Plan Check Requirements for Commercial/Industrial Structures

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1 City of Santa Cruz Inspection Services John Ancic, Building Official City Hall Annex, 809 Center St., Rm. 206 Santa Cruz, CA PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT Telephone: (831) FAX: (831) Plan Check Requirements for Commercial/Industrial Structures Construction drawings of your project are necessary for you to obtain a building permit. Only complete construction drawings will be accepted for review. Plans and specifications as noted below must be supplied or corrected before your building permit application can be accepted. All non-residential structures that are not exempt from the Architectural and Engineering Practice Acts must be prepared by a licensed architect/engineer. Plans drawn by unlicensed persons will not be accepted. Electrical, plumbing and mechanical contractors may prepare plans for work to be done in their respective specialties provided they perform the actual installation. All licensed architects, engineers and contractors must be registered in the State of California. A licensed soils engineer will be required to prepare a soils report unless waived by the Building Official. In addition, the City of Santa Cruz requires all contractors working within the city limits to have a valid city business license. Licenses/credentials will be checked by the building official to insure validity. Your completed building permit application will be reviewed by the appropriate City agencies, who will advise you by mail of deficiencies in your plans (if any). You will be advised by mail of the completion of the review process and of your estimated building permit fees. All deficiencies must be corrected before a building permit is issued. One copy of the approved plans, with corrections and requirements noted will be returned to you. The Architectural/Engineering Practice Acts limit the amount of notation we can put on your plans and you may be required to produce corrected sets. Information concerning inspection procedures will be given to you with the building permit. NOTE: Commercial and industrial projects involving exterior modifications over $50,000 in valuation ($10,000 in the Downtown) require a Design Permit from the Planning Division prior to application for a building permit. Your application cannot be processed unless this step is completed. All food handling establishments must have tenant improvements approved by the County Environmental Health Department in the County Government Center at 701 Ocean St., before they will be accepted for processing by the City. All commercial swimming pools (including those for apartments, motels and similar uses) must be pre-approved by the County Health Department. See separate swimming pool plan check requirements.

2 The State of California and the County Assessor now requires the submission of appropriate size reductions of the PLOT, FLOOR AND ELEVATION DRAWINGS. The designated size is 11" X 17". Provide one set at submittal. General Requirements: 10 Copies of plans, plus 3 ea. of structural & energy calcs., job specifications, product brochures, soils reports, etc. (Verify with building staff prior to submittal.) Minimum sheet size 18" X 24" (specs & calcs may be 8½" X 11") Good grade of single sheet plain white paper (no tape) for plans Indelible reproductions (blue print / photocopy) only, no pencil or red ink Signature of designer/engineer and stamp on first page of two of the plan sets. (IN INK, NO REPRODUCTIONS). All other sheets with different designer/engineer must also be suitably signed and stamped. Signature of engineer/designer on calculations. Two sets to be ORIGINAL SIGNATURE. NO REPRODUCTIONS. For Additions and Remodels: Clearly distinguish between new and existing work on ( ) plot plan, ( ) elevations, ( ) floor plan, ( ) foundation, ( ) framing, ( ) details Include existing floor plan, existing square footage, width of existing corridors, construction type, doorways, stairways (w/ dimensions), etc. as appropriate. Plot Plan: Scale 1" = 10' or 20', 1/16", 1/8", 1/4" = 1' or other appropriate scale Entire property shown with dimensions of boundaries North arrow Topographic contours in vicinity of improvements (building, driveway, street & sidewalk elevations. (You may use base 100.) Contour interval normally 2' unless otherwise directed by planning staff. All 30% or greater slopes within 20 ft. of project must be shown. Building setbacks from all property lines, distance between buildings, % of lot coverage Off street parking, driveways (include driveway profile) All rights-of way and easements such as alley and utility easements Disabled access and path of travel access (both on-site and in the structure) Proposed location of on-site sewer laterals, connections to existing sewer, clean-outs, manholes, etc. Indicate curbside improvements (sidewalks, curb & gutter, etc.) Existing r/w & pavement width of street(s) fronting the lot Elevations: Scale: 1/4" = 1'-0" (1/8" scale alright on large structures) Four elevations, labeled North, South, East, West Ground elevations including finished and natural grades Height of structure Exterior finishes including trim Floor Plan: Scale 1/4" = 1'0" (1/8" scale alright on large structures) Dimensions & arrangement of rooms & partitions on each floor including basement Use of each room Square footage, heated and unheated areas Window and door schedule (may be on separate sheet)

3 Disabled access features (may be combined with interior elevations) Roof Plan Plan view of roof. Include materials call out, dimensions, roof access location, etc. Electrical Plan: Include location & amperage of service entrance sub-panels, location of appliances, lights, fixtures, outlets, equipment such as motors, controllers, etc. Use standard symbols as delineated in the Architectural Graphics Standards. An electrical schematic is required for all commercial/industrial applications. Identify home runs, wire size & type, breaker size on the plan set Provide load calculations. (Mandatory on 400+ Amp systems) Plumbing Plan: Location of all fixtures, DWV, water and gas lines, (include size, slope, material), water heater/boiler/ heat exchanger, etc. A plumbing schematic is required for all commercial/industrial applications. On small jobs, you may use either a single line diagram or 30/60 isometric. On larger jobs, a 30/60 isometric is preferred. All schematics must be neatly produced in blueprint or photocopy form and drawn to scale. Contractors may not draw out systems on existing approved plans. Clearly distinguish between DWV, water and gas systems. Calculations are required for pipe sizing and you must demonstrate developed lengths and demand factors. All food handling establishments must demonstrate compliance with City of Santa Cruz DPW Sanitation Division requirements. Show location and type of grease interceptor/trap. Mechanical Plan: Include location of all HVAC, air handling ducts/hoods, dampers, controls, vent terminations, air intakes, etc. Indicate duct material and sizes. A mechanical schematic is required for all commercial/industrial applications. On small jobs, you may use either a single line diagram or 30/60 isometric. On larger jobs, a 30/60 isometric is preferred. All schematics must be neatly produced in blueprint or photocopy form and drawn to scale. Contractors may not draw out systems on existing approved plans. Use standard symbols and notations for each device. On highly complex systems, you may section drawings as appropriate for clarity. Commercial Hoods: Obtain County Environmental Health approval on at least two sets of plans before submitting to City. Provide complete elevation and plan view (with proposed equipment) of system. Provide cross section view; indicate material type(s), shaft construction, extinguishing system, filters, grease rim & cup, lighting system, heights above equipment. Provide cut sheets on pre-manufactured hoods, exhaust fans, make-up air, interlocks, etc. Provide calculations for required airflow. Indicate complete make up air system specification, location Fire Protection System: Smoke detector/fire alarm, automatic sprinkler, smoke ejector, fire extinguisher, hood suppression and other fire systems must be indicated on the plan set. These designs are approved exclusively by Fire Department staff. ELECTRICAL, MECHANICAL, PLUMBING PERMITS: Electrical, plumbing and mechanical permits for commercial structures will be issued only to contractors licensed to practice in the specialty. Only a licensed C-16 contractor may install fire systems.

4 Foundation: Scale: 1/4" = 1'-0" (1/8" scale may be used on large buildings) Layout of foundation wall & concrete slabs with dimensions Size and location of footings, posts, beams, air vents, access holes and integral piers Engineers calculations Under slab plumbing, electrical and duct runs Location, spacing and size and grade of all reinforcement steel Framing: Indicate size, spacing, material, species and grade of all wood members. STD (#2) grade is assumed unless otherwise indicated. Provide design information for metal studs and engineered lumber. (Include ICBO report) Complete typical cross section of each major framing type Footing, foundation & finish grade in relation to framing Crawl space clearances, ceiling height All floor, wall, ceiling & roof framing with size and spacing of members Exterior frame elevation detail along major walls Lateral & seismic bracing details Roofing, roof sheathing and exterior wall materials Insulation detail Show positive cross-flow ventilation for under floor, attic and cathedral ceilings Energy Conservation Requirements: Basic energy standards for non-residential buildings shall be the current Title 24 nonresidential energy standards as adopted by the California Energy Commission for envelope, lighting, heating and cooling. ENV-1-C, MECH-1-C, LTG-1-C and OLTG-1-C (signed by documentation author, designer and owner) forms must be printed on the plan sets as required for job. Additionally, three sets of 8 1/2 x 11 of these forms (signed) must be submitted with the application. All mandatory measures must reflect on plan sets. Green Building Compliance: All new applications submitted for building permits on or after January 3, 2007 are required to participate in the check list program. A minimum number of points is required in order to obtain a building permit and must be implemented into the actual construction. All new applications must be submitted with the check list as well as a green building index on the cover sheet of the plans indicating each of the methods used to obtain points for the project. No application will be accepted for processing without this. For more information go to to download information about the program. Soils Report: A soils report is required for all new commercial construction. Reports must be prepared by a licensed soils engineer, engineering geologist or civil engineer duly trained as a soils specialist. Reports must contain adequate boring/excavation information to verify subterranean structure.

5 Additional Engineering: Retaining walls over 4' in height or carrying a surcharge (Masonry/concrete walls are measured from the bottom of the footing. Wood walls are measured from grade level.) Large, load bearing beams, including glu-lams Large or high strength timber connections Non-standard foundations Spans exceeding 25 feet All trussed spans Buildings over two stories in height Buildings of steel frame construction Buildings of alternate building materials such as adobe, SIPS, straw, etc. Buildings of concrete or concrete block construction Swimming pools (separate application) Buildings of other than standard construction practices Erosion Control: Scale: Same as plot plan Coordinate with soils report. Details of existing and proposed drainage patterns Proposed run-off measures Re-vegetation proposal for all exposed soil surfaces, including cut and fill slopes Sediment containment measures and special precautions for winter grading\ operations. (October 15 through April 15) (Note: As of June 1, 2002, the City of Santa Cruz will require that all erosion control plans be prepared as Best Management Practices (BMP) documents. The use of old methods of sediment entrapment and control (such as straw bale dams and improperly designed silt fences) will no longer be allowed on any commercial project.) Floodplain: Structures which are located within a flood plain/way must demonstrate compliance with FEMA regulations for flood proofing. Indicate all control gates, backflow preventers on sewer line(s), flood proofing height on elevation, protection of electrical and/or mechanical equipment, etc. The San Lorenzo River levees have now been certified to the A-99 Special Hazard Flood Plain designation, which will effectively remove most of the downtown from the A-zone (100 Year) (Special Hazard Flood Zone) requirements. Projects not in the A-99 zone must still meet elevation or flood proofing requirements. Provide elevation certificate (Flood proofing certificate and maintenance plan are required prior to final in projects outside the A-99 Zone.) Disabled Access: Demonstrate full compliance with California Title 24 Disabled Access Regulations. You are also responsible to include any more restrictive ADA requirements. (The City is not responsible to enforce the ADA, only Title 24). Architects and engineers are required to certify compliance with Federal access compliance law. (ADA and FHA as appropriate)

6 Landscape Plan: Completed landscape plan in accordance with approved nomenclature Planting plan and plan species list Square footage of landscaped area Separate irrigation plan showing the location, type, size and flow rate of all components of the irrigation system, including point of connection to water system, water meter, backflow device, automatic controller, main and lateral lines, valves, sprinkler heads and drip components. Irrigation schedule and estimate of annual landscape water requirement Landscape architect to sign landscape and irrigation plan (Note: It is highly recommended that you contact the Water Conservation Office for landscape water conservation requirements) Tenant Improvements: Scale: As appropriate Show intended use on floor plans and in title sheet. Show the unit(s) of the structure where improvements are intended Plans for all structural work (as required above) not included in the original permit for the shell Electrical, plumbing and mechanical (as required above) on separate sheets (Electrical, Plumbing, Mechanical Plan Check requirements for commercial structures must be submitted at the same time as initial structural.) Appropriate energy compliance sheet for modifications per current Title 24 requirements. Fire Sprinkler / Alarm Plan: A complete alarm panel plan and sprinkler piping layout must be submitted to the Fire Department prior to issuance of a building permit unless deferral is approved by the Fire Marshal. Special Inspection / Structural Observation Plan: If your project is subject to the requirements of Chapter 17 of the Calif. Building Code, you must present a special inspection and/or structural observation plan completed by the design engineer at the time of application. A permit cannot be approved for issuance until the agreements are signed. FOR ADDITIONS: Show adequate structural ties between existing and new construction Details: Scale: Suitable to fully explain the depicted detail High strength connections Rated floor/ceiling, T-bar ceilings, etc. assemblies Connections of framing members Nailing schedule for shear walls Footing, pier, grade beam (include connections to framing) Decks; framing layout and cross bracing Wood stoves and fireplaces (attach mfg's brochure, must be rated) Stairs, guardrails, handrails Appropriate energy conservation forms.

7 Services: Proof of water services by the City Proof of sewer service available from Public Works Approved location of gas and electric services by PG & E. PLEASE NOTE: A special inspection may be required for change of use of any building. For shell structures, indicate any finish schedule that will be covered by permit. NOTICE TO CONTRACTORS RE: Workman's Compensation Insurance and City Business License We will verify State required Workman's Compensation Insurance prior to the issuance of any permit. In addition, the City requires all contractors, including sub-contractors, to have a current City Business License. Please have your insurance binder and license on file or ready to present at the time of permit pick up. If we cannot verify them, we cannot issue the permit, it's that simple. Building Codes: Generally the City of Santa Cruz is always on the same code as required by the CA Building Standards Commission with some local amendments thereto. Currently we use the 2007 Editions of the CA Building, Plumbing, Mechanical and Electrical Code. The Fire Marshal enforces the 2007 CA Fire Code. Make sure you use the state modified code for your work and also check on our web sit for local modifications and additional code adoptions. Building code information is contained in Title 18, Fire codes in Title 19 and Zoning and Green Building information in Title 24 of the Santa Cruz Municipal Code. Telephone Numbers: Building Counter (831) / Planning Counter (831)