HomeMy WebLinkAbout286394_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:
101110082
PROJECT ADDRESS:
4050 W Chandler Ave
PLAN CHECK ENGINEER:
Lee, WayneTEL:714
647-5848
EMAIL:
wlee@santa-ana.orgFAX:714
647-5897
TYPE OF CONSTRUCTION:
V B, SPK
OCCUPANCY CLASSIFICATION(S):
B, F-1, S-2
PLAN CHECK DATES:
REMARKS/RECHECK ITEMS:
APPLICATION
4/12/2022
INITIAL REVIEW
4/28/2022
EXPIRATION
10/9/2022
RECHECKS:
1.4/28/2022
PROJECT APPLICANT CONTACT PERSON:
2.9/16/2022
Nancy Salazar
3.
TEL:
(951)293-1059
FAX:
(951)436-5483
VALUATION: $1,495,960.00
EMAIL:
nancy@r-cold.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.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)
- Public Works Agency approval (647-5039)
- County of Orange Health Department approval on the corrected/final set of drawings ((714) 433-6000)BUILDINGThis building permit shall include all existing unpermitted work. Please:Revise scope of work including legalize all unpermitted work, total building square footage, and tenant improvement square footage. Detailed description is required. The square footage of the unpermitted work to be legalized shall be included in the tenant improvement area.PC3: Sheet T-1. Show total square footage in the scope of work description. Add to the scope of work for adding new exterior door #03. Exterior elevation is required for alteration building exterior and obtain Planning approval.Provide structural plans, calculation and details for new exterior door opening design of the door #03.Submit new plans and structural calculation. Obtain Building, Electrical, Mechanical and Plumbing permit.PLAN CHECK COMMENTS ON THE SUBMITTED PLANUpdate permit valuation is required. Provide valuation of improvement to include the unpermitted work area to be legalized (estimated under today’s value). Submit a signed copy of the contract showing labor and materials for all work to be done under the subject building permit application. The plan check engineer may accept the contract price as the valuation of improvements for unique/unusual projects in lieu of using a cost per square foot basis.PC3: Not responded.Sheet T-1. Show additional building information on the cover plan:
- Occupancy Classification(s) for the entire building. (Occupancy B for the entire building is not correct)
- Provide F1 square footage in the area breakdown.
- Part of the building as F1 occupancy. Show function and factory processing to meet CBC 306.2 definition to verify F1 occupancy as moderate-hazard factory industrial, Group F1.
- Part of the building as S2 occupancy. Show content of the storage material to meet CBC 311.3 definition to verify S2 occupancy as low-hazard Storage, Group S2.
- Please explain in detail to clarify why the factory and storage are in the different hazardous group. (F1 vs S2)?PC3: Design is unclear. The scope of work shows new raw material room and process room. However, they are not shown on the proposed floor plan. In addition, if the process room is not for storage only, it cannot be labeled as S occupancy. The following new sheets attached in the back of the submitting drawings are duplicated: T-1, ST-1.1, and IP-0.2. (e.g. Two T-1 sheets on the same package). There are two different cover sheets, roof plans and site plans showing different information. Consolidate the design and incorporate on the same sheet. Revise sheet index to include all sheets. (e.g. missing sheet ST-1.2, CA sheets…)PC3: Please submit sheet T-1.1.Sheet IP-0.2. Provide architectural and structural design of the guardrails. (CBC 1015.6)Provide existing floor plan.Sheet IP-0.4. Provide design and detail for the construction of the ceiling of the entire building. Cross-reference design into keynote #5.PC3: Sheet IP-0.4 keynote #5. Cross-reference details to sheet S-3.1, instead of S-3.Provide typical section view detail of all new and existing to be legalized partitions and ceilings showing:
- Size, spacing, and material of 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.
PC3: In detail 6/S3.1, specify connector/fasteners at the diagonal bracing attached to the roof framing.
- 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.
PC3: Not responded.
- Fire/smoke damper locations, installation requirements and required access doors. Refer to CBC Section 716
and mechanical Code Section 606.
PC3: Not responded.Provide on the drawings interior wall and ceiling finish schedule showing compliance with CBC Section 803 and CBC Table 803.5.PC3: Not responded.Provide specification for ALL doors and windows within unpermitted work area to be legalized. On floor plan or schedule, label with (N) as new or (E) as existing to remain. The existing unpermitted to obtain permit shall NOT be label as existing.In the open office area, show permanent cubicles, low walls, aisles…to show compliance of egress and accessibility requirements. If none of those occur, add note on plan to clarify the design.There are two sets of door schedule on sheet IP-5 and they don’t match to each other. Please clarify and consolidate into one schedule.PC3: Clarify door type in the door schedule. A few side-hinged doors are referenced to type A which is not correct.Sheet IP-1. Label the occupancy group of each room and space within the whole building.Sheet IP-1. For wall type 1, 2 and 3, provide fire barrier wall details showing complete separation from floor surface to the underside of the roof deck. The fire-separation shall be extend to the exterior wall to exterior wall to provide complete occupancy separation. The non-rated wall portion (type 5) shall be fire-rated. For openings within the fire wall (e.g. door #01 and #08), provide 45-minutes fire rating for opening protection per CBC Section 716.
Sheet IP-1. Clarify occupancy separation walls between the warehouse and the new office. Provide rated construction details (where required) on the plans. (CBC 508 and CBC Table 508) Note that the partition wall details shows 0 hour rated on sheet S-3. Revise those details if fire-rated assembly is needed. Rated wall must be tested (e.g. Gypsum Manual detail) or prescribed in CBC (e.g. Table 721).
Sheet IP-1. Identify and differentiate existing walls to be removed, existing walls to remain, new walls, bearing walls, non-bearing partitions and rated walls. Provide a wall legend and reference typical construction details. Identify each wall on plan.
The previous unpermitted existing walls to be legalized shall be identified separated from existing walls. (Between grid 4 and 6). A breakroom was removed shall be identified as well. (Between grid 2 and 3). Clarify the previous storage racks in the warehouse area.
PC3: Please see correction marked on the drawing on sheet IP-1.0.EGRESSSheet IP-1. Revise egress plan. Provide a fully dimensioned means of egress floor plan addressing all occupiable spaces and indicating the following:Calculate and specify the occupant load at individual space per Section 1004.Show intended egress routes, specifying the cumulative occupant load at exit access doors, corridors, stairways, etc.PC3: The summation of the occupant number from all exit doors are 55. However, the occupant table shows only 32. Please clarify.Show the common path of travel.PC3:a). Common path of travel is measured from the remotest point in a space to the location where the option is available for two means of egress. Revise egress plan to identify the common path of travel from two new cooler areas. Justify 53 feet and 66 feet common path of travel.b). Show correct travel distance from two new cooler areas. The measurement of 110 feet is incorrect.Show the required and actual distance between exit and exit access doorways.Occupant tabulation on sheet IP-0.1. Clarify the occupant load and square footage:Show occupancy group on the table.PC3: Show occupancy from walk-in coolers and freezers. Clarify and show occupancy group in the equipment/utility room (where is this room?)Office square footage (1535 sf) does not match the plan.Clarify on plan where the process/manufacturing square footage (2414 sf) is located. Provide layout of the open office and lobby, showing cubicles, built-in furniture, cabinets and obstructions to justify and maintain required egress width to the exit door.PC3: Revise egress plan to have the information and show dimensions of the width between obstructions to comply with egress routes and accessible routes.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.”PC3:Refer to plan check redlines on plan.Sheet IP-1. Provide illuminated exit sign at the change of direction on the egress routes (e.g. in lobby area, warehouse..) (Refer to red marks on plan on the correction set)PC3:Refer to plan check redlines on plan.Sheet IP-1. Sheet IP-0. Mounting height is still not correct in Detail A. Revise mounting height for wall-mounted signage. Tactile characters on signs shall be located 48 inches minimum above the finish floor or ground surface, measured from the baseline of the lowest Braille cells and 60 inches maximum above the finish floor or ground surface, measured from the baseline of the highest line of raised characters. Refer to Figure 11B-703.4.1. (11B-703.4.1).PC3: Revise detail 3/IP-0.1 to show correct mounting height.CBC Section 1028.5, Access to a public way. The exit discharge shall provide a direct and unobstructed access from new exterior door #3 to a public way. Provide design.The City of Santa Ana requires concrete exterior door landings. Revise the drawings to show compliance on door #3. Dimensions and surface slope is required. PC3: Sheet ST-1.1, provide 24” maneuvering clearance on the exterior latch side of the exterior door.ACCESSIBILITYSheet ST-1. On the site plan, following the designated accessible path of travel, clarify if the existing accessible parking space, accessible route, accessible building entrance and accessible restrooms are in compliance with the 2019 CBC chapter 11B. If not, identify them on the disabled access compliance documentation formand provide improvements. Also, clarify the location of the detectable warnings and clarify if the building entrance are fully accessible on plan.Fill out the disabled access compliance documentation formand show proposed design, detail and location of improvement in compliance with accessibility requirements along the accessible path of travel in accordance with CBC Section 11B-202 on plan. Plan review is pending. There is no compliance form attached on this submittal.Provide enlarged and dimensioned restroom floor plan. Show accessibility upgrades and details for each element complying with CBC 11B-Division 6. The items to be upgrade and their costs must be identified in the disabled access compliance documentation form part 6 as part of the accessible route upgrades. There is no compliance form attached on this submittal.PC3: For item #31 through #33, please submit filled disabled access compliance documentation form.This filled form is not in the submittal pacakge.Sheet IP-5.0. 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-404.2.3Thresholds, 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.Handles, 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-404.2.7The force for pushing or pulling open a door or gate other than fire doors shall be as follows: §11B-404.2.9Interior hinged doors and gates: 5 pounds maximum.Sliding or folding doors: 5 pounds maximum.Required fire doors: the minimum opening force allowable by the appropriate administrative authority, not to exceed 15 pounds.Exterior hinged doors: 5 pounds maximum.PC2: Not responded. Add note to plan.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-404.2.10PC2: Sheet IP-5. Show dimensions of the required smooth surface on the door elevations.No fewer than two drinking fountains shall be provided. When provided, one drinking fountain shall comply with 11B-602.1 through 11B-602.6, 11B-602.8 and 11B-602.9 and one drinking fountain shall comply with 11B-602.7 and 11B-602.9. Provide accessible drinking fountain on plan.Sheet IP-0.5. A bench complying with Section 11B-903 shall be provided within the locker room.PC3: Provide accessible bench design on plan:Benches shall have seats that are 48 inches (1219 mm) long minimum and 20 inches (508 mm) deep minimum and 24 inches (610 mm) deep maximum.Provide bench detail to show back support. The bench shall provide for back support or shall be affixed to a wall along its long dimension. Back support shall be 48 inches (1219 mm) long minimum and shall extend from a point 2 inches (51 mm) maximum above the seat surface to a point 18 inches (457 mm) minimum above the seat surface. Back support shall be 21/2 inches (64 mm) maximum from the rear edge of the seat measured horizontally.The top of the bench seat surface shall be 17 inches (432 mm) minimum and 19 inches (483 mm) maximum above the finish floor or ground.Refer to redmarks on ADA sheets.Balance of corrections on the previous plan check are not addressed. See previous submitted set the dated on June 09, 2021 under plan check #101105643. This set is attached with current red line submitted set. Comments on both sets must be addressed. Please review carefully.Sheet ADA-1.1. Remove pictogram on the door-mounted restroom signs.PC3: Remove letters. See below for sample signage detail.Sheet ADA-1.1. Water closet shall be located 17” minimum (not 16”) to 18” maximum, measured from the surface of the sidewall to the centerline of the water closet.Sheet IP-0.1. Revise mounting height measurement of the wall-mounted signs on the diagram.Tactile characters on signs shall be located 48 inches minimum above the finish floor or ground surface, measured from the baseline of the lowest Braille cells and 60 inches maximum above the finish floor or ground surface, measured from the baseline of the highest line of raised characters. Refer to Figure 11B-703.4.1. (11B-703.4.1).STRUCTURAL (No structural calculation is submitted on this submission)Sheet S-1. Provide engineering calculations and structural plans for the support and anchorage of the roof mounted equipment weighing more than 400 pounds or with a center of mass located more than 4-feet above the roof level. [ASCE 7-16, Sections 13.1]For 460# fan. Note that the connection detail provided on sheet CA-1 is for I-beam. Design connections for TSG girder. (Calculation is not provided)PC3: the submitted calculation between page 58-63 is to justify the existing girder. However, this comment is asking provide connection design for the fan to the girder.Sheet T-1.1. Under the conditional approval item #8 on page 2, provide structural calculation for walk-in cooler and freezer design showing compliance with the LARR report (panel wall, panel ceiling, footings, connections…).Provide structural calculation to justify the thickness of the ceiling panel to support the vertical force.Provide structural calculation to justify the thickness of the wall panel and anchorage to support the lateral force.Provide and cross-referencing structural connection details for the non-bearing new demising wall to the notes. Connection details are required to support minimum 5 post at the top and at the bottom of the wall to the roof framing or foundation slab.PC3: Detail 6/S3.1. Design and specify fasteners or connectors at the diagonal bracing attached to the roof structure.Per structural calculation page 32, show 4x8 beams on the roof plan. Please submit structural calculation.Provide structural plans, calculation and details for new exterior door opening design of the door #03.PC3: S-3. On framed wall plan, cross-reference wall opening structural details into the door #3.Provide structural calculation to design the new roof guardrail.PC3: Sheet S-1.1. The submitted structural roof framing plan shows there are equipment within 10 feet of the edge of the building. Please clarify with the architect with the location of the equipment. Provide guardrail design is required if equipment is located within 10 feet of roof edge.Please submit sheet CA-1 and CA-2. A note on the fan referring the attachment to those sheets. Provide structural calculation to design and detail the attachment.PC3: Not responded.Refer to sheet IP-0.2. A new guardrail is added on roof plan, but not shown on the structural roof framing plan. Update the roof framing plan and provide structural design and detail for the new guardrail. PC3: Sheet S-1.1. The submitted structural roof framing plan shows there are equipment within 10 feet of the edge of the building. Please clarify with the architect with the location of the equipment. Provide guardrail design is required if equipment is located within 10 feet of roof edge.
END OF COMMENTS