Tenant Improvement. Training in the fundamentals of Commercial Construction
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- Maud Atkinson
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1 Tenant Improvement Training in the fundamentals of Commercial Construction
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4 The first California Building Code was in 1934 but 1937 was true implementation 4
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7 4.6.1 REGULATORY REQUIREMENTS State Alquist-Priolo Earthquake Fault Zoning Act The California Legislature passed the Alquist-Priolo Earthquake Fault Zoning Act in 1972 to mitigate the hazards of surface faulting to structures. The Act prevents the construction of buildings used for human occupancy on the surface trace of active earthquake faults. Its intent is to increase safety and minimize the loss of life during and immediately following earthquakes by facilitating seismic retrofits to strengthen buildings against ground shaking. 1 The Act addresses only surface fault rupture. For any project proposed within a designated Alquist-Priolo Earthquake Fault Zone, the City or County with jurisdiction must require a geologic investigation to demonstrate that proposed buildings would not be constructed across active faults. 7
8 Why use rebar? The Manual for Standard Practice and ACI clearly describe what is required for reinforcement and how it is to be installed. They both call for staggered lap splices and offsetting of double mats or curtains. Both require that the rebar is to be tied in such a manner as to not allow displacement during depositing of the concrete. Rebar or Deformed Reinforcement is used to give concrete strength in tension and the concrete takes the compression loads. Concrete can be fairly significantly cracked and still meet the strength requirements of the design in some cases. 8
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30 It s important to understand the existing conditions of the site. You may have other restaurants or A occupancies. You may already have a grease interceptor or you may have already exceeding the capacities of your infrastructure. 30
31 The existing conditions may look like this where every arrow is a violation? 31
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33 Schedule is always a concern. Most Tenant Improvement projects are in permitting after the lease is signed so rent is being paid but the user is not collecting any revenue, this is why they are always in such a hurry. Add change orders and people get very frustrated. 33
34 Site plans are mandatory part of any TI submittal. All TI work triggers ADA upgrades and they cost money plus they property may not even be a part of the tenants area. 34
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46 California Building Standards Code The State of California provides minimum building design and construction standards through the California Building Standards Code (California Code of Regulations [CCR], Title 24), based on the federal Uniform Building Code (UBC), which the City of East Palo Alto adopted in The California Building Standards Code is a compilation of three types of building standards from three different origins: Building standards that have been adopted by state agencies without change from building standards contained in national model codes; Building standards that have been adopted and adapted from the national model code standards to meet California conditions; and Building standards, authorized by the California legislature, that constitute extensive additions not covered by the model codes that have been adopted to address particular California concerns. 46
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54 Grounding & Bonding This is a good example of an improper installation. Listed clamps or welds should always be used. 54
55 Experience and certification requirements; exemptions. (a) All construction inspectors, plans examiners and building officials who are not exempt from the requirements of this chapter pursuant to subdivision (b), or previously certified, shall complete one year of verifiable experience in the appropriate field, and shall, within one year thereafter, obtain certification from a recognized state, national, or international association, as determined by the local agency. The area of certification shall be closely related to the primary job function, as determined by the local agency. Any person who is currently and has continuously been employed as a construction inspector, plans examiner, or building official for not less than two years prior to the effective date of this section shall be exempt from the certification provisions of this section, unless and until that person obtains employment as a construction inspector, plans examiner, or building official with a different employer. Nothing in this article is intended to prohibit a local agency from prescribing additional criteria for the certification of construction inspectors, plans examiners, or building officials. 55
56 Plans examiner. For purposes of this chapter, "plans examiner" means any person who is hired or contracted by a local agency in a temporary or permanent capacity for the purpose of performing construction plan review for structural, seismic safety, fire and life safety, or building system requirements of adopted uniform codes or standards, as applied to residential, commercial, or industrial buildings. 56
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58 APPROVED City of East Palo Alto Building & Safety Division All work shall comply with all applicable Titles of the California Code of Regulations Including but not limited to Titles 8, 19, 24 & 25, State Housing Law, State Seismic Safety Law, And All Ordinances, Rules and Regulations of the City of East Palo Alto 58
59 City of East Palo Alto Final Agency Checklist Required To Be Completed Prior to Occupancy 59
60 Structures deviating from conventional framing requirements; supervision by licensed architect or civil engineer. Nothing in this chapter shall be construed as an exemption from Chapter 3 (commencing with Section 5500) of, or Chapter 7 (commencing with Section 6700) of, Division 3 of the Business and Professions Code relative to preparation of plans, drawings, specifications, or calculations under the direct supervision of a licensed architect or civil engineer, for the construction of structures that deviate from the conventional framing requirements for wood-frame construction. 60
61 Embedded bolts, dowels, and all thread The minimum edge distance is a factor of slab thickness/bolt length/bolt diameter. When testing of embeds is based on the shear cone created around the embedded element. This shear cone is generally as wide as the hole is deep. The embedded element is only as good as the concrete it is embedded into. 61
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64 Civil Drawings Learn how to read civil drawings as that is where the elevations for finished elements are found. As you can see the sidewalk was installed too high which completely compromised the Accessibility. 64
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71 This building has been here for 20 years Here we have a building built for very important scientific experiments. It was built without a foundation on top of an asphalt parking lot ½ mile from the San Andreas Fault. Testing proves this building moves ¼ per day in different directions. 71
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74 A demolition permit shall not be issued by any city, county, city and county, or state or local agency which is authorized to issue demolition permits as to any building or other structure except upon the receipt from the permit applicant of a copy of each written asbestos notification regarding the building that has been required to be submitted to the United States Environmental Protection Agency or to a designated state agency, or both, pursuant to Part 61 of Title 40 of the Code of Federal Regulations, or the successor to that part. The permit may be issued without the applicant submitting a copy of the written notification if the applicant declares that the notification is not applicable to the scheduled demolition project. The permitting agency may require the applicant to make the declaration in writing, or it may incorporate the applicant's response on the demolition permit application. Compliance with this section shall not be deemed to supersede any requirement of federal law. 74
75 Concrete has an expected life span of 100 years generally The average concrete achieves it s ultimate strength at 50 years and then begins immediately to degrade. ACI Tests have proven that older concrete structures due to the non-uniformity of the site mixed concrete that uniform strength is not rational. 100 year old concrete should be thoroughly tested prior to adding additional loads. On a 100 year old concrete structure a core sample taken 2 from a 3000psi sample can be as low as 750 pounds. 75
76 Always check grades on ADA walks before the concrete dries. 76
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79 City of East Palo Alto Example of a Site or Plot Plan. All design drawings shall be submitted in a digital (PDF) format or drawn in ink on substantial paper. All construction documents including site or plot plans shall be drawn to scale. All submitted drawings shall be wet signed and dated by the designer. Site and plot plans shall show accurate property lines and existing or proposed fence lines. Site or plot plans shall show accurately dimensioned setbacks. Plans shall show all structures on plan, this includes non-building structures. Site and plot plans shall show all easements and authorized encroachments on plan. Site and plot plans shall show adjacent streets with the name of each street shown on plan. All site and plot plans shall have an arrow pointing to true North in relation to the site. All site and plot plans shall show utility connections both existing and proposed. This includes gas, water, sewer, electrical and storm drain connections. If soil or ground water contamination is present on the site a plan showing the areas of known contamination shall be provided to the Building Department at the time of submittal. Site and plot plans shall show all existing trees. Site and plot plans shall show any wetlands onsite. Site and plot plans shall show any topographical changes exceeding 12 from natural grade plains. Site and plot plans shall show any Flood Zone or Alquist-Priolo Fault Zone on plan. 79
80 City of East Palo Alto Example of a Floor Plan. All design drawings shall be submitted in a digital (PDF) format or drawn in ink on substantial paper. All construction documents including floor plans shall be drawn to scale. All submitted drawings shall be wet signed and dated by the designer. 80
81 Cheat Sheet! 81
82 This checklist is a summary of information that you must provide to obtain a Building Permit for a new Commercial or Industrial Building. This list is provided to assist you in achieving an acceptable and complete initial submittal when applying for a Building Permit; the Building staff will assist you in determining which items apply to your project. Document Submittal List Drawing: Four (4) sets; (5) sets if Hazardous Materials are involved 24 x 36 inches is the suggested plan size General Information Plot Plan Grading and Drainage Landscaping Plans Architectural Plans: Floor Plan Roof Plans Exterior Elevations Structural Plans; Disable Accessibility Features: Foundation Plan Floor Framing Plan Roof Framing Plan Truss Information Cross Section(s) Structural Framing Details 2 sets; each including relevant information from Architectural Plans Plumbing Plan Mechanical Plan Electrical Plan Calculations: 2 sets Structural Calculations Title 24 Energy Calculation and Forms 82
83 A-5 Architectural Plans Architectural floor plan of unit/suite and building plan Disabled accessibility features fully detailed and dimensioned Exit location(s), paths and lighting Exterior elevations Window Schedule: List sizes and types (detail safety glazing locations) Door Schedule: List sizes and types (detail fire ratings, hardware, closets and Thresholds) Flashing: vertical and vertical to horizontal junctures of materials Roof; eaves, overhangs, rakes and gables Handrails, guardrails, and support details Details of fire separation with assembly numbers and sections Detail all fire penetrations and openings; include assembly numbers Cross section of fire rated corridor, door ratings, smoke/fire damper locations Stairway rise and run; framing, attachment, and dimensions of members Finish schedule with flame spread rating 83
84 Provide details of all features and fixtures in compliance with the State Building Code Disabled Accessibility Standard (Chapter 11 or 11A) Structural Plans Foundation Plans Structural Floor Plan Roof Framing Plan Structural Material Specification Typical cross sections in each direction (where necessary) Ceiling details with bracing and support details Site Utility Plan and Sizing Calculations Waste and Vent Plan and Sizing Calculations Water Piping Sizing Calculations Kitchen Plan for Commercial Kitchens HVAC Plans (location, size, duct layout, smoke / fire dampers) Gas Piping and Sizing Calculations Kitchen Plan for commercial kitchens and County Health Department Approval 84
85 Expanded Information on Above Documents A-1. Information Sign and Stamp on all documents by Design Professional (cover sheet to be Wet Signed) Name, Title, Address and Phone number of Design Professional Project name & address, as well as Project Owner s name, address, and phone number Cover Sheet Information Applicable Codes and Editions (UBC, UMC, UPC, NEC & Energy) Description of Scope of Work Occupancy Group(s) and Type of Construction Allowable Floor Area Calculations Gross Tenant Area listed per each floor and each tenant Index of Drawings Scale for all Drawing and Details A-2 Plot Plan Lot dimension showing whole parcel, property lines and street location(s) Building footprint with all projections and dimensions to all property lines Location of easements and utilities on site Parking layout, driveway locations and sidewalk design (fully detail all Disabled Accessibility Features) Locate existing Fire Hydrants within 500 feet of project Vicinity Location Map and North Arrow ( ) Detail exit door locations A-3 Grading and Drainage Plans Existing and proposed grading plan (detail tops and toes of slopes) Pad elevation and ground slope drainage scheme and topographic plan drawn to 5 foot contours A-4 Landscape Plans Accessory Structures, Walkways, Swimming Pools, etc. (Including Disabled Accessibility Plan Features) 85
86 Separate Plans and Permits Storage racks with storage level over 8 feet high require permits. Provide calculations and details High piled storage areas (commodities as regulated by the Fire Code) Automatic fire sprinklers, smoke detection system and fire alarm systems HazMat including: flammable liquid storage areas; compressed gases Spray booths Demolition of structures on site Notes: This is not a complete list of all required submittals, and additional information may be required after plan review Other departments and agencies review and approval may be required. 86
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90 This project was abandoned due to mistakes! 90
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123 I hit a pole on the way home last night! 123
124 This mistake takes it to new heights! 124
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126 The Buddy System has gone too far! 126
127 A problem with no possible resolution is not a problem, it s lack of understanding the big picture. 127
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