Building Review
Review No:1
B-204701 First Review 3/09/21 by JEH
1. Architect to sign architectural plan sheets.
2. Cover Sheet (C/S): In addition to the occupancies listed please add U and B occupancies to the building information occupancy list.
3. C/S: Please provide proposed occupant load calculation for each occupancy of the proposed structure which addressed both exiting and required plumbing fixtures.
4. C/S: Please remove the California Residential Code from the list of applicable codes for the mixed-use building.
5. C/S: As proposed the residential unit is considered a three-bedroom unit. The office is considered a bedroom per Zoning requirements. Please consult Zoning regarding room labeling to achieve proposed two-bedroom unit or update plans to indicate a three-bedroom unit.
6. C/S: Please note on the cover sheet that HERS verification is required. Please specify all of the types of HERS verification such as duct testing and indoor air quality ventilation rate required per the energy documents.
7. SP1: Please specify the proposed distance of the building wall at each corner from the east property line.
8. SP1: Please provide complete details for the accessible parking space, including dimensions marking and signage. CBC 11B-208, 502
9. SP1: Please provide signage details for spaces designated for clean air vehicle. CGBC 5.106.5.2

10. C Sheets: Please update the parcel number on the civil sheets.
11. C-1/S4: Please clarify the location of the 400 lineal feet of retaining wall referenced in the project description. There is approximately 100LF shown downslope of the parking area.
12. A1: Please update the legend. All walls are new but shown as existing on the legend. Please provide agreement.
13. A1: Please include abbreviations FE and EDF on the legend.
14. A1: The M occupancy also requires a service sink. Please locate on the plan set. CPC Table 422.1
15. A1: Please detail the proposed 1Hr fire rated exterior wall assembly adjacent to the east property line.
16. A1: Please detail and dimension required strike side clearance at all interior doors based on the various approach conditions. CBC 11B-404.2.4.1
17. A1: Please provide complete accessible details for the proposed restrooms including dimensions for fixture placement, accessories and required clearances at each fixture. CBC 11B-304, 305, 306, 11B-602, 603, 604, 606, 609
18. A1: Please detail and dimension the area and the detectable warning at the transition from the entry patio to the access aisle. CBC 11B-247.1.2.5, 11B-705.1.205
19. A1/A2: Makeup air is required at clothes dryers in areas defined as confined spaces by the mechanical code. Please detail a minimum opening or openings totaling 100 square inches for makeup air for each clothes dryer. CMC 504.4.1
20. A1/A7: Please locate doors 10 and 11 or remove them from the door schedule if not applicable.
21. A4: Please locate the required PV panels on the elevation.
22. A4/A7: Please review window “D” this window appears to be a 6-0 x 6-0 on the elevations and a 4-0 x 4-0 on the schedule. Please provide agreement.
23. A4/A7: Please review window “G” this window appears to be a 3-0 x 5-0 on the elevations and a 2-0 x 5-0 on the schedule. Please provide agreement.
24. A4/A7: Please indicate that windows E and F meet requirements as emergency escape and rescue openings. CBC 1030
25. A6: Please detail the proposed 1Hr fire rated horizontal assembly between the upper and lower unit. Please provide an assembly which has a minimum SDC rating of 50 in addition to the fire rating. CBC 420.3, CBC1206.2
26. A6: Please provide details and note on the plans that the supporting construction below the horizontal assembly shall be protected to afford the required 1 Hr fire-resistance rating of the horizontal assembly supported. CBC 711.2.3
27. 3/A8: Please note on the plans that a nosing not less than 3/4- inch but not more than 1-1/4- inches shall be provided on stairways with solid risers and treads less than 11-inches in depth. CRC R311.7.5.3
28. Please provide guard rail details including both architectural and structural requirements.
29. Where balcony or other elevated walking surfaces are exposed to water from direct or blowing rain, snow, or irrigation, and the structural framing is protected by an impervious moisture barrier, the construction documents shall include details for all elements of the impervious moisture barrier system. The construction documents shall include manufacturer’s installation instructions. CBC 107.2.7
30. Please specify the deck assembly: sheathing, finish material, hardware, fasteners and a listed waterproofing system for the proposed deck. The proposed waterproofing material at the deck surface and provide documentation such as an ICC-ES Report that it is tested and listed as a walk on waterproof surface.
31. L1.0: Landscape architect to sign the landscape plan sheet.
32. S3: Please complete the floor detail references 1, 2 And 3.
Utilities: 33. Please indicate the proposed utilities for the site that locates electric, water, and gas service lines to the new structure. Please indicate pipe, conduit, service size and number of proposed meters.
Electrical: 34. Please provide complete residential and commercial electrical plans. Plans shall incorporate both electrical and energy code requirements for all occupancies.
35. Please provide complete electrical schedules for the non-residential portions of the structure.
36. Please provide complete electrical details for the required PV system.
Mechanical:
37. Please provide a dimensioned floor plan for the proposed mechanical room. Please specify and locate proposed equipment for the residential and non-residential occupancies.
38. Residential: 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. Please design and provide documentation. CGBC 4.507.2
39. Non-Residential: Duct systems shall be sized in accordance with ACCA Manual D listed in Table 1701.1, or by other approved methods. CMC 601.2
40. Non-Residential ductwork shall be leak-tested in accordance with the SMACNA HVAC Air Duct Leakage Test Manual. CMC 603.10.1
Plumbing: 41. Please provide complete DWV plans for the non-residential portion of the structure.
42. Please provide complete water service details for building supply and branches.
43. Please provide a gas line schematic that indicates BTU values of all proposed gas appliances, the developed length from the meter to each appliance outlet, the minimum pipe size and the proposed gas pipe material, for the entire building. CPC 1216.0 and Table 1216.2(1)
Energy Documents: 44. The reproduction of the energy document on the plan sheets are of poor quality and some portions are unreadable. Please provide updated documents that are clear.
45. Please provide Non-residential energy documents such as, but not limited to lighting and mechanical relevant to this application.
Green Building: 46. Please indicate maximum required flow rates for the plumbing fixtures. CGBC 4.303.1, 5.303.3
This review is based on the 2019 California Codes, as adopted by Santa Cruz County. If you have any questions regarding these comments, please email jim.heaney@santacruzcounty.us .
Review No:2
B-204701 Second Review 10/26/21 by JEH

Note: See comment number 43 regarding proposed square footage

1. Cover Sheet (C/S): In addition to the occupancies listed please add U and B occupancies to the building information occupancy list on the cover sheet.
2. C/S: Please provide proposed occupant load calculation for each occupancy on the cover sheet which addressed both exiting and required plumbing fixtures. Provide this information on the plans. Providing the information in the response letter is not sufficient.
3. C/S: The information on the cover sheet for required parking still references a two-bedroom residential unit. Please update the plans to indicate three-bedroom.
4. C/S: Please note on the cover sheet that HERS verification is required. Please specify all of the types of HERS verification such as duct testing and indoor air quality ventilation rate required per the energy documents. The response to the previous review indicates this information is on A10. It does not appear that this information is there. Regardless, please provide it on the cover sheet.
5. C/S: The cover sheet references 400ft retaining wall. Please update to 104ft for consistency with sheet S4
6. Cover Sheet, E1.3: Please note on the cover sheet and sheet E1.3 that Non-Residential Lighting Control Acceptance Testing & Certification is required by final inspection and that control wiring shall be verified at the rough electrical inspection. CEnC 130.4(a)
7. SP1: Please provide signage details for spaces designated for clean air vehicle. Per the code requirements these need to be marked on the space for a minimum of three spaces. Clean Air/ Van Pool/EV as applicable. CGBC 5.106.5.2
8. SP1: Please locate the two required EV charging stations. Please provide electrical details.
9. C Sheets: Please correct the parcel number on the civil sheets, APN 025-131-20.
10. C Sheets: Engineer of record to sign the plan sheets.
11. A1: Please indicate on the plans a minimum if one bike rack designed for a a minimum of two bicycles. CGBC 5.106.4.1
12. A1: Please indicate on the plans a minimum of one bike locker or storage facility. CGBC 5.106.5.3.2
13. A1: Please detail the accessible retail counter. The new counter shall have a section of counter a minimum of 36-inches wide, a maximum of 34-inches in height with knee and toe space if forward approach. CBC 11B-904.4.1, CBC 11B-904.4.2 and 11B-306, respectively.

14. A1: Please provide accessible details for the Hi/Low drinking fountain. CBC 11B-602
15. A1: Please detail and dimension required strike side clearance at all interior doors based on the various approach conditions. Code reference but no dimensions provided. CBC 11B-404.2.4.1
16. A3, E0.1: Complete PV details are required. Please note on the cover sheet if the PV plans will be a deferred submittal.
17. A9: Please update the accessible details. The terms Handicap or Handicapped are not acceptable, the terms Access or Accessible shall be used as appropriate.
18. A10: Please update the plumbing flow rates in the green building notes, some are inaccurate and out of date.
19. A10: Please update the green building note on the plan set. A minimum of 65% of the construction and demolition waste will be recycled, reused on the project, or salvaged for later use or sale. CGBC 4.408.1 (5.408.1)
20. A10, S10: The detail on A10 indicates a metal guard rail while the details on S10 indicate a wood and glass assembly. Please provide consistency.
21. 1/A10: Please provide manufacture’s installation instructions and the referenced ESR Report for the proposed Miraflex product. The documents shall verify that the product is listed for the proposed assembly.
22. 2/A10: The detail does not provide the required code information. Please note on the plans that a nosing not less than 3/4- inch but not more than 1-1/4- inches shall be provided on stairways with solid risers and treads less than 11-inches in depth. CRC R311.7.5.3
23. 3/A10: The detail references TJ-4035. Please specify which assembly on the document the proposed detail matched and provide the documentation.
24. A11: Please update the paper holder requirements. Toilet paper dispensers shall comply with Section 11B-309.4 and shall be 7 inches minimum and 9 inches maximum in front of the water closet measured to the centerline of the dispenser. The outlet of the dispenser shall be below the grab bar, 19 inches minimum above the finish floor and shall not be located behind grab bars. Dispensers shall not be of a type that controls delivery or that does not allow continuous paper flow. CBC 11B-604.7
25. L1.0: Landscape architect to sign the landscape plan sheet.

26. S10: Please note on the plans the proposed type of safety glazing at the glass guard sections and specify the size and thickness of the proposed glass panels. CBC 2407.1
27. S10: Please provide a structural anlysis of the glass guard rail. The panels and their support system shall be designed to withstand the loads specified in Section 1607.8. Glass guard elements shall be designed with a safety factor of four. CBC 2407.1
28. P0.1: Please verify whether the proposed water closets in the commercial portions of the building are tank or flushometer vale type water closets in order to verify water supply pipe sizing. CPC 610
29. P1.1: Please include the shampoos sinks and the drinking fountain on the and provide supply and waste pipe sizing.
30. P1.1, P1.2: Please note on the plans that the water heater pressure relief piping shall terminate at the exterior of the building. CPC 608.5
31. E1.2: Please indicate the required smoke detector in the area identified as office.
32. E1.2: Please note on the plan that at least one luminaire in bath 2 shall be controlled by a vacancy sensor. CEnC 150(k)2.I
33. E1.2: In addition to being high efficacy lighting exterior light fixtures at the deck shall have a photo/motion sensor or other approved lighting control. Please specify on the plan set. CEnC 150(k)3.A
34. E1.4, E2.1: In addition to the GFCI protection please indicate AFCI protection for the Kitchen outlets. CEC 210.12(A)
35. E1.4, E2.1: Please note on the plans that all branch circuits that supply 120-volt, single-phase, 15- and 20-ampere branch circuits supplying outlets or devices (i.e. receptacles, lights, smoke alarms, etc.) installed in dwelling unit except bathrooms shall be protected by Arc-Fault Circuit Interrupter (AFCI). CEC 210-12(A)
36. E2.1: Please update note 5. All exterior light fixtures affixed to the building shall be high efficacy lighting and have a photo/motion sensor or other approved lighting control. CEnC 150(k)3.A
37. E2.1: Please update note two on the light fixture schedule. All installed luminaires shall be high efficacy in accordance with TABLE 150.0-A.
38. E2.1: Please include TABLE 150.0-A on the lighting plan sheet. CEnC 150(k)1.A

39. Mechanical: Please provide the documents that resulted in the duct sizing. CMC 601.2 and CGBC 4.507.2
40. M1.1: Please locate the return air grills and ducts.
41. M1.1: Please note on the plans that the restroom exhaust fan termination shall be at least 3ft from the property line and 3ft from openings into the building. CMC 502.2.1
42. Please provide residential energy document CF-1R and print them on the plans.

43. Cover Sheet: Based on the dimensions on sheets A1 and A2 the following building arears are proposed: 1081sq.ft. Beauty Salon (B Occupancy), 968sq.ft. Retail (M Occupancy), 80sq.ft. Mechanical Room (U Occupancy), 1517sq.ft. Residential (R-3 Occupancy), 150sq.ft. Deck (R-3 Occupancy) and 660sq.ft. Garage (U Occupancy). Please update and add this information to the cover sheet.
This review is based on the 2019 California Codes, as adopted by Santa Cruz County. If you have any questions regarding these comments, please email jim.heaney@santacruzcounty.us .
Review No:3
B-204701 Third Review 5/18/22 by JEH
1. Cover Sheet (C/S): On the cover sheet of the plans in the Building Information section under Project Summary the Occupancy Group listed is R-3 and M. Please add U and B occupancies to the plan sheet.
2. C/S: Please update the proposed occupant load calculation for each occupancy on the cover sheet. For exiting, please indicate the following occupant load values: B 8, M 17, R-3 8, U (mechanical room) 1, Deck N/A and Garage N/A.
3. Concrete design values in excess of 2,500 psi require special inspection. Please complete the Special Inspection Form PLG-240. You may download a copy of these forms from our website at http://www.sccoplanning.com/ (go to Forms under the Building & Safety tab). Note: Selected inspection agency must be pre-approved by the Building Official. Refer to the approved agency list. Please include the special inspection document in the supplemental file and mark the supplemental file cover sheet.
4. A1: Please detail and dimension required strike side clearance at all interior doors based on the various approach conditions. Code reference but no dimensions provided. The required information may be found on CBC Table 11B-404.2.4.1.
5. A3, E0.1: Please note on the cover sheet if the PV plans will be a deferred submittal. Complete PV details are required as a construction change document (change order) form PLG205.
6. A10: Please update the plumbing flow rates in the green building notes. Please specify shower head 1.8gpm @ 80psi and lavy faucet 1.2gpm @ 60psi. CGBC 4.303
7. 1/A10: Please provide manufacture’s installation instructions and the referenced ESR Report for the proposed Miraflex product. The documents shall verify that the product is listed for the proposed assembly. The ESR Report was not provided. Please include the ERS Report in the Supplemental document file.
8. 3/A10: The detail references TJ-4035. Please provide documentation which verifies the Sound Transmission Class (STC). The documentation shall verify a minimum STC 50.
9. S10: Please provide a structural anlysis of the glass guard rail. The panels and their support system shall be designed to withstand the loads specified in Section 1607.8. Glass guard elements shall be designed with a safety factor of four. CBC 2407.1 The response indicated this was part of the structural analysis. Please specify the page in the analysis which addresses this item.
10. Mechanical: Please provide a table or similar schedule which documents friction loss, the values used for duct lengths, the CFM values which determined the duct size. CMC 601.2 and CGBC 4.507.

11. Please print the residential energy document CF-1R on the plans set. In addition please print the NRCC-PRF-01-E on the plan set. This is in addition to the non-residential prescriptive forms which are already printed on 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
This review is based on the 2019 California Codes, as adopted by Santa Cruz County. If you have any questions regarding these comments, please email jim.heaney@santacruzcounty.us .
Review No:4

B-204701 Fourth Review 1/18/23 by JEH


1. It is a requirement that the engineer of record review and sign the Special Inspection form. In addition, both the concrete compressive strength (3,000 psi) and welding (27/S10) on the plan set are special inspection items and shall also be included on the form.



2. A8: Please indicate 2 x 6 wall framing on both floors to accommodate the minimum R-19 wall framing in the energy documents.



3. A10: Please correct the 1.5gpm at the lavatory faucet to 1.2gpm. CGBC 4.303.1.4



This review is based on the 2019 California Codes, as adopted by Santa Cruz County. If you have any questions regarding these comments, please email jim.heaney@santacruzcounty.us .