Building Review
Review No:1

Plans are not complete or clear enough for a thorough review.  This review is general.  A thorough review will be conducted once clear and complete plans are submitted.  Include all work to be covered under this permit.  According to building inspector information, work in the bar area included bar equipment.  This work needs to be shown, along with associated electrical and plumbing.  Other noted work areas were demo of existing offices and sheetrock repairs.  All new work shall be shown to comply with current adopted codes.

 

 

            Fire Damaged “Apartment” Structure plan review

 

 

1.       Please indicate the proposed 20,200 square foot 2-story apartment with 33 apartment units that will be reconstructed on an existing foundation on the site plan for this project, as included in the project description on the building permit application.  The current site plan for the fire damage repairs indicate 4 different buildings with “location of work” identified.   If the project description needs to be revised, please contact the zoning and building counter staff.

 

 

2.      The plans for the fire damage repair indicate the building is an R-1, which is a hotel/motel building.  Apartment buildings are R-2 occupancies.  There are different regulations for these occupancies, especially in the area of accessibility.  Please clarify the use of the units and include the approved occupancy on the plans (see zoning review comments for what may be allowed).  Revise the plans to correspond with the occupancy classification.  and apply CBC 11A for apartments and CBC 11B for hotel/motel.  This plan review is based on hotel/motel occupancy.  If apartments are allowed and proposed, revised plan check comments will be required.

 

 

3.      Please revise the accessible parking spaces to show the unloading/loading aisle on the passenger side.  Also, show at least one of the unloading/loading aisles to be 8’ wide, for a van accessible space.  Ramps may not encroach into these aisles.  Please revise the plans and include dimensions for the accessible spaces and access aisles.  CBC 1129B

 

4.      Include slope information and walkway widths at exterior paths of travel.  Minimum widths shall be 48 inches.   Slopes that exceed 5 percent in the direction of travel shall comply with ramp requirements.  Cross-slopes shall not exceed 2 percent.  CBC 1133B.7

 

5.      Detail construction for balcony to comply with one-hour fire-resistive construction.  Include structural design for this exit to include minimum 100 psf live load.  CBC 703, 1604

 

6.      The fire-resistive assembly details on Sheet 7 are not very legible.  References to more clear details need to be provided from cross-section and/or reference marks on the plans.

 

7.      Include horizontal fire-resistive construction assemblies for all floor/ceiling types.  Reference fire-resistive construction to approved sources.  CBC 712

 

8.      Provide specifications and details for penetrations in fire-resistive construction.  CBC 713

 

9.      Provide finish material specifications, roof covering, insulation specifications, etc.  A cross-section may be provided to identify materials. 

 

10.  Provide details for the accessible rooms.  The plans indicate an ADA room.  This room does not have a kitchen.  Accessible rooms shall have the same amenities that are available in non-accessible rooms.  Table 11B-3 requires 1 fully accessible room and 1 additional room with a roll-in shower, for hotel/motel with 26 to 50 rooms.  CBC “1111B.4.1 Available range of accommodations. Accessible guest rooms or suites shall be dispersed among the various classes of sleeping accommodations to provide a range of options applicable to room sizes, costs, amenities provided and the number of beds provided.”

 

11.  Detail the accessible rooms to have minimum 32” clearance for interior doors.  CBC 1133B.2.2

 

12.  Include specifications for visible alarms, notification devices and telephone volume controls in accessible rooms per CBC 1111B.4.5.

 

13.  Sheet 0.0 has an index that includes S sheets that are not included and that do not entirely correspond with the S sheets provided.  Please revise the index and provide all drawings.

 

14.  Include an analysis of the existing foundation to support the new structure.  A geotechnical report may be required.  Conservative assumptions need to be made without a geotechnical report. 

 

15.  Please update the S1.0 structural design criteria notes to refer to 2010 CBC, rather than the 2003 IBC.

 

16.  Please include a wind analysis.  CBC 1609

 

17.  Include diaphragm load calculations and distribution to vertical elements.  Provide detailed drawings.  CBC 1604.4

 

18.  Specify allowable vs. actual loading for unit shears in the calculations, corresponding with the selected shear resistive construction on the drawings. 

 

19.  Include overturning loads and selection of holdown devices.

 

20.  Include epoxy holdown method on the plans.

 

21.  Please complete and return a special inspection and testing agreement for epoxy holdown anchors, along with a statement of special inspection.  Other special inspection items may be required, once complete plans have been submitted.  Forms are available at http://www.sccoplanning.com/html/misc/online_services.htm .

 

22.  Include a shear wall schedule on the plans.

 

23.  Include framing for balconies on the structural plans.  Include connector specifications and/or details.

 

24.  Include floor framing for corridors and interior spaces between the units.  Include connector specifications and/or details.

 

25.  Exterior stair details on SD2.0 are not legible.  Please revise to comply with 2010 CBC.

 

26.  Please include plan specifications and details to demonstrate compliance with the 2010 California Green Building Standards for the reconstructed building.  The mandatory requirements in Chapter 5 will apply. 

 

27.  The electrical, mechanical and plumbing plans have blurred print that is not legible.  Please provide clear plan sheets and notes.

 

28.  Please include an electrical symbols legend on E-2.  Include provisions for compliance with energy documents, exit signage, and smoke detectors. 

 

29.  Hotel/motel shall comply with non-residential energy standards.  Provide revised documents and plans to correspond with the 2008 CA Energy Standards.

 

 

 

 

 

 

 

                        Water Damaged Restaurant/lodge area plan review

 

30.  Sheet 3 locates area of work to be at an existing dining room that is 965 square feet.  Sheet 4 specifies this same space to be a 829 square feet lounge area.  Please coordinate the plans.

 

31.  Clarify work to be included in this building permit.  Sheet 5 shows a balcony area, which is assumed to be the area of work.  This balcony differs from Sheets 3 and 4.  It appears exterior walls have been remodeled to include different configurations, bar counter, obstruction at the stair landing, new windows and revised doors.  It also appears a floor space has been added.  New work shall be shown by descriptions, structural details, specifications, architectural details, energy documentation, etc. 

 

32.  The type of construction for this building shall comply with the current CBC requirements, based on Table 503, and the existing conditions. “Allowable Building Heights and Areas”.  The residential (hotel/motel or apartments) are noted to be VA on Sheet 1.0 of the fire damage repair plans.  Sheet T of the restaurant repair plans calls the restaurant/lodge building VB.  Since the two structures are connected, forming one building, revise the type of construction for the restaurant/lodge to be VA.   Any new work shall comply with the type of construction required.

 

 

 

33.  The bathrooms that are serving the area of work are not shown to comply with accessibility requirements on Sheet 4.  Provide larger scale restroom drawings with the actual room dimensions and modifications necessary to comply with accessible water closet, lavy and fixtures.  Generic drawings of required accessible features have been provided, but the requirements do not match existing conditions. CBC 1115B, 1134B

 

34.   Please provide stair details that serve the remodeled lounge area.  Stairs and handrails shall comply with accessibility requirements of CBC 1133B.4

 

35.  Sheet 6 includes a note for roof repairs.  Please provide roof framing, roofing material specifications, insulation and ventilation for all new work at the roof. 

 

36.   The MECH-1C-ALT-HVAC form and corresponding mechanical plans need to be revised.  The occupant load factor of 15 ft2 /occupant is to be used at lounge areas for vent sizing. 

 

37.  Please specify light fixtures at the lounge area to be fluorescent.  See page 2 in the LTG-1C form.

 

38.  Energy compliance forms are required to be on the drawings.

 

39.   Provide ceiling specifications and details.  Include materials, framing, suspended ceiling details (if applicable), etc..

 

 

 

If you have any questions regarding these building plan check comments, please contact Laura Brinson at 831-454-3151 or email laura.brinson@co.santa-cruz.ca.us .

Review No:2

Restaurant/Lodge

 

  1.  Please revise the type of construction for the restaurant/lodge to VA (wood framed with one-hour construction), or provide allowable area calculations to determine if VB would be allowed under today’s code.  CBC Ch.5

 

  1. All new construction shall be shown to comply with the type of construction that is allowed. For example, the plans specify fire-retardant sprayed columns.  The specifications for the fire-retardant and other fire-resistive materials applied to remodeled construction need to be included in the plans to verify approved and listed assemblies.  Include referencing the approved source (i.e. Gypsum Design Manual file number, UL number, CBC Table 7 item number)  CBC Ch. 7

 

  1.  Revise the accessible parking space dimensions on the site plan such that there is an 8’ loading/unloading aisle for at least one accessible parking space in the lot serving the restaurant/lodge.  CBC 1129B

 

  1.  Path of travel from the entry to the remodeled work shall comply with accessibility requirements.  Ramps are not shown to comply in that there needs to be handrails on both sides and doors may not encroach into the top landing by more than what is allowed by CBC 1133B.  See the following code sections.

 

1133B.5.4.2 Size of top and bottom landings. Top landings shall be not less than 60 inches (1524 mm) wide and shall have a length of not less than 60 inches (1524 mm) in the direction of ramp run. Landings at the bottom of ramps shall have a dimension in the direction of ramp run of not less than 72 inches (1829 mm).

1133B.5.4.3 Doors at ramp landings. Doors at ramp landings shall comply with the maneuvering clearance requirements of Section 1133B.2.4.2, and the requirements of Section 1133B.5.4.4.

1133B.5.4.4 Encroachment of doors at ramp landings. Doors in any position shall not reduce the minimum dimension of the ramp landing to less than 42 inches (1067 mm) and shall not reduce the required width by more than 3 inches (76 mm) when fully open. See Figure 11B-39(b).

 

  1.  Please clarify if the bar counters are remodeled under this permit.  If so, detail and specify a 60” long counter that is between 28” and 34” above finish floor for accessible bar areas.  CBC 1104B.5

 

  1.  Sheet 9 has two plan note 5’s and a note 8 that is not shown on the plan.  Please revise these plan notes. 

 

  1.  A note on Sheet 3 for stairs serving the brook room refer to B/A-7.  Please revise this reference mark.  It appears stair details relate to B/10.

 

  1. Please revise UBC references to CBC. 

 

Hotel/Motel

 

It does not appear that an apartment use is allowed at this time.  The comments below relate to a hotel/motel occupancy (R-1)

 

9.       A note on Sheet 1 adds work proposed at other buildings.  This is not currently included in the project description on the permit application.  If this is allowed to be included (check with your code compliance officer), provide complete plans, energy documentation for alterations, and accessibility upgrades per CBC 1134B. 

 

  1.  Revise the accessible parking space dimensions on the site plan such that there is an 8’ loading/unloading aisle for at least one accessible parking space in the lot serving the hotel/motel.  CBC 1129B

 

  1.  Please submit a copy of the required geotechnical report.  The plans and calculations shall be revised, as necessary, to correspond to the requirements in the report. 

 

  1. Please include specifications for the existing foundation to be verified such that this will support the proposed re-built structure.

 

  1. The returned statement of special inspection did not indicate what special inspection will take place.  Epoxy systems will require special inspection.  This will be marked for you.  No response is necessary to this item, unless that project engineer requires specific information added to the statement.  A special inspector will need to be selected prior to first inspection.  There was no agency specified in the returned forms.  CBC 1704

 

  1. Please provide structural calculations for the balcony walkways and guardrails to correspond with the drawings.  The drawings specify 3x planking and 6x8 beams.  Include revised drawings, as necessary, based on the 100 psf live loads required for these walkways.  Also include connections for the framing members to supports.  CBC 1604

 

  1. The type of construction required for exit balconies for the hotel shall not be less than that required for the hotel.  Current plans note VA construction (wood framed with one hour protection).  Provide details and reference specifications for fire-resistive assemblies.  CBC Ch. 6 and 7

 

  1. Based on 59 guest units proposed, the minimum number of accessible rooms is 3 (rooms with bathtubs) , plus an additional room with a roll-in shower.   Also, an additional 3 rooms must meet requirements for hearing impaired.  There shall be a range of rooms offered, based on location and number of beds offered.  Please revise the plans. 

 

  1. Include specifications for the visual and volume features in accessible rooms additional 3 rooms according to the following code sections:

    1111B.4.5.1 Visible alarms.     Visible alarms shall be provided and shall comply with NFPA 72 and Chapter 9, Section 907.5.2.3.

    1111B.4.5.2 Visual notification devices.     Visual notification devices shall also be provided in units, sleeping rooms and suites to alert room occupants of incoming telephone calls and a door knock or bell. Notification devices shall not be connected to visible alarm signal appliances.

    1111B.4.5.3 Telephones.     Permanently installed telephones shall have volume controls complying with Section 1117B.2.8; an accessible electrical outlet within 48 inches (1219 mm) of a telephone connection shall be provided to facilitate the use of a text telephone.

 

  1. Please revise the kitchens in the accessible rooms to comply with the maneuvering room, counter heights, and sink access.  CBC 1111B.4.4 Kitchens, kitchenettes or wet bar facilities. When accommodations are provided with kitchens, kitchenettes, wet bar units or similar amenities, they shall be accessible and meet the requirements of Section 1133A. Kitchens shall be provided per the number required to be accessible in conformance with Table 11B-3.

 

  1. Please include details for the elevations at the accessible bathrooms in guest units to include tub, shower, water closets, grab bars, lavies, and accessories.  CBC 1111B4.6

 

  1. Please include horizontal fire-resistive, sound transmission (50 STC) and impact (50 IIC) assemblies for floor/ceiling assemblies between units.  Include penetration specifications in these assemblies.  Reference assemblies and approved penetrations to approved sources.  CBC Ch. 7, 1207

 

  1. Please re-print the assembly details on Sheet 7 such that the information is more legible.  The GA File numbers and notes are not clear.  Verify file numbers correspond with the latest edition of the Gypsum Associations Design Manual. 

 

  1. Include specifications for penetrations in vertical assemblies.  CBC 713.3

 

  1.  Sheet 5.0 appears to have referecnes to detail 7/SD3.0 and 1/SD3.0.  These details are not provided on Sheet SD3.0.  Also, A/5.0 has detail 7/SD3.0 in two different locations on the plans that do not correspond with each other.  Please correct the plans. 

 

  1. The references to details on Sheet S4.0 are not legible.  Please revise the plans.

 

  1. The shear wall schedule note 11 refers to detail 4 for anchor bolt embedment on Sheet SD3.0.  This detail and corresponding information is not provided.  Please include the anchor bolt and embedment specifications.

 

 

  1. For CALGreen compliance, please include the water savings tables, construction waste management plan and VOC limit tables.  CGBSC Ch. 5

 

  1. Please submit revised energy documents for non-residential buildings.  The current forms are for residential. 

 

  1. Please include identification specifications for electrical symbols P-1, P-2, etc. and WF/1 shown on the electrical plans.

 

  1. Please revise sheet E-4 such that the electrical symbols in the floor plans are represented in the legend. 

 

 

Please be sure to address all comments and provide clear drawings in order to obtain approval of this project and avoid additional reviews and fees.  If you have any questions regarding these building plan check comments, please contact Laura Brinson at 831-454-3151 or email laura.brinson@co.santa-cruz.ca.us .

Review No:3

1.  The project description has been revised to include partial demolition of the two story motel structure a storage room.  Please identify the building areas to be demolished on the site plan.  Include plans for securing the building for structural stability and weatherization. 

2.  Additional or replacement kitchen. bar equipment and counters are not included in the new project description.  However, these items are included on the set of plans.  Please clarify if this is intended to be included, or delete it from the plans. If proposed, include associated electrical and plumbing plans for new work. Also, Sheet 3 shows a kitchen area that is to the left of the "lunch room" as area of work.  No details or specifications are provided for this area.  Please clarify and provide revised plans.  3.  Plans have been revised to indicate the building is of Type VB construction.  Please provide an allowable area calculation to determine if this is allowed by code, as required in the first plan check item 1.  (CBC Ch. 5)

4.  All new construction shall be shown to comply with the type of construction that is allowed (see item 3 above).  Plan notes on Sheets 5 and 7 indicate fire-retardant spray foam.  If a rated assembly is required due to type of construction, provide specifications for fire-retardant and other fire-resistive materials applied to the remodeled areas to verify approved and listed assemblies.  Include referencing to approved sources (i.e. Gypsum Design Manual file number, UL number, CBC Table 7 item number).  CBC Ch,.7 

5.  The response to item 6 in the previous plan check with regards to accessible counters indicates "bar counter seating capacity is less than 20".  The CBC does not contain exceptions for counters and bars when a seating capacity is of a certain number.  It appears this code section was mis-applied.  Please revise the plans if counters are part of the project description. 

Seating. Each dining, banquet and bar area shall have one wheelchair seating space for each 20 seats, with at least one minimum wheelchair seating space per functional area. Such seating shall be designed and arranged to permit use by wheelchair occupants, and shall comply with Section 1122B, Fixed or Built-in Seating, Tables and Counters. Access to such seating spaces shall be provided with main aisles not less than 36 inches (914 mm) clear width. In establishments where separate areas are designated for smoking and nonsmoking patrons, the required number of accessible fixed tables (or counters) shall be proportionally distributed between the smoking and nonsmoking areas. Accessible seating spaces shall be integrated with general seating to allow a reasonable selection of seating area and to avoid having one area specifically highlighted as the area for persons with disabilities. The ratio of accessible seating is based on the total number of seats provided. Where food or drink is served at counters exceeding 34 inches (865 mm) in height for consumption by customers seated or standing at the counter, a portion of the main counter which is 60 inches (1525 mm) in length minimum shall be provided in compliance with Section 1122B.

1122B.2 Seating. If seating spaces for persons in wheelchairs are provided at fixed tables or counters, clear floor space complying with Section 1118B.4 shall be provided. Such clear floor space shall not overlap knee space by more than 19 inches (483 mm) (see Figure 11B-13).

1122B.3 Knee clearance. If seating for persons in wheelchairs is provided at fixed tables or counters, knee spaces at least 27 inches (686 mm) high, 30 inches (762 mm) wide and 19 inches (483 mm) deep shall be provided (see Figure 11B-13).


1122B.4 Height of work surfaces. The tops of tables and counters shall be 28 inches to 34 inches (711 mm to 864 mm) from the floor or ground.

Where a single counter contains more than one transaction station, such as (but not limited to) a bank counter with multiple teller windows or a retail sales counter with multiple cash register stations, at least 5 percent, but never less than one, of each type of station shall be located at a section of counter that is at least 36 inches (914 mm) long and no more than 28 to 34 inches (711 to 864 mm) high.


If you have any questions regarding these building plan check comments above, please contact Laura Brinson at 831-454-3151 or email laura.brinson@co.santa-cruz.ca.us .