Building Review



Building Review
Review No:1 B-183615 – 09/06/2018 - 1st Review by MRS Please address the following comments. 1. Scope of Work: The plans state 750 sf remodel, please encapsulate this area is on a floor plan at A1 and/or A2 with a dashed box. 2. Fire & Sound Rating: Condominiums have fire separations and sound isolation requirements between walls and floors. Please provide all details showing existing and proposed conditions for the floor/ceiling between units. The existing ceiling membrane (gypsum board) must be fully maintained. Details or notes must be provided for all fire membrane penetrations such as electrical boxes, plumbing pipes, etc. Recessed lighting is proposed, provide a listed installation showing how the fire and sound rating will be maintained. 3. Removed Walls: The plans state that the walls being removed are non-bearing. Please state on the plans that should any bearing condition be discovered, then prior to any demolition a "construction change document" application must be processed for approval with engineering prior to proceeding. 4. Plumbing: Please clarify that these walls do not contain plumbing or provide complete details for drainage and venting. A licensed engineer or licensed plumbing contractor can provide such drawings and details if done on the architect’s stamped/sign sheet and shows the contractor’s license number and signature. 5. Flow Rates: Flow rates changed on July 1, 2018 for showers to be 1.8gpm. Please show the flow rates as: water closet 1.28gpf, urinal 0.5gpf, shower head 1.8gpm @ 80psi, kitchen faucet 1.8gpm @ 60psi and lavatory faucet 1.2gpm @ 60psi. CPC 407.2, 408.2, 411.2, 412, CGBC 4.303.1 6. Insulation: Note on the plans that for all remodels, insulation meeting the mandatory feature requirements in the California Energy Code shall be installed at ceilings, walls, floors and water pipes, when these areas are exposed during remodeling. SCC Code 12.10.250 7. Water Pipes (SFD): Please note on plans for any exposed piping: "Install a minimum of 1.5 inch thick insulation on all hot water pipes, piping associated with recirculation systems, and cold water pipes for the first 5 feet from a storage tank. Pipes 2 inches and larger in diameter require a minimum of 2 inch thick insulation. Hot water pipes buried below grade must be installed in a water proof non-crushable casing or sleeve. Insulation outside conditioned space shall be protected." CEnC 150.0 (j)2 & Table120.3-A, CPC 609.11 8. Smoke/Carbon Monoxide Alarms: Show smoke and Carbon Monoxide alarms where required. Smoke alarms are required in each sleeping room. Smoke and CO alarms are required outside each separate sleeping area in the immediate vicinity of the bedrooms, and on every level of a dwelling unit including basements and habitable attics. Where a fuel-burning appliance is located within a bedroom or its attached bathroom, a carbon monoxide alarm shall be installed within the bedroom. CRC R314, R315 Smoke alarms shall be installed not less than 3 feet horizontally from the door or opening of a bathroom that contains a bathtub or shower unless this would prevent placement of a smoke alarm required by code. CRC R314.3 Item 4 9. Finish material pollutant control: Please note on the plans: "Finish materials including adhesives, sealants, caulks, paints and coatings, aerosol paints and coatings, carpet systems, carpet cushion, carpet adhesive, resilient flooring systems and composite wood products shall meet the volatile organic compound (VOC) emission limits in accordance with the California Green Building Standards Code, Chapter 4, Division 4.5." CRC R340, CBC 1212 Please show the VOC and Formaldehyde tables on the plans, not simply a reference to the table. Here is a link: http://www.bsc.ca.gov/codes.aspx CGBC 4.504 10. VOC: Show the adhesive, sealant, coating, and formaldehyde limits on the plans per CGC Tables 4.504.1, 4.504.2, and 4.504.3. Referencing the tables does not accomplish showing the limits. 11. Appliances: Please note on plans that new appliances installed as part of any remodel, addition or new construction shall be Energy Star appliances. SCC Code 12.10.250(A)(2) 12. Tamper Resistant Receptacles in Dwelling Units: Please indicate that all 125-volt, 15- and 20 ampere receptacles required in dwelling units shall be tamper resistant. CEC 406.12 13. 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), and all kitchen counters CEC 208.(A)(6). Distance to a sink is not exempted due to cabinetry or being dedicated to appliances. 14. 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. 15. 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. General notes do not suffice. 16. Luminaire Control @ JA8 Luminaires: Show high efficacy luminaire types/controls and specify if JA8-2016 or JA8-20160-E labeling is required. Dimmers or vacancy sensors shall control all luminaires required to have lighting sources compliant with Reference Joint Appendix JA8. CEnC 150.0(k)1G, 150.0(k)2K, Table 150.0-A. Exceptions are provided for closets smaller than 70 ft2 in floor area and light fixtures for hallways. Please show Table 150.0-A on the plans (http://energycodeace.com/content/reference-ace-2016-tool has the table to copy/paste). CEnC 150.0(k)2K General notes do not suffice. 17. Vacancy Sensor @ Bathrooms, Garages, Laundry, & Utility: Please show vacancy sensor controls by labeling switches or use specific symbols. In bathrooms, garages, laundry rooms, and utility rooms, at least one luminaire in each of these spaces shall be controlled by a vacancy sensor. CEnC 150.0(k)2J General notes do not suffice. 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.

Building Review

Review No:1

B-183615 – 09/06/2018 - 1st Review by MRS

Please address the following comments.

1. Scope of Work: The plans state 750 sf remodel, please encapsulate this area is on a floor plan at A1 and/or A2 with a dashed box.

2. Fire & Sound Rating: Condominiums have fire separations and sound isolation requirements between walls and floors. Please provide all details showing existing and proposed conditions for the floor/ceiling between units. The existing ceiling membrane (gypsum board) must be fully maintained. Details or notes must be provided for all fire membrane penetrations such as electrical boxes, plumbing pipes, etc. Recessed lighting is proposed, provide a listed installation showing how the fire and sound rating will be maintained.

3. Removed Walls: The plans state that the walls being removed are non-bearing. Please state on the plans that should any bearing condition be discovered, then prior to any demolition a "construction change document" application must be processed for approval with engineering prior to proceeding.

4. Plumbing: Please clarify that these walls do not contain plumbing or provide complete details for drainage and venting. A licensed engineer or licensed plumbing contractor can provide such drawings and details if done on the architect’s stamped/sign sheet and shows the contractor’s license number and signature.

5. Flow Rates: Flow rates changed on July 1, 2018 for showers to be 1.8gpm. Please show the flow rates as: water closet 1.28gpf, urinal 0.5gpf, shower head 1.8gpm @ 80psi, kitchen faucet 1.8gpm @ 60psi and lavatory faucet 1.2gpm @ 60psi. CPC 407.2, 408.2, 411.2, 412, CGBC 4.303.1

6. Insulation: Note on the plans that for all remodels, insulation meeting the mandatory feature requirements in the California Energy Code shall be installed at ceilings, walls, floors and water pipes, when these areas are exposed during remodeling. SCC Code 12.10.250

7. Water Pipes (SFD): Please note on plans for any exposed piping: "Install a minimum of 1.5 inch thick insulation on all hot water pipes, piping associated with recirculation systems, and cold water pipes for the first 5 feet from a storage tank. Pipes 2 inches and larger in diameter require a minimum of 2 inch thick insulation. Hot water pipes buried below grade must be installed in a water proof non-crushable casing or sleeve. Insulation outside conditioned space shall be protected." CEnC 150.0 (j)2 & Table120.3-A, CPC 609.11

8. Smoke/Carbon Monoxide Alarms: Show smoke and Carbon Monoxide alarms where required. Smoke alarms are required in each sleeping room. Smoke and CO alarms are required outside each separate sleeping area in the immediate vicinity of the bedrooms, and on every level of a dwelling unit including basements and habitable attics. Where a fuel-burning appliance is located within a bedroom or its attached bathroom, a carbon monoxide alarm shall be installed within the bedroom. CRC R314, R315 Smoke alarms shall be installed not less than 3 feet horizontally from the door or opening of a bathroom that contains a bathtub or shower unless this would prevent placement of a smoke alarm required by code. CRC R314.3 Item 4

9. Finish material pollutant control: Please note on the plans: "Finish materials including adhesives, sealants, caulks, paints and coatings, aerosol paints and coatings, carpet systems, carpet cushion, carpet adhesive, resilient flooring systems and composite wood products shall meet the volatile organic compound (VOC) emission limits in accordance with the California Green Building Standards Code, Chapter 4, Division 4.5." CRC R340, CBC 1212 Please show the VOC and Formaldehyde tables on the plans, not simply a reference to the table. Here is a link: http://www.bsc.ca.gov/codes.aspx CGBC 4.504

10. VOC: Show the adhesive, sealant, coating, and formaldehyde limits on the plans per CGC Tables 4.504.1, 4.504.2, and 4.504.3. Referencing the tables does not accomplish showing the limits.

11. Appliances: Please note on plans that new appliances installed as part of any remodel, addition or new construction shall be Energy Star appliances. SCC Code 12.10.250(A)(2)

12. Tamper Resistant Receptacles in Dwelling Units: Please indicate that all 125-volt, 15- and 20 ampere receptacles required in dwelling units shall be tamper resistant. CEC 406.12

13. 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), and all kitchen counters CEC 208.(A)(6). Distance to a sink is not exempted due to cabinetry or being dedicated to appliances.

14. 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.

15. 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. General notes do not suffice.

16. Luminaire Control @ JA8 Luminaires: Show high efficacy luminaire types/controls and specify if JA8-2016 or JA8-20160-E labeling is required. Dimmers or vacancy sensors shall control all luminaires required to have lighting sources compliant with Reference Joint Appendix JA8. CEnC 150.0(k)1G, 150.0(k)2K, Table 150.0-A. Exceptions are provided for closets smaller than 70 ft2 in floor area and light fixtures for hallways. Please show Table 150.0-A on the plans (http://energycodeace.com/content/reference-ace-2016-tool has the table to copy/paste). CEnC 150.0(k)2K General notes do not suffice.

17. Vacancy Sensor @ Bathrooms, Garages, Laundry, & Utility: Please show vacancy sensor controls by labeling switches or use specific symbols. In bathrooms, garages, laundry rooms, and utility rooms, at least one luminaire in each of these spaces shall be controlled by a vacancy sensor. CEnC 150.0(k)2J General notes do not suffice.

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.

CDI - Application Status