Building Review



Building Review
Review No:1 B-226924 First Review 02/17/23 by LPB General: 1. Please note that a Demolition Permit will be required for the removal of the existing building(s). 2. Once soils report is provided, please provide a plan review letter or review form the geotechnical engineer of record confirming that the proposed plans are in general conformance with the recommendations of the soils report. The review form is located at http://www.sccoplanning.com/PlanningHome/Environmental/GeologyandSoils.aspx. 3. Please list any deferred submittals on cover sheet of plans in one location (ie, photovoltaic system, HVAC system design). The registered design professional in responsible charge shall list the deferred submittals on the construction documents for review by Santa Cruz County Building Division. Documents for deferred submittal items must be reviewed by the registered design professional in responsible charge who will forward them to the building official with a notation indicating that they have been reviewed and are in general conformance with the design of the building. The deferred submittal items shall not be installed until their design and submittal documents have been approved by the Building Official. [CBC 107.3.4.2] Additional plan review and processing fees will be charged for any deferred submittal. [Santa Cruz County Code 12.10.350] 4. For solar PV system (per California Energy Compliance), indicate that the solar system will be applied for under a separate permit or provide full submittal information per the County’s website (under Building & Safety, Alternative Energy): http://sccoplanning.com/Portals/2/County/userfiles/514/2019%20Comprehensive%20Standard%20Application.pdf Architectural/ Structural: 5. Projections (overhangs) beyond the exterior wall between 2’-0” and <3’-0” from the property line or assumed property line/fire separation distance require 1-hour fire rated construction on the underside per CRC Table R302.2(2) for sprinklered buildings. The Architectural plans clearly shows compliance and that the overhang is only 1’-0” but the Roof Framing Plan/S2.0 does not reflect this. Please correlate, especially since Sections indicate, “Use Structural Plans to build.” 6. Please call out all door sizes. Doors are labeled with identification tags, but no Door Schedule is provided. 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. 7. Please call out size of entry door “A”. For each dwelling unit, at least one side-hinged exterior door shall be provided for egress purposes with a minimum clear opening of 32” wide and 78” high (3’-0” x 6’-8”) per CRC Section R311.2. 8. Please show landings at exterior doors. Indicate that the finished surface of the exterior landing at the main egress doors to be not more than 1-1/2 inches below the top of the threshold. (CRC R311.3.1). Exterior landings at doors that are not the main egress shall be not more than 7 ¾” below the top of the threshold, provided the door does not swing over the landing. Every landing shall have a dimension of 36 inches minimum in the direction of travel. Show on Floor Plan. (CRC R311.3) 9. Please provide specifications to demonstrate that the new windows and doors on this project will fully comply with the following minimum code requirements: Residential Windows and Door Code Requirements: a. Tested and labeled to comply with the AAMA standards per CRC, Sec. 609.3. b. Safety Glazing testing and labeling per CRC, Sections. 308.1 & 308.4 c. Energy testing and certification per CEnC, Sec. 110.6 10. Please indicate that the shower door enclosures shall have tempered safety glazing per CRC R308.4. 11. 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] 12. In each sleeping room, a window complying with “Emergency Escape and Rescue Openings” requirements per CRC R310.1 is required. The minimum net clear opening height shall be 24 inches. All emergency escape and rescue openings shall have a minimum net clear opening of 5.7 square feet. The minimum net clear opening width shall be 20 inches. Windows used as emergency egress shall have the bottom of the clear opening not greater than 44”, measured from the floor. Please indicate size and provide manufacturer’s specifications for Window #11 in Bedroom 2. These windows are drawn as single hung. Depending on the manufacturer, they may not comply (many manufacturers’ single hung windows need to be 3’-0” x 5’-0” to comply). 13. The County of Santa Cruz does not allow lofts. Since the storage area in garage does not meet the requirements for a habitable room or space per CRC R305.1 (ceiling height), the ceiling either needs to be made to comply or the area needs to be closed off as an attic space. 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) Remove the noncompliant features (sheetrock, except where required for fire separation.) 14. Indicate how attic ventilation is being provided at areas with attics. Please provide calculations to determine size and number of vents required, based on 1 square foot of vents for 150 square feet of attic space. If 40 to 50 percent of vents are provided in the upper portion of the attic space, the minimum vent area may be 1/300 of the attic space. [CRC R806] 15. Show required rafter space ventilation. Show how cross ventilation is being provided at each rafter space (vents are only shown in some rafter spaces). Cross ventilation must be provided for each rafter bay and 1” clearance is required above. Clearly indicate how required R-30 insulation fits in proposed 2x8 rafter space with required clearance. Detail 3/D2.0 does not seem to show adequate space for air flow at ridge beam. Alternatively, specify an assembly that does not require venting and show compliance with CRC R806.5, “Unvented attic and unvented enclosed rafter assemblies.” 16. Energy Compliance Documents indicate that a radiant barrier is required at areas with an attic. Please show on plans (Sections or other applicable location). 17. Please clarify method of distribution for proposed radiant floor heating. 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). Additionally, expanded polystyrene and other foam plastics shall not be installed on the exterior face of the slab or under interior or exterior foundation walls or slab foundations unless an approved method of protecting the foam plastic and structure from subterranean termite damage is used. Please detail how the required foam insulation will be protected per the following: (CRC 318.4) 18. Show the floor surface of the garage sloping toward the main vehicle entry per CRC R309.1. This is shown on sections, but please also indicate on Foundation Plan or Floor Plan. 19. Clearly note the following on the foundation plan: “The soils report, geological report and any addendums, number(s)_______________prepared by____________________ dated_____________ is part of these plans and all recommendations there in shall be complied with.” Green Building: 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. 20. Please specify VOC limits on the plans. You may copy and paste the tables in CALGreen 4.504 to the plan sheets. 21. Concrete slab-on-ground floors required to have a vapor retarder by CRC, Chapter 5, shall also comply with CGBC 4.505.2.1. A capillary break shall be installed under the vapor retarder with the vapor retarder in direct contact with concrete. The proposed sand layer does not provide direct contact. CGBC 4.505.2.1 A capillary break at conditioned areas with slabs shall be installed in compliance with at least one of the following: 1. A 4-inch (101.6 mm) thick base of 1/2 inch (12.7 mm) or larger clean aggregate shall be provided with a vapor retarder in direct contact with concrete and a concrete mix design, which will address bleeding, shrinkage, and curling, shall be used. For additional information, see American Concrete Institute, ACI 302.2R-06. 2. Other equivalent methods approved by the enforcing agency. 3. A slab design specified by a licensed design professional. 22. Please indicate that exhaust fans in bathroom areas with showers and/or tubs shall be energy star rated and have a humidistat control (unless functioning as a component of a whole house ventilation system). (CA Energy Standard 150(o)/ASHRAE 62.2 and CALGreen 4.506.1) The minimum local exhaust rate shall be 50 cfm (CRC R303.3, Exception). Mechanical/ Electrical/ Plumbing: 23. Please specify lighting and/or switch choices on the floor plan that meet the 2019 California Energy Code section 150(k). Notation alone is not acceptable. Bathrooms, Garage, Laundry Rooms, and Utility Rooms: At least one luminaire in bathrooms, garages, laundry rooms, and utility rooms must be controlled by a vacancy sensor. Please revise the plans to include this requirement via symbols. [CA Energy Standard 150(k)(2)(J)] 24. 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] 25. Provide a specification/cut sheet for the tankless water heater. Mandatory measures of the Cal. Energy Code require that the gas line for the new water heater be sized for a demand of 200,000 BTU’s. Provide a gas line schematic that indicates BTU values of all existing and proposed gas appliances, the developed length from the meter to each appliance outlet, the minimum pipe size and the proposed gas pipe material. [CPC 1215.0 and Table 1215.2(1) for natural gas] [CA Energy Standard 150 (n)] 26. Show how provision for makeup air is accomplished for dryer. 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). 27. Please note on plans that any new appliances (installed as part of any remodel, addition or new construction) shall be Energy Star appliances per Santa Cruz County Code 4.201.1.2. 28. Smoke detectors and Carbon Monoxide alarms are required at the existing residence. Please provide a note to indicate smoke detectors are required in each sleeping room and on each floor level, and smoke and CO alarms outside each sleeping area on each floor level. Combination alarms are permitted. [CRC R314.3, R315.2] Please indicate here if any changes have been made to the plans that are not a result of corrections from this list. Have changes made to the plans not resulting from this correction list? Please check ____________Yes ______________No If Yes, please describe the changes and where they are located in the plans. Note: For the referenced code information, go to http://www.bsc.ca.gov/Codes.aspx and/or http://www.sccoplanning.com/PlanningHome/BuildingSafety/BuildingCodes.aspx If you have any questions regarding these comments, please call Lynne Bryan between the hours of 8:00 am - 4:00 pm at (831) 454-3229 or email Lynne.Bryan@santacruzcounty.us .

Building Review

Review No:1

B-226924 First Review 02/17/23 by LPB

General:

1. Please note that a Demolition Permit will be required for the removal of the existing building(s).

2. Once soils report is provided, please provide a plan review letter or review form the geotechnical engineer of record confirming that the proposed plans are in general conformance with the recommendations of the soils report. The review form is located at http://www.sccoplanning.com/PlanningHome/Environmental/GeologyandSoils.aspx.

3. Please list any deferred submittals on cover sheet of plans in one location (ie, photovoltaic system, HVAC system design). The registered design professional in responsible charge shall list the deferred submittals on the construction documents for review by Santa Cruz County Building Division.

Documents for deferred submittal items must be reviewed by the registered design professional in responsible charge who will forward them to the building official with a notation indicating that they have been reviewed and are in general conformance with the design of the building.

The deferred submittal items shall not be installed until their design and submittal documents have been approved by the Building Official. [CBC 107.3.4.2]

Additional plan review and processing fees will be charged for any deferred submittal.
[Santa Cruz County Code 12.10.350]

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

Architectural/ Structural:

5. Projections (overhangs) beyond the exterior wall between 2’-0” and <3’-0” from the property line or assumed property line/fire separation distance require 1-hour fire rated construction on the underside per CRC Table R302.2(2) for sprinklered buildings. The Architectural plans clearly shows compliance and that the overhang is only 1’-0” but the Roof Framing Plan/S2.0 does not reflect this. Please correlate, especially since Sections indicate, “Use Structural Plans to build.”

6. Please call out all door sizes. Doors are labeled with identification tags, but no Door Schedule is provided. 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.

7. Please call out size of entry door “A”. For each dwelling unit, at least one side-hinged exterior door shall be provided for egress purposes with a minimum clear opening of 32” wide and 78” high (3’-0” x 6’-8”) per CRC Section R311.2.

8. Please show landings at exterior doors. Indicate that the finished surface of the exterior landing at the main egress doors to be not more than 1-1/2 inches below the top of the threshold. (CRC R311.3.1). Exterior landings at doors that are not the main egress shall be not more than 7 ¾” below the top of the threshold, provided the door does not swing over the landing. Every landing shall have a dimension of 36 inches minimum in the direction of travel. Show on Floor Plan. (CRC R311.3)

9. Please provide specifications to demonstrate that the new windows and doors on this project will fully comply with the following minimum code requirements:
Residential Windows and Door Code Requirements:
a. Tested and labeled to comply with the AAMA standards per CRC, Sec. 609.3.
b. Safety Glazing testing and labeling per CRC, Sections. 308.1 & 308.4
c. Energy testing and certification per CEnC, Sec. 110.6

10. Please indicate that the shower door enclosures shall have tempered safety glazing per CRC R308.4.

11. 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]

12. In each sleeping room, a window complying with “Emergency Escape and Rescue Openings” requirements per CRC R310.1 is required. The minimum net clear opening height shall be 24 inches. All emergency escape and rescue openings shall have a minimum net clear opening of 5.7 square feet. The minimum net clear opening width shall be 20 inches. Windows used as emergency egress shall have the bottom of the clear opening not greater than 44”, measured from the floor.

Please indicate size and provide manufacturer’s specifications for Window #11 in Bedroom 2. These windows are drawn as single hung. Depending on the manufacturer, they may not comply (many manufacturers’ single hung windows need to be 3’-0” x 5’-0” to comply).

13. The County of Santa Cruz does not allow lofts. Since the storage area in garage does not meet the requirements for a habitable room or space per CRC R305.1 (ceiling height), the ceiling either needs to be made to comply or the area needs to be closed off as an attic space.

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) Remove the noncompliant features (sheetrock, except where required for fire separation.)

14. Indicate how attic ventilation is being provided at areas with attics. Please provide calculations to determine size and number of vents required, based on 1 square foot of vents for 150 square feet of attic space. If 40 to 50 percent of vents are provided in the upper portion of the attic space, the minimum vent area may be 1/300 of the attic space. [CRC R806]

15. Show required rafter space ventilation. Show how cross ventilation is being provided at each rafter space (vents are only shown in some rafter spaces). Cross ventilation must be provided for each rafter bay and 1” clearance is required above. Clearly indicate how required R-30 insulation fits in proposed 2x8 rafter space with required clearance. Detail 3/D2.0 does not seem to show adequate space for air flow at ridge beam.

Alternatively, specify an assembly that does not require venting and show compliance with CRC R806.5, “Unvented attic and unvented enclosed rafter assemblies.”

16. Energy Compliance Documents indicate that a radiant barrier is required at areas with an attic. Please show on plans (Sections or other applicable location).

17. Please clarify method of distribution for proposed radiant floor heating. 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). Additionally, expanded polystyrene and other foam plastics shall not be installed on the exterior face of the slab or under interior or exterior foundation walls or slab foundations unless an approved method of protecting the foam plastic and structure from subterranean termite damage is used. Please detail how the required foam insulation will be protected per the following: (CRC 318.4)

18. Show the floor surface of the garage sloping toward the main vehicle entry per CRC R309.1. This is shown on sections, but please also indicate on Foundation Plan or Floor Plan.

19. Clearly note the following on the foundation plan: “The soils report, geological report and any addendums, number(s)_______________prepared by____________________ dated_____________ is part of these plans and all recommendations there in shall be complied with.”

Green Building:

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.

20. Please specify VOC limits on the plans. You may copy and paste the tables in CALGreen 4.504 to the plan sheets.

21. Concrete slab-on-ground floors required to have a vapor retarder by CRC, Chapter 5, shall also comply with CGBC 4.505.2.1. A capillary break shall be installed under the vapor retarder with the vapor retarder in direct contact with concrete. The proposed sand layer does not provide direct contact. CGBC 4.505.2.1

A capillary break at conditioned areas with slabs shall be installed in compliance with at least one of the following:
1. A 4-inch (101.6 mm) thick base of 1/2 inch (12.7 mm) or larger clean aggregate shall be provided with a vapor retarder in direct contact with concrete and a concrete mix design, which will address bleeding, shrinkage, and curling, shall be used. For additional information, see American Concrete Institute, ACI 302.2R-06.
2. Other equivalent methods approved by the enforcing agency.
3. A slab design specified by a licensed design professional.

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

Mechanical/ Electrical/ Plumbing:

23. Please specify lighting and/or switch choices on the floor plan that meet the 2019 California Energy Code section 150(k). Notation alone is not acceptable.
Bathrooms, Garage, Laundry Rooms, and Utility Rooms: At least one luminaire in bathrooms, garages, laundry rooms, and utility rooms must be controlled by a vacancy sensor. Please revise the plans to include this requirement via symbols. [CA Energy Standard 150(k)(2)(J)]

24. 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]

25. Provide a specification/cut sheet for the tankless water heater. Mandatory measures of the Cal. Energy Code require that the gas line for the new water heater be sized for a demand of 200,000 BTU’s. Provide a gas line schematic that indicates BTU values of all existing and proposed gas appliances, the developed length from the meter to each appliance outlet, the minimum pipe size and the proposed gas pipe material. [CPC 1215.0 and Table 1215.2(1) for natural gas] [CA Energy Standard 150 (n)]

26. Show how provision for makeup air is accomplished for dryer. 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).

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

28. Smoke detectors and Carbon Monoxide alarms are required at the existing residence. Please provide a note to indicate smoke detectors are required in each sleeping room and on each floor level, and smoke and CO alarms outside each sleeping area on each floor level. Combination alarms are permitted. [CRC R314.3, R315.2]

Please indicate here if any changes have been made to the plans that are not a result of corrections from this list. Have changes made to the plans not resulting from this correction list?

Please check ____________Yes ______________No

If Yes, please describe the changes and where they are located in the plans.

Note: For the referenced code information, go to http://www.bsc.ca.gov/Codes.aspx and/or http://www.sccoplanning.com/PlanningHome/BuildingSafety/BuildingCodes.aspx

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

CDI - Application Status