Building Review
Review No:1

APP-221093 First Review 3/21/23 by GJJ


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


Administrative Comments:


  1. Sheet A1.1: Please indicate the 2019 California Building Code and Santa Cruz County Amendments under applicable conforming codes.


  1. Sheet A1.1: Please indicate on the plans that construction requirements for Wildland Urban Interface (WUI) apply and shall comply with CRC R337 and CBC 7A.


  1. Sheet A1.1: Please list required special tests and inspections required on the cover sheet.


  1. Sheet A1.1: Energy Certificate of Compliance forms on Sheet EN-1 indicate several features requiring HERS verification. Please revise note on cover sheet to list all verifications or indicate required HERS verification can be found on Sheet EN-1.


  1. Sheet A1.5: Please label and list all square footages for all impervious and semi-impervious areas as listed on the provided schedule.


  1. Sheet E2.1: Please revise notes to indicate latest code cycle (2019 code cycle for this project), as applicable.


  1. Sheet E2.1: Please note smoke alarms and carbon monoxide alarms are required at the existing residence. Please indicate smoke detectors in each sleeping room, and smoke and CO alarms outside each sleeping area on each floor level. Combination alarms are permitted. [CRC R314.3, R315.3]


ADU Comments:


  1. Please provide an approved permit # for work completed for “existing bath” at garage. If work was done without permit, please provide dimension, notes, etc. to show compliance.


  1. Sheet A3.1: A minimum 1-hour fire-resistive construction assembly (1/2 hour allowed for buildings with fire sprinklers) and sound transmission classification (STC) 50 minimum are required between dwelling units. Construction that supports fire-resistive assemblies shall have equal or greater fire-resistance rating. These assemblies shall be detailed and include a reference to an approved source (i.e. item or file numbers in CBC Ch. 7 tables, Gypsum Association Design Manual, Underwriters Laboratory, or other approved listing). [CRC R302.3, SCC 12.10.220(F)]


  1. Sheet A3.1: Please provide a wall legend depicting wall types shown on plans.


  1. Sheet A3.1: Please indicate for all remodels, insulation meeting the mandatory feature requirements in the California Energy Code shall be installed at ceilings, walls, floors and water pipes, when these areas are exposed during remodeling. [§12.10.250(A)2 SCCC]


  1. Sheet A3.1: Please indicate windows, skylights and glazing in exterior doors shall have minimum one pane tempered, or may be rated 20 minutes, or glass block, or performance tested per SFM Standard 12-7A-2.


Doors shall have exterior surface or cladding of noncombustible or ignition resistant material or shall have stiles and rails not less than 1 3/8” solid core, or raised panels not less than 1 1/4” thick (except the exterior perimeter of the raised panel may taper to not less than 3/8” thick), or 20 minute rated, or performance tested per SFM Standard 12-7A-1. (CRC R337.8 / CBC 708A)


  1. Sheet A3.1: Please submit manufacturer’s specifications to verify windows and doors meet the following or note the following on the plans if the manufacturer is unknown at this time (deferred submittal).


  • Tested and labeled to comply with the AAMA standards per CBC 1709.5.1.
  • Safety Glazing testing and labeling per CRC, Sections. 308.1 & 308.4
  • Energy testing and certification per CEnC, Sec. 110.6


  1. Sheet A3.1: Please note “tempered” or “safety glazed” at windows, where required by CRC R308.4 on the window and door schedules.


  1. Sheet A3.1: Shower stalls shall have a clear interior finish area of 1,024 square inches and be able to accommodate a minimum 30” circle at the threshold level. These clearances shall be maintained up to a height of 70” above shower drain per CPC Section 408.6. Please indicate on the plans.


Please specify the shower door size to allow minimum 22” clearance. (CPC 408.5)


  1. Sheet A3.1: Please indicate that showers and walls above bathtubs with shower heads shall be finished with a nonabsorbent surface to a height not less than 6 feet above the floor. (§ R307.2 CRC)


  1. Sheet A3.1: Show that showers and tub-showers shall be provided with individual control valves of the pressure balance, thermostatic, or combination pressure balance/thermostatic mixing valve type that provide scald and thermal shock protection. (§408.3 CPC)


  1. Sheet A3.1: Please indicate that the shower door enclosures shall have tempered safety glazing per CRC R308.4.


  1. Sheet A3.1: Please indicate on the plans no water closet shall be set closer than 15 inches from its center to a side wall or obstruction. The clear space in front of a water closet or lavatory shall be not less than 24 inches. (CPC 402.5)


  1. Sheet A3.1: Please indicate location of a clothes washer hookup. Each dwelling shall be provided with a clothes washer hookup. (CPC Table 422.1)


  1. Sheet A3.1: Conversion to habitable from non-habitable with slab floor: Unless it can be shown that a vapor barrier was placed in contact with the slab, specify an epoxy coating equivalent to 6 mil polyethylene sheet per CRC R506.2.3. The material requires an approved listed product by ICC-ES or IAPMO-UES or equivalent. Also, floor coatings must have a VOC limit of 100 grams per Liter per CA Green Building Standards.


  1. Sheet A3.1/E2.1: Electrical disconnects shall be readily accessible from each unit. These disconnects may not be shared with another unit and may not be in a garage or other area that may not be readily accessible to the unit. (CEC 230.70)


  1. Sheet A3.1/E2.1: Please indicate how ADU is to be heated.


Every dwelling unit shall be provided with heating facilities per CRC R303.9. Mechanical code section 311.4 and section 6.1 of ASHRAE 62.2 prohibits the transfer of air between adjacent dwelling units. Therefore, a separate heating unit is required for each dwelling unit, as a single heating system cannot separately balance air in both units without transferring the air between them. Furthermore section 120.2(a) of the energy standards includes that each dwelling unit shall be controlled by an individual thermostatic control.


  1. Sheet A3.3/A5.1-5.2: Roofs shall have a roofing assembly installed in accordance with its listing and the manufacturer's installation instructions. Roof assemblies in the Fire Hazard Severity Zones shall be Class A rating when tested in accordance with ASTM E108 or UL790.  (CBC 705A.1, CRC R337.5.1)


  1. Sheet S2.1: RB-4 specifies new 6x10 DF #1 Beam. Structural calculations were done for a 6x12. Please revise to coordinate.


Living Room Addition Comments:


  1. Sheet A3.2: Please provide a wall legend depicting wall types shown on plans.


  1. Sheet A3.2: Please indicate for all remodels, insulation meeting the mandatory feature requirements in the California Energy Code shall be installed at ceilings, walls, floors and water pipes, when these areas are exposed during remodeling.  [§12.10.250(A)2 SCCC]


  1. Sheet A3.2: Please indicate windows, skylights and glazing in exterior doors shall have minimum one pane tempered, or may be rated 20 minutes, or glass block, or performance tested per SFM Standard 12-7A-2.


Doors shall have exterior surface or cladding of noncombustible or ignition resistant material or shall have stiles and rails not less than 1 3/8” solid core, or raised panels not less than 1 1/4” thick (except the exterior perimeter of the raised panel may taper to not less than 3/8” thick), or 20 minute rated, or performance tested per SFM Standard 12-7A-1. (CRC R337.8 / CBC 708A)


  1. Sheet A3.2: Please submit manufacturer’s specifications to verify windows and doors meet the following or note the following on the plans if the manufacturer is unknown at this time (deferred submittal).


  • Tested and labeled to comply with the AAMA standards per CBC 1709.5.1.
  • Safety Glazing testing and labeling per CRC, Sections. 308.1 & 308.4
  • Energy testing and certification per CEnC, Sec. 110.6


  1. Sheet A3.2: Please note “tempered” or “safety glazed” at windows, where required by CRC R308.4 on the window and door schedules.


  1. Sheet A3.2: Shower stalls shall have a clear interior finish area of 1,024 square inches and be able to accommodate a minimum 30” circle at the threshold level. These clearances shall be maintained up to a height of 70” above shower drain per CPC Section 408.6. Please indicate on the plans.


Please specify the shower door size to allow minimum 22” clearance. (CPC 408.5)


  1. Sheet A3.2: Please indicate that showers and walls above bathtubs with shower heads shall be finished with a nonabsorbent surface to a height not less than 6 feet above the floor. (§ R307.2 CRC)


  1. Sheet A3.2: Show that showers and tub-showers shall be provided with individual control valves of the pressure balance, thermostatic, or combination pressure balance/thermostatic mixing valve type that provide scald and thermal shock protection. (§408.3 CPC)


  1. Sheet A3.2: Please indicate that the shower door enclosures shall have tempered safety glazing per CRC R308.4.


  1. Sheet A3.2: Please indicate on the plans no water closet shall be set closer than 15 inches from its center to a side wall or obstruction. The clear space in front of a water closet or lavatory shall be not less than 24 inches. (CPC 402.5)


  1. Sheet A3.2: Door Schedule indicates Door D-12 as 6’-0” in width with side lites. Please revise schedule to indicate size of door itself.


  1. Sheet A3.2: Sheet A2.1 indicates removing existing window and provide opening for access to new addition. Plans appear to show existing wall on proposed plans. Please revise plans to graphically show opening.


  1. Sheet A3.2: Plans show Door D-13 with access to the exterior. Please provide a landing on the exterior side of the door per CRC R311.3.


  1. Sheet A3.3/A5.1-5.2: Roofs shall have a roofing assembly installed in accordance with its listing and the manufacturer's installation instructions. Roof assemblies in the Fire Hazard Severity Zones shall be Class A rating when tested in accordance with ASTM E108 or UL790.  (CBC 705A.1, CRC R337.5.1)


  1. Sheet A3.3: Please indicate valley flashing surfaces shall be have not less than No. 26 gage galvanized sheet corrosion-resistant metal installed over not less than one layer of minimum 72-pound mineral-surfaced non-perforated cap sheet, at least 36-inch wide running the full length of the valley. (CRC R337.5 / CBC 705A.3)


  1. Sheet A3.3: Plans indicate existing roof replacement. Please clarify extent of work at existing dwelling (261 Main).


  1. Sheets A4.3-A5.2: Drawings indicate roof venting. Please provide attic venting calculations, requirements, and proposed vent locations and sizes.


  1. Sheet A5.1: Please include lateral load connection devices in accordance with CRC Figure R507.9.2(1) or R507.9.2(2) or provide structural calculations and details to design the deck for lateral loads. Where the lateral load connection is provided in accordance with Figure R507.9.2(1), hold-down tension devices shall be installed in not less than two locations per deck, within 24 inches of each end of the deck. Each device shall have an allowable stress design capacity of not less than 1,500 pounds. Where the lateral load connections are provided in accordance with Figure R507.9.2(2), the hold-down tension devices shall be installed in not less than four locations per deck, and each device shall have an allowable stress design capacity of not less than 750 pounds. [CRC R507.9.2]


  1. Sheet A5.1: Please specify ½” diameter lag screws or bolts for the deck ledger connections, with spacing in accordance with CRC Table R507.9.1.3.  Otherwise, provide structural calculations for alternative connections.


Sheet A5.1: Simpson DTT2 tension tie connectors for guard posts require minimum 2x10 deck joists per the manufacturer for 42” guards.  HTT4 HDG connectors may be used with 2x8 deck joists. Please revise the plans. Refer to:


https://www.strongtie.com/resources/literature/deck-connection-fastening-guide


  1. Sheet A5.1: Please indicate a minimum 6” metal flashing shall be installed vertically up the exterior wall at deck to wall intersections on Detail 11. (CRC R337.9.1.1)


Please include flashing/weather protection details and specifications for exterior walls where penetrated by framing and/or connectors. (CRC R703.4, CBC 1405.4)


  1. Sheet A5.1: Detail 12 indicates to see structural plans for deck framing. Deck framing not provided in structural drawings.


  1. Sheet E2.1: Please provide at least one GFCI protected receptacle in a waterproof enclosure at each balcony, deck, or porch (Door 13) that is accessible from inside the dwelling. [CEC 210.52 (E)(2), 210.8(A)(3), 406.9(B)(1)]


  1. Sheet E2.1: Please locate at least one wall switch controlled lighting outlet at the exterior entrance and exits (Door 13) with access to grade. [CEC 210.70 (2)(b)]


  1. Sheet E2.1: Plans indicate mini-split electrical heat pump system. Please locate exterior unit location for proposed system. In addition, please provide manufacturer’s specification for mini-split system as part of supplemental documents.  


  1. Sheet S1: Please indicate vapor barrier at proposed 8” thick concrete slab. If no vapor barrier is proposed, please include underfloor venting calculations and proposed vents.

If you have any questions regarding these building plan check comments, please contact Garrett Jensen at garrett.jensen@santacruzcounty.us.