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Permit Review Detail
Review Status: Requires Resubmit
Review Details: COMMERCIAL REVIEW - FULL REVISION v.1
Permit Number - TC-COM-1222-00268
Review Name: COMMERCIAL REVIEW - FULL REVISION v.1
Review Status: Requires Resubmit
| Review Date | Reviewer's Name | Type of Review | Description | Status | Comments |
|---|---|---|---|---|---|
| 02/03/2025 | Site Zoning Standard | APPROVED | SEE INTERNAL NOTES FOR CONNECTED PERMITS | ||
| 02/12/2025 | Bldg Permits - Post Review Express | PENDING ASSIGNMENT | |||
| 02/12/2025 | Commercial Building Standard | REQUIRES RESUBMIT | Structural(S) Reviewer Madeline Nelson mnelson@safebuilt.com Denied Reason: Date Completed : 1/16/2025 7:58:50 PM 1. GENERAL - FULL STRUCTURAL SET REQUESTED: The new submitted structural drawings have been signed and sealed by an engineer that is not the original Engineer of Record for this permit number. In order to confirm which of the original sheets are being kept and which have been superseded, a complete and up-to-date set of structural construction documents is requested. The drawings must clearly indicate the party responsible for the design of each structural component. Any references to the building code or design criteria should match the original approved drawings. Updates may result in additional comments. 2. GENERAL - STRUCTURAL NARRATIVE: Some of the comments below request clarification of the design intent from the new Engineer of Record. With the revised drawings, please provide a written response to each comment; comments without clear response may not be reviewed. If you have any questions, you may contact me directly. 3. SHEETS S2.2, S2.3 - PROPOSED ROOF FRAMING MEMBERS: According to the Revision Narrative, as part of this revision, the existing roof (previously "to remain") is now being demolished and replaced with a combination of new trusses and repurposed wood. The Framing Notes on the Roof Framing Plans, Sheets S2.2 and S2.3, call out (#4) new roof sheathing, (#6) new reused wood beams, (#9) new wood beam over existing box wood beams and (10) new wood beam over existing concrete beams. Any new structural member must be clearly identified with a size on plan. New sheathing must be identified by material, thickness, fastener size and fastener spacing. Any existing framing members that are being relocated or repurposed in any way must be sized on plan and treated as new construction. 4. GENERAL - DEFERRED SUBMITTAL REQUIREMENTS: A complete design of the new Roof Trusses "T01" has not been included in these construction documents. It is therefore assumed that design of these members will be completed as a deferred design. Please note that IBC Section 107.3.4.1 requires deferred submittals to be approved by the building official. The IBC further requires the following procedure be followed when permitting deferred submittals: i. All submittals shall first be reviewed by design professional in responsible charge. ii. Design professional shall affix a notation that the deferred items are in general conformance with their design of the building. iii. They shall then be submitted for review by the building official. iv. No structural elements shall be installed until approved by building official. 5. SHEETS S2.0, S2.1 - MISSING PLAN NOTES: The new construction shown on Foundation Plans S2.0 and S2.1 include multiple callouts for Foundation Note #10. Foundation Note #10 does not appear on this sheet. Please confirm the design intent at these locations. 6. SHEETS S2.0, S2.1 - MISSING DETAIL: The new construction shown on Foundation Plans S2.0 and S2.1 also includes a section cut for Detail 103. At one location, Foundation Note #9 is called out referring to Detail 103. This note says only "at existing openings in masonry wall". Detail 103 does not exist in the approved drawings nor does it appear in the revised sheets. Please confirm the design intent at these locations and add a detail corresponding to Foundation Note #9 if needed. 7. SHEETS S2.0, S2.1 - NEW OPENINGS: The Architectural Demo Plan, Sheet d1.01, shows new door openings in the exterior masonry walls at multiple locations. The Foundation Plan Note #2 at these locations states, "New Opening Per Detail, Coordinate with Architect". Please revise this note to indicate which detail the engineer is referring to and provide a lintel size. 8. SHEET S2.3 - CONFIRM DESIGN INTENT: The Building S-E Roof Framing Plan calls out Detail 1/S3.1 at an interior wall. The detail shows a load-bearing condition, wherein the roof trusses are anchored to the new 2x top plate with a Simpson H2.5 clip. Please confirm if the roof trusses require an intermediate support at interior walls, and if so, indicate if beams are required where walls are not present. If interior walls are load bearing, please specify header sizes over all openings. 9. SHEET S3.0 - WOOD POST CONNECTION: In new Detail 1/S3.0, please indicate how the new proposed 2x walls and 4x4 posts are being anchored to the foundation. A complete connection should include fastener diameter, spacing and embedment depth. If the post is using premanufactured post base hardware, please identify a specific product. 10. SHEET S3.1 - "MASONRY WALL TO GLB TO WOOD TRUSS (1)": Detail 2/S3.1 shows proposed wood trusses bearing on an existing exterior masonry wall. Please confirm if blocking or truss bracing is required to prevent racking at bearing locations (typical). In addition, identify how the new wood 2x top plate shall be attached to the existing masonry wall. If fasteners require continuous grouting of masonry, please indicate this. If the 2x top plate must be pressure-treated when placed in contact with masonry, please provide material specifications either in the details or in the structural general notes. 11. SHEET S3.1 - "WOOD TRUSS TO GLB": Detail 3/S3.1 shows proposed wood trusses bearing on an existing concrete beam. Please identify how the new wood 2x top plate shall be attached to the existing beam. If the 2x top plate must be pressure-treated when placed in contact with concrete, please provide material specifications either in the details or in the structural general notes. 12. SHEET S3.1 - WOOD BEAM PERGOLA TO WOOD FRAMING PARAPET: Please review Detail 5/S3.1. Where the new pergola framing is bearing on the building wall, a built-up beam is shown, but has not been identified. Please indicate if this beam is existing or proposed and provide a size. Where the pergola is bearing on the beam, the detail calls out a Simpson DTC clip. These clips have vertical slots and are intended for non-load bearing applications, such as above non-structural partition walls. In a condition where uplift is a consideration, these clips are not permitted. Lastly, please confirm how the proposed parapet is being framed at this location. The parapet must be framed in such a way to resist wind pressure from both windward and leeward directions. 13. SHEET S3.1 - WOOD BOX BEAM TO TRUSS: Detail 6/S3.1 shows a new 6"x12" wood beam to be mounted directly above an existing wood box beam. The connection between the new and existing beams must be capable of transferring shear forces from the roof diaphragm to the lateral force-resisting elements below. Please confirm how these beams are fastened together. 14. SHEET S3.1 - TRUSS REINFORCEMENT (NORTH): Please review Detail 7/S3.1 and confirm the design intent. Per the Foundation Plan, S2.0, the proposed 4x4 wood posts are located in the interstitial space between 2x walls separating adjacent office suites. The partition walls appear to be the primary support for the roof trusses, and it's unclear what the function is of the posts, glulam beam, (2) 2x8 beam and 2x12 joists. These elements do not appear on the Roof Framing Plan apart from inside this interstitial space. If the glulam or 2x12 joists are meant to behave as "collar ties" or similar tensile elements between walls, please indicate how they are connected to the partition wall studs and specify fasteners. If the partition walls are supporting the glulam beam at either end, please indicate this either in the detail or on plan. 15. SHEET S3.1 - TRUSSES REINFORCEMENT (SOUTH): Please review Detail 8/S3.1 and confirm the function of the glulam beams shown spanning between the partition walls. The partition walls are assumed to be the primary support for the roof trusses following conventional platform frame construction. If this is not the case, please confirm that the wall top plates have been designed to span between the glulam outriggers. Specify fasteners between the wall top plates and the outriggers. Indicate how the glulam is being anchored to the concrete beam to resist overturning (left/right) and provide blocking, if required, to prevent the glulams from racking. If hardware is required to resist uplift of the trusses, please show this. 16. SHEET S3.1 - CONCRETE BEAM TO TRUSS: Detail 9/S3.1 appears to show a new wood beam (size not provided) mounted directly above an existing concrete beam. The connection between the new and existing beams must be capable of transferring shear forces from the roof diaphragm to the lateral force-resisting elements below. Please confirm how these beams are fastened together. If the wood beam is required to be pressure-treated before being placed in contact with the concrete beam, please indicate this. Building(B) Reviewer Keith Miller kmiller@safebuilt.com Denied Reason: Date Completed : 1/15/2025 11:32:31 AM 1. Sheet G-001: Revised sheets reference sheets not included in the set of drawings. Please provide the full set of construction drawings. Include the building data, occupancy classification, occupant load, construction type, if sprinkler or fire alarm systems are installed, loads and codes used in the design, fire rated assembly details, etc. (2018 IBC section 107, 2018 IRC section R106) 2. Sheet G-001: Provide a site plan. Include the distances to the property lines and other structures, etc. (2018 IBC section 107, 2018 IRC section R106) 3. Sheet a1.07: Incorrect codes are stated and sheet a400 is referenced but not included in the set of drawings. Correct and coordinate the currently adopted codes, sections, and standards listed. Include sheet a400 in the set and index. (2018 IBC section 107, 2018 IRC section R106) 4. Sheet a1.07, a2.01: Include the details and calculations for the roof drainage, primary and secondary scuppers, leaders, etc. on the roof plans and elevation views. (2018 IRC section R903, 2018 IPC sections 1105, 1106, 1108) |
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| 01/29/2025 | Fire New Construction Standard | REVIEW COMPLETED | SEE INTERNAL NOTES FOR CONNECTED PERMITS Any alterations to the fire alarm or fire sprinklers systems will required a separate submittal for review and approval. |
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| 01/13/2025 | PDSD Application Completeness Express | REVIEW COMPLETED |