-304 within the room. (11B-803.2).Sheet A-0.2. Locker room. Provide a bench complying with 11B-903 within the room. Show details on plan.Sheet A-0.2. Locker room. Provide at least one of the shelves shall be 40” minimum and 48” maximum above the finish floor. (11B-803.5). Add note to plan.Sheet A-0.2 detail 7. Add note to plan that “All single-user toilet facilities in any business establishment, place of public accommodation, or state or local government agency shall be identified as all-gender toilet facilities by signage that complies with Title 24 of the California Code of Regulations, and designated for use by no more than one occupant at a time or for family or assisted use.”GREENSheet A-0.3. Update and fill the “CALGreen non-residential certification” and the “CALGreen non-residential checklist” form to show compliance with the 2019 version of the CALGreen Code.Provide weather protection at door D100A on the west side of the building. (CGBC 5.404.2.2.1)Refer to sheet A-3.1. The awnings at the north door shall have 2 feet minimum cover on each side of the door to the opening and 4 feet minimum in depth. Please verify the sufficient weather coverage on plan.(CGBC 5.404.2.2.1)On note #6 and #9, provide awing design and anchorage details on plan or if they are deferred, identify them as deferred submittal on the cover sheet.(CGBC 5.404.2.2.1)STRUCTURALSheet D-2.1. Provide anchorage design for the compression strut, supporting wires and seismic bracing per ASCE 7-16 Section 13.5.6. The roof is framing by wood per structural roof framing plan. The current details on sheet D-2.1 are shown anchorage to concrete which do not apply.Sheet S2.0. Please clarify with the architectural plan for the interior partition construction on sheet D-1.1. Per architectural details, those are cold-form steel construction and does not consistent with structural plans. Please clarify and provide top and bottom connection details for all non-load bearing partitions. On the foundation and framing plan, please cross-reference the details.Specify the design weight on plan of the recycled water tank (2500 gal), located outside flower room 2 and the water tank (2000 gal), located in fertigation room C119. Provide structural calculation, foundation design, anchorage design, and anchorage details on the structural plan for those equipment.Sheet S1.0. Specify seismic design coefficient, SD1 and design wind pressure.Sheet S1.0. Indicate the R value for the shear wall (E-W direction) system and for the cantilever column system (N-S) direction for the equipment platform and for the concrete exterior bearing walls.Sheet S2.0 and S3.0. A number of information is too light to read (e.g. partition walls, columns, building background layout…). Please print them darker and legible.Sheet S2.0. For the inverted pendulum steel frame, provide foundation and anchorage design on the south side of the frame. Design is not available.Structural calculation page 8, clarify the R value. Based on ASCE 7-16 table 12.2-1. Item G.2, the R value is 1.25 for the equipment frame (N-S direction).Sheet S2.0. Detail #4, the cantilever column is simply support on the existing concrete slab (factor load: Cu=3017#, Tu=2411#, Vu=714#). Please provide calculation to justify the existing slab to support the (1) one-way shear and (2) punching shear OR provide isolated spread footing design per ACI-318 section 13.3.Sheet S3.0 detail 7. Specify the design maximum guardrail height, but not less than 42” measured from finished floor per CBC Chapter 10.Where does the structural calculation page 16 apply to?Sheet S3.0 detail 1. Provide vertical reinforcement on each side of the design opening width per structural calculation.Sheet S3.0 detail 1. Provide lintel design for the new opening at the concrete wall, specify the steel reinforcement and connection details to the wall and to the vertical steel reinforcement.Sheet S2.0. Provide retrofit detail on plan for the new door opening located on the north of the building.