Building Review



Building Review
Review No:1 APP-211000 First Review 08/04/21 by LPB General: 1. EPlan: Please include sheet names as well as sheet numbers on bookmarks. Bookmark names should match the Sheet Index. See Page 7 of EPlan User Guide under “Infor an dHelp” at http://scceplanreview.santacruzcounty.us/. 2. Provide north arrows on all plan views. 3. JADUs cannot have a standard kitchen. Please clearly show on the drawing that the JADU kitchen meets the requirements of an efficiency kitchen. Efficiency kitchen means limited kitchen facilities including a sink, a refrigerator, small electric kitchen appliances that do not require electrical service greater than 120 volt, an appropriately sized food preparation counter, and storage cabinets. Full-sized electric, gas, or propane cooking appliances are not allowed in an Efficiency Kitchen. 4. California Energy Compliance: The CF1R forms have requirements for HERS field verification. Please note that HERS certification is required (for QII, Duct Leakage and Cooling System Verifications) on the cover sheet of the drawings. [CA Administrative Code 10-103(b)3] Kitchen Range Hood should also be included in items which require field verification. 5. Per Environmental Planning comment, please provide an updated 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. 6. Please list deferred submittals on the cover sheet of the plans (duct sizing, photovoltaic system, etc.). The deferred submittal items shall not be installed until their design and submittal documents have been approved by the Building Official. Documents for deferred submittal items must be reviewed by the registered design professional in responsible charge. The documents shall include a review stamp and/or a notation indicating that they have been reviewed and are in general conformance with the design of the building. [CBC 107.3.4.2] 7. For solar PV system (per California Energy Compliance), indicate that the solar system will be applied for under a separate permit or provide full submittal information per the County’s website (under Building & Safety, Alternative Energy): http://sccoplanning.com/Portals/2/County/userfiles/514/2019%20Comprehensive%20Standard%20Application.pdf Architectural/ Structural: 8. Santa Cruz County Code 12.10.215(J) requires a minimum 30-inch net clear opening for all new or reframed doorways, excluding shower doors or doors serving closets that are less than 36” deep. Water closets are not exempt. Please revise the plans to specify 2’-8” hinged or 2’-6” pocket doors. All bedroom doors and bathroom doors do not comply. 9. Please call out window sizes in JADU. 10. Please key Floor Plan Notes at applicable locations on Floor Plans A4 and A5. For example, under stair requirement Note #18. 11. On Upper Floor Plan/A5, Floor Plan Note #30 points to stair but note does not correlate. 12. Show details for proposed stairs on the plans, either on a section or as separate details (not just general notes). a. Handrail: Please indicate a graspable handrail on at least one side of each continuous run of treads or flight with four or more risers. CRC R311.7.8 Handrail height shall be 34 – 38 inches above the stair nosing. Show locations of handrails on Floor Plans, including at exterior steps from residence to carport. (CRC R311.7.8.1) b. Grip Size: Please indicate the proposed grip-size of the required handrail. (CRC R311.7.8.3). Space between handgrip and wall shall be not less than 1 ½ inches. c. Nosing: A nosing not less than 3/4- inch but not more than 1-1/4- inches shall be provided on stairways with solid risers and treads less than 11-inches in depth. (CRC R311.7.5.3) d. Risers: Maximum riser height is 7 3/4" inches. Open risers are limited in R-3 occupancies to spaces less than 4-inches wide (show dimension of open space). CRC R311.7.5.1 e. Tread: Minimum tread depth is 10 inches. CRC R311.7.5.2.1 13. Please provide details of the required guard at top of stair, including attachment. Guards shall be 42” high along open-sided walking surface or decks that are more than 30” measured vertically to the floor or grade below at any point within 36” horizontally to the edge of the open side. Openings in guards shall not allow the passage of a 4” diameter sphere. (CRC R312.1) The rail shall be capable of resisting a 50 lb. linear per ft. load and a 200 lb. concentrated load per ASCE 7-10, 4.5.1. [CBC 1607.8.1] 14. Please clearly indicate the boundary of the thermal envelope/location of insulation on the Building Sections. Clarify if R-38 at attic is located at the ceiling level or roof level. If located at top chord/roof level, show wall insulation continuing up to roof level. 15. Energy Compliance Documents indicate that a radiant barrier is required. Please show on plans (Sections or other applicable location). Cal Green Residential: Please provide the following information from the 2019 California Green Building Code in plan notes and documents. The county has adopted only the mandatory requirements. This code may be viewed at http://www.bsc.ca.gov/default.htm. 16. 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 ACCA Manual J, ASHRAE handbooks or other equivalent design software or methods. 2). Duct systems are sized according to ACCA 29-D Manual D, ASHRAE handbooks or other equivalent design software or methods. 3). Select heating and cooling equipment according to ACCA 36-S Manual S or other equivalent design software or methods. Please design and provide documentation or note that this will be a deferred item (add to list on Cover Sheet). (CA Green Building Code 4.507.2) 17. Please indicate that exhaust fans in bathroom areas with showers and/or tubs shall be energy star rated and have a humidistat control (unless functioning as a component of a whole house ventilation system). (CA Energy Standard 150(o)/ASHRAE 62.2 and CALGreen 4.506.1) The minimum local exhaust rate shall be 50 cfm (CRC R303.3, Exception). Mechanical/ Electrical/ Plumbing: 18. Please indicate minimum of 100 cfm local exhaust fan for the kitchens, which may be achieved by a range hood. (CA Energy Standard 150(o)/ASHRAE Standard 62.2) Please note on the plan that the new range hood shall be labeled that it meets HVI 916 or is sound rated to meet 7.2 of ASRRAE 6.2. The kitchen hood is required to be field verified. Please include in the CF-1R Energy Documents. 19. Please include specifications for whole house ventilation to verify compliance with ASHRAE 62.2. Type of system, duct sizes (may copy table), labeling, and fan sizes need to be included on the plans. The calculation provided on Sheet A6 does not show adequate ventilation for this residence (shows 90 cfm required, 134.6 provided, but actually 239 cfm required per formula below): For whole house ventilation using the exhaust only method, minimum fan size shall be: Ventilation Rate (cfm) = 0.03 x CFA + 7.5 x (no. of bedrooms + 1) CFA = conditioned floor area The whole house fan shall be continuously on, unless there are exterior air contaminants present. The on/off mechanism shall be labeled to identify it as controlling the whole house ventilation system. The whole house fan shall be sound rated for maximum 1 sone. 20. Show how provision for makeup air is accomplished for dryer in Laundry Room. When a clothes dryer is installed in an enclosed space (defined by having a volume of less than 50 cu ft per 1000 BTU/h of appliances in the space by CMC 205.0), a minimum opening of 100 square inches for makeup air shall be provided. CMC 504.4.1. 21. On Electrical Plan, show that all receptacles serving kitchen countertops shall be GFCI protected per CEC 210.8(A)(6). Countertop receptacles shall be located so that no point along the wall line is more than 24 inches from a receptacle outlet. (CEC 210.52(C)(1)). In addition, CEC Section 210.12 requires arc-fault circuit-interrupter protection in kitchens in addition to GFCI protection. (CEC 210.52(C)(1)&(2). Please show combination GFCI/AFCI receptacles. 22. Show required electrical receptacles in Sitting Room on Upper Floor Electrical Plan/A7. Every room shall be provided with receptacle outlets installed so that no point along the floor line in any wall space is more than 6 ft from a receptacle outlet (CEC 210.52). Wall space includes the area along the railing (CEC 210.52(A)(2)(3)). 23. Please specify lighting and/or switch choices on the floor plan that meet the 2019 California Energy Code section 150(k). Notation alone is not acceptable. Bathrooms, Garage, Laundry Rooms, and Utility Rooms: At least one luminaire in bathrooms, garages, laundry rooms, and utility rooms must be controlled by a vacancy sensor. Please revise the plans to include this requirement via symbols. [CA Energy Standard 150(k)(2)(J)] Dimmers or vacancy sensors shall control all luminaires required to have light sources compliant with Reference Joint Appendix JA8 per Table 150.0-A. Exceptions are provided for closets smaller than 70 ft2 in floor area and light fixtures for hallways. [CA Energy §150.0(k)2. Exterior: Exterior lighting, attached to any building shall be controlled by a motion sensor with photocontrol, or controlled with an astronomical time clock. 24. Please indicate the water meter size and building supply size to serve the total fixture loads for the residence using CPC Tables 610.3 and 610.4. Alternative sizing based on CPC Appendix A or C may be submitted. [CPC 610] 25. Please specify minimum 4” waste drain to serve 4 or more water closets and proposed fixture unit load. [CPC Table 703.2] 26. Provide a specification/cut sheet for the tankless water heaters, including flow rate indicating how many plumbing fixtures each can handle. Mandatory measures of the California Energy Code require that the gas line for the water heater be sized for a demand of 200,000 BTU’s (regardless of actual size of water heater). Please provide a gas line schematic that indicates BTU values of all proposed gas appliances, the developed length from the meter to each appliance outlet, the minimum pipe size and the proposed gas pipe material. CPC 1215.0 (and Table 1216.2(1) for natural gas) [CA Energy Standard 150(n)] 27. Please note on plans that any new appliances (installed as part of any remodel, addition or new construction) shall be Energy Star appliances per Santa Cruz County Code 4.201.1.2. 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 If you have any questions regarding these comments, please call Lynne Bryan between the hours of 8:00 am - 4:00 pm at (831) 454-3229 or email Lynne.Bryan@santacruzcounty.us . Review No:2 APP-211000 Second Review 11/29/21 by LPB *Denotes Second Review Comments —Original Comments retained for reference* General: 1. (First Review Comment #5): Per Environmental Planning comment, please provide an updated 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. This comment will still apply. Architectural/ Structural: 2. Since the scope of work has changed from a JADU attached to the main residence to an AUD, a minimum 1/2-hour fire-resistive construction assembly (for buildings with fire sprinklers) and sound transmission classification (STC) 50 minimum are required between dwelling units. For floor/ceiling assemblies between units, include impact (IIC) 50 minimum assembly in addition to STC 50 minimum for sound (Exception for non-habitable below). Construction that supports fire-resistive assemblies shall have equal or greater fire-resistance rating. These assemblies shall be detailed and include a reference to an approved source (i.e. item or file numbers in CBC Ch. 7 tables, Gypsum Association Design Manual, Underwriters Laboratory, or other approved listing). CRC R302.3, SCC 12.10.220(D) 3. (First Review Comment #12): Show details for proposed stairs on the plans, either on a section or as separate details (not just general notes). a. Handrail: Please indicate a graspable handrail on at least one side of each continuous run of treads or flight with four or more risers. CRC R311.7.8 Handrail height shall be 34 – 38 inches above the stair nosing. Show locations of handrails on Floor Plans, including at exterior steps from residence to carport. (CRC R311.7.8.1) b. Grip Size: Please indicate the proposed grip-size of the required handrail. (CRC R311.7.8.3). Space between handgrip and wall shall be not less than 1 ½ inches. c. Nosing: A nosing not less than 3/4- inch but not more than 1-1/4- inches shall be provided on stairways with solid risers and treads less than 11-inches in depth. (CRC R311.7.5.3) d. Risers: Maximum riser height is 7 3/4" inches. Open risers are limited in R-3 occupancies to spaces less than 4-inches wide (show dimension of open space). CRC R311.7.5.1 e. Tread: Minimum tread depth is 10 inches. CRC R311.7.5.2.1 On Typical Stair Section/A8, show that the handrail is measured to the top of the gripping surface, not the bottom. 4. (First Review Comment #13): Please provide details of the required guard at top of stair, including attachment. Guards shall be 42” high along open-sided walking surface or decks that are more than 30” measured vertically to the floor or grade below at any point within 36” horizontally to the edge of the open side. Openings in guards shall not allow the passage of a 4” diameter sphere. (CRC R312.1) The rail shall be capable of resisting a 50 lb. linear per ft. load and a 200 lb. concentrated load per ASCE 7-10, 4.5.1. [CBC 1607.8.1] On guard rail detail on Sheet 8, the method of attachment of the rail is not shown (bolts, hold down devices, etc.) Mechanical/ Electrical/ Plumbing: 5. (First Review Comment #20): Show how provision for makeup air is accomplished for dryer in Laundry Room. When a clothes dryer is installed in an enclosed space (defined by having a volume of less than 50 cu ft per 1000 BTU/h of appliances in the space by CMC 205.0), a minimum opening of 100 square inches for makeup air shall be provided. CMC 504.4.1. Thank you for showing a louvered door for the Laundry Room in the main residence. Please provide a method of make up air for the ADU. 6. (First Review Comment #22): Show required electrical receptacles in Sitting Room on Upper Floor Electrical Plan/A7. Every room shall be provided with receptacle outlets installed so that no point along the floor line in any wall space is more than 6 ft from a receptacle outlet (CEC 210.52). Wall space includes the area along the railing (CEC 210.52(A)(2)(3)). Please show additional receptacles in the Sitting Room. There needs to be no more than 12’-0” of lineal space between receptacles. 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 and/or http://www.sccoplanning.com/PlanningHome/BuildingSafety/BuildingCodes.aspx If you have any questions regarding these comments, please call Lynne Bryan between the hours of 8:00 am - 4:00 pm at (831) 454-3229 or email Lynne.Bryan@santacruzcounty.us .

Building Review

Review No:1

APP-211000 First Review 08/04/21 by LPB

General:

1. EPlan: Please include sheet names as well as sheet numbers on bookmarks. Bookmark names should match the Sheet Index. See Page 7 of EPlan User Guide under “Infor an dHelp” at http://scceplanreview.santacruzcounty.us/.

2. Provide north arrows on all plan views.

3. JADUs cannot have a standard kitchen. Please clearly show on the drawing that the JADU kitchen meets the requirements of an efficiency kitchen. Efficiency kitchen means limited kitchen facilities including a sink, a refrigerator, small electric kitchen appliances that do not require electrical service greater than 120 volt, an appropriately sized food preparation counter, and storage cabinets. Full-sized electric, gas, or propane cooking appliances are not allowed in an Efficiency Kitchen.

4. California Energy Compliance: The CF1R forms have requirements for HERS field verification. Please note that HERS certification is required (for QII, Duct Leakage and Cooling System Verifications) on the cover sheet of the drawings. [CA Administrative Code 10-103(b)3] Kitchen Range Hood should also be included in items which require field verification.

5. Per Environmental Planning comment, please provide an updated 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.

6. Please list deferred submittals on the cover sheet of the plans (duct sizing, photovoltaic system, etc.). The deferred submittal items shall not be installed until their design and submittal documents have been approved by the Building Official. Documents for deferred submittal items must be reviewed by the registered design professional in responsible charge. The documents shall include a review stamp and/or a notation indicating that they have been reviewed and are in general conformance with the design of the building. [CBC 107.3.4.2]

7. For solar PV system (per California Energy Compliance), indicate that the solar system will be applied for under a separate permit or provide full submittal information per the County’s website (under Building & Safety, Alternative Energy): http://sccoplanning.com/Portals/2/County/userfiles/514/2019%20Comprehensive%20Standard%20Application.pdf

Architectural/ Structural:

8. Santa Cruz County Code 12.10.215(J) requires a minimum 30-inch net clear opening for all new or reframed doorways, excluding shower doors or doors serving closets that are less than 36” deep. Water closets are not exempt. Please revise the plans to specify 2’-8” hinged or 2’-6” pocket doors. All bedroom doors and bathroom doors do not comply.

9. Please call out window sizes in JADU.

10. Please key Floor Plan Notes at applicable locations on Floor Plans A4 and A5. For example, under stair requirement Note #18.

11. On Upper Floor Plan/A5, Floor Plan Note #30 points to stair but note does not correlate.

12. Show details for proposed stairs on the plans, either on a section or as separate details (not just general notes).

b. Grip Size: Please indicate the proposed grip-size of the required handrail. (CRC R311.7.8.3). Space between handgrip and wall shall be not less than 1 ½ inches.

c. Nosing: A nosing not less than 3/4- inch but not more than 1-1/4- inches shall be provided on stairways with solid risers and treads less than 11-inches in depth. (CRC R311.7.5.3)

d. Risers: Maximum riser height is 7 3/4" inches. Open risers are limited in R-3 occupancies to spaces less than 4-inches wide (show dimension of open space). CRC R311.7.5.1

e. Tread: Minimum tread depth is 10 inches. CRC R311.7.5.2.1

13. Please provide details of the required guard at top of stair, including attachment. Guards shall be 42” high along open-sided walking surface or decks that are more than 30” measured vertically to the floor or grade below at any point within 36” horizontally to the edge of the open side. Openings in guards shall not allow the passage of a 4” diameter sphere. (CRC R312.1) The rail shall be capable of resisting a 50 lb. linear per ft. load and a 200 lb. concentrated load per ASCE 7-10, 4.5.1. [CBC 1607.8.1]

14. Please clearly indicate the boundary of the thermal envelope/location of insulation on the Building Sections. Clarify if R-38 at attic is located at the ceiling level or roof level. If located at top chord/roof level, show wall insulation continuing up to roof level.

15. Energy Compliance Documents indicate that a radiant barrier is required. Please show on plans
(Sections or other applicable location).

Cal Green Residential:

Please provide the following information from the 2019 California Green Building Code in plan notes and documents. The county has adopted only the mandatory requirements. This code may be viewed at http://www.bsc.ca.gov/default.htm.

16. 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 ACCA Manual J, ASHRAE handbooks or other equivalent design software or methods.
2). Duct systems are sized according to ACCA 29-D Manual D, ASHRAE handbooks or other equivalent design software or methods.
3). Select heating and cooling equipment according to ACCA 36-S Manual S or other equivalent design software or methods.

Please design and provide documentation or note that this will be a deferred item (add to list on Cover Sheet). (CA Green Building Code 4.507.2)

17. Please indicate that exhaust fans in bathroom areas with showers and/or tubs shall be energy star rated and have a humidistat control (unless functioning as a component of a whole house ventilation system). (CA Energy Standard 150(o)/ASHRAE 62.2 and CALGreen 4.506.1) The minimum local exhaust rate shall be 50 cfm (CRC R303.3, Exception).

Mechanical/ Electrical/ Plumbing:

18. Please indicate minimum of 100 cfm local exhaust fan for the kitchens, which may be achieved by a range hood. (CA Energy Standard 150(o)/ASHRAE Standard 62.2) Please note on the plan that the new range hood shall be labeled that it meets HVI 916 or is sound rated to meet 7.2 of ASRRAE 6.2. The kitchen hood is required to be field verified. Please include in the CF-1R Energy Documents.

19. Please include specifications for whole house ventilation to verify compliance with ASHRAE 62.2. Type of system, duct sizes (may copy table), labeling, and fan sizes need to be included on the plans. The calculation provided on Sheet A6 does not show adequate ventilation for this residence (shows 90 cfm required, 134.6 provided, but actually 239 cfm required per formula below):

For whole house ventilation using the exhaust only method, minimum fan size shall be:

Ventilation Rate (cfm) = 0.03 x CFA + 7.5 x (no. of bedrooms + 1)
CFA = conditioned floor area
The whole house fan shall be continuously on, unless there are exterior air contaminants present. The on/off mechanism shall be labeled to identify it as controlling the whole house ventilation system. The whole house fan shall be sound rated for maximum 1 sone.

20. Show how provision for makeup air is accomplished for dryer in Laundry Room. When a clothes dryer is installed in an enclosed space (defined by having a volume of less than 50 cu ft per 1000 BTU/h of appliances in the space by CMC 205.0), a minimum opening of 100 square inches for makeup air shall be provided. CMC 504.4.1.

21. On Electrical Plan, show that all receptacles serving kitchen countertops shall be GFCI protected per CEC 210.8(A)(6). Countertop receptacles shall be located so that no point along the wall line is more than 24 inches from a receptacle outlet. (CEC 210.52(C)(1)). In addition, CEC Section 210.12 requires arc-fault circuit-interrupter protection in kitchens in addition to GFCI protection. (CEC 210.52(C)(1)&(2). Please show combination GFCI/AFCI receptacles.

22. Show required electrical receptacles in Sitting Room on Upper Floor Electrical Plan/A7. Every room shall be provided with receptacle outlets installed so that no point along the floor line in any wall space is more than 6 ft from a receptacle outlet (CEC 210.52). Wall space includes the area along the railing (CEC 210.52(A)(2)(3)).

23. Please specify lighting and/or switch choices on the floor plan that meet the 2019 California Energy Code section 150(k). Notation alone is not acceptable.

Bathrooms, Garage, Laundry Rooms, and Utility Rooms: At least one luminaire in bathrooms, garages, laundry rooms, and utility rooms must be controlled by a vacancy sensor. Please revise the plans to include this requirement via symbols. [CA Energy Standard 150(k)(2)(J)]

Dimmers or vacancy sensors shall control all luminaires required to have light sources compliant with Reference Joint Appendix JA8 per Table 150.0-A. Exceptions are provided for closets smaller than 70 ft2 in floor area and light fixtures for hallways. [CA Energy §150.0(k)2.

Exterior: Exterior lighting, attached to any building shall be controlled by a motion sensor with photocontrol, or controlled with an astronomical time clock.

24. Please indicate the water meter size and building supply size to serve the total fixture loads for the residence using CPC Tables 610.3 and 610.4. Alternative sizing based on CPC Appendix A or C may be submitted. [CPC 610]

25. Please specify minimum 4” waste drain to serve 4 or more water closets and proposed fixture unit load. [CPC Table 703.2]

26. Provide a specification/cut sheet for the tankless water heaters, including flow rate indicating how many plumbing fixtures each can handle. Mandatory measures of the California Energy Code require that the gas line for the water heater be sized for a demand of 200,000 BTU’s (regardless of actual size of water heater).

Please provide a gas line schematic that indicates BTU values of all proposed gas appliances, the developed length from the meter to each appliance outlet, the minimum pipe size and the proposed gas pipe material. CPC 1215.0 (and Table 1216.2(1) for natural gas) [CA Energy Standard 150(n)]

27. Please note on plans that any new appliances (installed as part of any remodel, addition or new construction) shall be Energy Star appliances per Santa Cruz County Code 4.201.1.2.

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

If you have any questions regarding these comments, please call Lynne Bryan between the hours of 8:00 am - 4:00 pm at (831) 454-3229 or email Lynne.Bryan@santacruzcounty.us .

Review No:2

APP-211000 Second Review 11/29/21 by LPB

**Denotes Second Review Comments

—Original Comments retained for reference

General:

1. (First Review Comment #5): Per Environmental Planning comment, please provide an updated 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.

**This comment will still apply.

Architectural/ Structural:

2. **Since the scope of work has changed from a JADU attached to the main residence to an AUD, a minimum 1/2-hour fire-resistive construction assembly (for buildings with fire sprinklers) and sound transmission classification (STC) 50 minimum are required between dwelling units. For floor/ceiling assemblies between units, include impact (IIC) 50 minimum assembly in addition to STC 50 minimum for sound (Exception for non-habitable below). Construction that supports fire-resistive assemblies shall have equal or greater fire-resistance rating. These assemblies shall be detailed and include a reference to an approved source (i.e. item or file numbers in CBC Ch. 7 tables, Gypsum Association Design Manual, Underwriters Laboratory, or other approved listing). CRC R302.3, SCC 12.10.220(D)

3. (First Review Comment #12): Show details for proposed stairs on the plans, either on a section or as separate details (not just general notes).

a. Handrail: Please indicate a graspable handrail on at least one side of each continuous run of treads or flight with four or more risers. CRC R311.7.8 Handrail height shall be 34 – 38 inches above the stair nosing. Show locations of handrails on Floor Plans, including at exterior steps from residence to carport. (CRC R311.7.8.1)
b. Grip Size: Please indicate the proposed grip-size of the required handrail. (CRC R311.7.8.3). Space between handgrip and wall shall be not less than 1 ½ inches.
c. Nosing: A nosing not less than 3/4- inch but not more than 1-1/4- inches shall be provided on stairways with solid risers and treads less than 11-inches in depth. (CRC R311.7.5.3)
d. Risers: Maximum riser height is 7 3/4" inches. Open risers are limited in R-3 occupancies to spaces less than 4-inches wide (show dimension of open space). CRC R311.7.5.1

e. Tread: Minimum tread depth is 10 inches. CRC R311.7.5.2.1

**On Typical Stair Section/A8, show that the handrail is measured to the top of the gripping surface, not the bottom.

4. (First Review Comment #13): Please provide details of the required guard at top of stair, including attachment. Guards shall be 42” high along open-sided walking surface or decks that are more than 30” measured vertically to the floor or grade below at any point within 36” horizontally to the edge of the open side. Openings in guards shall not allow the passage of a 4” diameter sphere. (CRC R312.1) The rail shall be capable of resisting a 50 lb. linear per ft. load and a 200 lb. concentrated load per ASCE 7-10, 4.5.1. [CBC 1607.8.1]

**On guard rail detail on Sheet 8, the method of attachment of the rail is not shown (bolts, hold down devices, etc.)

Mechanical/ Electrical/ Plumbing:

5. (First Review Comment #20): Show how provision for makeup air is accomplished for dryer in Laundry Room. When a clothes dryer is installed in an enclosed space (defined by having a volume of less than 50 cu ft per 1000 BTU/h of appliances in the space by CMC 205.0), a minimum opening of 100 square inches for makeup air shall be provided. CMC 504.4.1.

**Thank you for showing a louvered door for the Laundry Room in the main residence. Please provide a method of make up air for the ADU.

6. (First Review Comment #22): Show required electrical receptacles in Sitting Room on Upper Floor Electrical Plan/A7. Every room shall be provided with receptacle outlets installed so that no point along the floor line in any wall space is more than 6 ft from a receptacle outlet (CEC 210.52). Wall space includes the area along the railing (CEC 210.52(A)(2)(3)).

**Please show additional receptacles in the Sitting Room. There needs to be no more than 12’-0” of lineal space between receptacles.

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 and/or http://www.sccoplanning.com/PlanningHome/BuildingSafety/BuildingCodes.aspx

If you have any questions regarding these comments, please call Lynne Bryan between the hours of 8:00 am - 4:00 pm at (831) 454-3229 or email Lynne.Bryan@santacruzcounty.us .

CDI - Application Status