HomeMy WebLinkAbout272898_2_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:
101106016
PROJECT ADDRESS:
411 E Alton Ave
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
III B, SPK
OCCUPANCY CLASSIFICATION(S):
B, F-1, S-1
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
3/16/2021
INITIAL REVIEW
4/2/2021
EXPIRATION
9/12/2021
RECHECKS:
1.05/25/2021
PROJECT APPLICANT CONTACT PERSON:
2.
Bao Pham
3.
TEL:
(714)457-0436
FAX:
VALUATION: $100,000.00
EMAIL:
bp@kobradesign.net
FLOOD ZONE:
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.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)
- Orange County Sanitation District (714) 593-5756.PLAN CHECK COMMENTS:List all items for deferred submittal on the cover sheet.List all proposed work but not including under this permit as separate permit items on the cover sheet.Revise Occupancy Classification. Cannabis facilities occupancy designation are generally as follows:“B” occupancy – Office, Cannabis testing laboratory facility.“M” occupancy – cannabis retail dispensary facility.“F-1” occupancy – cannabis cultivation facility, cannabis manufacturing facility.“S-1” occupancy – cannabis storage and/or distribution warehouse.“U” occupancy – cannabis nursery (does not utilize any specialized equipment or treatment for growing).PC2:Sheet TS. List all occupancy group within the building. The submitted plan shows only S1 is NOT correct. (CBC 302) (B/F1/S1)Sheet ST1.1. Show Occupancy group in each room/space on the plan. (CBC 302)Sheet ID1.0. Incomplete dimensioned floor plan. Provide FULL dimensions on all interior walls, corridors and rooms.Provide typical section view detail of all new partitions and ceilings showing:
- Size, spacing, and material of framing membersPC2: Per structural wall schedule, the 20 GA full height wall (type W2) cannot exceed 14 feet tall. Please coordinate with the structural engineer for wall construction.
- 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.
- Sheathing material and details of attachment. Note type, size, and spacing of fasteners.
- Heights of partition, suspended ceiling, structure above.PC2: Sheet ID2.3. Missing roof height. Show roof height on wall schedule.
- 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.Sheet 1D2.6. Specify window IC number and cross-reference the location on the proposed floor plan (1D1.0). EgressSheet TS and sheet ST1.1. Revise occupant load calculation to use correct occupancy load factor. The occupant load factor of cannabis facilities shall be determined as follows: (CBC Section 1004.1.2)Cannabistestinglaboratoryfacility,marijuanamanufacturingfacility, office, packaging=100grossfloorarea peroccupantBreakroom and conference room = 15 net floor area per occupantCannabis storageand/or distributionwarehouse= 300grossfloor areaper occupantSheet ST1.1. Provide width of exit complying with:
- CBC Section 1005 (Egress Width)
- CBC Sections 1020.2 (Corridors)
- CBC Section 11B-404.6 (Ramps)
- CBC Sections 1007.3 and 1011.2 (Stairs)Sheet ST1.1. An exit access shall not pass through a room that can be locked to prevent egress. Add note at the door between room 116 and 117 that requires no lock.Sheet ST1.1. Common path of travel in room 126 exceeds 100 feet common path of travel, identify 2 means of egress.PC2: Refer to red marks on sheet ST1.1. Provide an egress through alcove room #114 to the exterior exit door on plan.Corridors shall be fire-resistance rated in accordance with Table 1020.1. The corridor walls required to be fire-resistance rated shall comply with Section 708 for fire partitions. Show fire-rated corridor walls and cross-reference fire assembly wall and ceiling detail to plan.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.Some portion of the corridor room (room 128 & room 129 ) does not meet the corridor definition. All corridor shall meet all following definition, revise plan to design continuous corridor and specify the use and occupancy if new rooms are created.Provide a complete architectural section of 1-HR. corridor detailing fire resistive rated construction of the walls and ceilings. Detail all duct and other penetrations CBC Sections 708.4, 1020.1, 716.1, Table 716.1(2) & 717.5.4.Table 1020.1 Corridor Fire Resistance Rating: This project requires rated corridor.
OccupancyOccupant LoadRequired Fire-Resistance Rating (Hours)Served By CorridorWithout sprinklerWith sprinklersystemsystem
A, B, F, M, S, UGreater than 3010CBC Section 1020.2, Corridor width. The minimum corridor width shall be as determined in Section 1005.1, but not less than 44”. Show actual corridor width on plan.CBC Section 1017.5.1, Corridor ceiling. Use of the space between the corridor ceiling and the floor or roof structure above as a return air plenum is not permitted. See CBC Section 1017.4 for exceptions.CBC Section 1020.6, 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 interior doors between the corridor and the security entry room.Remove the door between the alcove room 114 and the ware house room 126. (1016.2)The required fire-rated construction from a corridor shall be continued into the security entry room. Revise plan to show compliance. 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.Provide typical complete section view through one-hour corridor(s) showing compliance with CBC Sections 1020 and 708:
- 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.
EXIT SIGNSExit illumination and exit sign requirements in accordance with CBC Section 1013 shall be shown on the drawings. Be specific as to the type of exit signs to be installed.CBC Section 1013.1. Provide a directional exit sign at changes in exiting direction.PC2: Sheet ST1.1. Refer to red marks on the egress plan on the corridor room #127.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.PC2: Sheet ST1.1. Refer to red marks on the egress plan at the alcove room #114.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.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 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.”PC2: See red marks on the egress plan on sheet ST1.2 to add missing singage.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.PC2: Correct typo on detail 7/1D2.6.Detail and show the location of all card readers on the plans. These shall meet the requirements for clearances per 11B-404 CBC and reach ranges per section 11B-308 CBCPC2: Per plan, only one card reader is found. Provide detail to show compliance, in addition to notes.Note insure that card-readers are not installed along any path of egress at the egress side of the egress door.PC2: Sheet 1D1.0. The card reader cannot be installed on the egress sign. Revise door #D in room 126 on plan.Site EgressShow all required exterior exit doors on the site plan.PC2: Sheet ST1.0. Show required exit door from “Alcove room #114” on the site plan.CBC Sections 1028.5 and 1022.1. Show on site egress route to public street from each required exit door. Exiting from any occupied point in a building or structure on the subject site must be continuous, unobstructed, and undiminished to a public way. This includes gates which must show compliance with CDB Section 1010.2. Revise drawings to show compliance. (Exit discharge cannot pass through vehicular gate).PC2: Per sheet ST1.0. A new pedestrian gate is provided. Provide specification, design and details showing the gate is accessible and complies with 11B-404.At main entrance door, provide handrails on both sides of the stairway. Handrails shall have both top and bottom extensions. PC2: Refer to sheet ST1.2. Revise bottom handrail design to comply with 11B-505.10.3.Stairs shall have handrails complying with Section 11B-505 Handrails. §11B-504.6PC2: Provide handrail details to show compliance with section 11B-505.6 through 11B-505.10.3.AccessibilityAccessibility tocommercial buildings. All areas of newly designed and newly constructedbuildings and facilities and altered portions of existing buildings and facilities shall comply withthe CBC Chapter 11B to ensure that barrier-free design is incorporated and accessible-to andusable-by personswith disabilities(CBC Sections1.9.1 and 11B-201.1).All interior ramps are accessible. Provide interior ramp design to comply with 11B-405. Revise floor plan and provide complete design and details.PC2: The interior ramp still does not comply with code (e.g. missing handrails). If possible, it is recommend to covert the existing ramp to an accessible walkway (maximum running slope: 5%, cross-slope: 2%). In detail 18/ST2.5. For 6” rise, the minimum length should be 10 feet. Please revise design on plan to comply with either interior ramp or walkway (11B-402).Update all applicable code to 2019 version on all details.The counter top shall not exceed 34 inches measured from finished floor.Swinging door and gate surfaces within 10 inches of the finish floor or ground measured vertically shall have a smooth surface on the push side extending the full width of the door or gate. Parts creating horizontal or vertical joints in these surfaces shall be within 1/16 inch of the same plane as the other and be free of sharp or abrasive edges. Cavities created by added kick plates shall be capped. §11B-404.2.10Handles, pulls, latches, locks, and other operable parts on doors and gates shall comply with 11B-309.4 Operation. Operable parts of such hardware shall be 34 inches minimum and 44 inches maximum above the finish floor or ground. Where sliding doors are in the fully open position, operating hardware shall be exposed and usable from both sides. §11B-404.2.7Maneuvering clearances for forward approach shall be provided when any obstruction within 18 inches of the latch side an interior doorway, or within 24 inches of the latch side of an exterior doorway, projects more than 8 inches beyond the face of the door, measured perpendicular to the face of the door or gate. §11B-404.2.4.3PC2: Detail 13/ST1.2. Show 24” (not 18”) maneuvering clearance on the detail.Door openings shall provide a clear width of 32 inches minimum. Clear openings of doorways with swinging doors shall be measured between the face of the door and the stop, with the door open 90 degrees. Openings more than 24 inches deep shall provide a clear opening of 36 inches minimum. There shall be no projections into the required clear opening width lower than 34 inches above the finish floor or ground. Projections into the clear opening width between 34 inches and 80 inches above the finish floor or ground shall not exceed 4 inches. §11B-404.2.3Site accessibilitySheet ST1.0The running slope of walking surfaces shall not be steeper than 1:20 (5%). The cross slope of walking surfaces shall not be steeper than 1:48 (2.083%). §11B-403.3Provide detectable warnings across the entire border between vehicular parking spaces and the pedestrian walk area. Detectable warnings provided to separate walks that cross or adjoin a route provided for vehicular traffic, such as in a street, driveway, or parking facility, shall be 36 inches in width and continuous at the boundary between the pedestrian areas and vehicular areas. §202, §11B-247.1.2.5, §11B-705.1.2.5Revise access aisles. The van parking spaces which shall have access aisles located on the passenger side of the parking spaces. §11B-502.3.4An 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-502.8The additional sign shall not be less than 17 inches wide by 22 inches high. §11B-502.8.1The 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."Delete notes” for reference only” on all details and all other sheets. All accessibility design is enforceable.At the stairway by the ramp, the exterior stairs shall have the upper approach and all treads marked by a stripe providing clear visual contrast. The stripe shall be a minimum of 2 inches wide to a maximum of 4 inches wide placed parallel to, and not more than 1 inch from, the nose of the step or upper approach. The stripe shall extend the full width of the step or upper approach and shall be of material that is at least as slip resistant as the other treads of the stair. A painted stripe shall be acceptable. Grooves shall not be used to satisfy this requirement. §11B-504.4.1Top of gripping surfaces of handrails shall be 34 inches minimum and 38 inches maximum vertically above walking surfaces, stair nosings, and ramp surfaces. Handrails shall be at a consistent height above walking surfaces, stair nosings, and ramp surfaces. §11B-505.4Clearance between handrail gripping surfaces and adjacent surfaces shall be 1½ inches minimum. Handrails may be located in a recess if the recess is 3 inches maximum deep and 18 inches minimum clear above the top of the handrail. §11B-505.5PC2: Detail 10/ST1.2. Please clearly show clearance on the detail.Accessible gate/door openings shall provide a clear width of 32 inches minimum. Clear openings of doorways with swinging doors shall be measured between the face of the door and the stop, with the door open 90 degrees. Openings more than 24 inches deep shall provide a clear opening of 36 inches minimum. There shall be no projections into the required clear opening width lower than 34 inches above the finish floor or ground. Projections into the clear opening width between 34 inches and 80 inches above the finish floor or ground shall not exceed 4 inches. §11B-404.2.3Sheet ST1.2Top landings shall be 60 inches wide minimum. §11B-405.7.2.1The landing clear length shall be 60 inches long minimum. §11B-405.7.3Bottom landings shall extend 72inches minimum in the direction of ramp run. §11B-405.7.3.1The ramp handrail shall not block the 32” minimum doorway clearance.Refer to plan check set for additional comments on the drawings.PC2: See redmarks on plan.The top landing still does not comply with CBC11B-405.7.5. Please revise design. See red marks on plan. If the slope of the ramp does not exceed 1:20, it may be classified as a walkway. Therefore, only the door landing is required.STRUCTURALSheet S100. Revise governing code to 2019 California Building Code, not CRC.Sheet S100. Provide ICC number for the cold form steel members and fasteners.PC2: Add ICC number for cold-form framing members.Sheet S100. List all special inspection items on plan.Provide dead load criteria to justify the design dead load. The plan shows only 2.5 psf ceiling dead load appears too light. Dead load shall include all framing weight, insulation, light fixture, fire sprinkler, MEP equipment and gypsum board.If design dead load exceeds 2.5 psf, revise structural design to the higher dead load.PC2:Revise and clarify in the ceiling schedule maximum span =19 feet for J1 joists.Cross reference all structural member in the calculation on the framing plan. E.g. 14.75 feet span simple beam, double cannel joists, 19 feet simple span beam. Remove not applicable calculation pages.Provide calculation for ceiling joists which supporting equipment and specify on framing plan and ceiling schedule.Specify member specification in the calculation and match ceiling schedule.Specify fasteners at the bottom of the bracing to the wall studs. The fasteners shall be design to support 5 psf minimum horizontal force from their tributary area.Refer to plan check set for additional comments on the drawings.PC2:Cross –reference stud information from wall schedule into W1 and W2 wall. Highlight which wall framing is chosen. Per architectural plan, the full height wall shows 20 GA (type W2). Please verify the roof height and ensure the wall framing does not exceed the allowable height on all full-height wall.Sheet S201. Cross-reference the wall top connection detail and ceiling to wall connection detail from sheet S301 into the framing plan. A few details are not corrected referenced (full height vs diagonal bracing).For detail 1/S301. Verify with the architect to design the existing ramp to comply with the accessibility requirement. Revise detail accordingly. Design may change.Detail 9/S301. 11” minimum tread depth is required.