Building Review



Building Review
Review No:1 APP-211047 First Review 12/13/21 by LPB General: 1. Per Environmental Planning comment, please provide a plan review letter or review form from the geotechnical engineer of record and geologist confirming that the proposed plans are in general conformance with the recommendations of the soils and geology report(s). The review form is located at http://www.sccoplanning.com/PlanningHome/Environmental/GeologyandSoils.aspx. 2. California Energy Compliance: The CF1R forms have requirements for HERS field verification. Please note that HERS certification is required on the cover sheet of the drawings (for IAQ, Kitchen Range Hood, Verified Refrigerant Charge, Duct Leakage and Ducts Located in Conditioned Space). 3. Guest Suite “D” cannot have a standard kitchen. Please clearly show on the drawing that this kitchen meets the requirements of an efficiency kitchen, or apply for this to be an ADU. 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. In Structural Calcs, the Authority Having Jurisdiction is listed as the City of Santa Cruz. Please update to COUNTY of Santa Cruz. 5. Please note on the plans that prior to the final approval of a swimming pool or spa; a permanently installed CPR sign must be posted in a readily observable location in the pool area. The Sign shall be large enough to be viewed from all areas of the pool or spa but no smaller than 12”x 10”. The sign shall demonstrate and/or instruct proper CPR techniques utilized in drowning accidents. SCCC 12.10.216(G) Wildland-Urban Interface (WUI): 6. The proposed structure is in the State Responsibility Area (SRA) and the requirements of the Wildland-Urban Interface code (WUI), CBC Chapter 7A or CRC R337 apply. Reviewing the site information on the County’s GIS system the fire severity rating is considered “High”. Any new construction in the State Responsibility Area (SRA) located within any Severity Zone shall comply with the requirements of the Wildland-Urban Interface code (WUI) CRC R337. SCCC 12.10.215(E) (Most requirements appear to have been met). Products Handbook: Approved assemblies are available through the State Fire Marshal at: https://osfm.fire.ca.gov/divisions/fire-engineering-and-investigations/building-materials-listing/bml-search-building-materials-listing Architectural/ Structural: 7. Show the floor surface of the garage sloping toward the main vehicle entry per CRC R309.1 and R309.2. 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. Doors #9, 11 & 12 do not comply. 9. On Proposed Floor Plans, please provide additional dimensions. Provide dimensions at water closets to indicate minimum required clearances and minimum room sizes. The water closet shall be a minimum of 15 inches from its center to a side wall (30” total width). The clear space in front of a water closet shall be not less than 24 inches for the entire 30” width of the setting space. It appears that there is not adequate space in WC 1 in Primary Bath. (CPC 402.5) 10. Private garages shall be separated from the dwelling unit and its attic area by a minimum of ½” gypsum board applied to the garage side of walls. Please clearly show compliance with this requirement between the Guest Suite “D” and garage. Key applicable details. (CRC Table R302.6) 11. Radiant floor systems in concrete slabs shall have insulation between the heated portion of the slab and the outdoors, a minimum of R-5 in climate zone 3 per Cal Energy Standards section 110.8(g). Clearly indicate min. R-5 on applicable details on Sheet A7.01. 12. Clarify how R-22 insulation at Great Room roof (per Energy compliance) is accomplished. Detail “R04 – Interior Glulam @ Great Room Roof” 4/A7.02 shows R-10. 13. specify an assembly that does not require venting and show compliance with CRC R806.5, “Unvented attic and unvented enclosed rafter assemblies.” If using unvented assembly specify insulation product (cut sheet, including ICC, UL or other recognized listing approval number). Call out required thickness of product to meet Energy Compliance requirements and which fits in available space. 14. Energy Compliance Documents show R-38 + R-5 insulation at Roofs “R02” and “R03.” Details 2 & 3/A7.02 show R-30 batt insulation + spray foam. Please clarify how Energy Compliance requirements are met. For spray foam insulation, specify product (cut sheet, including ICC, UL or other recognized listing approval number) to show compliance (air impermeable) with CRC R806.5, “Unvented attic and unvented enclosed rafter assemblies,” and required thickness of product to meet Energy Compliance requirements. 15. Please provide additional information on Detail 7/A7.01 for the required guard. Guards shall be 42” high (detail shows 3’-5”) 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 (indicate spacing of cables). (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. Details indicates, “see structural” but this information could not be found on Structural Drawings. [CBC 1607.8.1] 16. A deck pedestal system is being used at the proposed decks. Provide manufacturer’s specifications and details and provide ICC, UL or other recognized listing approval number for proposed deck pedestal system. (CRC R106.1.1) If listing for waterproofing product being used under pedestal system is not specifically approved for this use, the system needs to be submitted as an Alternate Design, Material or Construction Method. Please submit a completed Form PLG-270 which is available on the County’s website: https://www.sccoplanning.com/PlanningHome/HandoutsForms.aspx 17. Please clarify how the concrete decks drain. Detail 7/A7.01 shows a concrete recessed area with pedestals—drainage method is not clear. 18. Special inspection is required (for welding as shown on Sheet S1.6). Please complete and include in “SUP” file a special inspection and testing agreement form, and provide a statement of special inspection from the engineer of record. The engineer of record may prepare his or her own statement, or use the county’s form. This form (PLG240) and a list of approved special inspection agencies are available under “forms” at http://www.sccoplanning.com/PlanningHome/BuildingSafety.aspx . [CBC 1704] Welding performed in the field or a shop requires special inspection item, unless all welding is performed by an approved fabricator. Epoxy seismic tie-down bolts require special inspection. This may be inspected by the engineer of record. Concrete design values in excess of 2,500 psi require special inspection. Use of High Strength (A325) Bolts requires periodic special inspection. 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. 19. Ground Level 1/A2.00 shows fireplaces in the Great Room and Primary Suite. Please specify. Factory-built fireplaces shall be installed in accordance with their listing and the manufacturer’s installation instructions. Any installed woodstove or pellet stove shall comply with US EPA New Source Performance Standards (NSPS) emission limits. (4.503.1) Woodstove, pellet stoves and fireplaces shall also comply with applicable local ordinances. The manufacturer’s instructions must be present on the job site for the installer and the inspector. Gas fireplaces shall be direct-vent type (4.503.1) 20. Locate a listed cabinet, box or other enclosure to provide for a future electric vehicle charge with “EV CAPABLE” marking. A listed raceway to accommodate a 208/240-volt branch circuit to this area shall be provided. The electrical panel overcurrent device for the future charger shall be identified as “EV CAPABLE”. Please add labeling requirement to Sheet Note #6, Sheet E4.1. [4.106.4.1] Mechanical/ Electrical/ Plumbing: 21. 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. On Electrical Plan, please show an outdoor receptacle at each deck (including Guest Suite B). At least one receptacle located not more than 6 ½ ft. above the deck surface is required at all balconies. (CEC 210.52(E)(3)). All outdoor electrical receptacles shall be GFCI protected CEC 210.8(A)(3) and shall be protected from the weather per CEC 406.9, Receptacles in Damp or Wet Locations. 23. 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. 24. 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. 25. Smoke alarms and smoke detectors shall not be located within unfinished attics or garages or in other spaces where temperatures can fall below 40°F or exceed 100°F. Please remove from Mud Room. (CRC R314.3.3) 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 .

Building Review

Review No:1

APP-211047 First Review 12/13/21 by LPB

General:

1. Per Environmental Planning comment, please provide a plan review letter or review form from the geotechnical engineer of record and geologist confirming that the proposed plans are in general conformance with the recommendations of the soils and geology report(s). The review form is located at http://www.sccoplanning.com/PlanningHome/Environmental/GeologyandSoils.aspx.

2. California Energy Compliance: The CF1R forms have requirements for HERS field verification. Please note that HERS certification is required on the cover sheet of the drawings (for IAQ, Kitchen Range Hood, Verified Refrigerant Charge, Duct Leakage and Ducts Located in Conditioned Space).

3. Guest Suite “D” cannot have a standard kitchen. Please clearly show on the drawing that this kitchen meets the requirements of an efficiency kitchen, or apply for this to be an ADU. 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. In Structural Calcs, the Authority Having Jurisdiction is listed as the City of Santa Cruz. Please update to COUNTY of Santa Cruz.

5. Please note on the plans that prior to the final approval of a swimming pool or spa; a permanently installed CPR sign must be posted in a readily observable location in the pool area. The Sign shall be large enough to be viewed from all areas of the pool or spa but no smaller than 12”x 10”. The sign shall demonstrate and/or instruct proper CPR techniques utilized in drowning accidents. SCCC 12.10.216(G)

Wildland-Urban Interface (WUI):

6. The proposed structure is in the State Responsibility Area (SRA) and the requirements of the Wildland-Urban Interface code (WUI), CBC Chapter 7A or CRC R337 apply. Reviewing the site information on the County’s GIS system the fire severity rating is considered “High”. Any new construction in the State Responsibility Area (SRA) located within any Severity Zone shall comply with the requirements of the Wildland-Urban Interface code (WUI) CRC R337. SCCC 12.10.215(E) (Most requirements appear to have been met).

Products Handbook: Approved assemblies are available through the State Fire Marshal at: https://osfm.fire.ca.gov/divisions/fire-engineering-and-investigations/building-materials-listing/bml-search-building-materials-listing

Architectural/ Structural:

7. Show the floor surface of the garage sloping toward the main vehicle entry per CRC R309.1 and R309.2.

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. Doors #9, 11 & 12 do not comply.

9. On Proposed Floor Plans, please provide additional dimensions.
Provide dimensions at water closets to indicate minimum required clearances and minimum room sizes. The water closet shall be a minimum of 15 inches from its center to a side wall (30” total width). The clear space in front of a water closet shall be not less than 24 inches for the entire 30” width of the setting space. It appears that there is not adequate space in WC 1 in Primary Bath. (CPC 402.5)

10. Private garages shall be separated from the dwelling unit and its attic area by a minimum of ½” gypsum board applied to the garage side of walls. Please clearly show compliance with this requirement between the Guest Suite “D” and garage. Key applicable details. (CRC Table R302.6)

11. Radiant floor systems in concrete slabs shall have insulation between the heated portion of the slab and the outdoors, a minimum of R-5 in climate zone 3 per Cal Energy Standards section 110.8(g). Clearly indicate min. R-5 on applicable details on Sheet A7.01.

12. Clarify how R-22 insulation at Great Room roof (per Energy compliance) is accomplished. Detail “R04 – Interior Glulam @ Great Room Roof” 4/A7.02 shows R-10.

13. specify an assembly that does not require venting and show compliance with CRC R806.5, “Unvented attic and unvented enclosed rafter assemblies.” If using unvented assembly specify insulation product (cut sheet, including ICC, UL or other recognized listing approval number). Call out required thickness of product to meet Energy Compliance requirements and which fits in available space.

14. Energy Compliance Documents show R-38 + R-5 insulation at Roofs “R02” and “R03.” Details 2 & 3/A7.02 show R-30 batt insulation + spray foam. Please clarify how Energy Compliance requirements are met. For spray foam insulation, specify product (cut sheet, including ICC, UL or other recognized listing approval number) to show compliance (air impermeable) with CRC R806.5, “Unvented attic and unvented enclosed rafter assemblies,” and required thickness of product to meet Energy Compliance requirements.

15. Please provide additional information on Detail 7/A7.01 for the required guard. Guards shall be 42” high (detail shows 3’-5”) 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 (indicate spacing of cables). (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. Details indicates, “see structural” but this information could not be found on Structural Drawings. [CBC 1607.8.1]

16. A deck pedestal system is being used at the proposed decks. Provide manufacturer’s specifications and details and provide ICC, UL or other recognized listing approval number for proposed deck pedestal system. (CRC R106.1.1) If listing for waterproofing product being used under pedestal system is not specifically approved for this use, the system needs to be submitted as an Alternate Design, Material or Construction Method. Please submit a completed Form PLG-270 which is available on the County’s website: https://www.sccoplanning.com/PlanningHome/HandoutsForms.aspx

17. Please clarify how the concrete decks drain. Detail 7/A7.01 shows a concrete recessed area with pedestals—drainage method is not clear.

18. Special inspection is required (for welding as shown on Sheet S1.6). Please complete and include in “SUP” file a special inspection and testing agreement form, and provide a statement of special inspection from the engineer of record. The engineer of record may prepare his or her own statement, or use the county’s form. This form (PLG240) and a list of approved special inspection agencies are available under “forms” at http://www.sccoplanning.com/PlanningHome/BuildingSafety.aspx . [CBC 1704]
Welding performed in the field or a shop requires special inspection item, unless all welding is performed by an approved fabricator.
Epoxy seismic tie-down bolts require special inspection. This may be inspected by the engineer of record.
Concrete design values in excess of 2,500 psi require special inspection.
Use of High Strength (A325) Bolts requires periodic special inspection.

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.

19. Ground Level 1/A2.00 shows fireplaces in the Great Room and Primary Suite. Please specify.

Factory-built fireplaces shall be installed in accordance with their listing and the manufacturer’s installation instructions. Any installed woodstove or pellet stove shall comply with US EPA New Source Performance Standards (NSPS) emission limits. (4.503.1)

Woodstove, pellet stoves and fireplaces shall also comply with applicable local ordinances. The manufacturer’s instructions must be present on the job site for the installer and the inspector.

Gas fireplaces shall be direct-vent type (4.503.1)

20. Locate a listed cabinet, box or other enclosure to provide for a future electric vehicle charge with “EV CAPABLE” marking. A listed raceway to accommodate a 208/240-volt branch circuit to this area shall be provided. The electrical panel overcurrent device for the future charger shall be identified as “EV CAPABLE”. Please add labeling requirement to Sheet Note #6, Sheet E4.1. [4.106.4.1]

Mechanical/ Electrical/ Plumbing:

21. 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. On Electrical Plan, please show an outdoor receptacle at each deck (including Guest Suite B). At least one receptacle located not more than 6 ½ ft. above the deck surface is required at all balconies. (CEC 210.52(E)(3)). All outdoor electrical receptacles shall be GFCI protected CEC 210.8(A)(3) and shall be protected from the weather per CEC 406.9, Receptacles in Damp or Wet Locations.

23. 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.

24. 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.

25. Smoke alarms and smoke detectors shall not be located within unfinished attics or garages or in other spaces where temperatures can fall below 40°F or exceed 100°F. Please remove from Mud Room. (CRC R314.3.3)

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 .

CDI - Application Status