Building Review



Building Review
Review No:1 There is no building permit to convert the use from an antiques store to a bakery. This review will include as-built work to recognize the conversion. The project description on the building permit application will need to be revised. A complete plan check will be performed once complete plans are submitted. It is highly recommended that an architect provide revised plans, such that the plan check times may be reduced. 1. Please include a complete floor plan of the existing antique store, prior to the conversion to a bakery. 2. Provide a floor plan of the as-built bakery and identify all components installed for the conversion. Include both interior and exterior work. The work done without permits will need to comply with current codes. For example, countertop areas at the bar and cashier area will need to be accessible. Raised platforms are not permitted, as they are not accessible. 2103 CMC. 3. Please include occupancy classification, construction type and if the building is or will be protected by a fire sprinkler system. The occupancy appears to be an F-1 (bakery) and M (sales) occupancy and the construction type will be VB. [CBC Ch. 3 and 5] 4. Provide a plumbing isometric plan to include supply, waste and vent. Include materials, pipe sizes and indirect waste. Locate and identify new and/or existing water heater or boilers on the plans. [2013 CPC] 5. The electrical line diagram and load schedule is required to be prepared by an electrical engineer or an electrical contractor, due to the commercial nature of the work. Please provide revised plans. [Santa Cruz County Policy] 6. Mechanical plans are required for commercial kitchens. These plans shall be prepared by a licensed mechanical engineer or mechanical contractor. Plans shall include kitchen exhaust and specifications for ducts. [CMC 403.7 & 601] 7. The ramp to the front door is shown to curve and is noted to be 8.33% slope. This curved ramp does not comply with the straight runs described and detailed in 2013 CBC 11B-405. Please include actual slopes that correspond with the site. If the slope in the direction of travel is not more than 5%, then this is not considered a ramp. Cross slopes shall not exceed 2%. Ramps shall have handrails on both sides with 12” extensions at top and bottom of ramps. Landings shall be provided at the top and bottom of ramps. 8. Please provide energy documents for new and/or altered lighting for the conversion from an antiques store to a bakery. Include lighting control requirements on the electrical plans. If any other components that affect the energy budget for the building were modified, please include documentation forms for these components. For example, modifying or replacing conditioned air systems, water heating systems, or changing exterior walls, windows and/or doors are considered alterations. [2013 CA Energy Standards 141(b)] 9. Please revise the cost documentation form for accessibility to include cost estimates for any additional as-built work and also cost estimate breakdown for the accessibility work. Clarify new vs. existing accessibility work on the drawings. 10. The ramp at the door threshold does not comply with current code. However, if the door is part of the historical character of the building, the door need not be modified such that the historical character is adversely affected. Please include ramp slopes and length up to the door. If reach ranges to operate the door are not achieved from level areas on both sides of the door, this will not comply with equivalent facilitation. If the landings may be leveled off to provide maximum ½” to the top of threshold, this will comply with code. If the costs is excessive (exceeds 20% of the construction costs per the cost documentation form), then the ramps up to the threshold may be adequate. [CBC 8-602 & 11B-404.2.5] 11. Please clarify the kickplate location and type (for historical reviewer). The kickplate is required on the push side of doors. [CBC 12. Please include the following CBC specification for the main entry door. Also, specify maximum 5lb. effort to open the door (unless automatic door opener is provided). 11B-404.2.8.1 Door closers and gate closers. Door closers and gate closers shall be adjusted so that from an open position of 90 degrees, the time required to move the door to a position of 12 degrees from the latch is 5 seconds minimum. 11B-404.2.8.2 Spring hinges. Door and gate spring hinges shall be adjusted so that from the open position of 70 degrees, the door or gate shall move to the closed position in 1.5 seconds minimum. 13. Electrical panels shall not be located in storage rooms and shall have minimum 36” depth in front of the panels for working clearances. Please relocate the subpanel out of the storage room and dimension minimum 36” clearance for the one located in the kitchen. [CEC 110.26] Note: For the referenced code information, go to http://www.bsc.ca.gov/Codes.aspx . A Level 1 use permit form was included in the plan set. Please contact me if you would like this copy, which now is completed and signed by Building Plan Check. If you have any questions regarding these building plan check comments above, please contact Laura Brinson at 831-454-3151 or email laura.brinson@santacruzcounty.us .

Building Review

Review No:1

There is no building permit to convert the use from an antiques store to a bakery. This review will include as-built work to recognize the conversion. The project description on the building permit application will need to be revised. A complete plan check will be performed once complete plans are submitted. It is highly recommended that an architect provide revised plans, such that the plan check times may be reduced.

1. Please include a complete floor plan of the existing antique store, prior to the conversion to a bakery.

2. Provide a floor plan of the as-built bakery and identify all components installed for the conversion. Include both interior and exterior work. The work done without permits will need to comply with current codes. For example, countertop areas at the bar and cashier area will need to be accessible. Raised platforms are not permitted, as they are not accessible. 2103 CMC.

3. Please include occupancy classification, construction type and if the building is or will be protected by a fire sprinkler system. The occupancy appears to be an F-1 (bakery) and M (sales) occupancy and the construction type will be VB. [CBC Ch. 3 and 5]

4. Provide a plumbing isometric plan to include supply, waste and vent. Include materials, pipe sizes and indirect waste. Locate and identify new and/or existing water heater or boilers on the plans. [2013 CPC]

5. The electrical line diagram and load schedule is required to be prepared by an electrical engineer or an electrical contractor, due to the commercial nature of the work. Please provide revised plans. [Santa Cruz County Policy]

6. Mechanical plans are required for commercial kitchens. These plans shall be prepared by a licensed mechanical engineer or mechanical contractor. Plans shall include kitchen exhaust and specifications for ducts. [CMC 403.7 & 601]

7. The ramp to the front door is shown to curve and is noted to be 8.33% slope. This curved ramp does not comply with the straight runs described and detailed in 2013 CBC 11B-405. Please include actual slopes that correspond with the site. If the slope in the direction of travel is not more than 5%, then this is not considered a ramp. Cross slopes shall not exceed 2%. Ramps shall have handrails on both sides with 12” extensions at top and bottom of ramps. Landings shall be provided at the top and bottom of ramps.

8. Please provide energy documents for new and/or altered lighting for the conversion from an antiques store to a bakery. Include lighting control requirements on the electrical plans. If any other components that affect the energy budget for the building were modified, please include documentation forms for these components. For example, modifying or replacing conditioned air systems, water heating systems, or changing exterior walls, windows and/or doors are considered alterations. [2013 CA Energy Standards 141(b)]

9. Please revise the cost documentation form for accessibility to include cost estimates for any additional as-built work and also cost estimate breakdown for the accessibility work. Clarify new vs. existing accessibility work on the drawings.

10. The ramp at the door threshold does not comply with current code. However, if the door is part of the historical character of the building, the door need not be modified such that the historical character is adversely affected. Please include ramp slopes and length up to the door. If reach ranges to operate the door are not achieved from level areas on both sides of the door, this will not comply with equivalent facilitation. If the landings may be leveled off to provide maximum ½” to the top of threshold, this will comply with code. If the costs is excessive (exceeds 20% of the construction costs per the cost documentation form), then the ramps up to the threshold may be adequate. [CBC 8-602 & 11B-404.2.5]

11. Please clarify the kickplate location and type (for historical reviewer). The kickplate is required on the push side of doors. [CBC

12. Please include the following CBC specification for the main entry door. Also, specify maximum 5lb. effort to open the door (unless automatic door opener is provided).

11B-404.2.8.1 Door closers and gate closers. Door closers and gate closers shall be adjusted so that from an open position of 90 degrees, the time required to move the door to a position of 12 degrees from the latch is 5 seconds minimum.

11B-404.2.8.2 Spring hinges. Door and gate spring hinges shall be adjusted so that from the open position of 70 degrees, the door or gate shall move to the closed position in 1.5 seconds minimum.

13. Electrical panels shall not be located in storage rooms and shall have minimum 36” depth in front of the panels for working clearances. Please relocate the subpanel out of the storage room and dimension minimum 36” clearance for the one located in the kitchen. [CEC 110.26]

Note: For the referenced code information, go to http://www.bsc.ca.gov/Codes.aspx .

A Level 1 use permit form was included in the plan set. Please contact me if you would like this copy, which now is completed and signed by Building Plan Check.

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

CDI - Application Status