Please address the following comments.
1. Geotechnical Review: Please provide a plan review letter or review form from the geotechnical engineer of record confirming that the proposed plans are in general conformance with the recommendations of the soils report. The review form is located at http://www.sccoplanning.com/PlanningHome/Environmental/GeologyandSoils.aspx
2. Anchor Washers: Please show minimum anchor bolt washer size as 0.229"x3"x3". CRC R602.11.1
3. Please revise structural notes and section references to show concrete compressive strength and reinforcement. Unless supported by an alternate structural design concrete compressive strength shall be a minimum of 3,000 psi and Grade 60 reinforcing steel for residential structures assigned to Seismic Design Category D0, D1, or D2. CRC R404.1.3.3.1, Table 402.2, R404.1.3.3.7.1
4. North: Please show north arrows on the site plan and floor plans.
5. Projections: The various drawings seem inconsistent. Please show on the plans that projections (including gutters) are =2 feet from any property line or fire separation line. CRC R302.1(2)
6. Solar System: The energy document show the solar system as a requirement, provide complete solar system design or list it as a deferred submittal on the cover sheet.
7. Windows/Glazing: Please identify on plans all safety glazing, emergency escape, and fall protection items in the schedules for windows/doors. CRC R308.4, R310, R312
8. Stairway: Please clarify that at least 3 feet of interior clearance is to be provided. Based on the dimensions and the application of shear panels along interior finishes, it appears that additional width will be needed.
9. Heating and Air-conditioning System Design: While intended duct routes and appliance information is shown, it does not provide the required information. Typically this is either through the use of software which produces a report or a schedule can be made for duct sizing that indicates type of ducts, developed length of ducts, volume and velocity of air delivered, and the friction rate used. Please provide a complete heating and cooling system design and provide documentation. Show on the plans all heating and cooling appliance models, specifications, BTU values, ducting, etc. Heating and/or air-conditioning systems shall be sized, designed and have their equipment selected using the following methods: 1) The heat loss and heat gain is established according to ANSI/ACCA 2 Manual J-2011, ASHRAE handbooks or other equivalent design software or methods. 2) Duct systems are sized according to ANSI/ACCA 1 Manual D-2014, ASHRAE handbooks or other equivalent design software or methods. 3) Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 or other equivalent design software or methods. Please design and provide documentation. CGBC 4.507.2
10. Duct Leakage: Revise the duct leakage to be 5%. Also, since this is s new residence, replacement notes do not apply.
11. Fireplace(s): Please specify unit(s) and submit manufacturer's installation information of proposed fireplaces. Show all clearances, venting, power, etc. CMC 302.1
12. Water Pipe Insulation: Please note "Install 1.5 inch minimum piping insulation: the first 5 feet of hot and cold water pipes from the storage tank, all piping with a nominal diameter of ¾ inch or larger, all piping associated with recirculation system regardless of pipe diameter, piping buried below grade, all hot water pipes from the heating source to the kitchen fixtures. Hot water pipes buried below grade must be installed in a water proof and non-crushable casing or sleeve. Insulation outside conditioned space shall be protected per CEnC 150.0(j)3." CEnC 150.0 (j), Table120.3-A
13. Gas Schematic & Notes: Please show a gas line schematic that indicates BTU values of all gas appliances (water heaters, ranges, FAU’s, fireplaces, BBQ, etc.), the developed length from the meter and/or regulator to each appliance outlet, the pipe sizes, and the proposed gas pipe material. Mandatory measures of the California Energy Code require that the gas line for new waters heater be sized for a demand of 200,000 BTU’s. CEnC 150.0(n)D, CPC 1215.0 and Table 1216.2(1) or 1216.2(27) for propane
14. Earthquake Shutoff: Please show on the plans that a "DSA Certified" earthquake actuated gas shut off valve will be installed at the gas service meter or regulator. SCCC 12.10.235(B), CPC 1211.7
15. Water Heater: Please specify unit on plans, show all power, venting, clearances, anchorage, T&P relief to exterior, expansion tank, platform height, and provide product cut sheets for review. Show complete venting routes on the plans with outlets 3 feet minimum from any opening into the building. Show the drain to the outside of the building, with the end of the pipe not more than 2 feet nor less than 6 inches aboveground and pointing downward. CPC 608.5 Show an accessible 120V GFCI electrical receptacle within 3 feet of the water heater. CEnC 150(n)1.A Specify that the installation manuals will be on site for inspection. CMC 701, 801
16. Notes: There are various outdated and conflicting code references and information especially for electrical. Please review and revise sheets C1, 10.1, and 10.2. Review to follow.
17. Vacancy Sensor Designation: Please revise the legend/symbols to show "VS" for "Vacancy Sensor" and remove "OS" or "Occupancy Sensor" designations for interior luminaires.
18. GFCI: GFCI required at: dishwasher. CEC 210.8(D); within 6 feet of a sink CEC 210.8(A)(7); within 6 feet of a bathtub or shower CEC 210.8(A)(9); laundry areas CEC 210.8(A)(10). Distance to a sink is not exempted due to cabinetry or being dedicated to appliances.
19. AFCI/GFCI: Label all AFCI, GFCI, and combination AFCI/GFCI outlets on the plans or use specific symbols. Combination AFCI/GFCI outlets are required at kitchen and laundry areas. General notes do not suffice.
20. AFCI: Please show on the plans, all outlets and devices (e.g. lighting controls) requiring AFCI protection. Arc-fault circuit-interrupter protection must be provided in accordance with CEC 210.12(A), (B) and (C). AFCI devices must be installed in readily accessible locations. (A) Where Required. All 15A or 20A, 120V branch circuits in dwelling units supplying outlets or devices in kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, laundry areas, or similar rooms or areas.
21. Arc-Fault Circuit-Interrupter Protection: Please note on the plans: "The maximum length of the branch circuit to the AFCI is 50 feet for 14 AWG conductors or 70 feet for a 12 AWG conductor." CEC 210.12(A)(3)b
22. Thermal Insulation: Please revise and coordinate all insulation notes for walls, floors, and ceilings on the various sheets to meet or exceed the requirements shown on the energy documents. Show how R38 roof insulation and venting will be provided with the required insulation over the top plates and venting above.
23. Attic Vents: Show attic ventilation for code compliance for net free area. Show specific venting lengths, qualities, locations needed for code compliance and submit product cut sheets for review. Show eave and ridge vent ratio requirements at CRC R806.2(2). Vaulted ceiling areas will require upper and lower vents for each rafter bay.
Please indicate here if any changes have been made to the plans that are not a result of corrections from this list. Have changes made to the plans not resulting from this correction list?
Please check ____________Yes ______________No
If Yes, please describe the changes and where they are located in the plans:
Note: For the referenced code information, go to http://www.bsc.ca.gov/Codes.aspx and/or http://www.sccoplanning.com/PlanningHome/BuildingSafety/BuildingCodes.aspx.
Resubmittal Requirements:
1) "Complete sets" of plans with revisions clouded, labeled, and keyed to a revision date list.
2) Written responses referencing revised sheet(s) and/or detail(s). This plan check list may be copied and responses written below each item.
3) Supplemental documents, as required.
Resubmittal Information: http://www.sccoplanning.com/Portals/2/County/Planning/bldg/Re-submittal%20Process%207.21.16.pdf
Please be advised that if plan check comments are required to be addressed leading to a 3rd plan check, additional charges will be added to your permit fee at an hourly rate.
If you have any questions regarding these building plan check comments, please contact Michael Sotero at 831-454-3249 or email michael.sotero@santacruzcounty.us.
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