HomeMy WebLinkAbout283738_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:
101109314 and 316
PROJECT ADDRESS:
4012 W Garry 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):
A-3, B, F-1, S-1, U
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
2/1/2022
INITIAL REVIEW
2/13/2022
EXPIRATION
7/31/2022
RECHECKS:
1.
PROJECT APPLICANT CONTACT PERSON:
2.
Brad Kenson
3.
TEL:
(949)228-5687
FAX:
VALUATION: $1,500,000.00
EMAIL:
brad@fastrackpower.com
FLOOD ZONE: X-0602320258J
APPLICABLE CODE: 2019 CALIFORNIA BUILDING CODE (CBC) WITH
CITY OF SANTA ANA AMENDMENTSThe 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)
- Grading Permit. Application is made through the Building Safety Division (647-5800) and the plan review is by
the Public Works Agency (647-5039)
- School District Compliance Certificate; a copy of the building permit application, signed by the plan check
engineer, shall be required by the School District to verify the scope of work. Refer to the attached handout.
- Orange County Sanitation District (714) 593-5756PLAN CHECK COMMENTS
All items noted on this plan check report must be addressed.Please pick up submitted plans. In addition to this comment list, corrections also marked on the drawings. Please address all redlines/markups on the drawing.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.CBC Sections A106.1 and A106.3.4.1, All drawings and supporting documents shall be prepared, stamped and signed by a California licensed architect or registered civil engineer.All persons preparing plans, specifications, and instruments of service for others shall sign those plans, specifications and other instruments of service for others shall sign those plans, specifications and other instruments of service and all contracts therefore. This requirement applies to both exempt and non-exempt projects. Business and Professions Code Chapter 3, Division 3, Section 5536.1(a).Include address and telephone number of the responsible designer, and date of signing of drawings.Clarify on plan any of the following scope applies. A separate Building Permit Application is required for:
- Each building
- Each structure
- Each sign
- Trash enclosure(s)
- Fence(s)
- Block wall(s)
- Light standard(s)
- Pedestrian protection
- Demolition
- Site improvements (e.g. parking lot re-strippping)
- Storage Racks
- Screen Wall for Proposed EquipmentDemolition existing loading ramp and construct new structures over it requires following:Provide geotechnical report to address the new structures located within the infill existing ramp area. Provide recommendation in the report for the new foundation construction.Grading permit is required.
Sheet TS. Revise type of construction to type IIIB on plan. (Per building record: type IIIN).
Sheet TS. Revise occupancy group to include all occupancies based on the use. Per current plan, the occupancies are A-3, B, F1, S1 and U.
Sheet TS. Add total (__) of new rooftop equipment units into this permit. Add to the scope of work description on the cover sheet. Please note that additional plan check fee may apply.
Sheet TS. Provide square footage of the new trash enclosure in the scope of work on plan.
Sheet TS. Note on the plan:
Every Cannabis Business shall implement adequate ventilation system and odor control filtration measures to prevent odors from inside the cannabis facility from being detected outside the cannabis facility, to include building and the unit. A licensed Mechanical engineer shall design the system that is capable of preventing odors from inside the cannabis facility from being detected outside the cannabis facility. The design of the ventilation and filtration system shall be based on industry-specific best control technologies and best management practices to effectively mitigate cannabis odors.
Environmental control systems shall be implemented to minimize and/or prevent the likelihood or mold and mildew growth and shall include a range of environmental control technologies and practices to control humidity levels, illumination, heating, cooling, air circulation, and ventilation. The system shall be compatible with odor prevention and ventilation systems to prevent cannabis odors from being detected outside the cultivation facility, while still allowing for the permittee to successfully cultivate.
Base on the first and mezzanine floor plans layout, the proposed mezzanine does not comply with Section 505. Please coordinate and revise plan to show compliance with Section 505. Otherwise, it shall consider a second story. Note that related building code requirements will be reviewed after this design is clear.
Sheet a2.1. Clarify all UNOCCUPIED space on the second level. Add note to each room/space which is not occupied.The building as shown is a mixed-occupancy building. Please comply with Section 508.2 for accessory occupancies, section 508.3 for non-separated occupancies, or section 508.4 for separated occupancies. Please make building analysis part of the construction documents. (2nd level does not meet mezzanine definition is considered as second floor)Sheet ST1.1. Show fire separation distance from the face of the exterior wall, measured perpendicular to each property line.Sheet ST1.1. Add note to the new garage: “this garage is for company fleet only, not for public use.”Sheet ST1.1. Delete the note on the existing building:” no change of use”.Sheet ST1.1. See additional redmarks on plan.Sheet D1.0. Provide dimensions of the existing loading ramp. Show length, width and depth on plan.Sheet D1.0. Provide a cross-section showing the existing loading ramp. Indicate depth and slope of the ramp.Sheet D1.0. Provide soils report and structural design to infill the exiting ramp. Sheet D1.0 and D1.1. Revise exterior wall legend to indicate 2-hour rated construction (type IIIB).Sheet D1.1. Please clarify what is the line of new mezzanine?Sheet a1.0. Provide specification for any new interior windows and cross-reference the window schedule into the plan.Sheet a1.0. Specify the use and room number between the garage (#141) and shipping/receiving room (#138).Sheet a1.0. Please reference door schedule to sheet a8.0.Sheet a1.0. Clarify if the closet door #G applies. (E.g. at breakroom #142 and other locations)Sheet a1.0. Show new concrete infill location with dimensions on the floor plan.Sheet a1.0. On plan, conceal space between existing exterior walls and new interior walls. Provide and show fireblocking in compliance with Section 718. Provide detail.Sheet a1.0. Provide wall assembly detail for type W7 and cross-reference into this plan.Sheet a1.0. Show dimensions of the gap between interior wall (type W4) and exterior walls (E.g. flower rooms).Sheet a1.1. Use different legend to clarify the floor opening to below location. E.g. above private garage, gap between flower room and exterior wall…Sheet a1.1. Provide dimensions to locate all interior walls, openings and width of catwalks.Sheet a2.1. Remove hanging or ceiling lights from unoccupied attic space (room #203, #205 and #207).Sheet a1.3. To consider as unoccupied attic space, remove floor finish and full size door to room #203, #205 and #207. Otherwise, it is considered as a room.Sheet a1.4. Show correct top stairway landing layout. Justify the required landing and handrail extensions in the direction of travel not to encroach the hallway.Sheet a1.4. Detail 10. Provide structural engineering justification if 1” separation is sufficient for seismic separation. Provide drift calculation to justify (ASCE 7-16 12.12.3)Sheet a2.1. Show ceiling height within any occupied room/space. If sloped ceiling, show minimum ceiling height. (required minimum 7’-6” high)Sheet a3.1. Show location of new rooftop equipment units with dimensions to the building edge to locate each unit. A note that referencing to mechanical plan is not sufficient.Sheet a3.1. Provide rooftop equipment schedule on this sheet, including specification, dimensions and weight of each unit.Sheet a3.1. Provide ICC number for the new roof covering in the floor plan note #1.Sheet a7.0. Revise wall sections to be consistent with the structural framing plan. Clarify the ceiling details.Sheet a7.0. Provide attachment detail for the furred wall to the concrete structural wall.Sheet a7.1. Detail 14. Provide ICC, UL or approved third party test report number on plan for building code compliance.Sheet a7.1. Parapet shall have the same fire-resistant rating as required for the supporting wall (type IIIB ,2-hour rated, noncombustible). On any side adjacent to a roof surface, shall have noncombustible faces for the uppermost 18 inches, including counter flashing and coping materials. The height of the parapet shall be not less than 30 inches above the point where the roof surface and the wall intersect.Sheet a8.0. Revise the access panel (type N) in the door schedule. Per note #9 on sheet a1.1, the access panel should be 48”x48”.Sheet a8.0. Provide window #3 specification.Sheet a8.0. Note type of safety glazing complying with CBC Section 2406 for hazardous locations listed under CBC Section 2406.3.Sheet a8.0. Note type of safety glazing complying with CBC Section 2406 for glazing in fixed or operable panels adjacent to a door where the nearest exposed edge of the glazing is within a 24” arc of either vertical edge of the door in a closed position and where the bottom exposed edge of the glazing is less than 60” above the walking surface.Sheet a8.0. Glass shall be firmly supported on all four edges. Show on the drawings how compliance shall be made with CBC Section 2404. For glass not firmly supported on all four edges, design shall be submitted to the building official for approval.Due to the incompletion and partially unclear of the design. New corrections may apply after next review.EGRESSSheet TS. Show Occupancy Classification in the occupancy table. Medical Marijuana Facilities occupancy designation are generally as follows:“A-3” occupancy – employee breakroom > 750 sf. ( e.g. room #161)“B” occupancy - Marijuana laboratory/testing facility, marijuana manufacturing facility ≤ 2,500 sf.“M” occupancy - Marijuana retail dispensary facility.“F-1” occupancy - Marijuana cultivation facility, marijuana manufacturing facility > 2,500 sf.“S-1” occupancy - Marijuana storage and/or distribution warehouse.“U” occupancy - Marijuana nursery (does not utilize any specialized equipment or treatment for growing).Sheet TS.Revise Occupancy load in the occupancy table. The occupant load factor of medical marijuana facilities shall be determined as follows: (CBC Section 1004.1.2)Marijuana laboratory/testing facility, marijuana manufacturing facility = 150 gross floor area per occupant.Marijuana cultivation facility, retail dispensary accessory storage = 300 gross floor area per occupant.Marijuana storage and/or distribution warehouse = 500 gross floor area per occupant.Sheet a01. Provide (2) Exit access doors/doorways in room #161. (occ=53>49).Sheet a01.Egress from a corridor (Hall 1) shall not through the garage (room #141) to an exit door. This corridor may be continue to a required exit door and separating from the garage. Please revise design.Sheet a01. The water room (#140) shall not egress or ingress through garage (#141). Please revise design.Sheet a01. Doors between the water room (#140) and garage (#141) shall be accessible, connected by an accessible route and have landings on both side of the door. The door on the garage side shall not being blocked by a park car and shall be connected by an accessible route within the building. Provide door specification and revise plan.Sheet a01. Provide correct door specification at the door between garage addition and existing building. Door #D is incorrect.Sheet a0.2. Show path of travel from the remotest point on the second level to an exit. The length of a common path of egress travel in Group B, F and S occupancies shall not be more than 100’, provided that the building is equipped throughout with an automatic sprinkler system installed in accordance with Section 903.3.1.1. A second egress stairway may be needed. CBC Section 1017.3.Sheet a0.1 and a0.2. 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.”For the purpose of Section 1013.4, the term “tactile exit signs” shall mean those required signs that comply with Chapter 11B, section 11B-703.1, 11B-703.2, 11B-703.3 or 11B-703.5.Note the following on the plans: “The means of egress, including the exit discharge, will be illuminated to a level of not less than one foot-candle at the walking surface at all times the building space served by the means of egress is occupied”.Note on the plans: “Exit signs shall be internally or externally illuminated at all times. Externally illuminated exit signs shall be connected to an emergency power system (batteries, unit equipment or an on-site generator) that will automatically illuminate the exit signs for a duration of not less than 90 minutes in case of primary power loss.”Sheet a5.2. Detail 5. Open risers are not allow. Please revise detail to show solid risers. Sheet a5.2. Dimension rise of steps shall be not less than 4” or greater than 7”.Sheet a5.2. Treads, nosing, and risers require compliance with CBC Section 11B-504, including no open risers and slip resistant treads.CBC Sections 1028.5 and 1022.1. Show compliance of exit discharge from the back of the building to a public way. 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.Due to the incompletion and partially unclear of the design. New corrections may apply after next review.ACCESSIBLITYSheet ST1.1. On the site plan, provide (3) accessible parking spaces as required by Table 11B-208.2. (2) Standard accessible parking spaces and (1) van accessible parking space are required.Sheet ST1.1. Show location of the van accessible parking space.Sheet ST1.1. 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-502.8The 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."Sheet ST1.1. Provide and design an accessible route from the nearest accessible building entrance to the gate of the new trash enclosure. An accessible route shall comply with 11B-402 and shall be continuous, unobstructed and not travel behind any parked cars.Sheet ST1.1 and ST1.2. Along the accessible routes, provide detectable warnings at the boundary where entering into the vehicular area from a walkway.Sheet ST1.2. Revise building code version to 2019 and update the code requirements on plan.Sheet a1.0. Enlarge the security room #109. The distance between two hinged or pivoted doors in series and gates in series shall be 48 inches (1219 mm) minimum plus the width of doors or gates swinging into the space. (11b-404.2.6)Sheet a1.2. Cross-reference enlarged floor plan and related accessible design for the accessible drinking fountains. (11B-602)Breakroom #142. Provide interior elevation to show maximum counter and sink height not exceed 34”from finish floor.Sheet a1.4. Provide design and detail for the accessible shower (alternate roll-in type). On plan, the design refers to detail 8/A6.1 is not available.Sheet a1.4. Both locker rooms for each sex shall be accessible. Provide design and detail on plan complying with CBC 11B-222 and 11B-803.Sheet a6.1. Detail 23. Delete pictogram, text and braille on the door-mounted signs.Sheet a8.0. 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-404.2.10At the top of a stair flight, handrails shall extend horizontally above the landing for 12 inches minimum beginning directly above the first riser nosing. Extensions shall return to a wall, guard, or the landing surface, or shall be continuous to the handrail of an adjacent stair flight. §11B-505.10.2At the bottom of a stair flight, handrails shall extend at the slope of the stair flight for a horizontal distance equal to one tread depth beyond the last riser nosing. The horizontal extension of a handrail shall be 12 inches long minimum and a height equal to that of the sloping portion of the handrail as measured above the stair nosings. Extension shall return to a wall, guard, or the landing surface, or shall be continuous to the handrail of an adjacent stair flight. §11B-505.10.3Interior stairs shall have the upper approach and lower tread marked by a stripe providing clear visual contrast. 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-504.4.1Due to the incompletion and partially unclear of the design. New corrections may apply after next review.ENERGYPlease clarify if the new 1-story exterior addition building is conditioned. Note on the drawing.Please clarify the building envelope on plan. If altered existing building envelope or adding new conditioned space, attach building envelope design (NRCC forms) on the drawing to verify the design.Due to the incompletion and partially unclear of the design. New corrections may apply after next review.STRCUTURALResponse must be provided by engineer in record, each comment must clearly indicate page # and detail #.Soils report is required in this project for new structures built on top of the fill. Submit (2) copies of report.Indicate the design criteria and soils parameters, name of the firm responsible for the soils report and the date and number of the report on plan.Submit a statement from the soils engineer indicating that he/she has reviewed the foundation design and plans and found that they are in conformance with the soils report recommendations.(2) copies of structural calculation is required.Provide table of content and page number in the structural calculation.Provide loading criteria to show design dead load combination (30 psf) and live load (100 psf) from which item in CBC table 1607.1. (e.g. this combination is used in FJ1 design)Sheet S2.1. Design catwalks and mechanical platform and equipment area to support minimum 40 psf or 300 # concentrate live load per CBC Table item #6. (e.g. all RRs and RBs at the 2nd level except ) Provide wall legend to identify different type of wall construction.Provide detail at the common wall to support both 8 feet and 12 feet high ceiling. Detail 2/S4.1. Revise note to specify minimum concrete wall thickness.Provide new interior CMU wall construction and anchorage, support details. See architectural floor plan a1.0 for wall type 7 and cross-reference into this plan.Provide spread footing design for the HSS columns located next to the existing exterior wall. Provide calculation to design footing and its reinforcement. This comment apply to all columns supporting new girders (e.g. footing for girder #3 to support 40.8 kip). There is no calculation provided.Detail 2/S3.0. Design footing and its reinforcement tying new and existing concrete footing acting as one spread footing. It is inadequate to solely rely on the slab dowels to transfer the column load. (e.g. girder #2: 21.4 kips)The new partition walls supported by existing slab with 27 feet span of the joists on both sides without footing. Provide wall footing to support load bearing walls.Provide engineering calculations and structural anchorage detail for the support and anchorage of the roof/floor mounted equipment above the roof level. [ASCE 7-16, Sections 13.1]Provide engineering calculations and structural details for the support and anchorage of tanks in the water room.Lateral analysisSpecify the structural system and design coefficient for both NEW and EXISTING buildings ON PLAN per ASCE7-16 Table 12.2-1.Lateral design is not clear. Per your calculation,it shows one-story (R=6.5) building analysis only. Assuming the new interior framing should have its own independent lateral support system, including 2nd floor ceiling. No shear transfer into and supported by the existing building. In fact, plan shows interior floor diaphragm is anchored to the existing exterior walls. Part of the lateral force are supported by the existing building. However, no design and justification. This is conflict with the calculation as well. In addition, the partitions between 2nd level and roof does not have any top support design and details showing this is 1-story addition and not supported by existing roof diaphragm. Please revise plan and clarify your designfor further review.For 1-story addition, provide building drift calculation and show required seismic gap on plan. The new interior framing and existing building shall have sufficient separation since they are two different building system. (ASCE 7-16 12.12.3)Sheet a1.4. Detail 10. For 1-story addition, provide structural engineering justification if 1” separation is sufficient for seismic separation between existing gravity columns and new interior partitions. Provide drift calculation to justify (ASCE 7-16 12.12.3)Provide a complete and consistent grid system with grid lines for each lateral line of resistance on structural framing plans. Lack of grid lines makes the review process difficult and may delay the plan review and permit process.Provide calculation to check roof diaphragm design at the exterior1-story addition building (e.g. electrical, water room, garage). Using lower R value of the two building system for design force. (ASCE 7 Section 12.2.3.3)In the common wall between the new addition and existing building, justify the existing wall to support newly added lateral force from the tributary area of the new roof addition. Using lower R value of the two building system for design force from the tributary area. (ASCE 7 Section 12.2.3.3)Provide lateral support for the full height partitions on the between 2nd floor and roof. Demonstrate they are not supported by the existing roof. Per your design, new interior addition is design as an independent structure. Revise plans and provide connection details.Diaphragm discontinuities, openings and reentrant corners(ASCE 7 Section 12.10.1): At diaphragm discontinuities, such as openings and reentrant corners, the design should show that the dissipation or transfer of edge (chord) forces combined with other forces in the diaphragm is within shear and tension capacity of the diaphragm. (E.g. hallway openings, 2-story openings by garage, stairway opening…)The new parapet shall be 30” minimum high above adjacent roof. Design adequate wall support and framing to support wind out-of-plane load.Due to the incompletion and partially unclear of the design. New corrections may apply after next review.END OF COMMENTS** Refer to redlines on the submitted plans for additional review comments.