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SERVICE STATION - GAS STATION - REPAIR GARAGE
Construction plans submitted to local California building departments are to comply with the 1994 Uniform Building Code, Uniform Mechanical Code, Uniform Plumbing Code, the 1993 National Electric Code, and the 1995 State of California Amendments. Each of the following comments are to presented here as a sample of code issues that should be resolved in the construction plans and documents, and should not be considered comprehensive. This comment list itself is not a building permit, nor does inclusion of all components of this list necessarily guarantee a permit can be obtained from an administrative authority (local jurisdictions will most assuredly have local building and zoning ordinances which must be complied with). Always check with your local building department, fire department and planning department for information and permits. Keep in mind that all construction work requires permits and inspections, with very few exceptions. Even with a permit, construction is not to violate any section of the UBC, UMC, UPC, NEC, nor any federal, state or local regulation.
PLAN CHECK ITEMS FOR THIS TYPE OF PROJECT:
____ Plans to include a building analysis, stating occupancy classification, type of construction, allowable floor area, height and number of stories.
____ NEC 511-10 requires GFI protection of all 125-volt receptacles installed in areas where electric hand tools, portable lights, or electrical diagnostic equipment may be used.
____ Unless mechanically ventilated with four air changes per hour, NEC Article 511 requires the entire area up to a level 18" above the floor to be a Class 1, Division 2 Hazardous area. Protect all portable and fixed lighting and outlets in this area. Any pit area is a Class 1, Division 1 Hazard, except where ventilated with 6 air changes per hour, the pit area may be a judged as a Division 2.
____ Conduit seals are to be specified, complying with NEC 511-5 and 501-5. Show how wiring and equipment in Class 1 locations comply with NEC 511-4.
_____ UBC Table 3-B requires a 1-hr fire separation between Group S-3 (garage) and all portions of a Group B (office) that exceed 25% of area. Customer waiting rooms not exceeding 450 sq.ft. with an exit directly to the exterior need not be separated from a Group S-3 repair garage.
_____ Provide an emergency pump shut-off.
____ Provide note on plans stating that permits are required from the Department of Industrial safety for air compressors and compressor lines (In businesses). Air compressor lines are to be schedule 80 steel. See also Uniform Fire Code Article 74 for compressed gases, Article 49 for welding/cutting, and Article 29 for repair garages.
____ Per NEC 514-6 (a) and (b), control signal and power wiring to have explosion proof conduit seals installed at both the dispenser island and the cashier building. NEC 501-14. This includes any conduits incident to a 20 foot radius of the fuel dispensers. NEC 511-5 and 501-5.
____ Circuit disconnects to or through the dispensing pump shall disconnect all conductors, including any grounded conductors. NEC 514-5.
____ Metal dispensing pumps to be grounded per NEC 514-7.
____ Class 1, Division 2 classification extends 10 feet around remote pumps and within enclosures housing vapor processing equipment.
____ NEC 514-8. Underground wiring to be installed in threaded rigid metal pipe. Exception #2 permits non-metallic conduit if buried 24" deep with ground wire and at least 24" of metal conduit is installed underground.
_____ Group S, Divisions 3 and 5 Occupancies. Provide sand & grease interceptor for any truck or vehicle washdown activity. If the business is to operate without a washdown, please sign attached dry/wet declaration. UBC § Section311.2.3.1.702 (c) states: " In areas where motor vehicles, boats or aircraft are stored, and in motor vehicle fuel-dispensing stations and repair garages,gasoline service stations... floors shall drain to an approved oil separator or grease trap discharging to sewer".
Section702 (c) states: "gasoline service stations...
____ Title 24 energy regulations require bi-level switching in room areas 100 sq. ft. or larger in which the connected lighting load exceeds 1.2 watts/sq.ft.
____ Title 24 mandatory energy requirements include separate bi-level switching at daylit areas over 250 sq.ft. within 15 feet of windows. Please show how this is accomplished on the lighting plan.
_____ Please specify ventilation rate. The minimum outside air volume must be the larger of 15 CFM times the occupant load (Energy Standards § Sec.121 b), or the square footage times the rate in Energy Standards Table 1-F.
____ California Health and Safety Code § Sec. 19827.5 requires that before a demolition permit can be issued, approval signatures must be obtained from the San Joaquin Valley Unified Air Pollution Control District. Phone: (805) 861-3682. An asbestos survey must be performed prior to demolition of structural load bearing members.
____ Please provide Hazardous Materials Safety Data sheets on significant quantities of chemicals stored or used in conjunction with this business or anticipated with future tenant improvements.
____ It was assumed that the uses and materials in the building will be compatible with a __________ Occupancy. Please specify if use is otherwise. Please specify if any of the following are to be installed: motors/conveyors, sanders/dust or vapor producing equipment, boilers/heaters/mechanical appliances.
____ Indicate manufacturing processes, machinery location or motor control centers.
____ Submit Title 24 energy calcs. For lighting in commercial space conditioned areas, submit energy form LTG-1. Energy forms ENV-1, MECH-1 and LTG-1 are also required to appear on the building plans. Verify that all required insulation and special glazing are identified on the plans.
_____ Stair handrails and guardrails are to be solid or constructed so that a 4" diameter sphere cannot pass. The triangular space formed by the tread, riser and handrail is to be designed so that a 6" sphere cannot pass. UBC § 509.31712 (a). Non-public commercial areas can be 12". California Administrative Code Section 1006.9.2.6a, " The handgrip portion of handrails shall not be less than 1-1/4 inches nor more than 1-1/2 inches in cross-sectional dimension...". See California Administrative Code Figure No. 11B-36.
_____ In other than single-tenant occupancies, stair handrails shall extend 12" beyond the top and bottom risers. UBC § 1006.9.
_____ Exit signs with emergency power back-up are required where ttwo or more exits are required from a story. UBC § 1013.4 3314 (a). Where the occupant load exceeds 100, emergency lighting is required throughout the building in order to illuminate aisles and exit paths, UBC § Sec. 1012.2 3313 (b) . Please distinguish emergency lighting fixtures. Exit doors to swing outward for occupant loads over 50, UBC § Sec. 1004.2 3304 (b).
____ Fire dampers in corridors to also be smoke dampers. UBC § 713.104306 (j) 5.
____ Call out labeled, listed fire doors. UBC § 713.3 & 4. Fire doors to be self-closing, and at corridors to be gasketed. UBC § 713.6.1 through 713.6.3 and 1005.8.1.
____ Through-penetration fire stops shall have an F or T rating for penetration of firewalls as specified in UBC § 709.6 and 714. 4304 (e) and 4305 (c).
____ Indicate if office space is to receive new space conditioning. Office ventilation minimum outside air opening equal to 1/20 of floor sq.ft. UBC § 202.2.1.
____ Provide complete details on handicap restrooms, including signs, non-grip type lavatory controls and 28" clearance between lavatory and toilet. CA. Title 24 § 3105A and CA Title 24, Part 5 (The California State Plumbing Code) § 1501 through 1506. Accessible toilet seats are to be 17" to 19" high. Where one or more urinals are provided, at least one with a rim projecting a minimum of 14" from the wall and at a maximum of 17" above the floor shall be provided.
____ Doors to restrooms and offices to have handicap lever hardware. Locker room shower to be accessible to the handicapped. Provide handicap details for restrooms and shower. Locate handicap parking stalls. Locate curb ramps. Provide level landings and 1/2" max. thresholds and lever type hardware at exit doors. Door locks to comply with UBC § 1004.3.3304(c).
_____ Provide exhaust fans at restrooms. UBC § 202.2.1.
____ Restroom floors to be protected with ceramic tile or bonded fused seam sheet goods continuously coved up walls a minimum of 5" or specify a minimum 5" top-set rubber base visibly sealed watertight with silicone sealant. In other than private, single accommodation restrooms, provide a hard, waterproof surface on restroom walls. Where sheetrock occurs in restrooms under wall finishes, the use of water-resistant gypsum board is to be specified. Ceilings cannot be water-resistant drywall. Show how restroom floors and walls will comply with UBC § 807.1.1 and 807.1.2.510(B) and 4712.
_____ Water heater pop-off line to terminate outside. UPC § 608.3 through 608.6.
_____ Detail suspended ceiling. UBC Standard 25-2, Book #3 See attached sheet.
_____ Safety glazing required within 24" of a door. UBC § 2406.4.6. UBC 5406 (d) 6.
____ For any new wastelines, please provide plumbing plan. ABS and PVC waste pipe is limited to buildings not over 3-stories in height. UPC § 701.1.2.401 (a) 2.
_____ Specify automatic trap priming ers devices for floor drains and indirect waste funnels serving water heater pressure-relief valve terminations. UPC § 1007.0
____Liquefied petroleum gas-burning appliances shall not be located in a pit or basement. UMC § 304.6504 (f).
____ Call out on landscape irrigation plans that listed atmospheric vacuum breakers shall be installed on the discharge side of each of the last shutoff valves. Indicate yard irrigation and antisyphon device on plans. Provide listed non-removable hose bibb type backflow preventers anti-siphon devices at hose bibbs., and at Water inlets to photographic film processors., tanks, vats, sumps and aspirators shall be equipped with listed atmospheric vacuum breakers installed on the discharge side of the last valve, or in accordance with the listing(reduced pressure principle backflow preventers may be used where subject to backpressure). UPC § 603.3.
_____ Specify maximum flush volume for water closets at 1.6 gallons, for urinals at 1.0 gallon. Health and Safety Code § 17921.3(b).
____ Non-lead solders are to be specified for connections in potable water copper piping.
_____Maximum distance between manholes for building sewers is 300 feet. UPC § Sec.719.6.1107 (f).
_____ Attic vent area to be 1/150 of attic area and have corrosion-resistant metal mesh with 1/4" openings. UBC § 1505.3
____ Provide location of attic and overhang draft stops on plans complying with UBC § 708.3.1.2.2.2516 (f) 4 B (iii). This occupancy to comply each 60 lineal feet and 3000 sq. ft.
____ NEC § Sec. 600-6 (b) requires one dedicated 20 amp branch circuit located outside the entrance to each tenant space in a commercial occupancy.
_____ Provide illumination at service equipment, and 6'- 3" minimum headroom. NEC § 110-16 (e) & (f). Include grounding of electric service to steel building frame.
___ Service panel over 1000 amp wye to have ground fault protection. NEC. § 215-10
____ Provide combustion air to mechanical equipment per UMC Cchapter 76.
_____ Provide automatic shutoffs and smoke detector when heating and cooling systems exceed 2000 cfm. See UMC § 608.1009.
_____ Detail support of unit heaters and mechanical units. Include weight of fire sprinkler system in roof structural design loads.
____ Detail wall framing, including sole plate anchorage and wall bracing at top. UBC § 2318, 2326.11 and Table 23-I-Q.
_____ In wood frame buildings, fireblocking is required at 10' intervals vertically, such as in demising and gable-end walls. UBC § 708.2.1.2516 (f).
____ Manufacturer's calculations for prefabricated truss joists and roof trusses are to be submitted prior to issuance of permit. Truss layouts and calcs not submitted with plans can be deferred until resubmittal, at which time the truss layouts and calcs shall bear a notation indicating that the items were reviewed and found acceptable by the architect or engineer of record. UBC § 106.3.4.2. Indicate how trusses will bear concentrated mechanical load of new roof-mounted mechanical equipment. Provide note on plans that each truss shall be legibly marked on the center of the span on the face of the bottom chord with truss company name, design load and truss spacing.
____ Gypsum wallboard shearwalls are to be identified on the plans to differentiate them from nonshear wall construction. Call out fastener size and spacing, conditions of edge and end support of panels, size of end posts and shear connection at base.Gypsum wallboard shearwalls are to be identified on the plans to differentiate them from nonshear wall construction. Call out fastener size and spacing, conditions of edge and end support of panels, size of end posts and shear connection at base. 50% reduction required in this seismic zone. UBC Table 25-I footnote #1.
_____ Allowable load stresses on pressure-treated and fire-resistive wood framing to account for reduction due to heat and moisture. UBC § 2304.3.92504 (c) 3 and § 2304.3.10.2504 (c) 9.
____ UBC § 2105.3.4.2405 (c) 3. When half the allowable stresses are used in masonry design; a letter of certification is required from the manufacturer of the units, and from the supplier of the grout to assure compliance with UBC Table 21-D.24-C. Please provide notes on plans.
_____ Structural masonry such as the Strength Design method of UBC § 2108 Slenderwall masonry requires special inspection, UBC 2411 (a). Special inspection includes prisms, sampling and placing of units, placement of reinforcement, inspection of grout space, cleanouts and grouting, per UBC § 1701.5, item #7.
____ Specify grounding for transformers.
_____ Submit electrical plan showing office lighting, outlets & switches.
____ The vapor barrier on the insulation located on the roof and on the walls should not be left exposed unless specifically approved for such installation. because it's incombustible
____ Steel note refers to an approved steel fabricator. Fabricators need to submit a detailed fabrication procedural manual per UBC § 306 (g).1704.6.2.
____Resume of the special inspector for welding and high strength bolts is to be submitted for approval by the building official per UBC § 306 (b).1701.2. On special moment -resisting frames, the structural engineer shall show on the plans a program for non-destructive testing required in Seismic Zone 3 in accordance with UBC § 306 (b).1703. Structural observation is required in Seismic Zone 3 by UBC § 306 (b).1702 when so designated by the architect or engineer of record.
____ Firewall required at property line dividing building, or provide verification that lot merger has eliminated property line.
____ Call out on plans access to existing ditch.
____ Where a city street, easement or alley is vacated and reverts to private property owners, documentation is required from all utility companies stating that they hold no further interest in the vacated area, and any facilities have been relocated.
____ Submit copy of encroachment permit obtained from utility company for construction upon any utility easement designated for overhead or underground electric power, telephone, or gas lines.
____ Provide at least 3'-0" access around structure for installation of finishes and for building maintenance - or obtain and submit copy of access authorization from adjacent property owners. This includes waterway rights-of-way and Caltrans rights-of-way.
____ UMC § 802 323.3 prohibits unit heaters and wall furnaces in Group H Div. 1,2,3 occupancies. In Group H-5 and B-3 S-5 they are to be at least 8' above the floor.
____ Storage areas in excess of 1,000 square feet in connection with wholesale or retail MINI-MART sales in Division 2 Group M Occupancies should be separated from the public area by a one-hour fire-resistive occupancy separation. UBC § Section 702 (b) 2.309.2.2.
____ Exhaust mechanical ventilation at or near floor level should be provided in all buildings or portions thereof where Class I, II or III-A liquids (gasoline, diesel or solvents) are used, exhaust ventilation shall be provided sufficient to produce six air changes per hour. Such ventilation shall be taken from a point at floor level. UBC § Section 705.1202.2.2. Where open flame is used the occupancy becomes a Group H, Division 4 with the exhaust requirement for 1cfm per square foot of floor area. UBC Sec. 1202.2.4. Uses classified as a Group H, Division 4 occupancy that are under 2,500 sq.ft. are to have 2-Hr fire rated exterior walls when located less than 5 feet from a property line and 1-Hr when 5 to 20 feet from a property line. UBC Sec. 307.2.11.
____ A one-hour fire-resistive occupancy separation should be provided between a boiler room, central heating plant, or hot-water supply boiler and the rest of the building where the largest piece of fuel equipment exceeds 400,000- Btu per hour. UBC § Section 708.302.5.
_____ A canopy over fuel dispensers is to provide a vehicle height clearance of at least 13'-6", and shall be 1-Hr. Rated or non-combustible, UBC § 702 (c)1.311.2.3.2. Approved plastic panels in canopies are to be at least 10’ from buildings and face yards or streets not less than 40’ in width on the other sides, UBC § 702 (c)1.2603.13. The maximum area of any one panel shall not exceed 100 sq.ft., and all panels combined shall not exceed 1000 sq.ft.
_____ Title 24 CCR, Part 3 (California Electric Code) § Sec. 210-7 (g) requires the minimum electrical receptacle mounting height be 15" above the floor. § Sec. 380-8 (c) specifies a maximum switch height of 48".
_____ Commercial parking is to include at least one handicap reserved stall which is van accessible with a 17'- 0" minimum combined stall and aisle width. Further, a minimum vertical clearance of 8'- 2" is to be maintained throughout the access path to the van parking stall. This is identified with a "VAN ACCESSIBLE" parking sign. Title 24, Calif. Building Code § Sec. 1129B.4.2.3107A (b).
_____ Where tThe area or level landing depth at a passage door is to be at leastless than 60", and when the door swings out onto the landing, 48" when the door swings away. tThere must be a strike-edge clearance to the side of the door of 36" when the approach is from the hinge side, 24" when from the latch side. Title 24, Calif. Building Code § Sec. 1004.9.2.2a.3304 (i.1) 2 B. Side clearance at exterior doors shall be at least 24", interior doors shall have 18". § 1004.9.2.3a.
_____ Effective April 1, 1994, all entrances and exterior ground-floor exit doors to buildings and facilities shall be made accessible to persons with disabilities. Title 24, Ca. Bldg. Code § 1114B.1.3 and Sec. 1001.9.1.3301 (h) 1. Remodel projects valued over $80,560.00 are to be completely brought up to current handicap accessibility standards. Where compliance creates an unreasonable hardship, remodel projects valued under $80,560.00 need only meet current handicap accessibility standards for the newly remodeled area and provide handicap upgrades through the pathway serving the remodeled area up to an amount equal to 20% of the project value. California Title 24 § Sec. 1134B.2.1.3112A.(a) Upgrades include: accessible entrance, accessible path of travel from arrival points, accessible restrooms, accessible drinking fountain and public phone.
_____ Wheelchair lifts to have push-bar controls, automatic shut off, 42" high solid gate, 20 feet per minute maximum rated speed, and minimum 60" X 60" landings. Title 24, Calif. Building Code § 3008.1Sec. and UBC § 1105.3.5
_____ Mini-Mart stores are to have minimum 36" wide circulation aisles per Title 24, Calif. Building Code § 1110B.2.1. Retail storage areas are to be accessible and include minimum 32" clear door width, § 1110B.2.2.Se
____ Entrance signs. Handicap accessible entrances are to be posted along with additional directional signs. Title 24, Calif. Building Code § Sec. 1117B.5.7. Exterior routes of travel between buildings are to be accessible, Title 24, Calif. Building Code § Sec. 1127B.1.
_____ Title 24, Calif. Building Code § Sec. 1103B, requires a passenger elevator to connect all floors of new multi-story buildings so that each floor has full access to persons with disabilities (the requirement for multi-story access applies to many existing buildings, § 1134B.2.1 Ex.#2). Title 24 § Sections 1116B and 3003.4.7a require elevator doors to be a minimum 36" wide; elevator cars are to be 54" deep and 80" wide (width can be 68" if the door is at the car's corner). At each stair landing there must be signs provided in raised Arabic and Braille characters that indicate both the floor level and the upper and lower terminus of the stair-well.
____ Limit paint storage to less than 330 gallons of class III-A combustible liquids. If the exempt amount listed in UBC Table 3D is exceeded, the control area becomes a H-2 occupancy and the requirements of UBC 904.2.5.1. COMMENT NOTE: By calling the paint storage a H-2 occupancy implies unlimited quantities of paint can be stored there. If that is the desired use, the area should be sprinklered and separated from the rest of the building.
____ Wiring above Class I and II locations are to be in conduit pursuant to NEC § 516-7.
516-7.
____ Where it is assumed that shop areas are considered a paint spray room, by NEC § 500-5 (a) and § 516-2 (a), the area within a 20 foot horizontal radius of the spray area is a Class I, Division I location, and up to 10 feet vertically. Lighting and wiring is to comply with NEC § 516-3 such that wiring is explosion-proof as described in NEC § 501-4 (a), and sealed per NEC § 501-5 (a); that switches and circuit breakers are enclosed per NEC 501-6 (a); that fixed lighting be a Class I, Division I Approved Fixture to comply with NEC 501-9 (a), and that portable lighting comply with NEC § 501-9 (b)1. NOTE: For motors, see NEC § 501-8 (a); for portable heaters, see § 501-10; for timer control wiring, see 501-14 (a); for instruments, see 501-3 (a).
____ A paint storage room is a Class I, Division II location in accordance with NEC § 500-5 (b). Call out on plans that switches will be enclosed per NEC § 501-6 (b); conduit sealed per NEC § 501-5 (b); and lighting protected per NEC § 501-9 (b).
____ Welding data or details for steel decking used as a diaphragm should be provided. Information should comply with a specific ICBO ES evaluation report or test data should be submitted in compliance with UBC § Sec. 104.2.9.
____ Structural calculations are required to justify the adequacy of the foundation and structural system for seismic, wind, dead, live and special loads. UBC Chapters 16, 19 through 23, and § sections 2107.1.1 through 2108.2.5.6 and § 2304 through 2312, and tables 23-A through 23-1-W and table 25i.
____ Floor dead load should include a 20-pound-per-square-foot partition load. UBC § 1604.4.
____ Live load signs should be provided. UBC § 1604.5.
____ Interior partitions should be analyzed for the strength and deflection criteria set forth in UBC § 1610.2.
____ Anchorage of concrete and masonry walls should comply with UBC § 1611. Designs which rely on cross grain tension of wood members should not be acceptable since the code has no allowable value. A positive means of connection should be provided.
____ Roof elements should be designed for uplift wind pressures in accordance with UBC § Sec. 1618, Formula (l6-l) and Table No. 16-H.
____ Calculated story drift should not exceed 0.04/Rw or 0.005 times the story height for structures having a fundamental period of less than 0.7 second. UBC § 1628.8.2.
____ Seismic dead load, W, should include a 10 psf partition load. UBC § 1628.1.
____ An analysis should be provided for uplift effects caused by seismic loads. Service dead loads should be multiplied by 0.85 when used to resist uplift. UBC § 1631.1.
____ Precast or prefabricated exterior nonbearing, nonshear wall panels or elements should comply with UBC § Sec. 1631.2.4.2.
____ Details should be provided to show how roof and floor diaphragm shears will be transferred to vertical shear-resisting elements and to show how shears in vertical shear-resisting elements will be transferred from level to level. Connections should be justified with structural calculations for compliance with the allowable values. UBC § 1631.2.9.
____ Floor and roof diaphragms supporting concrete or masonry walls should have continuous cross ties between diaphragm chords in accordance with UBC § 1631.2.9.
____ Exit facilities should be designed for a 100 psf live load. UBC Table No.
____ The modular ratio n should be based on Em values specified in § Section2106.2.13. Em should not be reduced by one half, as per UBC § Sec. 2107.1.2, when special inspection is not provided.
____ Anchor bolts subjected to combined shear and tension should be designed in accordance with UBC Table 21F.
____ In Seismic Zones Nos. 3 f'm from Table No. 21-D should be limited to a maximum of 1,500 psi for concrete masonry and 2,600 psi for clay masonry unless f'm is verified by prism tests. UBC § 2107.1.2.
____ In Seismic Zones Nos. 3 minimum reinforcement should be provided for masonry walls in accordance with UBC § 2107.1.2.
____ Welded or mechanical splices should develop 125 percent of the specified yield strength of the bar in tension. UBC § 2107.2.2.6.
____ Exposed structural glued-laminated lumber should be moisture-resistant treated wood or wood of natural resistance to decay. UBC § 2312.7.
____ Straight-sheathed tongue-and-groove decking designed in conformance with the diaphragm provisions of the code, or an evaluation report which justifies the diaphragm capacities, should be specified. UBC § 2314.
____ Wood stud size, spacing and maximum height should comply with UBC Table No. 23-I-R-3or calculations justifying studs should be submitted.
____ Call out on plans that shower controls are to be thermostatically controlled per UPC Sec. 410.7.
____ Spacing of bolts and end and edge distances should comply with U.B.C. § 2336.1.2.
____ Please locate beam seat detail for connection of beams, detail column base plates, call out ledger anchor bolts, show extended footing for masonry veneer, and specify the minimum acceptable separation between pairs of hold downs.
____ In Seismic Zones No 3, concrete columns should have lateral ties at top and bottom for a distance of one sixth of the clear column height or the maximum column dimension, whichever is greater, but not less than 18 inches. The tie spacing should not be greater than 8 bar diameters, 24 tie diameters or one half the column dimension. Ties for the remaining column height should not exceed 16 longitudinal bar diameters, 48 tie diameters or least dimension of column. UBC § Sec. 1907.11.
____ The design of concrete slender walls should be in accordance with UBC § 1907.11 or 1914.8.
____ Reinforced concrete structures resisting forces induced by earthquake motion should comply with UBC § Sec. 1921.
____ The design of braced frames (eccentrically braced frames) in Seismic Zone 3 should be in accordance with UBC § 2211.8.
____ Soil classification in accordance with UBC Table No. 18-I-A shall be used in the design and specified on the plans. UBC § 1803.
_____ Plan submittals are to be accompanied by a letter of approval from the Redevelopment Agency when the project is located within a Redevelopment District. Please contact Mary Alice Avila at Redevelopment, 738-3414.
____ For our records, please state the construction lending agency's name and address, § Sec. 3097, Civil Code.
____ California Integrated Waste Management Board requires areas for collection and loading of recyclable materials. Public Resources Code § Sec. 42900-42911. It is acceptable to use a city standard T-1 trash enclosure doubled to 18’ - 0" width.
____ Locate plumbing cleanout at ends of horizontal drain lines over 5 feet in length. Each run of piping serving urinals or sinks is to have cleanouts. UPC § Sec. 707.4 Ex. #1.
____ Please call out on plans, neither storage nor appliances can be positioned in the 30" X 36" workspace at electrical panels. NEC § Sec. 110-16 (b).
____ NEC § Sec. 384-4 prohibits piping within the area of switchboards. Plans show either water, sprinkler or roof drain piping which appears to be in the area of the main switchboard.
____ Business and Professions Code § Sec. 5537 requires architects to prepare and sign any building plans, drawings or specifications except stipulated woodframe structures such as agricultural buildings, residential buildings up to four dwelling units and two stories, and garages up to two stories. In addition, an architect or engineer of record shall be specified; this individual will be responsible for reviewing and coordinating all submittal documents prepared by others, including deferred submittal items. UBC Sec. 106.3.4. The plans are to contain a statement indicating the name of the person fulfilling the duties of the architect or engineer of record: "The architect or engineer of record will be...".
_____ Provide gas piping schematic with meter location, size of pipe, and BTU rating of appliances and mechanical units. UPC Sec. 1217 and Table 12-3. Provide plumbing waste piping plan.
____ Main entrance may have a sign posted stating: "THIS DOOR MUST REMAIN UNLOCKED DURING BUSINESS HOURS". UBC Sec § 1133B.2. 3304 (c). Exit doors other than the main exit shall be operable from the inside wihthout the use of a key or special knowledge (door hardware shall be operable with a single effort by lever-type hardware per UBC Sec. 1133B.2.2.4), or are to have panic hardware. . When a pair of doors is installed, one leaf shall have no locking devices whatsoever. Flush, edge and surface bolts are prohibited. For handicap accessibility, avoid projections on the door surface and keep the opening pressure to under 8.5 pounds (exterior door, (5 lb. interior door, 15 lb. fire door). Exit doors to be swinging type. Where occupant loads are over 50, exit doors are to swing in the direction of egress.
____ Drinking fountains to include one standard height as well as handicap accessible. Title 24, CA. Building Code Sec. 1117B.1.1 and Title 24 Plumbing Code Sec. 1507.1 & 1507.2.
_____ Masonry section in UBC § 2106.1.12.3, item #5 prohibits Type O mortar, Type N mortar, masonry cement, plastic cement or glass block in bearing walls resisting either vertical or lateral loads.
____ UBC Sec. 705 calls for 1-hour fire-resistive construction of eave overhangs projecting into the area where protection of openings are required. Please relocate attic ventilation so that unprotected openings do not occur within the fire-rated eaves.
_____ Sewage ejector pumps and receiving tanks are to meet UPC Section 710. Detail check valve and vent. When a sump or receiving tank serves uses other than for a family or individual, dual pumps or ejectors shall be installed to operate independently per UPC Sec. 710.9.
______ Masonry veneer is to comply with UBC Section 1403 for height, support and area limitations. Anchored veneer under 5" thickness can be anchored with No. 22 gage galvanized wall ties having a hook on the extended leg that will engage a No. 9 B.W. gage horizontal joint reinforcement wire. Wall ties can be spaced no more than 24" o.c. horizontally, and shall support no more than 2 square feet of wall area. UBC Section 1403.6.4.2.
_____ Minimum basement floor elevation to meet or exceed the AH flood elevation ______ or submit floodproofing design to a height of 1 foot above the AH flood elevation. Calculations, details, and approved technical data shall be provided as evidence of compliance. Exterior foundation walls located below the Base Flood Elevation shall be impermeable to the passage of water. Any penetrations, such as piping and conduits, are to be specifically designed and detailed. Structural components subject to hydrostatic or hydrodynamic loads from flooding, shall be capable of resisting such loads including the effects of buoyancy. Flood proof engineering to address the following conditions:
Exterior walls and floors located below the BFE shall be impermeable to the passage of water continuing up 12" above the Base Flood Elevation.
Structural components subject to hydrostatic or hydrodynamic loads from flooding, shall be capable of resisting such loads including the effects of buoyancy.
Watertight openings shall be provided for enclosures below Base Flood Elevation, and shall be capable of resisting flood loads.
Penetrations in floors and walls for plumbing, mechanical, and electrical systems, shall be watertight to prevent flood water seepage.
Closure devices shall be provided for sewers and storm drains with openings below Base Flood Elevation.
_____NEC Sec. 230-2 permits only one service per structure. Where special circumstances prevail, a permanent plaque/directory is to be installed at each service lateral mapping out the location of all other services supplied to the structure.
_____ Where an exit cannot be made handicap accessible, an area for evacuation assistance must be provided. Such locations include vestibules, rooms, elevator lobbies, exit balconies and enclosures. UBC Sec. 1104.
_____ Required minimum exit pathway width is obtained by multiplying the occupant load by a factor of .3 for stairways and .2 for all other exitways. Exit doors to be swinging type and swing in the direction of egress for occupant loads over 50. UBC Sec. 1003.2 and 1004.2.
_____ Exit balconies and stairs to have positive anchor connections, spaced not more than 8' on center, to the structural frame. UBC Sec. 2326.13.
_____ Safety glazing is required where glazed doors, mirrors, or windows occur within 60" of the floor in any portion of a building wall enclosing bathtubs, showers, hot tubs, saunas or steam rooms. UBC 2406.4. Detail how shower meets handicap requirements (CAC 1115B.6). Shower doors to swing out (UBC 2407).
_____ Detail overflow roof drain meeting UBC 1506.3.
_____ Please provide minimum plumbing facilities required by UBC Chapter 29 and UBC Appendix 29, Table A-29-A.
_____ Please specify minimum 30" parapet with roofing terminating at least 18" from top, or detail 10' fire-rated roof pursuant to UBC 709.4.
_____ Provide plywood flooring at attic water heater to access point. Provide light at water heater, switched from access point. Similar conditions apply to attic furnaces. Lights and switches are to show on the electrical drawings. UPC Sec. 511.0 to 511.5. Attic water heaters shall have a corrosion resistant pan installed per UPC Sec. 510.7.
In seismic zone 3, water heaters shall be anchored or strapped to resist horizontal displacement due to earthquake motion. Strapping shall be at points within the upper one third and lower one third of it’s vertical dimensions. At the lower point, a minimum distance of four inches shall be maintained above the controls with the strapping. UPC SEC. 510.5
____ Where stucco is applied over plywood, the weather-resistive barrier shall include 2 layers of grade D paper per UBC 2506.4.
____ Mini-Mart walk-in refrigerators and freezers to meet Surface-Burning Characteristics of UBC 2602.3. Foam plastic used in walk-ins over 400 sq. ft. to have fire sprinklers, or a thermal barrier UBC 2602.4 Ex 5.
____ Mini-Mart walk-in box to drain to an exterior floor drain or sink through an indirect waste.
____ Specify full 1" airgap at indirect wastes, as is required for refrigerators and all food/drink storage or displays, and for dishwashing and culinary sinks. UPC 801.2. No vent from indirect waste piping shall combine with any sewer connected vent. UPC Sec. 803.
____ Please make note on plans that business signs require separate permits.
____ Power-operated doors shall not project over public property. No door shall project over the property line at alleys. UBC 3207.
____ Provide 2 exits per UBC table 10A, separated by 1/2 the diagonal distance of the building. If a corridor is formed, it is to be fire-rated. Exiting cannot be through a kitchen. Rear exit must have panic hardware and exit sign with battery back-up per UBC 1013. Width of exits is to be in accordance with UBC 1003.2, with width of exits in inches not less than the total occupant load served by the exit multiplied by 0.3 for stairs and 0.2 for other exits.
____ Maintain main exit aisle width: 36" wide serving one side and 42" wide serving two sides. UBC 1014.2.
_____ The UBC Section 2326, conventional light-frame construction provisions for 1 x 4 let-in bracing, is not permitted in seismic zone III. UBC Table 23-I-W. Steel straps will be required to be specifically listed for resisting lateral loads.
_____ Water heater and furnace vent terminations are to be at least 8’ from a vertical wall or similar obstruction in accordance with UPC Sec. 517.3. and UMC Sec. 806.4.
_____ Food storage or food preparation areas are to be separated from toilet rooms by a tight-fitting door. UBC Sec. 302.6.
____ Conventional light-frame construction is restricted to Group R Occupancies three stories or less, to interior nonload-bearing partitions, ceilings and curtain walls in all occupancies, and to specific uses listed in UBC Sec. 2326.1.
Single story buildings:
Minimum conventional light-frame construction specified in UBC Table 23-I-W requires lateral bracing panels positioned on each end and not more than 25 feet on center of a single-story building’s interior and exterior braced wall lines. UBC Sec. 2326.4.1 limits the distance between these walls to a maximum of 34 feet (in both longitudinal and transverse directions).
Multiple story building:
Minimum conventional light-frame construction specified in UBC Table 23-I-W requires lateral bracing panels positioned on each end and not more than 25 feet on center of a building’s interior and exterior braced wall lines. Further, the first story of two story buildings and the second story of three story buildings are to be braced not less than 25% of the building length; the first story of three story buildings is to be braced not less than 40%. UBC Sec. 2326.4.1 limits the distance between these walls to a maximum of 34 feet (in both longitudinal and transverse directions). UBC Sec. 2326.5.6 requires at least one continuous foundation under an interior braced wall line at intervals not exceeding 50 feet.
_____ UBC Sec. 2326.4.4. When of unusual shape, buildings of conventional light-frame construction shall have a lateral-force-resisting system designed by an engineer in accordance with UBC Chapter 16. One or more of the following may be considered to constitute an unusual shape: Exterior braced wall panels out of plane vertically from foundation to uppermost story; A section of a roof or floor that is not supported on all four sides by braced wall lines; When a building does not have braced wall lines in two perpendicular directions; When an opening such as a doorway or window extends more than one foot under a required braced wall panel located above; In buildings where a floor or roof has an opening that exceeds the lesser of 12 feet or 50% of the least floor dimension, Construction where portions of a floor level are vertically offset such that the framing members on either side of the offset cannot be lapped or tied together in an approved manner as required by UBC Section 2326.8.3. See also the exceptions to the above requirements in UBC Sec. 2326.5.4.
____ Locate roof access ladder and provide details per UMC 710 (h). Call out and dimension attic access. Provide 110 volt W.P. electrical receptacle near roof mounted mechanical equipment per UMC § 309.1
_____Underground fuel storage tanks require a separate permit from Tulare County Health Dept. (Phone: 733-6441).
Smoke and heat venting should be provided in accordance with UBC § Section 906.
____ Membrane penetration of a fire wall is limited to a maximum area of 16 square inches per UBC 709.7. Steel electrical panels may be as large as 16 square inches, provided the aggregate area of such panels is not more than 100 sq.in. for any 100 sq.ft. of fire wall. Outlet boxes on opposite sides of fire walls shall also be separated by a horizontal distance of at least 24 inches.
_____When cooling units or cooling coils are located in an attic or furred space, an additional watertight pan of corrosion-resistant metal shall be installed to catch the overflow condensate caused by a clogged primary condensate drain. UMC Sec. 310.1.1. Primary drains shall be sized according to the manufacturer’s recommendation, but not smaller than required in UMC Sec. 310.2. Drains shall have a minimum 1% slope and discharge to an approved plumbing fixture or disposal area. The secondary drain is to be at least 3/4" nominal pipe size, discharging at a point which can be readily observed. Condensate shall not be drained so as to enter a public way.
______ Energy Standards Sec. 121 (c) 2 calls for "pre-occupancy" purge with outdoor air one hour before the building is open for use by employees or public.
______ The bottom 10 inches of all doors except automatic and sliding shall have a smooth uninterrupted surface or smooth 10" base kickplate which will allow the door to be opened by a wheelchair footrest without creating a trap or hazardous condition. Title 24, Ca. Bldg. Code § Sec. 1004.8.1.3301 (h) 1.
_____ Please submit an 8-1/2" x 11" size copy of the floor plan for Fire Department Maintenance File.
_____ Please clarify that the card readers at gasoline fuel dispensing facility is in conformance with California State Building Code Chapter 11-C, with a reader height of 54" maximum.
_____ Each water closet is to occupy a separate compartment which shall be equipped with a door, door latch and clothes hook. The door and the walls or partitions between fixtures shall be sufficient to ensure privacy. CA Title 24, Part 5 (The California State Plumbing Code) § 414.1.
