Building Review



Building Review
Review No:1 Architectural 1. Please clarify the scope of work on Sheet A0.0. Commercial office/retail spaces are specified. However, the energy documents include a restaurant design for commercial units. Also, the occupancy types on Sheet A-0.1 specify B occupancy. Retail spaces are M occupancies. Restaurant will be A2 (or B if occupant load is less than 50). Clarify if any of the commercial spaces will require tenant improvement plans at a later date. Note: Verify parking and other requirements with the Zoning reviewer, Annette Olson. 2. Please revise the occupant load, allowable area calculations, and exiting on Sheets A-0.1 and A-0.2, depending on the intended and allowed uses. 3. Depending on the CPC occupant load of restaurant use, commercial spaces may need additional plumbing fixtures. Please add plumbing fixtures, as necessary. [CPC 422] 4. The second floor/roof top deck for the residents of the residential units is a common use area. Common use areas are required to be accessible. Unless this common area is removed, please provide access via an elevator. [CBC 1127A] Note: Access to a private patio and common use area at the parking lot may not substitute for access to the upper deck. 5. If an elevator is provided in order to comply with correction item no. 1, please revise the plans so that all units comply with CBC 11A. [CBC 1106A] 6. Electrical vehicle charging stations are not parking spaces. A van accessible parking space is required, in addition to the two car accessible parking spaces. The access aisle on the passenger side. Please dimension the van accessible space with a 12’ vehicle space and 5’ aisle, or 9’ vehicle space and 5’ aisle. [CBC 11B208.1, 11B-502.2] 7. The accessible residential unit is required to have a parking space along the shortest route from the space to the entrance to the residential unit. Please revise the parking layout. [CBC 1109A.7] 8. Sheet A2.0 shows a 1:12(8.33%) ramp from commercial unit 4 to the sidewalk. Sheet C5 specifies 4.7% maximum. Please coordinate the plans. Ramps are required for slopes exceeding 1:20 (5%). Ramp details are required to include handrails with extensions, edge protection, and a top landing that is 60" minimum in length. [CBC 11B405] 9. Please dimension minimum 4’ long landings at exterior doors on details 2 and 3, Sheet A1.0. Slopes at landings shall not exceed 1:48 (2.08%). [CBC 11B-404.2.4] 10. Please dimension minimum 12" horizontal extension plus one tread depth extension for the bottom of stair handrail extensions on Sheet A-2.5, detail 6. [CBC 1115A.6.3] 11. Please reference to key note 21 from detail 6 on A-2.5 for the cane detection detail under stairs. [CBC 11B-307.4, CBC 1125A] 12. Please dimension minimum 48" clear space parallel to the accessible bathtub in residential unit C. [CBC 1135A.5] 13. A grab bar shall be capable of being installed on at least one side of the water closet in the accessible unit. Grab bar reinforcing is shown on A-5.0, but does not correspond with the bathroom layout on the floor plan, 3/A2.3. Provisions to install a floor mounted grab bar may be shown. [CBC 1134A.7] 14. When a closet is designated for the installation of a clothes dryer, a minimum opening of 100 square inches for makeup air shall be provided in the door. Please include provisions for this opening area on the residential plans. The door may be louvered in order to comply. [CMC 504.4.1] 15. Please include manufacturer’s installation instructions deck/balcony moisture barrier systems. [CBC 107.2.7] 16. Ventilation is required in enclosed framing for the breezeway deck. Please provide ventilation details such that the net free cross ventilation area is not less than 1/150 of the enclosed area. [CBC 2304.12.2.6] 17. Please specify and detail a secondary/overflow drain for the roof deck. [CBC 1503.4.1] 18. Please indicate and/or specify the resilient channels shown on detail 13/A-8.2 are to be perpendicular to the floor joists. Also, specify ½" type "X" gypsum board so that the attachment and gypsum thickness are according to the approved tests. Assemblies shall be constructed in accordance with the listed assemblies in CBC, GA File, ESR report or UL. 19. Please include specifications for membrane penetrations in fire-resistive construction. This information may be on the electrical and mechanical plans for those type of penetrations. [CBC 714.3.2] Structural 20. The wall at the east property line at the stairs is a bearing wall. Please revise Sheet 1S1 to include a continuous footing at this wall. 21. Please include stair framing design and structural details and specifications. [CBC 1607.1] 22. Please provide a detail to clarify the construction of the 6’ square footings at Grid lines 2 and E. A note on the foundation plan indicates "merge column footing as required". Include reinforcing steel details and/or specifications for these footings. 23. The deck shall be designed with 1.5 times the live load (need not exceed 100 psf). Please revise the calculations. Revise the plans, as necessary. [CBC Table 1607.1] 24. Please include structural calculations for joists that support mechanical equipment over commercial unit 4. See mechanical drawings for location proposed. 25. Please include structural plans for the pole footings at the light poles on site. 26. The statement of special inspection notes "field welds only" for inspection of welding. Shop welding also requires special inspection, unless the work is done on the premises of a fabricator registered and approved to perform such work without special inspection. Approval shall be based upon review of the fabricator's written procedural and quality control manuals and periodic auditing of fabrication practices by an approved special inspection agency. Please include shop welding on the form, or submit approved fabricator certification. [CBC 1704.2.5.2] 27. Please complete and return two copies of a special inspection and testing agreement form. This form and a list of approved special inspection agencies are available under "forms" at http://www.sccoplanning.com/PlanningHome/BuildingSafety.aspx . [CBC 1704] 28. Please submit a copy of the updated geotechnical report. See comments from Environmental Planning. 29. 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 . Energy Code 30. The responsible envelope and lighting designers need to sing the declaration statement on NRCC-PRF-04-E on Sheet EN-2. 31. The project name on the energy compliance forms shown on Sheets EN-1 and EN-2 indicate restaurant uses for 6075 sq. ft. commercial areas in units 1,2,3, 5, 6 & 7. Please revise the forms to correspond with the proposed and allowed uses. 32. Please include insulation types and R-values on the cross-sections that correspond to the requirements in the energy compliance forms for all building areas. 33. Please include solar ready provisions on the electrical plans. Locate inverters, metering equipment and pathway for conduit. [CA Energy 110.1(C)] 34. Please include solar ready provisions on the plumbing plans. Locate pathway for routing plumbing from the solar zone to a water heater. [CA Energy 110.0(C)1] Electrical 35. For the residential units, please indicate that all branch circuits that supply 125-volt, single-phase, 15- and 20-ampere outlets (i.e. receptacles, lights, smoke alarms, etc.) to be protected by Arc-Fault Circuit Interrupter (AFCI) listed to provide protection of the entire branch circuit per CEC 210-12(B) except those circuits requiring protection by GFCI per CEC 210.8(A). 36. For the residential units, please indicate that all 125-volt, 15- and 20 ampere receptacles to be listed tamper resistant. (CEC 406.12) 37. Outdoor residential lighting must be shown to comply with CA Energy §150.0(k)3. Please revise the plans to include the following for outdoor lighting: • Must be high efficacy. • Must include manual on/off switch and one of the following: – Photocontrol and motion sensor – Photocontrol and automatic time switch control – Astronomical time switch control – Energy Management Control System 38. At least one of the required high efficacy light fixtures must be controlled by a vacancy sensor in residential bathrooms and utility rooms. Please revise the electrical plans to show compliance. [CA Energy §150.0(k)2J ] 39. For residential lighting, all high efficacy light fixtures required to be certified to JA8 (does not include fluorescent light fixtures) must be controlled by a dimmer or vacancy sensor. Exceptions are provided for closets smaller than 70 ft2 in floor area and light fixtures for hallways. Please include notes on the electrical drawings. [CA Energy §150.0(k)2.K] JA8 marking is required for the following: All light sources in ceiling recessed downlight luminaires. Note that ceiling recessed downlight luminaires shall not have screw bases regardless of lamp type as described in Section 150.0(k)1.C. GU-24 sockets containing LED light sources. A GU24 lamp fitting is a two-pin connector for compact fluorescent lamps (CFL) or LED lamps that uses a bayonet mount-like twist-lock two-pin connector instead of an Edison screw fitting. Any light source not otherwise listed above and certified to the Commission as complying with Joint Appendix 8. 40. Exhaust fans shall be switched separately for the residential units, except lighting integral to the fan may be on the same switch as the fan provided the lighting can be switched OFF, while allowing the fan to continue to operate for an extended period of time. Please note this on the electrical plans. [CA Energy §150(k)2] 41. No lighting is shown for commercial space 4 on E1.0. Please include lighting that corresponds with the energy compliance forms. If no lighting is proposed here, note that separate lighting forms and plans will be submitted as part of a tenant improvement permit. 42. Please include daylit zones on the lighting plans and specify separate switching and automatic daylighting controls for this lighting on the electrical plans for the commercial spaces. [CEC 130.1 (d)] 43. Please include lighting control marks and identification for the commercial spaces on the electrical plans. [CA Energy §130.1] 44. Please note on the electrical plans that a Certificate of Acceptance for lighting controls is required by final inspection for the commercial units. The certificate shall be completed by a Certified Lighting Controls Acceptance Test Technician (CLCATT). A CLCATT may be found @ https://www.calctp.org/ . [CA Energy Standard 130.4] Mechanical 45. Please locate and specify the whole building ventilation systems to comply with Indoor Air Quality (IAQ). The energy compliance documents, CF1R-PRF-01 pg. 11 of 12, on Sheet EN-6, specify minimum exhaust rates. 46. Please complete the HVAC Dry & Wet System Requirements on MT-1 and MT-2 to locate the sheet numbers in the project documents where the required information may be found. Enter "N/A" if the requirement is not applicable on energy forms. Miscellaneous 47. The structural calculations were not bookmarked in the supplemental document file. Please bookmark the calculations in version 2 submittal. 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 Laura Mellish at 831-454-3151 or email laura.mellish@santacruzcounty.us Review No:2 Previous comments have been repeated, followed by the response in italics, then the correction requirement in bold. 1. Please clarify the scope of work on Sheet A0.0. Commercial office/retail spaces are specified. However, the energy documents include a restaurant design for commercial units. Also, the occupancy types on Sheet A 0.1 specify B occupancy. Retail spaces are M occupancies. Restaurant will be A2 (or B if occupant load is less than 50). Clarify if any of the commercial spaces will require tenant improvement plans at a later date. Note: Verify parking and other requirements with the Zoning reviewer, Annette Olson. Response: The Restaurant will be limited to a Net Dining Area of 735 sq.ft. where people eat on the premises. The remaining area will be Kitchen and Storage to be laid out as Tenant Improvements at a future date. It will primarily be a takeout Restaurant/Café/Deli and per Planning Department approvals has been parked at the ratio of 1/300. Shared Parking Agreements are being worked out concurrently based on a traffic study. Hence, the Occupancy Type, while being an A2 Assembly Occupancy is permitted to be classified as a B Occupancy per CBC Section 303.1.1 2. Please revise the occupant load, allowable area calculations, and exiting on Sheets A 0.1 and A 0.2, depending on the intended and allowed uses. Response: The uses anticipated are Business Occupancies (small office tenants), hence the area calculations are correct as proposed. Occupant Loads are based on CBC Table 1004.1.2. Residential Units are also correctly calculated ( A total for the 2nd floor has been included at 2/A-0.2) . As for the Restaurant Space, we have identified a cap of 735 sq. ft. of Net Dining Area that uses an OLF of 15 sf net to arrive at a Maximum Occupant Load of 49 persons. The remaining area will be devoted to kitchen, storage and restroom as identified in the response to the previous comment. Correction for 1 and 2: Please include restaurant use in the project description on Sheet A-0.0 The kitchen area and other worker areas (i.e. cashier) of the restaurant need to be included in the total occupant load. Currently, sheet A-0.2 specifies the number of occupants based on 735 sq. ft., which equates to 49 for the occupant load. Please revise the plans. For occupant loads of 50 or more, exit doors shall swing out in the direction of exit travel, and landings shall be 5’ long. [CBC 303.1.2, 1004.3,1010.1.2.1, 11B-404.2.4] 3. Depending on the CPC occupant load of restaurant use, commercial spaces may need additional plumbing fixtures. Please add plumbing fixtures, as necessary. [CPC 422] Response: Currently, there is no layout for the actual dining area and kitchen. The Occupant Load is capped at 49 persons for future Tenant Improvements. CPC 422.2 Exception 3 permits a business occupancy with an Occupant Load of less than 50 persons to have one Single Occupancy toilet facility. Table A specifies an Occupant Load of 30 for such establishments, based on which the fixtures shown should suffice at present (using 50% of 49 persons for each sex pursuant to CPC 422.1). Males and Females (25 each) will require only 1 water closet per Table 422.1 for Restaurants. Footnote 3a at Table 422.1 permits the exclusion of the urinal for men in a Single Occupancy Toilet facility in an A Occupancy serving less than 50 persons. Correction: CPC 422.2 Exception 3 applies if the occupant load from is less than 50. This requires the total area of the restaurant to not exceed 1500 square feet (using CPC Table A and occupant load of 30 for the restaurant), and the total occupant load from the CBC to be less than 50 to qualify as a B occupancy (using occupant load factor of 15 for dining area and 200 for kitchen/employee work areas). Please demonstrate on the plans how this will be achieved. Otherwise, provide additional restroom fixtures. 4. The second floor/roof top deck for the residents of the residential units is a common use area. Common use areas are required to be accessible. Unless this common area is removed, please provide access via an elevator. [CBC 1127A] Note: Access to a private patio and common use area at the parking lot may not substitute for access to the upper deck. Response: See Sheet A-2.1: The rooftop deck has been deleted and replaced with a flat roof that will serve merely as a Maintenance Access area. The floor Drain has been replaced by a Roof Drain with overflow. To secure unauthorized access, a low fence and gate have been added to the opening in the 42 inch high access wall where the roof meets the breezeway. Correction : Please show how access to the roof by unauthorized persons will be prevented, and the space only used by maintenance personnel. 17. Please specify and detail a secondary/overflow drain for the roof deck. [CBC 1503.4.1] Response: A detail for the Roof Drain and Overflow has been included at 12/A-8.4. It has been called out and cross referenced on the roof plan for that area on Sheet A-2.1 (Keynote 4). Correction: Please refer to detail as/A-8.4 at Keynote 4 on Sheet A-2.1 and revise the plumbing plans on Sheet P-5 to correspond. Keynote 4 currently includes "SPD". 27. Please complete and return two copies of a special inspection and testing agreement form. This form and a list of approved special inspection agencies are available under "forms" at http://www.sccoplanning.com/PlanningHome/BuildingSafety.aspx [CBC 1704] APEX: The revised SI from has been included. Correction: A revised statement of special inspection form was included in the last submittal. However, a special inspection agreement form is needed. This form is under "forms" at http://www.sccoplanning.com/PlanningHome/BuildingSafety.aspx 28. Please submit a copy of the updated geotechnical report. See comments from Environmental Planning. APEX: By others. Correction: Please submit a copy of the updated geotechnical report. 29. 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 . APEX: By others. Correction: 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 30. The responsible envelope and lighting designers need to sing the declaration statement on NRCC PRF 04 E on Sheet EN 2. Response from Pat Splitt: Sheets EN-2 & EN-4 need Architecture & Lighting signatures. Correction: Please include the required signatures on the forms shown on plan Sheets EN-2 and EN-4. 32. Please include insulation types and R values on the cross sections that correspond to the requirements in the energy compliance forms for all building areas. Response from Pat Splitt : This is a requirement for the Architectural Plans. Correction: Please include the required R-value and insulation types to correspond with the energy compliance forms on the Architectural sections. 33. Please include solar ready provisions on the electrical plans. Locate inverters, metering equipment and pathway for conduit. [CA Energy 110.1(C)] Response from Pat Splitt : This is a requirement for the Electrical Plans Correction: Please include the solar ready provisions on the electrical plans. Locate inverters, metering equipment and pathway for conduit. [CA Energy 110.1(C)] 34. Please include solar ready provisions on the plumbing plans. Locate pathway for routing plumbing from the solar zone to a water heater. [CA Energy 110.0(C)1] Response from Pat Splitt: This is a requirement for the Plumbing Plans Correction: Please include solar ready provisions on the plumbing plans. Locate pathway for routing plumbing from the solar zone to a water heater. [CA Energy 110.0(C)1] 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 . For eplan resubmittal requirements, please see http://www.sccoplanning.com/PlanningHome/BuildingSafety/ePlanReview.aspx 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 Laura Mellish at 831-454-3151 or email laura.mellish@santacruzcounty.us. Review No:3 1. The geotechnical engineer reviews the Hogan Land Services Inc. Sheets C1 though C8 with a latest revision of 1/15/18. Current plans are dated 7/16/18. Please submit a revised plan review letter that includes the latest revision date. 2. Sheets S0.1 through S3.1 are not stamped and signed by responsible engineer. Please include complete stamped and signed plans in the next submittal. [§5536.1, 6735 California Business and Profession Code] Note: Plans will be marked by this department on Sheet A2.1 at the gate to the maintenance roof stating " Provide signage at gate stating "ACCESS TO MAINTANENCE DECK BY AUTHORIZED PERSONNEL ONLY" or similar". 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 . For eplan resubmittal requirements, please see http://www.sccoplanning.com/PlanningHome/BuildingSafety/ePlanReview.aspx 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 Laura Mellish at 831-454-3151 or email laura.mellish@santacruzcounty.us.

Building Review

Review No:1

Architectural

1. Please clarify the scope of work on Sheet A0.0. Commercial office/retail spaces are specified. However, the energy documents include a restaurant design for commercial units. Also, the occupancy types on Sheet A-0.1 specify B occupancy. Retail spaces are M occupancies. Restaurant will be A2 (or B if occupant load is less than 50). Clarify if any of the commercial spaces will require tenant improvement plans at a later date.

Note: Verify parking and other requirements with the Zoning reviewer, Annette Olson.

2. Please revise the occupant load, allowable area calculations, and exiting on Sheets A-0.1 and A-0.2, depending on the intended and allowed uses.

3. Depending on the CPC occupant load of restaurant use, commercial spaces may need additional plumbing fixtures. Please add plumbing fixtures, as necessary. [CPC 422]

4. The second floor/roof top deck for the residents of the residential units is a common use area. Common use areas are required to be accessible. Unless this common area is removed, please provide access via an elevator. [CBC 1127A]

Note: Access to a private patio and common use area at the parking lot may not substitute for access to the upper deck.

5. If an elevator is provided in order to comply with correction item no. 1, please revise the plans so that all units comply with CBC 11A. [CBC 1106A]

6. Electrical vehicle charging stations are not parking spaces. A van accessible parking space is required, in addition to the two car accessible parking spaces. The access aisle on the passenger side. Please dimension the van accessible space with a 12’ vehicle space and 5’ aisle, or 9’ vehicle space and 5’ aisle. [CBC 11B208.1, 11B-502.2]

7. The accessible residential unit is required to have a parking space along the shortest route from the space to the entrance to the residential unit. Please revise the parking layout. [CBC 1109A.7]

8. Sheet A2.0 shows a 1:12(8.33%) ramp from commercial unit 4 to the sidewalk. Sheet C5 specifies 4.7% maximum. Please coordinate the plans. Ramps are required for slopes exceeding 1:20 (5%). Ramp details are required to include handrails with extensions, edge protection, and a top landing that is 60" minimum in length. [CBC 11B405]

9. Please dimension minimum 4’ long landings at exterior doors on details 2 and 3, Sheet A1.0. Slopes at landings shall not exceed 1:48 (2.08%). [CBC 11B-404.2.4]

10. Please dimension minimum 12" horizontal extension plus one tread depth extension for the bottom of stair handrail extensions on Sheet A-2.5, detail 6. [CBC 1115A.6.3]

11. Please reference to key note 21 from detail 6 on A-2.5 for the cane detection detail under stairs. [CBC 11B-307.4, CBC 1125A]

12. Please dimension minimum 48" clear space parallel to the accessible bathtub in residential unit C. [CBC 1135A.5]

13. A grab bar shall be capable of being installed on at least one side of the water closet in the accessible unit. Grab bar reinforcing is shown on A-5.0, but does not correspond with the bathroom layout on the floor plan, 3/A2.3. Provisions to install a floor mounted grab bar may be shown. [CBC 1134A.7]

14. When a closet is designated for the installation of a clothes dryer, a minimum opening of 100 square inches for makeup air shall be provided in the door. Please include provisions for this opening area on the residential plans. The door may be louvered in order to comply. [CMC 504.4.1]

15. Please include manufacturer’s installation instructions deck/balcony moisture barrier systems. [CBC 107.2.7]

16. Ventilation is required in enclosed framing for the breezeway deck. Please provide ventilation details such that the net free cross ventilation area is not less than 1/150 of the enclosed area. [CBC 2304.12.2.6]

17. Please specify and detail a secondary/overflow drain for the roof deck. [CBC 1503.4.1]

18. Please indicate and/or specify the resilient channels shown on detail 13/A-8.2 are to be perpendicular to the floor joists. Also, specify ½" type "X" gypsum board so that the attachment and gypsum thickness are according to the approved tests. Assemblies shall be constructed in accordance with the listed assemblies in CBC, GA File, ESR report or UL.

19. Please include specifications for membrane penetrations in fire-resistive construction. This information may be on the electrical and mechanical plans for those type of penetrations. [CBC 714.3.2]

Structural

20. The wall at the east property line at the stairs is a bearing wall. Please revise Sheet 1S1 to include a continuous footing at this wall.

21. Please include stair framing design and structural details and specifications. [CBC 1607.1]

22. Please provide a detail to clarify the construction of the 6’ square footings at Grid lines 2 and E. A note on the foundation plan indicates "merge column footing as required". Include reinforcing steel details and/or specifications for these footings.

23. The deck shall be designed with 1.5 times the live load (need not exceed 100 psf). Please revise the calculations. Revise the plans, as necessary. [CBC Table 1607.1]

24. Please include structural calculations for joists that support mechanical equipment over commercial unit 4. See mechanical drawings for location proposed.

25. Please include structural plans for the pole footings at the light poles on site.

26. The statement of special inspection notes "field welds only" for inspection of welding. Shop welding also requires special inspection, unless the work is done on the premises of a fabricator registered and approved to perform such work without special inspection. Approval shall be based upon review of the fabricator's written procedural and quality control manuals and periodic auditing of fabrication practices by an approved special inspection agency. Please include shop welding on the form, or submit approved fabricator certification. [CBC 1704.2.5.2]

27. Please complete and return two copies of a special inspection and testing agreement form. This form and a list of approved special inspection agencies are available under "forms" at http://www.sccoplanning.com/PlanningHome/BuildingSafety.aspx . [CBC 1704]

28. Please submit a copy of the updated geotechnical report. See comments from Environmental Planning.

29. 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 .

Energy Code

30. The responsible envelope and lighting designers need to sing the declaration statement on NRCC-PRF-04-E on Sheet EN-2.

31. The project name on the energy compliance forms shown on Sheets EN-1 and EN-2 indicate restaurant uses for 6075 sq. ft. commercial areas in units 1,2,3, 5, 6 & 7. Please revise the forms to correspond with the proposed and allowed uses.

32. Please include insulation types and R-values on the cross-sections that correspond to the requirements in the energy compliance forms for all building areas.

33. Please include solar ready provisions on the electrical plans. Locate inverters, metering equipment and pathway for conduit. [CA Energy 110.1(C)]

34. Please include solar ready provisions on the plumbing plans. Locate pathway for routing plumbing from the solar zone to a water heater. [CA Energy 110.0(C)1]

Electrical

35. For the residential units, please indicate that all branch circuits that supply 125-volt, single-phase, 15- and 20-ampere outlets (i.e. receptacles, lights, smoke alarms, etc.) to be protected by Arc-Fault Circuit Interrupter (AFCI) listed to provide protection of the entire branch circuit per CEC 210-12(B) except those circuits requiring protection by GFCI per CEC 210.8(A).

36. For the residential units, please indicate that all 125-volt, 15- and 20 ampere receptacles to be listed tamper resistant. (CEC 406.12)

37. Outdoor residential lighting must be shown to comply with CA Energy §150.0(k)3. Please revise the plans to include the following for outdoor lighting:

• Must be high efficacy.

• Must include manual on/off switch and one of the following:

– Photocontrol and motion sensor

– Photocontrol and automatic time switch control

– Astronomical time switch control

– Energy Management Control System

38. At least one of the required high efficacy light fixtures must be controlled by a vacancy sensor in residential bathrooms and utility rooms. Please revise the electrical plans to show compliance. [CA Energy §150.0(k)2J ]

39. For residential lighting, all high efficacy light fixtures required to be certified to JA8 (does not include fluorescent light fixtures) must be controlled by a dimmer or vacancy sensor. Exceptions are provided for closets smaller than 70 ft2 in floor area and light fixtures for hallways. Please include notes on the electrical drawings. [CA Energy §150.0(k)2.K]

JA8 marking is required for the following:

All light sources in ceiling recessed downlight luminaires. Note that ceiling recessed downlight luminaires shall not have screw bases regardless of lamp type as described in Section 150.0(k)1.C.

GU-24 sockets containing LED light sources. A GU24 lamp fitting is a two-pin connector for compact fluorescent lamps (CFL) or LED lamps that uses a bayonet mount-like twist-lock two-pin connector instead of an Edison screw fitting.

Any light source not otherwise listed above and certified to the Commission as complying with Joint Appendix 8.

40. Exhaust fans shall be switched separately for the residential units, except lighting integral to the fan may be on the same switch as the fan provided the lighting can be switched OFF, while allowing the fan to continue to operate for an extended period of time. Please note this on the electrical plans. [CA Energy §150(k)2]

41. No lighting is shown for commercial space 4 on E1.0. Please include lighting that corresponds with the energy compliance forms. If no lighting is proposed here, note that separate lighting forms and plans will be submitted as part of a tenant improvement permit.

42. Please include daylit zones on the lighting plans and specify separate switching and automatic daylighting controls for this lighting on the electrical plans for the commercial spaces. [CEC 130.1 (d)]

43. Please include lighting control marks and identification for the commercial spaces on the electrical plans. [CA Energy §130.1]

44. Please note on the electrical plans that a Certificate of Acceptance for lighting controls is required by final inspection for the commercial units. The certificate shall be completed by a Certified Lighting Controls Acceptance Test Technician (CLCATT). A CLCATT may be found @ https://www.calctp.org/ . [CA Energy Standard 130.4]

Mechanical

45. Please locate and specify the whole building ventilation systems to comply with Indoor Air Quality (IAQ). The energy compliance documents, CF1R-PRF-01 pg. 11 of 12, on Sheet EN-6, specify minimum exhaust rates.

46. Please complete the HVAC Dry & Wet System Requirements on MT-1 and MT-2 to locate the sheet numbers in the project documents where the required information may be found. Enter "N/A" if the requirement is not applicable on energy forms.

Miscellaneous

47. The structural calculations were not bookmarked in the supplemental document file. Please bookmark the calculations in version 2 submittal.

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 Laura Mellish at 831-454-3151 or email laura.mellish@santacruzcounty.us

Review No:2

Previous comments have been repeated, followed by the response in italics, then the correction requirement in bold.

1. Please clarify the scope of work on Sheet A0.0. Commercial office/retail spaces are specified.

However, the energy documents include a restaurant design for commercial units. Also, the occupancy types on Sheet A 0.1 specify B occupancy. Retail spaces are M occupancies. Restaurant will be A2 (or B if occupant load is less than 50). Clarify if any of the commercial spaces will require tenant improvement plans at a later date.

Note: Verify parking and other requirements with the Zoning reviewer, Annette Olson.

Response: The Restaurant will be limited to a Net Dining Area of 735 sq.ft. where people eat on the premises. The remaining area will be Kitchen and Storage to be laid out as Tenant Improvements at a future date. It will primarily be a takeout Restaurant/Café/Deli and per Planning Department approvals has been parked at the ratio of 1/300. Shared Parking Agreements are being worked out concurrently based on a traffic study. Hence, the Occupancy Type, while being an A2 Assembly Occupancy is permitted to be classified as a B Occupancy per CBC Section 303.1.1

2. Please revise the occupant load, allowable area calculations, and exiting on Sheets A 0.1 and

A 0.2, depending on the intended and allowed uses.

Response: The uses anticipated are Business Occupancies (small office tenants), hence the area calculations are correct as proposed. Occupant Loads are based on CBC Table 1004.1.2. Residential Units are also correctly calculated ( A total for the 2nd floor has been included at 2/A-0.2) .

As for the Restaurant Space, we have identified a cap of 735 sq. ft. of Net Dining Area that uses an OLF of 15 sf net to arrive at a Maximum Occupant Load of 49 persons. The remaining area will be devoted to kitchen, storage and restroom as identified in the response to the previous comment.

Correction for 1 and 2: Please include restaurant use in the project description on Sheet A-0.0 The kitchen area and other worker areas (i.e. cashier) of the restaurant need to be included in the total occupant load. Currently, sheet A-0.2 specifies the number of occupants based on 735 sq. ft., which equates to 49 for the occupant load. Please revise the plans. For occupant loads of 50 or more, exit doors shall swing out in the direction of exit travel, and landings shall be 5’ long. [CBC 303.1.2, 1004.3,1010.1.2.1, 11B-404.2.4]

3. Depending on the CPC occupant load of restaurant use, commercial spaces may need

additional plumbing fixtures. Please add plumbing fixtures, as necessary. [CPC 422]

Response: Currently, there is no layout for the actual dining area and kitchen. The Occupant Load is capped at 49 persons for future Tenant Improvements. CPC 422.2 Exception 3 permits a business occupancy with an Occupant Load of less than 50 persons to have one Single Occupancy toilet facility. Table A specifies an Occupant Load of 30 for such establishments, based on which the fixtures shown should suffice at present (using 50% of 49 persons for each sex pursuant to CPC 422.1). Males and Females (25 each) will require only 1 water closet per

Table 422.1 for Restaurants. Footnote 3a at Table 422.1 permits the exclusion of the urinal for men in a Single Occupancy Toilet facility in an A Occupancy serving less than 50 persons.

Correction: CPC 422.2 Exception 3 applies if the occupant load from is less than 50. This requires the total area of the restaurant to not exceed 1500 square feet (using CPC Table A and occupant load of 30 for the restaurant), and the total occupant load from the CBC to be less than 50 to qualify as a B occupancy (using occupant load factor of 15 for dining area and 200 for kitchen/employee work areas). Please demonstrate on the plans how this will be achieved. Otherwise, provide additional restroom fixtures.

Note: Access to a private patio and common use area at the parking lot may not substitute for access to the upper deck.

Response: See Sheet A-2.1: The rooftop deck has been deleted and replaced with a flat roof that will serve merely as a Maintenance Access area. The floor Drain has been replaced by a Roof Drain with overflow. To secure unauthorized access, a low fence and gate have been added to the opening in the 42 inch high access wall where the roof meets the breezeway.

Correction : Please show how access to the roof by unauthorized persons will be prevented, and the space only used by maintenance personnel.

17. Please specify and detail a secondary/overflow drain for the roof deck. [CBC 1503.4.1]

Response: A detail for the Roof Drain and Overflow has been included at 12/A-8.4. It has been called out and cross referenced on the roof plan for that area on Sheet A-2.1 (Keynote 4).

Correction: Please refer to detail as/A-8.4 at Keynote 4 on Sheet A-2.1 and revise the plumbing plans on Sheet P-5 to correspond. Keynote 4 currently includes "SPD".

27. Please complete and return two copies of a special inspection and testing agreement form.

This form and a list of approved special inspection agencies are available under "forms" at

http://www.sccoplanning.com/PlanningHome/BuildingSafety.aspx [CBC 1704]

APEX: The revised SI from has been included.

Correction: A revised statement of special inspection form was included in the last submittal. However, a special inspection agreement form is needed. This form is under "forms" at

http://www.sccoplanning.com/PlanningHome/BuildingSafety.aspx

28. Please submit a copy of the updated geotechnical report. See comments from

Environmental Planning.

APEX: By others.

Correction: Please submit a copy of the updated geotechnical report.

29. 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 .

APEX: By others.

Correction: 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

30. The responsible envelope and lighting designers need to sing the declaration statement on

NRCC PRF 04 E on Sheet EN 2.

Response from Pat Splitt: Sheets EN-2 & EN-4 need Architecture & Lighting signatures.

Correction: Please include the required signatures on the forms shown on plan Sheets EN-2 and EN-4.

32. Please include insulation types and R values on the cross sections that correspond to the

requirements in the energy compliance forms for all building areas.

Response from Pat Splitt : This is a requirement for the Architectural Plans.

Correction: Please include the required R-value and insulation types to correspond with the energy compliance forms on the Architectural sections.

33. Please include solar ready provisions on the electrical plans. Locate inverters, metering

equipment and pathway for conduit. [CA Energy 110.1(C)]

Response from Pat Splitt : This is a requirement for the Electrical Plans

Correction: Please include the solar ready provisions on the electrical plans. Locate inverters, metering equipment and pathway for conduit. [CA Energy 110.1(C)]

34. Please include solar ready provisions on the plumbing plans. Locate pathway for routing

plumbing from the solar zone to a water heater. [CA Energy 110.0(C)1]

Response from Pat Splitt: This is a requirement for the Plumbing Plans

Correction: Please include solar ready provisions on the plumbing plans. Locate pathway for routing plumbing from the solar zone to a water heater. [CA Energy 110.0(C)1]

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 .

For eplan resubmittal requirements, please see http://www.sccoplanning.com/PlanningHome/BuildingSafety/ePlanReview.aspx

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 Laura Mellish at 831-454-3151 or email laura.mellish@santacruzcounty.us.

Review No:3

1. The geotechnical engineer reviews the Hogan Land Services Inc. Sheets C1 though C8 with a latest revision of 1/15/18. Current plans are dated 7/16/18. Please submit a revised plan review letter that includes the latest revision date.

2. Sheets S0.1 through S3.1 are not stamped and signed by responsible engineer. Please include complete stamped and signed plans in the next submittal. [§5536.1, 6735 California Business and Profession Code]

Note: Plans will be marked by this department on Sheet A2.1 at the gate to the maintenance roof stating " Provide signage at gate stating "ACCESS TO MAINTANENCE DECK BY AUTHORIZED PERSONNEL ONLY" or similar".

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 .

For eplan resubmittal requirements, please see http://www.sccoplanning.com/PlanningHome/BuildingSafety/ePlanReview.aspx

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 Laura Mellish at 831-454-3151 or email laura.mellish@santacruzcounty.us.

CDI - Application Status