Building Review



Building Review
Review No:1 B-211935_2021-05-27_1st Review by MRS Effective November 1, 2020: Property owners and applicants will access plan review corrections and application status online at the Application Status website. The process of sending correction letters has been discontinued. Website enhancements will be implemented over time. Please address the following comments. Civil Engineer: The plans must be stamped and signed. A professional land surveyor or a legally authorized civil engineer must sign and seal all maps, plats, reports, and descriptions that are prepared under his or her responsible charge. Interim (non-final) documents are not required to be signed and sealed. However, the interim documents must include the name and license number of the land surveyor, as well as a notation as to their intended purpose, such as “for review only,” “preliminary,” or “draft.” (B&P Code §§ 8761, 8761.1; 16 CCR § 411) Geotechnical Report: Please have this stamped and signed. See EP comments for other information required to be shown on the plans. Geotechnical Review: Please provide a Consultant Plan Review Form-PLG300 completed by the geotechnical engineer of record confirming that the proposed plans are in general conformance with the recommendations of the report. Forms are available at http://www.sccoplanning.com/PlanningHome/HandoutsForms.aspx Codes, 8/A1: The information is incomplete, please show: 2019 California Residential Code, 2019 California Building Code, 2019 California Fire Code, 2019 California Plumbing Code, 2019 California Mechanical Code, 2019 California Electric Code, 2019 California Green Building Standards, 2019 California Energy Standards, and the Santa Cruz County Code Amendments. Code Data, 8/A1: Please show construction type as 5B. SRA: Show "SRA = MODERATE, WUI COMPLIANCE REQUIRED.” Show complete WUI code compliance for all aspects of the proposed work on the plans including: glazing, skylights, windows, doors, garage doors, decking, exterior finishes, covered outdoor areas, vents, gutter debris guards, etc. Specify products and submit OSFM approval documents or incorporate the OSFM approval documents onto the plan sheets. WUI compliance information can be found at CRC R337 and OSFM approval documents can be found at https://osfm.fire.ca.gov/divisions/fire-engineering-and-investigations/building-materials-listing/bml-search-building-materials-listing/. Truss Submittal Package: This can be listed as a deferred submittal on the cover sheet or submitted for review. The truss submittal must include a written review by the project engineer. The truss package must include each individual truss design drawing, the truss placement diagram, the permanent individual truss member restraint/bracing method and details and any other details germane to the trusses; and, as applicable, the cover/truss index sheet. CBC 107.3.4, 107.3.4.1, 2303.4, 2303.4.3, CRC R106.1.1, R106.3.3, R502.11, R802.10, R802.11 Review to follow. Deferred Submittal PV: A photovoltaic (PV) system is required by the energy analysis for this project. Please provide complete PV details with the resubmittal or indicate on the plan cover sheet that the PV information will be a deferred submittal. If proposed as a deferred submittal, the designs shall be processed as a separate permit using application “Building Permit Deferred Submittal PLG206”. The PV submittal shall be a standalone document and shall not be combined with other items. Submittal documents shall be reviewed by the engineer of record, noted for general conformance with the design of the building, and then forwarded to the Building Department for plan check review and approval. The deferred submittal item shall not be installed until approved. It is a requirement that the deferred submittal be received and approved prior to the roof sheathing inspection or progress of the construction project will be delayed. CBC 107.3.4.1. HERS: Please note on the cover sheet that HERS test and certification is required. Either list the HERS requirements on the cover sheet or cross reference to the energy documents for HERS requirements (recommended). Bedrooms: See Zoning comments. The energy documents must agree with the final bedroom count. This may affect ventilation requirements below. Whole-Building Vent & Control Labels: The energy documents show continuous 135 CFM IAQ required, show location of fan, the switch, and the switch labeling providing the ventilation with a maximum of 1 sone, specify product and submit product cut sheet. Please show whole building vent sizing and control labels on plans. In all cases, Ashrae 62.2 continuous exhaust fan control(s) are to be labeled to communicate the required continuous building ventilation function and importance with a statement to make clear how the control is to be operated. At a minimum, the label should communicate: “To maintain minimum levels of outside air ventilation required for good heath, the fan control should be on at all times when the building is occupied, unless there is severe outdoor air contamination.” VOC, 9/A1: Show the adhesive, sealant, coating, and formaldehyde limits on the plans per CGC Tables 4.504.1, 4.504.2, 4.504.5. CRC R340 Referencing the tables does not accomplish showing the limits. Typically, this information is included on the green sheet such as CG1. [can be sourced from AIA, up.codes, or similar] Sheet CG1: This information is for the 2016 code cycle. Please replace content with 2019 code requirements and references. Review to follow. Lighting, Sheets E1/E2: Please revise notes 1, 2, and 5 as all lighting is required go be high efficacy as determined by the energy code table. A dimmer cannot control an “incandescent” light, as incandescent is not allowed. Bathrooms, garages, laundry areas, and utility rooms may not have a VS option to high efficacy, they must be high efficacy and have at least 1 light controlled by a VS (other lights in the same locations must be controlled by a VS or dimmers). Closets of that size are not exempt from being high efficacy as noted in 5, they are exempt VS and dimmer controls. See related comments below for requirements. Luminaire Efficacy: Please note on plans “All installed luminaire shall be high efficacy in accordance with Table 150.0-A of the California Energy Code.” Show Table 150.0-A on the plans (can be sourced from up.codes or similar). CEnC150.0(k)1A Luminaire Control @ JA8 Luminaires: Show high efficacy luminaire types/controls and specify if JA8-2016 or 2019, or JA8-2016-E or 2019-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. CEnC 150.0(k)2K Screw Based Luminaries: Please note on plans “Screw based luminaries shall be high efficacy and controlled by dimmers or vacancy sensors. Installed lamps shall be marked with ‘JA8-2016 or 2019’ or ‘JA8-2016 or 2019-E’ as specified in Reference Joint Appendix JA8.” CEnC150.0(k)1G&H, 150.0(k)2K Recessed Downlight Luminaires in Ceilings: Please note on plans “Recessed downlight luminaires in ceilings must be installed per CEnC150.0(k)1C, be listed IC rated, labeled for air leakage less than 2.0 CFM, be sealed with a gasket or caulk to the ceiling, have accessible ballasts/drivers if hardwired, not contain a screw base sockets, comply with JA8, and marked JA8-2016-E as specified in Reference Appendix JA8.” CEnC 150.0(k)1C Residential Exterior Lighting: Please revise E1 note 9. All luminaires shall be high efficacy, controlled by a manual ON and OFF switch that does not override to ON and controlled by a photocell and motion sensor, or other methods allowed by CEnC 150.0(k)3. 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. Please revise EN1/EN2 note 3 to clarify requirements. GFCI: Show GFCI protection required by CEC in a readily accessible location at: bathrooms 210.8(1); garages & accessory buildings 210.8(2); outdoors 210.8(3); crawl spaces 210.8(4); unfinished basements 210.8(5), kitchen counters 210.8(6); sinks (within 6 feet) 210.8(7); bathtubs or showers (within 6 feet); 210.8(9); laundry areas 210.8(10); and dishwashers CEC 210.8(D). 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. Bath Fan: When the fan is located inside the enclosed WC room, then another fan is needed in the bathroom area. Exterior Outlets @ Balconies, Decks, and Porches: Please add an outlets at the lower floor play room patio. Each balcony, deck, and porch shall have at least one readily accessible outlet not more than 6 ½ feet above the walking surface, be GFCI protected, and have a weatherproof enclosure. Receptacles of 15 and 20 Amperes in a Wet Location. Receptacles of 15 and 20 amperes, 125 and 250 volts installed in a wet location shall have an enclosure that is weatherproof whether or not the attachment plug cap is inserted. An outlet box hood installed for this purpose shall be listed and shall be identified as “extra duty.” All 15- and 20-ampere, 125- and 250-volt nonlocking-type receptacles shall be listed weather-resistant type. CEC 210.52(E)(3), 210.8(A)(3), 406.9(A)&(B) Electric vehicle: Please locate and identify a listed raceway to accommodate a dedicated 208/240-volt branch circuit for future electric vehicle charging. The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The service panel or subpanel circuit directory shall identify the over current protective device space(s) reserved for future EV charging as “EV CAPABLE”. The raceway termination location shall be permanently and visibly marked as “EV CAPABLE”. CGBC 4.106.4 Attic Lighting: Show the attic light switch location to be at the usual point of entry and show a high efficacy fixture controlled by a vacancy sensor. CEC 210.70(a)(3), CEnC 150.0(k)A & 2J Garage Attic (please relabel loft to attic): Provide the following note on the cover sheet and on the garage attic section: "Conditioned space; sheetrock; electrical outlets other than those required for an HVAC system or water heater; and plumbing fixtures are prohibited within attics by County of Santa Cruz Zoning Ordinance."13.10.700-A (May 3, 2010 Interpretation) Gas or Propane Water heating system (2019). Systems using gas or propane water heaters to serve individual dwelling units shall include the following components: A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, 10 AWG copper branch circuit, within 3 feet from the water heater and accessible to the water heater with no obstructions. In addition, all of the following: Both ends of the unused conductor shall be labeled with the word “spare” and be electrically isolated; and A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker for the branch circuit in A above and labeled with the words “Future 240V Use”; and A Category III or IV vent, or a Type B vent with straight pipe between the outside termination and the space where the water heater is installed; and A condensate drain that is no more than 2 inches higher than the base of the installed water heater, and allows natural draining without pump assistance; and A gas supply line with a capacity of at least 200,000 Btu/hr. CEnC 150.0(n)1 Gas, Earthquake-Actuated Gas Shutoff Valves: Please show meter location meeting PG&E requirements on the plans and that a “DSA Certified” earthquake actuated gas shut off valve will be installed at the gas service meter or regulator. SCCC 12.10.235(B), CPC 1211.7 Gas Schematic & Notes: Please show a gas line schematic that indicates BTU values of all gas appliances (water heaters, ranges, FAU’s, fireplaces, dryers, BBQ, etc.), the developed length from the meter and/or regulator to each appliance outlet, the pipe sizes, and the proposed gas pipe material. Mandatory measures of the California Energy Code require that the gas line for new residences be sized for a demand of 200,000 BTU’s. CEnC 150.0(n)D, CPC 1215.0 and Table 1215.2(1) Water Heater: Please specify unit on plans, show all power, venting, clearances, anchorage, T&P relief to exterior, expansion tank, platform height, and provide product cut sheets for review. Show complete venting routes on the plans with outlets 3 feet minimum from any opening into the building. Show the drain to the outside of the building, with the end of the pipe not more than 2 feet nor less than 6 inches aboveground and pointing downward. CPC 608.5 Show an accessible 120V GFCI electrical receptacle within 3 feet of the water heater. CEnC 150.0(n)1.A Specify that the installation manuals will be on site for inspection. CMC 701, 801 Isolation Valves: Instantaneous water heaters with an input rating greater than 6.8kBTU/hr (2 kW) shall have isolation values on both the cold water supply and the hot water pipe leaving the water heater, and hose bibbs or other fittings on each valve for flushing the water heater when the valves are closed. CEnC110.3(c)7 Heating & Air-conditioning System Design: This may be listed as a deferred submittal on the cover sheet. Please show complete heating and/or cooling system design and submit appliance cut sheets and installation documentation. Show on the plans all heating and cooling appliance models, specifications, BTU values, ducting, etc. Heating and/or air-conditioning systems shall be sized, designed and have their equipment selected using the following methods: 1) The heat loss and heat gain is established according to ANSI/ACCA 2 Manual J-2011, ASHRAE handbooks or other equivalent design software or methods. 2) Duct systems are sized according to ANSI/ACCA 1 Manual D-2014, ASHRAE handbooks or other equivalent design software or methods. 3) Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 or other equivalent design software or methods. Duct sizing must indicate type of ducts, developed length of ducts, volume and velocity of air delivered, and the friction rate used. Please design and provide documentation. CGBC 4.507.2, CMC 601.1 Patio, Lower Level: Please clarify the finished floor height and slopes on the civil. It appears that the grade within 3 feet of the edge of his patio will exceed 30 inches and require a guard. A minimum 42” high guard along open-sided walking surfaces 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. Connection of guardrails and handrails to the support framing require a minimum 200 lb force applied to the top of the guardrail will be resisted. CRC R312.1, CBC 1013 Handrails: Show location, grip size, spacing, height, and details for all stairs with 4 or more risers. CRC R311.7.8 Guards: Provide complete guard details for the deck that show all code compliance requirements. Sections: All sections are incomplete, please show all finishes, etc. Eaves/Rakes: Provide complete details and show WUI compliance. Entry Porch: Provide complete details, venting, and WUI compliance. Attic Vents: Show attic ventilation for code compliance for net free area. Show specific venting lengths, sizes, locations as needed for code compliance and include vent cut sheets in the supplemental documents (submit 2 copies if not using ePlan) or incorporate them onto the plan sheets. Show compliance with for eave and ridge vent ratio requirements at CRC R806.2(2). Attic Access: Show attic size and location for each separated attic area on architectural and structural framing plans. Structural plans must show framing details for opening. Show fire rating details and listed gasket assembly for penetrations in fire rated garage ceilings. If separating conditioned space from unconditioned space, the attic access doors shall have permanently attached insulation using adhesive or mechanical fasteners and be gasketed to prevent air leakage. CEnC 150.0(a)2, CRC R807 Underfloor Vent: Please show on plans the underfloor venting net free calculations, the number of vents required for a specified product, the vent locations on exterior elevations, and include vent cut sheets in the supplemental documents (submit 2 copies if not using ePlan) or incorporate them onto the plan sheets. At least one underfloor vent is required within 3 feet of building corners. Coordinate all locations with structural shear wall requirements. CRC R408 Underfloor Access: Coordinate and show the size and location of all underfloor access points on the architectural and structural plans. Structural plans must show framing requirements. CRC R408.4 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: ________________________________________________________________________________________________ Resubmittal Requirements: See Resubmittal Process handout, and ePlan User Guide and videos for electronic submittals. 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. Review No:2 B-211935_2021-08-16_2nd Review by MRS Resubmittal Comments: Comments relate to new information provided during resubmittal and/or iterations of previous items that remain incomplete. Incomplete items may have been parsed to identify incomplete aspects. Building Review Comments Civil Engineer: The plans must be stamped and signed. A professional land surveyor or a legally authorized civil engineer must sign and seal all maps, plats, reports, and descriptions that are prepared under his or her responsible charge. Interim (non-final) documents are not required to be signed and sealed. However, the interim documents must include the name and license number of the land surveyor, as well as a notation as to their intended purpose, such as “for review only,” “preliminary,” or “draft.” (B&P Code §§ 8761, 8761.1; 16 CCR § 411) Response: “SEE RESPONSES FROM G2G ENGINEERING - TODD CREAMER” The Creamer response was not submitted, and plans are not signed, please address. Also, the cover sheet lists a surveyor, however, there does not appear to be a Apha Land Survey document in the plan set, please clarify. Geotechnical Report: Please have this stamped and signed. See EP comments for other information required to be shown on the plans. Response: “RESPONSES FROM HKA” The HKA response was not submitted, and documents are not stamped or signed, please address. Geotechnical Review: Please provide a Consultant Plan Review Form-PLG300 completed by the geotechnical engineer of record confirming that the proposed plans are in general conformance with the recommendations of the report. Forms are available at http://www.sccoplanning.com/PlanningHome/HandoutsForms.aspx Response “SEE RESPONSES FROM HKA” The HKA response was not submitted, nor was the requested form, please address. Completed. Completed. SRA: Show "SRA = MODERATE, WUI COMPLIANCE REQUIRED.” Show complete WUI code compliance for all aspects of the proposed work on the plans including: glazing, skylights, windows, doors, garage doors, decking, exterior finishes, covered outdoor areas, vents, gutter debris guards, etc. Specify products and submit OSFM approval documents or incorporate the OSFM approval documents onto the plan sheets. WUI compliance information can be found at CRC R337 and OSFM approval documents can be found at https://osfm.fire.ca.gov/divisions/fire-engineering-and-investigations/building-materials-listing/bml-search-building-materials-listing/. Response: “EE SHEET 8/A-1 - CODE DATA; IN ADDITION, SEE SHEET W-1 WUI CODE COMPLIANCE AND OSFM APPROVAL DOCCUMENTS.” a) The OSFM approvals must include the shingles. b) Details must be revise to show debris guards. c) WUI, Garage Door: Please clarify on plans. Exterior garage doors shall be provided with weather stripping to resist the intrusion of embers from entering through gaps between doors and door openings when visible gabs exceed 1/8-inch (3.2 mm). Weather stripping or seals shall be installed on the bottom, sides, and tops of doors to reduce gaps between doors and door openings to 1/8-inch (3.2 mm) or less. d) The decking material requires submittal of product cut sheets and any steps must be revised to manufacture’s stringer spacing required for materials. Also, details must be revised as some state “Trex” or equal and that would require different approvals and installation criteria. e) The eave materials noted on the plans were do not have a OSFM submitted nor the product cut sheet, please address. f) Clarify the covered outdoor area WUI compliance on the plans, details, and submittals. g) Show WUI compliance for glazing on the door and window schedule or cross reference requirements. h) The generic copy/paste from the website criteria is not the same as documenting exactly what WUI compliance is being provided, and compliance must be shown on drawn details. Truss Submittal Package: This can be listed as a deferred submittal on the cover sheet or submitted for review. The truss submittal must include a written review by the project engineer. The truss package must include each individual truss design drawing, the truss placement diagram, the permanent individual truss member restraint/bracing method and details and any other details germane to the trusses; and, as applicable, the cover/truss index sheet. CBC 107.3.4, 107.3.4.1, 2303.4, 2303.4.3, CRC R106.1.1, R106.3.3, R502.11, R802.10, R802.11 Review to follow. Response: “SEE TRUSS SUBMITTAL PACKAGE: DEFERRED SUBMITTAL” Show list of all deferred submittals on sheet A1. Deferred Submittal PV: A photovoltaic (PV) system is required by the energy analysis for this project. Please provide complete PV details with the resubmittal or indicate on the plan cover sheet that the PV information will be a deferred submittal. If proposed as a deferred submittal, the designs shall be processed as a separate permit using application “Building Permit Deferred Submittal PLG206”. The PV submittal shall be a standalone document and shall not be combined with other items. Submittal documents shall be reviewed by the engineer of record, noted for general conformance with the design of the building, and then forwarded to the Building Department for plan check review and approval. The deferred submittal item shall not be installed until approved. It is a requirement that the deferred submittal be received and approved prior to the roof sheathing inspection or progress of the construction project will be delayed. CBC 107.3.4.1. Response: “SEE SHEET 5/A-1 NOTE #9 & DEFERRED SUBMITTAL PV” The note provided approve showing how the submittal is to be processed must be on the plans. Completed. Completed. Completed. Completed. Sheet CG1: This information is for the 2016 code cycle. Please replace content with 2019 code requirements and references. Review to follow. Response “SEE SHEET CG1 - GREEN BUILDING STANDARDS CODE” The information is now incomplete and missing most standard requirements such as flow rates, recycling, and other standards. Please provide complete information. Completed Completed Completed Completed Completed Completed 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. Please revise EN1/EN2 note 3 to clarify requirements. Response: “SEE SHEET E-0 NOTES # 3 & 4. SEE E-1 & E-2” Please revise all kitchen outlets to show AFCI/GFCI combination. Completed 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. Response “SEE SHEET E-0 - NOTE #12” Understood, pleas label all AFCI outlets per the symbol legend. Or perhaps revise the contractor note to include this item. Bath Fan: When the fan is located inside the enclosed WC room, then another fan is needed in the bathroom area. Response: “SEE SHEET E-1 (MASTER BATH)” Show combination bath fan/lights to be switched separately or specify a fan/light meeting the exception and provide a product cut sheet for review at all locations. CEnC 150(k)2B & Exception Completed Completed Completed Completed Gas or Propane Water heating system (2019). Systems using gas or propane water heaters to serve individual dwelling units shall include the following components: A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, 10 AWG copper branch circuit, within 3 feet from the water heater and accessible to the water heater with no obstructions. In addition, all of the following: Both ends of the unused conductor shall be labeled with the word “spare” and be electrically isolated; and A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker for the branch circuit in A above and labeled with the words “Future 240V Use”; and A Category III or IV vent, or a Type B vent with straight pipe between the outside termination and the space where the water heater is installed; and A condensate drain that is no more than 2 inches higher than the base of the installed water heater, and allows natural draining without pump assistance; and A gas supply line with a capacity of at least 200,000 Btu/hr. CEnC 150.0(n)1 Response: “SEE SHEET E-0 AND NOTE #17” This note must be cross referenced to where it will be included on the plans (at the water heater location). The note is incomplete, please include “In addition, all of the following: Both ends of the unused conductor shall be labeled with the word “spare” and be electrically isolated; and A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker for the branch circuit in A above and labeled with the words “Future 240V Use”. Gas, Earthquake-Actuated Gas Shutoff Valves: Please show meter location meeting PG&E requirements on the plans and that a “DSA Certified” earthquake actuated gas shut off valve will be installed at the gas service meter or regulator. SCCC 12.10.235(B), CPC 1211.7 Response: “SEE SHEET A-2 AND NOTE #2” Please revise per the comment, it is not the meter, it is a earthquake actuated gas shut off that needs to be installed with the correctly certified item. Gas Schematic & Notes: Please show a gas line schematic that indicates BTU values of all gas appliances (water heaters, ranges, FAU’s, fireplaces, dryers, BBQ, etc.), the developed length from the meter and/or regulator to each appliance outlet, the pipe sizes, and the proposed gas pipe material. Mandatory measures of the California Energy Code require that the gas line for new residences be sized for a demand of 200,000 BTU’s. CEnC 150.0(n)D, CPC 1215.0 and Table 1215.2(1) Response: “SEE SHEET E-2 GAS SCHEMATIC” Revise for CPC Table 1208.4.1 values as minimum (except the water heater or other larger appliances). For example, the FAU would be 100K, etc. Completed Completed Heating & Air-conditioning System Design: This may be listed as a deferred submittal on the cover sheet. Please show complete heating and/or cooling system design and submit appliance cut sheets and installation documentation. Show on the plans all heating and cooling appliance models, specifications, BTU values, ducting, etc. Heating and/or air-conditioning systems shall be sized, designed and have their equipment selected using the following methods: 1) The heat loss and heat gain is established according to ANSI/ACCA 2 Manual J-2011, ASHRAE handbooks or other equivalent design software or methods. 2) Duct systems are sized according to ANSI/ACCA 1 Manual D-2014, ASHRAE handbooks or other equivalent design software or methods. 3) Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 or other equivalent design software or methods. Duct sizing must indicate type of ducts, developed length of ducts, volume and velocity of air delivered, and the friction rate used. Please design and provide documentation. CGBC 4.507.2, CMC 601.1 Response: “SEE SHEET A-1 NOTE #11 AND CONTRACTOR WITH DEFERRED SUBMITTAL” The note says to see the contractor, please revise to make clear that duct sizing must be included and that the deferred submittal is to the County for approval prior to installation. Completed Completed Guards: Provide complete guard details for the deck that show all code compliance requirements. Response: “SEE SHEET A-12 DETAIL #1” The maximum opening must be less than 4 inches not 4 inches max shown on the various dimensions, please revise. Completed Eaves/Rakes: Provide complete details and show WUI compliance. Response: “SEE SHEET A-12 DETAIL #1” See comment 6 above. Entry Porch: Provide complete details, venting, and WUI compliance. Response: “SEE SHEET A-12 DETAIL #1” See comment 6 above. Attic Vents: Show attic ventilation for code compliance for net free area. Show specific venting lengths, sizes, locations as needed for code compliance and include vent cut sheets in the supplemental documents (submit 2 copies if not using ePlan) or incorporate them onto the plan sheets. Show compliance with for eave and ridge vent ratio requirements at CRC R806.2(2). Response: “SEE SHEETS A-3 & A4 NOTES, A-5 & A-6” It is unclear what vents (attic or foundation) are being calculated and how it relates to the vents NFVA for which the cut sheets must be included to verify. Attic Access: Show attic size and location for each separated attic area on architectural and structural framing plans. Structural plans must show framing details for opening. Show fire rating details and listed gasket assembly for penetrations in fire rated garage ceilings. If separating conditioned space from unconditioned space, the attic access doors shall have permanently attached insulation using adhesive or mechanical fasteners and be gasketed to prevent air leakage. CEnC 150.0(a)2, CRC R807 Response: “SEE SHEET A-3 NOTES AND ATTIC ACCESS IN LAUNDRY ROOM. SEE NOTE AT ATTIC STAIRS REGARDING WUI COMPLIANCE” On sheet E1 there is something noted related to the attic outdoors near the hallway bath, please clarify what this is. The insulation values are must meet the energy code minimums for the attic and will require a cover over the stairway opening, please revise. Underfloor Vent: Please show on plans the underfloor venting net free calculations, the number of vents required for a specified product, the vent locations on exterior elevations, and include vent cut sheets in the supplemental documents (submit 2 copies if not using ePlan) or incorporate them onto the plan sheets. At least one underfloor vent is required within 3 feet of building corners. Coordinate all locations with structural shear wall requirements. CRC R408 Response: “SEE SHEETS A-3 & A4 NOTES, A-5 & A-6” It is unclear what vents (attic or foundation) are being calculated and how it relates to the vents NFVA for which the cut sheets must be included to verify. Underfloor Access: Coordinate and show the size and location of all underfloor access points on the architectural and structural plans. Structural plans must show framing requirements. CRC R408.4 Response: “SEE SHEET A-4 & NOTE #2.” The item was not addressed as it must show size and location on the plans and elevations as needed. Please address. Sheet Index, Sheet A1: Please provide a sheet index listing individual sheet numbers and sheet titles. Sheet order must match the index. See Application Requirements-Residential at http://www.sccoplanning.com/PlanningHome/HandoutsForms.aspx. Interior Stairway: The interior stairway is not code compliant. Please revise the stair showing all structural and code compliance details and layout. Show width, rise, tread, nosing, walkline, winder tread dimensions, etc. Please consult the CRC section311.7 for code compliance requirements. New Rooms: The new seasonal storage and wine cellar were added to the plans and must meet all requirements for conditioned habitable space bedrooms along with electrical, lighting, natural light, emergency, etc. Please revise all plans and energy documents as needed. Please Respond: Have changes been made in addition to those resulting from the Building Review Comments? ___________ (Yes or No). If yes, please briefly describe the additional changes and the location on the plans/documents: __________________________________________________________________________________________________ Resubmittals: Please see the Permit Status webpage, ePlan User Guide, and ePlan Videos. Identify revisions with clouding. Reviews: Additional fees are added to permits for comments leading to a 3rd review. Questions: Questions about the Building Review Comments can be emailed to: michael.sotero@santacruzcounty.us. Michael Sotero \| 831-454-3249 Review No:3 B-211935_2021-12-08_3rd Review by MRS Resubmittal Comments: Comments relate to new information provided during resubmittal and/or iterations of previous items that remain incomplete. Incomplete items may have been parsed to identify incomplete aspects. Building Review Comments Civil Engineer: Response: “See C2G and Alpha Land Survey Responses” There were no responses to this item, and the plans remain not signed. Please clearly address all previous comments. It is noteworthy that the C2G sheets do not comply with the civil codes referenced in the original comment. WUI: There multiple responses stating that the OSFM website is not up to date or available. While it not clear what this was intended to mean, the website contains all approvals. If the product is not on the site, then neither is OSFM approved. All materials must be properly documents. WUI: There are several references in notes to the “IWUI” that must be removed as this is not an approved code in California nor adopted by SCC. WUI, Shingles: The response referenced the roof tile, which is not requested. What was requested is the shingles shown in the wall finish with key note #3. This item was not addressed, please provide the OSFM approvals for include the shingles. WUI, Soffit: The generic response to see the entire architectural set was not very helpful. Details 8 and 9 on A12 references sheet W1 for Hardie soffit. However, there isn’t any Hardie soffit approval information provided, there is only an approval of siding. Please provide soffit material approval. New Rooms: The response says “please refer to architectural plans for proper room identifications.” This does not address the correction comment. The two “storage” areas are considered habitable rooms by the building code and must meet all criteria for a bedroom. While the rooms can be labeled in as desired, these two rooms must meet all requirements for conditioned habitable space as required for bedrooms along with heating, electrical, lighting, natural light, emergency escape, etc. Please revise all plans and energy documents as needed. Please Respond: Have changes been made in addition to those resulting from the Building Review Comments? ___________ (Yes or No). If yes, please briefly describe the additional changes and the location on the plans/documents: __________________________________________________________________________________________________ Resubmittals: Please see the Permit Status webpage, ePlan User Guide, and ePlan Videos. Identify revisions with clouding. Reviews: Additional fees are added to permits for comments leading to a 3rd review. Questions: Questions about the Building Review Comments can be emailed to: michael.sotero@santacruzcounty.us. Michael Sotero \| 831-454-3249

Building Review

Review No:1

B-211935_2021-05-27_1st Review by MRS

Effective November 1, 2020: Property owners and applicants will access plan review corrections and application status online at the Application Status website. The process of sending correction letters has been discontinued. Website enhancements will be implemented over time.

Please address the following comments.

Civil Engineer: The plans must be stamped and signed. A professional land surveyor or a legally authorized civil engineer must sign and seal all maps, plats, reports, and descriptions that are prepared under his or her responsible charge. Interim (non-final) documents are not required to be signed and sealed. However, the interim documents must include the name and license number of the land surveyor, as well as a notation as to their intended purpose, such as “for review only,” “preliminary,” or “draft.” (B&P Code §§ 8761, 8761.1; 16 CCR § 411)
Geotechnical Report: Please have this stamped and signed. See EP comments for other information required to be shown on the plans.
Geotechnical Review: Please provide a Consultant Plan Review Form-PLG300 completed by the geotechnical engineer of record confirming that the proposed plans are in general conformance with the recommendations of the report. Forms are available at http://www.sccoplanning.com/PlanningHome/HandoutsForms.aspx
Codes, 8/A1: The information is incomplete, please show: 2019 California Residential Code, 2019 California Building Code, 2019 California Fire Code, 2019 California Plumbing Code, 2019 California Mechanical Code, 2019 California Electric Code, 2019 California Green Building Standards, 2019 California Energy Standards, and the Santa Cruz County Code Amendments.
Code Data, 8/A1: Please show construction type as 5B.
SRA: Show "SRA = MODERATE, WUI COMPLIANCE REQUIRED.” Show complete WUI code compliance for all aspects of the proposed work on the plans including: glazing, skylights, windows, doors, garage doors, decking, exterior finishes, covered outdoor areas, vents, gutter debris guards, etc. Specify products and submit OSFM approval documents or incorporate the OSFM approval documents onto the plan sheets. WUI compliance information can be found at CRC R337 and OSFM approval documents can be found at https://osfm.fire.ca.gov/divisions/fire-engineering-and-investigations/building-materials-listing/bml-search-building-materials-listing/.
Truss Submittal Package: This can be listed as a deferred submittal on the cover sheet or submitted for review. The truss submittal must include a written review by the project engineer. The truss package must include each individual truss design drawing, the truss placement diagram, the permanent individual truss member restraint/bracing method and details and any other details germane to the trusses; and, as applicable, the cover/truss index sheet. CBC 107.3.4, 107.3.4.1, 2303.4, 2303.4.3, CRC R106.1.1, R106.3.3, R502.11, R802.10, R802.11 Review to follow.
Deferred Submittal PV: A photovoltaic (PV) system is required by the energy analysis for this project. Please provide complete PV details with the resubmittal or indicate on the plan cover sheet that the PV information will be a deferred submittal. If proposed as a deferred submittal, the designs shall be processed as a separate permit using application “Building Permit Deferred Submittal PLG206”. The PV submittal shall be a standalone document and shall not be combined with other items. Submittal documents shall be reviewed by the engineer of record, noted for general conformance with the design of the building, and then forwarded to the Building Department for plan check review and approval. The deferred submittal item shall not be installed until approved. It is a requirement that the deferred submittal be received and approved prior to the roof sheathing inspection or progress of the construction project will be delayed. CBC 107.3.4.1.
HERS: Please note on the cover sheet that HERS test and certification is required. Either list the HERS requirements on the cover sheet or cross reference to the energy documents for HERS requirements (recommended).
Bedrooms: See Zoning comments. The energy documents must agree with the final bedroom count. This may affect ventilation requirements below.
Whole-Building Vent & Control Labels: The energy documents show continuous 135 CFM IAQ required, show location of fan, the switch, and the switch labeling providing the ventilation with a maximum of 1 sone, specify product and submit product cut sheet. Please show whole building vent sizing and control labels on plans. In all cases, Ashrae 62.2 continuous exhaust fan control(s) are to be labeled to communicate the required continuous building ventilation function and importance with a statement to make clear how the control is to be operated. At a minimum, the label should communicate: “To maintain minimum levels of outside air ventilation required for good heath, the fan control should be on at all times when the building is occupied, unless there is severe outdoor air contamination.”
VOC, 9/A1: Show the adhesive, sealant, coating, and formaldehyde limits on the plans per CGC Tables 4.504.1, 4.504.2, 4.504.5. CRC R340 Referencing the tables does not accomplish showing the limits. Typically, this information is included on the green sheet such as CG1. [can be sourced from AIA, up.codes, or similar]
Sheet CG1: This information is for the 2016 code cycle. Please replace content with 2019 code requirements and references. Review to follow.
Lighting, Sheets E1/E2: Please revise notes 1, 2, and 5 as all lighting is required go be high efficacy as determined by the energy code table. A dimmer cannot control an “incandescent” light, as incandescent is not allowed. Bathrooms, garages, laundry areas, and utility rooms may not have a VS option to high efficacy, they must be high efficacy and have at least 1 light controlled by a VS (other lights in the same locations must be controlled by a VS or dimmers). Closets of that size are not exempt from being high efficacy as noted in 5, they are exempt VS and dimmer controls. See related comments below for requirements.
Luminaire Efficacy: Please note on plans “All installed luminaire shall be high efficacy in accordance with Table 150.0-A of the California Energy Code.” Show Table 150.0-A on the plans (can be sourced from up.codes or similar). CEnC150.0(k)1A
Luminaire Control @ JA8 Luminaires: Show high efficacy luminaire types/controls and specify if JA8-2016 or 2019, or JA8-2016-E or 2019-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. CEnC 150.0(k)2K
Screw Based Luminaries: Please note on plans “Screw based luminaries shall be high efficacy and controlled by dimmers or vacancy sensors. Installed lamps shall be marked with ‘JA8-2016 or 2019’ or ‘JA8-2016 or 2019-E’ as specified in Reference Joint Appendix JA8.” CEnC150.0(k)1G&H, 150.0(k)2K
Recessed Downlight Luminaires in Ceilings: Please note on plans “Recessed downlight luminaires in ceilings must be installed per CEnC150.0(k)1C, be listed IC rated, labeled for air leakage less than 2.0 CFM, be sealed with a gasket or caulk to the ceiling, have accessible ballasts/drivers if hardwired, not contain a screw base sockets, comply with JA8, and marked JA8-2016-E as specified in Reference Appendix JA8.” CEnC 150.0(k)1C
Residential Exterior Lighting: Please revise E1 note 9. All luminaires shall be high efficacy, controlled by a manual ON and OFF switch that does not override to ON and controlled by a photocell and motion sensor, or other methods allowed by CEnC 150.0(k)3.
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. Please revise EN1/EN2 note 3 to clarify requirements.
GFCI: Show GFCI protection required by CEC in a readily accessible location at: bathrooms 210.8(1); garages & accessory buildings 210.8(2); outdoors 210.8(3); crawl spaces 210.8(4); unfinished basements 210.8(5), kitchen counters 210.8(6); sinks (within 6 feet) 210.8(7); bathtubs or showers (within 6 feet); 210.8(9); laundry areas 210.8(10); and dishwashers CEC 210.8(D).
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.
Bath Fan: When the fan is located inside the enclosed WC room, then another fan is needed in the bathroom area.
Exterior Outlets @ Balconies, Decks, and Porches: Please add an outlets at the lower floor play room patio. Each balcony, deck, and porch shall have at least one readily accessible outlet not more than 6 ½ feet above the walking surface, be GFCI protected, and have a weatherproof enclosure. Receptacles of 15 and 20 Amperes in a Wet Location. Receptacles of 15 and 20 amperes, 125 and 250 volts installed in a wet location shall have an enclosure that is weatherproof whether or not the attachment plug cap is inserted. An outlet box hood installed for this purpose shall be listed and shall be identified as “extra duty.” All 15- and 20-ampere, 125- and 250-volt nonlocking-type receptacles shall be listed weather-resistant type. CEC 210.52(E)(3), 210.8(A)(3), 406.9(A)&(B)
Electric vehicle: Please locate and identify a listed raceway to accommodate a dedicated 208/240-volt branch circuit for future electric vehicle charging. The raceway shall not be less than trade size 1 (nominal 1-inch inside diameter). The service panel or subpanel circuit directory shall identify the over current protective device space(s) reserved for future EV charging as “EV CAPABLE”. The raceway termination location shall be permanently and visibly marked as “EV CAPABLE”. CGBC 4.106.4
Attic Lighting: Show the attic light switch location to be at the usual point of entry and show a high efficacy fixture controlled by a vacancy sensor. CEC 210.70(a)(3), CEnC 150.0(k)A & 2J
Garage Attic (please relabel loft to attic): Provide the following note on the cover sheet and on the garage attic section: "Conditioned space; sheetrock; electrical outlets other than those required for an HVAC system or water heater; and plumbing fixtures are prohibited within attics by County of Santa Cruz Zoning Ordinance."13.10.700-A (May 3, 2010 Interpretation)
Gas or Propane Water heating system (2019). Systems using gas or propane water heaters to serve individual dwelling units shall include the following components: A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, 10 AWG copper branch circuit, within 3 feet from the water heater and accessible to the water heater with no obstructions. In addition, all of the following: Both ends of the unused conductor shall be labeled with the word “spare” and be electrically isolated; and A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker for the branch circuit in A above and labeled with the words “Future 240V Use”; and A Category III or IV vent, or a Type B vent with straight pipe between the outside termination and the space where the water heater is installed; and A condensate drain that is no more than 2 inches higher than the base of the installed water heater, and allows natural draining without pump assistance; and A gas supply line with a capacity of at least 200,000 Btu/hr. CEnC 150.0(n)1
Gas, Earthquake-Actuated Gas Shutoff Valves: Please show meter location meeting PG&E requirements on the plans and that a “DSA Certified” earthquake actuated gas shut off valve will be installed at the gas service meter or regulator. SCCC 12.10.235(B), CPC 1211.7
Gas Schematic & Notes: Please show a gas line schematic that indicates BTU values of all gas appliances (water heaters, ranges, FAU’s, fireplaces, dryers, BBQ, etc.), the developed length from the meter and/or regulator to each appliance outlet, the pipe sizes, and the proposed gas pipe material. Mandatory measures of the California Energy Code require that the gas line for new residences be sized for a demand of 200,000 BTU’s. CEnC 150.0(n)D, CPC 1215.0 and Table 1215.2(1)
Water Heater: Please specify unit on plans, show all power, venting, clearances, anchorage, T&P relief to exterior, expansion tank, platform height, and provide product cut sheets for review. Show complete venting routes on the plans with outlets 3 feet minimum from any opening into the building. Show the drain to the outside of the building, with the end of the pipe not more than 2 feet nor less than 6 inches aboveground and pointing downward. CPC 608.5 Show an accessible 120V GFCI electrical receptacle within 3 feet of the water heater. CEnC 150.0(n)1.A Specify that the installation manuals will be on site for inspection. CMC 701, 801
Isolation Valves: Instantaneous water heaters with an input rating greater than 6.8kBTU/hr (2 kW) shall have isolation values on both the cold water supply and the hot water pipe leaving the water heater, and hose bibbs or other fittings on each valve for flushing the water heater when the valves are closed. CEnC110.3(c)7
Heating & Air-conditioning System Design: This may be listed as a deferred submittal on the cover sheet. Please show complete heating and/or cooling system design and submit appliance cut sheets and installation documentation. Show on the plans all heating and cooling appliance models, specifications, BTU values, ducting, etc. Heating and/or air-conditioning systems shall be sized, designed and have their equipment selected using the following methods: 1) The heat loss and heat gain is established according to ANSI/ACCA 2 Manual J-2011, ASHRAE handbooks or other equivalent design software or methods. 2) Duct systems are sized according to ANSI/ACCA 1 Manual D-2014, ASHRAE handbooks or other equivalent design software or methods. 3) Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 or other equivalent design software or methods. Duct sizing must indicate type of ducts, developed length of ducts, volume and velocity of air delivered, and the friction rate used. Please design and provide documentation. CGBC 4.507.2, CMC 601.1
Patio, Lower Level: Please clarify the finished floor height and slopes on the civil. It appears that the grade within 3 feet of the edge of his patio will exceed 30 inches and require a guard. A minimum 42” high guard along open-sided walking surfaces 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. Connection of guardrails and handrails to the support framing require a minimum 200 lb force applied to the top of the guardrail will be resisted. CRC R312.1, CBC 1013
Handrails: Show location, grip size, spacing, height, and details for all stairs with 4 or more risers. CRC R311.7.8
Guards: Provide complete guard details for the deck that show all code compliance requirements.
Sections: All sections are incomplete, please show all finishes, etc.
Eaves/Rakes: Provide complete details and show WUI compliance.
Entry Porch: Provide complete details, venting, and WUI compliance.
Attic Vents: Show attic ventilation for code compliance for net free area. Show specific venting lengths, sizes, locations as needed for code compliance and include vent cut sheets in the supplemental documents (submit 2 copies if not using ePlan) or incorporate them onto the plan sheets. Show compliance with for eave and ridge vent ratio requirements at CRC R806.2(2).
Attic Access: Show attic size and location for each separated attic area on architectural and structural framing plans. Structural plans must show framing details for opening. Show fire rating details and listed gasket assembly for penetrations in fire rated garage ceilings. If separating conditioned space from unconditioned space, the attic access doors shall have permanently attached insulation using adhesive or mechanical fasteners and be gasketed to prevent air leakage. CEnC 150.0(a)2, CRC R807
Underfloor Vent: Please show on plans the underfloor venting net free calculations, the number of vents required for a specified product, the vent locations on exterior elevations, and include vent cut sheets in the supplemental documents (submit 2 copies if not using ePlan) or incorporate them onto the plan sheets. At least one underfloor vent is required within 3 feet of building corners. Coordinate all locations with structural shear wall requirements. CRC R408
Underfloor Access: Coordinate and show the size and location of all underfloor access points on the architectural and structural plans. Structural plans must show framing requirements. CRC R408.4

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:

________________________________________________________________________________________________

Resubmittal Requirements: See Resubmittal Process handout, and ePlan User Guide and videos for electronic submittals.

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.

Review No:2

B-211935_2021-08-16_2nd Review by MRS

Resubmittal Comments: Comments relate to new information provided during resubmittal and/or iterations of previous items that remain incomplete. Incomplete items may have been parsed to identify incomplete aspects.

Building Review Comments

Civil Engineer: The plans must be stamped and signed. A professional land surveyor or a legally authorized civil engineer must sign and seal all maps, plats, reports, and descriptions that are prepared under his or her responsible charge. Interim (non-final) documents are not required to be signed and sealed. However, the interim documents must include the name and license number of the land surveyor, as well as a notation as to their intended purpose, such as “for review only,” “preliminary,” or “draft.” (B&P Code §§ 8761, 8761.1; 16 CCR § 411)

Response: “SEE RESPONSES FROM G2G ENGINEERING - TODD CREAMER” The Creamer response was not submitted, and plans are not signed, please address. Also, the cover sheet lists a surveyor, however, there does not appear to be a Apha Land Survey document in the plan set, please clarify.

Geotechnical Report: Please have this stamped and signed. See EP comments for other information required to be shown on the plans.

Response: “RESPONSES FROM HKA” The HKA response was not submitted, and documents are not stamped or signed, please address.

Geotechnical Review: Please provide a Consultant Plan Review Form-PLG300 completed by the geotechnical engineer of record confirming that the proposed plans are in general conformance with the recommendations of the report. Forms are available at http://www.sccoplanning.com/PlanningHome/HandoutsForms.aspx

Response “SEE RESPONSES FROM HKA” The HKA response was not submitted, nor was the requested form, please address.

Completed.
Completed.
SRA: Show "SRA = MODERATE, WUI COMPLIANCE REQUIRED.” Show complete WUI code compliance for all aspects of the proposed work on the plans including: glazing, skylights, windows, doors, garage doors, decking, exterior finishes, covered outdoor areas, vents, gutter debris guards, etc. Specify products and submit OSFM approval documents or incorporate the OSFM approval documents onto the plan sheets. WUI compliance information can be found at CRC R337 and OSFM approval documents can be found at https://osfm.fire.ca.gov/divisions/fire-engineering-and-investigations/building-materials-listing/bml-search-building-materials-listing/.

Response: “EE SHEET 8/A-1 - CODE DATA; IN ADDITION, SEE SHEET W-1 WUI CODE COMPLIANCE AND OSFM APPROVAL DOCCUMENTS.”

a) The OSFM approvals must include the shingles.

b) Details must be revise to show debris guards.

c) WUI, Garage Door: Please clarify on plans. Exterior garage doors shall be provided with weather stripping to resist the intrusion of embers from entering through gaps between doors and door openings when visible gabs exceed 1/8-inch (3.2 mm). Weather stripping or seals shall be installed on the bottom, sides, and tops of doors to reduce gaps between doors and door openings to 1/8-inch (3.2 mm) or less.

d) The decking material requires submittal of product cut sheets and any steps must be revised to manufacture’s stringer spacing required for materials. Also, details must be revised as some state “Trex” or equal and that would require different approvals and installation criteria.

e) The eave materials noted on the plans were do not have a OSFM submitted nor the product cut sheet, please address.

f) Clarify the covered outdoor area WUI compliance on the plans, details, and submittals.

g) Show WUI compliance for glazing on the door and window schedule or cross reference requirements.

h) The generic copy/paste from the website criteria is not the same as documenting exactly what WUI compliance is being provided, and compliance must be shown on drawn details.

Truss Submittal Package: This can be listed as a deferred submittal on the cover sheet or submitted for review. The truss submittal must include a written review by the project engineer. The truss package must include each individual truss design drawing, the truss placement diagram, the permanent individual truss member restraint/bracing method and details and any other details germane to the trusses; and, as applicable, the cover/truss index sheet. CBC 107.3.4, 107.3.4.1, 2303.4, 2303.4.3, CRC R106.1.1, R106.3.3, R502.11, R802.10, R802.11 Review to follow.

Response: “SEE TRUSS SUBMITTAL PACKAGE: DEFERRED SUBMITTAL” Show list of all deferred submittals on sheet A1.

Deferred Submittal PV: A photovoltaic (PV) system is required by the energy analysis for this project. Please provide complete PV details with the resubmittal or indicate on the plan cover sheet that the PV information will be a deferred submittal. If proposed as a deferred submittal, the designs shall be processed as a separate permit using application “Building Permit Deferred Submittal PLG206”. The PV submittal shall be a standalone document and shall not be combined with other items. Submittal documents shall be reviewed by the engineer of record, noted for general conformance with the design of the building, and then forwarded to the Building Department for plan check review and approval. The deferred submittal item shall not be installed until approved. It is a requirement that the deferred submittal be received and approved prior to the roof sheathing inspection or progress of the construction project will be delayed. CBC 107.3.4.1.

Response: “SEE SHEET 5/A-1 NOTE #9 & DEFERRED SUBMITTAL PV” The note provided approve showing how the submittal is to be processed must be on the plans.

Completed.
Completed.
Completed.
Completed.
Sheet CG1: This information is for the 2016 code cycle. Please replace content with 2019 code requirements and references. Review to follow.

Response “SEE SHEET CG1 - GREEN BUILDING STANDARDS CODE” The information is now incomplete and missing most standard requirements such as flow rates, recycling, and other standards. Please provide complete information.

Completed
Completed
Completed
Completed
Completed
Completed
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. Please revise EN1/EN2 note 3 to clarify requirements.

Response: “SEE SHEET E-0 NOTES # 3 & 4. SEE E-1 & E-2” Please revise all kitchen outlets to show AFCI/GFCI combination.

Completed
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.

Response “SEE SHEET E-0 - NOTE #12” Understood, pleas label all AFCI outlets per the symbol legend. Or perhaps revise the contractor note to include this item.

Bath Fan: When the fan is located inside the enclosed WC room, then another fan is needed in the bathroom area.

Response: “SEE SHEET E-1 (MASTER BATH)” Show combination bath fan/lights to be switched separately or specify a fan/light meeting the exception and provide a product cut sheet for review at all locations. CEnC 150(k)2B & Exception

Completed
Completed
Completed
Completed
Gas or Propane Water heating system (2019). Systems using gas or propane water heaters to serve individual dwelling units shall include the following components: A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, 10 AWG copper branch circuit, within 3 feet from the water heater and accessible to the water heater with no obstructions. In addition, all of the following: Both ends of the unused conductor shall be labeled with the word “spare” and be electrically isolated; and A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker for the branch circuit in A above and labeled with the words “Future 240V Use”; and A Category III or IV vent, or a Type B vent with straight pipe between the outside termination and the space where the water heater is installed; and A condensate drain that is no more than 2 inches higher than the base of the installed water heater, and allows natural draining without pump assistance; and A gas supply line with a capacity of at least 200,000 Btu/hr. CEnC 150.0(n)1

Response: “SEE SHEET E-0 AND NOTE #17” This note must be cross referenced to where it will be included on the plans (at the water heater location). The note is incomplete, please include “In addition, all of the following: Both ends of the unused conductor shall be labeled with the word “spare” and be electrically isolated; and A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker for the branch circuit in A above and labeled with the words “Future 240V Use”.

Gas, Earthquake-Actuated Gas Shutoff Valves: Please show meter location meeting PG&E requirements on the plans and that a “DSA Certified” earthquake actuated gas shut off valve will be installed at the gas service meter or regulator. SCCC 12.10.235(B), CPC 1211.7

Response: “SEE SHEET A-2 AND NOTE #2” Please revise per the comment, it is not the meter, it is a earthquake actuated gas shut off that needs to be installed with the correctly certified item.

Gas Schematic & Notes: Please show a gas line schematic that indicates BTU values of all gas appliances (water heaters, ranges, FAU’s, fireplaces, dryers, BBQ, etc.), the developed length from the meter and/or regulator to each appliance outlet, the pipe sizes, and the proposed gas pipe material. Mandatory measures of the California Energy Code require that the gas line for new residences be sized for a demand of 200,000 BTU’s. CEnC 150.0(n)D, CPC 1215.0 and Table 1215.2(1)

Response: “SEE SHEET E-2 GAS SCHEMATIC” Revise for CPC Table 1208.4.1 values as minimum (except the water heater or other larger appliances). For example, the FAU would be 100K, etc.

Completed
Completed
Heating & Air-conditioning System Design: This may be listed as a deferred submittal on the cover sheet. Please show complete heating and/or cooling system design and submit appliance cut sheets and installation documentation. Show on the plans all heating and cooling appliance models, specifications, BTU values, ducting, etc. Heating and/or air-conditioning systems shall be sized, designed and have their equipment selected using the following methods: 1) The heat loss and heat gain is established according to ANSI/ACCA 2 Manual J-2011, ASHRAE handbooks or other equivalent design software or methods. 2) Duct systems are sized according to ANSI/ACCA 1 Manual D-2014, ASHRAE handbooks or other equivalent design software or methods. 3) Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 or other equivalent design software or methods. Duct sizing must indicate type of ducts, developed length of ducts, volume and velocity of air delivered, and the friction rate used. Please design and provide documentation. CGBC 4.507.2, CMC 601.1

Response: “SEE SHEET A-1 NOTE #11 AND CONTRACTOR WITH DEFERRED SUBMITTAL” The note says to see the contractor, please revise to make clear that duct sizing must be included and that the deferred submittal is to the County for approval prior to installation.

Completed
Completed
Guards: Provide complete guard details for the deck that show all code compliance requirements.

Response: “SEE SHEET A-12 DETAIL #1” The maximum opening must be less than 4 inches not 4 inches max shown on the various dimensions, please revise.

Completed
Eaves/Rakes: Provide complete details and show WUI compliance.

Response: “SEE SHEET A-12 DETAIL #1” See comment 6 above.

Entry Porch: Provide complete details, venting, and WUI compliance.

Response: “SEE SHEET A-12 DETAIL #1” See comment 6 above.

Attic Vents: Show attic ventilation for code compliance for net free area. Show specific venting lengths, sizes, locations as needed for code compliance and include vent cut sheets in the supplemental documents (submit 2 copies if not using ePlan) or incorporate them onto the plan sheets. Show compliance with for eave and ridge vent ratio requirements at CRC R806.2(2).

Response: “SEE SHEETS A-3 & A4 NOTES, A-5 & A-6” It is unclear what vents (attic or foundation) are being calculated and how it relates to the vents NFVA for which the cut sheets must be included to verify.

Attic Access: Show attic size and location for each separated attic area on architectural and structural framing plans. Structural plans must show framing details for opening. Show fire rating details and listed gasket assembly for penetrations in fire rated garage ceilings. If separating conditioned space from unconditioned space, the attic access doors shall have permanently attached insulation using adhesive or mechanical fasteners and be gasketed to prevent air leakage. CEnC 150.0(a)2, CRC R807

Response: “SEE SHEET A-3 NOTES AND ATTIC ACCESS IN LAUNDRY ROOM. SEE NOTE AT ATTIC STAIRS REGARDING WUI COMPLIANCE” On sheet E1 there is something noted related to the attic outdoors near the hallway bath, please clarify what this is. The insulation values are must meet the energy code minimums for the attic and will require a cover over the stairway opening, please revise.

Underfloor Vent: Please show on plans the underfloor venting net free calculations, the number of vents required for a specified product, the vent locations on exterior elevations, and include vent cut sheets in the supplemental documents (submit 2 copies if not using ePlan) or incorporate them onto the plan sheets. At least one underfloor vent is required within 3 feet of building corners. Coordinate all locations with structural shear wall requirements. CRC R408

Underfloor Access: Coordinate and show the size and location of all underfloor access points on the architectural and structural plans. Structural plans must show framing requirements. CRC R408.4

Response: “SEE SHEET A-4 & NOTE #2.” The item was not addressed as it must show size and location on the plans and elevations as needed. Please address.

Sheet Index, Sheet A1: Please provide a sheet index listing individual sheet numbers and sheet titles. Sheet order must match the index. See Application Requirements-Residential at http://www.sccoplanning.com/PlanningHome/HandoutsForms.aspx.
Interior Stairway: The interior stairway is not code compliant. Please revise the stair showing all structural and code compliance details and layout. Show width, rise, tread, nosing, walkline, winder tread dimensions, etc. Please consult the CRC section311.7 for code compliance requirements.
New Rooms: The new seasonal storage and wine cellar were added to the plans and must meet all requirements for conditioned habitable space bedrooms along with electrical, lighting, natural light, emergency, etc. Please revise all plans and energy documents as needed.

Please Respond: Have changes been made in addition to those resulting from the Building Review Comments? ___________ (Yes or No).

If yes, please briefly describe the additional changes and the location on the plans/documents:

__________________________________________________________________________________________________

Resubmittals: Please see the Permit Status webpage, ePlan User Guide, and ePlan Videos. Identify revisions with clouding.

Reviews: Additional fees are added to permits for comments leading to a 3rd review.

Questions: Questions about the Building Review Comments can be emailed to: michael.sotero@santacruzcounty.us.

Michael Sotero | 831-454-3249

Review No:3

B-211935_2021-12-08_3rd Review by MRS