Review No:1 APP-231007 First Review 6/12/23 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:
- Architecture stamp is expired. Please revise date on architectural stamp and sign.
- As of January 2023, all new residential structures that are located within the Urban Services Line (USL) must be all electric. “All electric” is a building design that uses a permanent supply of electricity as the only source of energy (no propane or natural gas). Residential structures include single-family, multi-family, and ADUs. Building & Safety, SCC 12.10.245
- Sheet A-1: Please add the 2022 California Residential Code and Santa Cruz County Amendments under General Notes.
- Sheet A-1: Please indicate the Occupancy Group(s) under Project Data.
- Sheet A-1: Please indicate site retaining wall areas for walls retaining more than 3’ of material under Project Data.
- Sheet A-1: Please provide a project description on the cover sheet.
- Sheet A-1: Please list required special tests and inspections on the project info sheet. Additionally, please complete and include a special tests and inspections form as part of the supplemental documents.
- Sheet A-1: Please indicate on the project info sheet that field verification is required for the items listed on the “HERS Feature Summary” of the CF1R-PRF-01E certificate of compliance forms. [CA Administrative Code 10-103(b)3]
- Sheet A-1: This property is in a State Responsibility Area (SRA) for fire protection, according to Santa Cruz County’s General Information System (GIS). The construction requirements for Wildland Urban Interface (WUI) apply. Please include details and specifications to verify compliance with CRC R337/CBC 7A.
Single Family Dwelling Comments:
- Sheet A-4: Please indicate the area of floor used for parking of automobiles or other vehicles shall be sloped to facilitate movement of liquids to a drain or toward the main vehicle entry doorway. (CRC R309.1)
- Sheets A-4/A-5: Please indicate on the plans 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)
- Sheets A-4/A-5: Please indicate that the shower door enclosures shall have tempered safety glazing per CRC R308.4.
- Sheets A-4/A-5: Please indicate 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)
- Sheets A-4/A-5: Please graphically show all required landings outside all exterior doors.
- Sheets A-4/A-5: Please revise notes to indicate landings or finished floors at the required egress door shall be not more than 1-1/2 inches lower than the top of the threshold. (CRC 311.3.1)
Exception: The landing or floor on the exterior side shall be not more than 7-3/4 inches below the top of the threshold provided that the door does not swing over the landing or floor.
Doors other than the required egress door shall be provided with landings or floors not more than 7-3/4 inches below the top of the threshold.
- Sheet A-4/A-5: Please include details to demonstrate compliance with the following for all proposed stairs:
- Stairway width (CRC R311.7.1)
- Risers (CRC R311.7.5.1)
- Treads (CRC R311.7.5.2)
- Nosings (CRC 311.7.5.3)
- Landings (CRC 311.7.6)
- Sheets A-4/A-5: Please include details to demonstrate compliance with the following for all proposed handrails:
- Continuity (CRC R311.7.8.4)
- Calculations and details for connection
- Sheets A-4/A-5: Please include details to demonstrate compliance with the following for all proposed guardrails:
- Height (CRC R312.1.2)
- Opening Limitations (CRC R312.1.3)
- Calculations and details for connection
- Sheets A-4-A-7: Please graphically show all handrails and guardrails at locations required. (e.g. entry stairs, stairs at craft room, stairs at covered porch)
- Sheet A-5: Walking surface of decks and exterior stairs shall be ignition resistant material, or exterior fire-retardant wood, or noncombustible, meets ASTM E84 with a Class B flame spread index, or performance tested per SFM Standard 12/7A-1. (CRC R337.9 / CBC 709A)
- Sheet A-5: 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.
- 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
- Sheet A-5: Note “tempered” or “safety glazed” at windows, where required by CRC R308.4. Please indicate on the window schedule or graphically with a “t” at required window and door locations.
- Sheet A-5: Some doors and windows are missing tags (e.g. entry door, sliding doors to patio). Please update plans accordingly.
- Sheet A-6: Per the 2022 California Energy Code and the 2022 Single-Family Residential Mandatory Requirements Summary, 150.0(c) requires R-20 in 2x6 inch wood framing or have a U-factor of 0.071. Please revise insulation notes and Page 9 of 14 of the Certificate of Compliance accordingly.
- Sheets A-6/A-7: Please specify manufacturer and model # for proposed foundation vents. Vulcan vents do not manufacture a 9” x 14” as specified on the plans. In addition, the ventilation calculation shall use the “NFVA” for each vent. The proposed quantity is insufficient to meet requirements.
Vents at gable ends, ridge ends, under eaves, crawl spaces, foundation and other vertical wall vents shall be listed by the California State Fire Marshal, or WUI vents listed to ASTM E2886 meeting ember, flame, and temperature requirements. (CRC R337.6)
- Sheets A-6/A-7: Please specify manufacturer and model # for proposed attic vents. In addition, the ventilation calculation shall use the “NFVA” for each vent. The proposed quantity is insufficient to meet requirements.
Vents at gable ends, ridge ends, under eaves, crawl spaces, foundation and other vertical wall vents shall be listed by the California State Fire Marshal, or WUI vents listed to ASTM E2886 meeting ember, flame, and temperature requirements. (CRC R337.6)
- Sheet A-7: Please indicate a minimum 6” metal flashing shall be installed vertically up the exterior wall at deck and patio to wall intersections. (CRC R337.9.1.1)
- Sheets A-6-A-8: The exposed roof deck on the underside of unenclosed roof eaves and roof soffits shall consist of one of the following:
- Noncombustible material
- Ignition-resistant material
- One layer of 5/8-inch Type X gypsum sheathing applied behind an exterior covering on the underside exterior of the roof deck
- The exterior portion of a 1-hour fire resistive exterior wall assembly applied to the underside of the roof deck designed for exterior fire exposure
(CBC707A.5, CRC R337.7.4)
- Sheets A-6-A-8: The exposed underside of exterior porch ceilings shall be protected by one of the following:
- Noncombustible material
- Ignition-resistant material
- One layer of 5/8-inch Type X gypsum sheathing applied behind the exterior covering on the underside of the ceiling
- The exterior portion of a 1-hour fire resistive exterior wall assembly applied to the underside of the ceiling assembly including assemblies using the gypsum panel and sheathing products listed in the Gypsum Association Fire Resistance Design Manual
- Porch ceiling assemblies with a horizontal underside that meet the performance criteria in accordance with the test procedures set forth in SFM Standard 12-7A-3
- Sheets A-6-A-8: Exterior doors shall have exterior surface or cladding of noncombustible material, or ignition resistant material, or shall be constructed of solid wood core wood that complies with stiles and rails not less than 1-3/8 inches thick or panels not less than 1-1/4 inches thick, except for the exterior perimeter of the panel that shall be permitted to taper to a tongue not less than 3/8 inch thick, or assembly having a fire-resistance rating of not less than 20 minutes when tested according to NFPA 252, or be tested to meet the performance requirements of Section R337.7.3.1 when tested in accordance with ASTM E2707, or tested to meet the performance requirements of SFM Standard 12-7A-1.
- Sheet A-9: All newly constructed one- and two-family dwellings and town-houses with attached private garages shall comply with EV infrastructure requirements in accordance with the California Green Building Standards Code, Chapter 4, Division 4.1. (CRC R309.8)
- Sheet A-9: Please clearly indicate all equipment and/or appliances shown on plans. Unclear of what is located adjacent to water heater at Mechanical room.
- Sheet A-9: Please specify proposed water heater and provide specifications as part of the supplemental documentation.
Please indicate on the plans the (n) water heater shall be installed per manufacturer’s installation instructions and requirements.
Please note on the plans the manufacturer’s installation instructions shall be available on the job site at the time of inspection. (CRC R106.1.2)
- Sheets A-9/A-10: Please locate and identify the furnace and/or heat pump (HVAC system). Include access and working clearance. (CMC 304, CMC 904)
- Sheets A-9/A-10: Please indicate that all new hot water lines 3/4 inch or larger and all new hot water lines to the kitchen will be insulated. [CEnC 150(j)2.A.] (minimum insulation Table 120.3-A)
- Sheets A-9/A-10: Please revise electrical notes to indicate outdoor lighting must be high efficacy and must include manual on/off switch with a photocell and motion sensor or a photocontrol and automatic time switch control or an astronomical time switch control or an energy Management Control System. [CA Energy §150.0(k)3]
- Sheets A-9/A-10: Please revise electrical notes to indicate at least one of the required high efficacy light fixtures must be controlled by a vacancy sensor or manual on and automatic off occupancy sensor in bathrooms, garages, laundry rooms, and utility rooms. Please revise the plans to show compliance. [CA Energy §150.0(k)2I]
- Sheets A-9/A-10: Please indicate all high efficacy light fixtures required to be certified to JA8-2019 (does not include fluorescent light fixtures) must be controlled by a dimmer, vacancy sensor, or manual-on occupancy sensor. Exceptions are provided for closets smaller than 70 ft2 in floor area and light fixtures for hallways. [CA Energy §150.0(k)2.J]
JA8-2019 marking is required for the following:
- All light sources in ceiling recessed downlight luminaires. Ceiling recessed downlight luminaires shall not have screw bases regardless of lamp type as described in CA Energy §150.0(k)1.C.
- GU-24 sockets containing LED light sources. A GU24 lamp fitting is a two-pin connector for compact fluorescent lamps (CFL) or LED lamps that uses a bayonet mount-like twist-lock two-pin connector instead of an Edison screw fitting.
- Any light source not otherwise listed above and certified to the Commission as complying with Joint Appendix 8.
- Sheets A-9/A-10: Please locate at least one wall switch controlled lighting outlet at the exterior entrance and exits with access to grade. Please provide a light fixture at the exterior stairs located at the covered patio. [CEC 210.70 (2)(b)]
- Sheets A-9/A-10: Recessed luminaires shall be listed as “IC” (zero clearance to insulation) and “AT” (airtight), be sealed with a gasket or caulk, shall not have screw-base sockets, and bulbs shall be marked “JA8-2019-E”
- Sheets A-9/A-10: Please locate smoke detectors and carbon monoxide alarms on the plans.
Carbon monoxide alarms shall be located outside of each separate sleeping area in the immediate vicinity of the bedroom(s) and on every level of a dwelling unit. (CRC R315)
- Sheets A-9/A-10: Please indicate that all 125-volt and 250-volt, 15- and 20 ampere non-locking receptacles shall be listed tamper resistant. (CEC 406.12)
- Sheets A-9/A-10: Please locate electrical panel(s). Each occupant shall have ready access to all overcurrent devices protecting the conductors supplying that occupancy. The panel shall not be exposed to physical damage, not in vicinity of easily ignitable material (such as clothes closets), not in Bathrooms, and not over steps. The space in front of the panel cannot be used for storage or appliances. [CEC 110.26(B), 240.24]
- Sheets A-9/A-10: Please indicate that the minimum service disconnect for the residential unit is 100 amps, other buildings (garage) 60 amps. [CEC 230.79(C)(D)]
- Sheets A-9/A-10: Please ensure plans indicate a receptacle outlet must be installed in every kitchen, family room, dining room, living room, sunroom, parlor, library, den, bedroom, recreation room, and similar room or area so that no point along the wall space is more than 6 feet, measured horizontally along the floor line, from a receptacle outlet [210.52(A)]
A receptacle outlet must be installed for each kitchen and dining area countertop wall space 1 foot or wider, and receptacles must be placed so that no point along the countertop wall space is more than 2 feet, measured horizontally from a receptacle outlet [210.52(C)(1)].
- Structural Calculations: Please submit revised structural calculations for Main Floor, Floor Joist 5 and Main Floor, Floor Beam 11 to demonstrate “passed”
If you have any questions regarding these building plan check comments, please contact Garrett Jensen at garrett.jensen@santacruzcounty.us. Review No:2APP-231007 Second Review 3/15/24 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
(#) indicates previous plan check comment number
Single Family Dwelling Comments:
- (7) Sheet A-4/A-5: Please include details to demonstrate compliance with the following for all proposed stairs:
- Stairway width (CRC R311.7.1)
- Risers (CRC R311.7.5.1)
- Treads (CRC R311.7.5.2)
- Nosings (CRC R311.7.5.3)
- Landings (CRC R311.7.6)
Please indicate requirements at exterior stairs including front porch and deck stairs in addition to provide requirements at interior stairs.
Please indicate nosings at treads, landings and floors of stairways shall have a radius of curvature at the nosing not greater than 9 /16 inch or a bevel not greater than 1 /2 inch. 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)
Please provide landing at bottom of deck stairs to demonstrate compliance with CRC R311.7.6 and show graphically.
- (9) Sheets A-4/A-5: Please include details to demonstrate compliance with the following for all proposed guardrails:
- Height (CRC R312.1.2)
- Opening Limitations (CRC R312.1.3)
- Calculations and details for connection
Please indicate guardrail opening limitations to demonstrate compliance with CRC R312.1.3.
If guardrail is a pre-manufactured product, please provide manufacturer, model, and specifications.
- (14) Sheet A-5: Some doors and windows are missing tags (e.g. entry door, sliding doors to patio). Please update plans accordingly.
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 minimum 2’8” hinged or 2’6” pocket doors.
- (35) Sheets A-9/A-10: Please indicate that the minimum service disconnect for the residential unit is 100 amps, other buildings (garage) 60 amps. [CEC 230.79(C)(D)]
Electrical amperes noted. Additionally, please indicate the minimum service disconnect for the residential unit is 100 amps, other buildings (garage) 60 amps per original plan check comment.
- Sheet A-10: Please indicate all services supplying dwelling units shall be provided with a surge-protective device. (CEC 230.67)
- Sheet A-10: Please indicate for one- and two-family dwelling units, all service conductors shall terminate in disconnecting means having a short-circuit current rating equal to or greater than the available fault current, installed in a readily accessible outdoor location. If more than one disconnect is provided, they shall be grouped. (CEC 230.85)
If you have any questions regarding these building plan check comments, please contact Garrett Jensen at garrett.jensen@santacruzcounty.us. Review No:3APP-231007 Third Review 5/7/24 by GJJ
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
Single Family Dwelling Comments:
Sheets A-4/A-5: Please include details to demonstrate compliance with the following for all proposed guardrails:
Please indicate guardrail opening limitations to demonstrate compliance with CRC R312.1.3.
If guardrail is a pre-manufactured product, please provide manufacturer, model, and specifications.
Revised note as indicated on plan check comment response not found. Please revise and/or add note as indicated above.
If you have any questions regarding these building plan check comments, please contact Garrett Jensen at garrett.jensen@santacruzcounty.us. Review No:4APP-231007 Fourth Review 7/12/24 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
- No additional building plan check comments.
Project denied pending Zoning approval.
If you have any questions regarding these building plan check comments, please contact Garrett Jensen at garrett.jensen@santacruzcounty.us.
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