Building Review



Building Review
Review No:1 B-223487 First Review 08/23/22 by LPB General: 1. Please clarify if the water tanks are included in this permit application. If so, indicate height and width of proposed water tanks. If height to width ratio exceeds 2:1, further information will be required (tank material, foundation & anchorage, etc.). If not, indicate on the Cover Sheet that they will be included in a separate permit application if applicable. 2. Per Environmental Planning Review, please provide a plan review letter or review form from 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. Show location of proposed propane tank on Site Plan. Wildland-Urban Interface (WUI): 4. 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) 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 8110: Decking 8140: Exterior Wall Siding 8150: Exterior Doors 8160: Under Eave 5. Exterior Windows and Doors: Doors (including vehicle doors) shall have exteriors or cladding of noncombustible or ignition resistant material, or shall be minimum 1 3/8 solid core, or 20 minute rated, or performance tested per SFM Standard 12-7A-1 [CRC R337.8]. Please indicate on the window schedule. 6. Roof Gutters: Roof gutters shall be provided with the means to prevent the accumulation of leaves and debris in the gutter. Please show on plans. (CRC 337.5.4) 7. Roof Valleys: Where valley flashing is installed, the flashing shall be 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. CBC 705A.3, CRC R337.5.3 8. Vents: (July 1, 2021 update) 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. CRC R337.6.2 Or shall be WUI vents listed to ASTM E2886 meeting ember, flame, and temperature requirements. CRC R337.6.3 Exception for under eave vents: Fully sprinklered attic and the vent is more than 12’ from ground or walking surface 9. Roof Eaves and Roof Soffit and Covered Porch Ceilings: The exposed roof deck on the underside of unenclosed roof eaves and exposed underside of covered porch ceilings shall consist of one of the following: a) Noncombustible material. b) Ignition-resistant material. c) One layer of 5/8-inch Type X gypsum sheathing applied behind an exterior covering on the underside exterior of the roof deck. d) 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. CRC R337.7.4. e) 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. Gable end overhangs and fascia and trim boards are an exception to this requirement [CBC 707A.5] 10. Decking: Walking surface of decks and exterior stairs shall be ignition resistant material, or fire retardant wood, or noncombustible, or performance tested per SFM Standard 12/7A-1. [CRC R337.9] A minimum 6” metal flashing shall be installed vertically up the exterior wall at deck to wall intersections. CRC R337.9.1.1 11. Exterior Covering: Siding, soffit and porch ceiling coverings to be ignition resistant material, noncombustible material, or have a layer of 5/8” type X sheathing applied with siding over the top. State Fire Marshal approved siding assemblies may also be detailed. If using a State Fire Marshal approved assembly, detail and reference to the listing number. [CRC R337.7] Architectural/ Structural: 12. Provide a wall legend on Floor Plans to distinguish different wall types. Clearly indicate that exterior walls are 2x6 (with R-21 insulation) vs. interior 2x4 walls, fire rated walls, etc. 13. Provide an additional architectural section through the building in the opposite direction from the one which is provided. At least one (1) detailed cross section is required through the building at each area of work. Provide additional sections where needed to fully explain the intended construction. Provide the important details of the relationship of foundations, floors walls, ceilings, roof and other construction. Be sure to indicate cross section cut lines on the Floor Plan(s). Indicate ceiling height, location and type of insulation, fire/sound separation, etc. 14. The area of a private garage accessory to Group R-3 single family dwelling shall not be greater than 3,000 square feet in area. Provide 1-hour fire barriers per CBC Section 707 and/or 1-hour horizontal assemblies per CBC Section 711 to separate into multiple separate garages. 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. (CBC 406.3.1 Exception) 15. Dwellings shall be provided with a means of egress which shall provide a continuous and unobstructed path of vertical and horizontal egress travel from all portions of the dwelling to the required egress door without requiring travel through a garage. The required egress door shall open directly into a public way or to a yard or court that opens to a public way. (CRC R311.1). Please provide a compliant main entrance (egress) to the residence. 16. Please detail fire-resistive assemblies in accordance with an approved listing. Reference the assemblies to an approved source. These sources may be from the Tables in Chapter 7 of the CBC, the Gypsum Association’s Design Manual, or Underwriter’s Laboratory. (CBC 703) 17. Where floor assemblies are required to be fire-resistive, supporting construction of such assemblies shall have an equal or greater fire-resistance rating. Please specify and detail the support framing to comply. CRC R302.3.1 18. 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 and 5/8” Type X gypsum board at ceiling. Please clearly show compliance with this requirement at the ceiling of the Workshop/Garage and on the west wall of the residence at raised ceiling portion of Workshop/Garage and at the Stairwell. (CRC Table R302.6) 19. Between garage and dwelling unit, doors shall be self-closing and self-latching. (CRC Section R302.5 & R302.6). Door shall be weatherstripped (CEnC 110.7). 20. Show the floor surface of the garages sloping toward the main vehicle entry per CRC R309.1. 21. On Proposed Floor Plan, indicate sizes and door swings for all proposed doors and openings (call out size of swinging door at Basement Garage). 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. 22. Please specify skylights. Unit skylights shall be tested by an approved independent laboratory, and shall bear a label identifying manufacturer, performance grade rating, and approved inspection agency to indicate compliance with the requirements of AAMA/WDMA/CSA 101/I.S.2/A440. [§ R308.6.9 CRC]. 23. Please label Window “C” (5040) as the escape window and indicate its operation type. 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. 24. Please indicate that the shower door enclosures shall have tempered safety glazing per CRC R308.4. 25. 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] 26. Provide details for proposed stairs on the plans, either on a section or as separate details (not just general notes). Provide dimensions at to indicate minimum required width and landing depth. Stairways shall be not less than 36 inches in clear width and the landings shall not be less than 36 inches in the direction of travel (show bottom landing). (CRC R311.7.1 & R311.7.6) a. Handrail: Please indicate a graspable handrail on at least one side of each continuous run of treads or flight with four or more risers. CRC R311.7.8 Handrail height shall be 34 – 38 inches above the stair nosing. Show locations of handrails on Floor Plans and at least partially on Exterior Elevations. (CRC R311.7.8.1) b. Grip Size: Please indicate the proposed grip-size of the required handrail. (CRC R311.7.8.3). Space between handgrip and wall shall be not less than 1 ½ inches. c. Nosing: 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) d. Risers: Maximum riser height is 7 3/4" inches. Open risers are limited in R-3 occupancies to spaces less than 4-inches wide (show dimension of open space). CRC R311.7.5.1 e. Tread: Minimum tread depth is 10 inches. CRC R311.7.5.2.1 27. Please indicate that enclosed accessible space under interior stair shall have walls, under-stair surface and any soffits protected on the enclosed side with ½” gypsum board per CRC R302. 28. Clarify if there are any attics. If so, provide attic accesses with a minimum of 22”x30” opening and minimum 30” clear headroom at attic areas (CRC R807.1) at addition areas. Please show on Floor Plan. 29. If applicable, show required attic ventilation. 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] Any vents must be WUI compliant per Comment #8 above. 30. For proposed foam insulation, provide 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. 31. Please provide an Architectural Eave Detail showing compliance with WUI requirements. Show material being used under the eave per Comment #9 and show gutter protection per Comment #6 above. If provided, eave and soffit vents must comply with Comment #8. 32. Provide building with a weather-resistant exterior wall envelope per CRC Section R703.1. The exterior wall envelope shall include flashing as described in CRC Section R703.8. Specify the installation for proposed “Hardie-panel” siding. 33. For proposed composition roofing, clearly specify waterproofing, flashing, and method of attachment appropriate to the material being used. Please specify application per manufacturer’s recommendations. For portion of proposed roof which has a slope of 3:12, specify application for low slope roof. For roof slopes from 2:12 to 4:12 for asphalt shingles, double underlayment application is required. (CRC R905.2.2 & R905.3.3) 34. Specify a WUI-compliant finish deck material at decks and show a minimum 6” metal flashing installed vertically up the exterior wall at deck/landing to wall intersections to protect the wall from flame spread along the deck per WUI requirements—see Comment #10 above. 35. Please provide additional details for the guards, including attachment (Details 9 & 10/SD-6). 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. [CBC 1607.8.1] Indicate spacing of 4x4 posts. Provide detail for attachment of hog wire infill. 36. Provide dimensions on Floor Plans for proposed deck. 37. For ledger attachment at deck, show attachment which provides positive anchorage to the primary structure. Such attachment shall not be accomplished by the use of toenails or nails subject to withdrawal (Detail 3C/SD-5). (CRC 507.8) Ledger shall be attached as set forth in CRC Table R507.9.1.3(1) or per manufacturer’s specifications. Plans (Details 7 & 8/SD-5) indicate use of 2x SDS screws @ 16” o.c. Per manufacturer’s Technical Data requirements, when using a live load of 60 psf for the deck, the SDS screws should be spaced at 4” o.c., for deck joists spanning 12’-0”, staggered per manufacturer’s specifications. Otherwise, provide structural calculations for alternative connections. 38. 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. Please provide spec sheet, approved listing and all pertinent details for waterproofing system. Indicate slope to drain. (CBC 107.2.7). 39. Clarify if framing at portion of deck (which is not over workshop area) is enclosed. Ventilation is required in enclosed framing for balconies/decks, unless unvented assemblies are shown per CRC R806.5. Please provide WUI-compliant ventilation details such that the net free cross ventilation area is not less than 1/150 of the enclosed area. [CBC 2304.12.2.6] If filling cavity with foam insulation for an unvented assembly, specify product (cut sheet, including ICC, UL or other recognized listing approval number) to show compliance (air impermeable) with CRC R806.5. 40. At any portions of deck which are not waterproof, show how ledger shall be flashed to prevent water from contacting the house band joist per CRC Table R507.2, note “a.” Provide a detail showing connection of deck to building. 41. Clearly note the following on the foundation plan: “The soils report and addendum, number_______________prepared by____________________ dated_____________ is part of these plans and all recommendations there in shall be complied with.” 42. The Cover Sheet of the Calculations indicates that the calcs are per the 2019 CBC, but computer calcs refer to the 2015 IBC/NDS. The current version is 2018 IBC/NDS. Please update as required. 43. The deck shall be designed with 1.5 times the live load (total of 60 psf) per CBC Emergency Supplement dated January 1, 2017. [CBC Table 1607.1] Please update structural calculations accordingly or clarify where this is included (include on Sheet with other design loads). 44. Exterior headers are shown on Roof Framing Plan/S-4 as 4x but the walls are 6x. Please clarify/correlate. 45. Roof Framing Plan shows roof rafters (R1) as 2x10 @ 16” o.c. but in calcs they are indicated as 2x12 @ 24” o.c. Please correlate. 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. 46. In garage, locate a listed cabinet, box or other enclosure to provide for a future electric vehicle charge with “EV CAPABLE” marking. This is shown, but please indicate that 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”. [4.106.4.1] Mechanical/ Electrical/ Plumbing: 47. Please show proposed interior and exterior lighting including controls at Basement Garage. 48. 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. Update Electrical Notes on Sheet A7 to reflect 2019 code (outdoor lighting, bathroom). ALL lighting must be high efficacy. Show high efficacy luminaire types and specify if JA8-2016 or JA8-20160-E labeling is required. CEnC 150.0(k)1A, 150.0(k)1G, 150.0(k)2K, Table 150.0-A. Bathrooms, Garage (Workshop), 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)] 49. Please identify and locate the whole building ventilation system on the electrical plans. The energy documents design a minimum 57 cfm exhaust fan. The whole building exhaust fan shall be continuously on, unless there are exterior air contaminants present. The on/off mechanism shall be labeled to identify it as controlling the whole building ventilation system. The whole building exhaust fan shall be sound rated for maximum 1 sone. CA Energy Standards 150(o)/ASHRAE 62.2 50. On the Electrical Plan, please indicate minimum of 100 cfm local exhaust fan for the kitchen, which may be achieved by a range hood. (CA Energy Standard 150(o)/ASHRAE Standard 62.2) Please note on the plan that the new range hood shall be labeled that it meets HVI 916 or is sound rated to meet 7.2 of ASRRAE 6.2. The kitchen hood is required to be field verified. 51. Show how provision for makeup air is accomplished for dryer. A general note was provided, but please show how this is accomplished. 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. 52. 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] 53. Please provide a loop vent diagram for the island sink. The return bend used under the drainboard shall be an assembly of a 45 degree, a 90 degree and a 45 degree elbow in the order named. CPC 909.1 54. Provide a specification/cut sheet for the tankless water heater. Mandatory measures of the California Energy Code require that the gas line for the water heater be sized for a demand of 200,000 BTU’s (regardless of actual size of water heater). 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. CPC 1215.0 (and Table 1216.2(1) for natural gas) [CA Energy Standard 150(n)] If this is a deferred submittal item, please add to list on Cover Sheet. 55. Please provide manufacturer’s specifications/cut sheet for proposed heat pump/mini split heating & cooling system equipment. Clarify fuel/power requirements. 56. Appliances shall be located with respect to building construction so as to permit access to the appliance. Please provide a dimension for space in front of water heater. Not less than 30” shall be provided. (CMC 304.1) 57. 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. 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 . Review No:2 B-223487 Second Review 01/03/23 by LPB *Denotes Second Review Comments —Original Comments retained for reference* General: 1. (First Review Comment #2): Per Environmental Planning Review, please provide a plan review letter or review form from 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. *This comment will still apply. Wildland-Urban Interface (WUI): 2. 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) 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 3. (First Review Comment #8): Vents: (July 1, 2021 update) 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. CRC R337.6.2 Or shall be WUI vents listed to ASTM E2886 meeting ember, flame, and temperature requirements. CRC R337.6.3 Exception for under eave vents: Fully sprinklered attic and the vent is more than 12’ from ground or walking surface Please provide specifications for the proposed WUI-compliant vents. 4. (First Review Comment #9): Roof Eaves and Roof Soffit and Covered Porch Ceilings: The exposed roof deck on the underside of unenclosed roof eaves and exposed underside of covered porch ceilings shall consist of one of the following: a) Noncombustible material. b) Ignition-resistant material. c) One layer of 5/8-inch Type X gypsum sheathing applied behind an exterior covering on the underside exterior of the roof deck. d) 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. CRC R337.7.4. e) 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. Gable end overhangs and fascia and trim boards are an exception to this requirement [CBC 707A.5] Please provide a listing for the proposed v-rustic T&G pine sheathing at porch ceiling to show WUI compliance. Architectural/ Structural: 5. (First Review Comment #14): The area of a private garage accessory to Group R-3 single family dwelling shall not be greater than 3,000 square feet in area. Provide 1-hour fire barriers per CBC Section 707 and/or 1-hour horizontal assemblies per CBC Section 711 to separate into multiple separate garages. 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. (CBC 406.3.1 Exception) Upon further review, this comment does not apply. The Residential Code no longer has a provision for the maximum size of a garage. The shop areas can be removed on plans if desired. If remaining, please rename the “Office” as a “Shop” also to avoid confusion with habitable/conditioned space. 6. (First Review Comment #15): Dwellings shall be provided with a means of egress which shall provide a continuous and unobstructed path of vertical and horizontal egress travel from all portions of the dwelling to the required egress door without requiring travel through a garage. The required egress door shall open directly into a public way or to a yard or court that opens to a public way. (CRC R311.1). Please provide a compliant main entrance (egress) to the residence. Response indicated that details for newly proposed stair will be a deferred submittal. Site built stairs cannot be deferred. Please provide upon resubmittal. 7. (First Review Comment #42): The Cover Sheet of the Calculations indicates that the calcs are per the 2019 CBC, but computer calcs refer to the 2015 IBC/NDS. The current version is 2018 IBC/NDS. Please update as required. Some pages of the calcs still refer to the 2015 IBC/NDS (for example, between p. 4-5 for R1, p. 13, p. 16, between p. 23/23 for DJ-1, 28/29 for FB5A, etc.) Please update. Mechanical/ Electrical/ Plumbing: 8. (First Review Comment #52): 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] This note was not found? 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 . Review No:3 B-223487 Third Review 04/06/23 by LPB *Denotes Third Review Comments Denotes Second Review Comments —Original Comments retained for reference Wildland-Urban Interface (WUI): (For reference only): 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) *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 (First Review Comment #8): Vents: (July 1, 2021 update) 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. CRC R337.6.2 Or shall be WUI vents listed to ASTM E2886 meeting ember, flame, and temperature requirements. CRC R337.6.3 Exception for under eave vents: Fully sprinklered attic and the vent is more than 12’ from ground or walking surface (Second Review Comment #3): Please provide specifications for the proposed WUI-compliant vents. Thank you for specifying WUI-compliant foundation vents by providing specifications in the Supplemental File. However, they are not called out on the drawings. Response indicated that they were called out on Sheet A3 but it appears the wrong (older) drawings were inadvertently submitted on this round of plan check. (First Review Comment #9): Roof Eaves and Roof Soffit and Covered Porch Ceilings: The exposed roof deck on the underside of unenclosed roof eaves and exposed underside of covered porch ceilings 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. CRC R337.7.4. 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. Gable end overhangs and fascia and trim boards are an exception to this requirement [CBC 707A.5] (Second Review Comment #4): Please provide a listing for the proposed v-rustic T&G pine sheathing at porch ceiling to show WUI compliance. Please be sure to clearly indicate that the proposed 5/8” type x gypsum shown on Detail 5/A8 is gypsum SHEATHING rated for exterior installation, not gypsum board. Architectural/ Structural: (First Review Comment #14): The area of a private garage accessory to Group R-3 single family dwelling shall not be greater than 3,000 square feet in area. Provide 1-hour fire barriers per CBC Section 707 and/or 1-hour horizontal assemblies per CBC Section 711 to separate into multiple separate garages. 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. (CBC 406.3.1 Exception) (Second Review Comment #5): Upon further review, this comment does not apply. The Residential Code no longer has a provision for the maximum size of a garage. The shop areas can be removed on plans if desired. If remaining, please rename the “Office” as a “Shop” also to avoid confusion with habitable/conditioned space. Response indicated that the “Office Area” was removed from the Floor Plan on Sheet A5 but it appears the wrong (older) drawings were inadvertently submitted on this round of plan check. (First Review Comment #42): The Cover Sheet of the Calculations indicates that the calcs are per the 2019 CBC, but computer calcs refer to the 2015 IBC/NDS. The current version is 2018 IBC/NDS. Please update as required. (Second Review Comment #7): Some pages of the calcs still refer to the 2015 IBC/NDS (for example, between p. 4-5 for R1, p. 13, p. 16, between p. 23/23 for DJ-1, 28/29 for FB5A, etc.) Please update. *Thank you for updating the structural calcs. Please double check all pages—for example, Page 2 still refers to the 2015 IBC. Mechanical/ Electrical/ Plumbing: (First Review Comment #52): 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] (Second Review Comment #8): This note was not found? ***This note was still not found, as it appears the wrong (older) drawings were inadvertently submitted on this round of plan check. Please update. 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-223487 First Review 08/23/22 by LPB

General:

1. Please clarify if the water tanks are included in this permit application. If so, indicate height and width of proposed water tanks. If height to width ratio exceeds 2:1, further information will be required (tank material, foundation & anchorage, etc.). If not, indicate on the Cover Sheet that they will be included in a separate permit application if applicable.

2. Per Environmental Planning Review, please provide a plan review letter or review form from 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. Show location of proposed propane tank on Site Plan.

Wildland-Urban Interface (WUI):

4. 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)

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
8110: Decking
       8140: Exterior Wall Siding
       8150: Exterior Doors
8160: Under Eave

5. Exterior Windows and Doors: Doors (including vehicle doors) shall have exteriors or cladding of noncombustible or ignition resistant material, or shall be minimum 1 3/8 solid core, or 20 minute rated, or performance tested per SFM Standard 12-7A-1 [CRC R337.8]. Please indicate on the window schedule.

6. Roof Gutters: Roof gutters shall be provided with the means to prevent the accumulation of leaves and debris in the gutter. Please show on plans. (CRC 337.5.4)

7. Roof Valleys: Where valley flashing is installed, the flashing shall be 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. CBC 705A.3, CRC R337.5.3

8. Vents: (July 1, 2021 update) 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. CRC R337.6.2
Or shall be WUI vents listed to ASTM E2886 meeting ember, flame, and temperature requirements. CRC R337.6.3

Exception for under eave vents: Fully sprinklered attic and the vent is more than 12’ from ground or walking surface

9. Roof Eaves and Roof Soffit and Covered Porch Ceilings: The exposed roof deck on the underside of unenclosed roof eaves and exposed underside of covered porch ceilings shall consist of one of the following:
a) Noncombustible material.
b) Ignition-resistant material.
c) One layer of 5/8-inch Type X gypsum sheathing applied behind an exterior covering on the underside exterior of the roof deck.
d) 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. CRC R337.7.4.
e) 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.

Gable end overhangs and fascia and trim boards are an exception to this requirement [CBC 707A.5]

10. Decking: Walking surface of decks and exterior stairs shall be ignition resistant material, or fire retardant wood, or noncombustible, or performance tested per SFM Standard 12/7A-1. [CRC R337.9]
A minimum 6” metal flashing shall be installed vertically up the exterior wall at deck to wall intersections. CRC R337.9.1.1

11. Exterior Covering: Siding, soffit and porch ceiling coverings to be ignition resistant material, noncombustible material, or have a layer of 5/8” type X sheathing applied with siding over the top. State Fire Marshal approved siding assemblies may also be detailed. If using a State Fire Marshal approved assembly, detail and reference to the listing number. [CRC R337.7]

Architectural/ Structural:

12. Provide a wall legend on Floor Plans to distinguish different wall types. Clearly indicate that exterior walls are 2x6 (with R-21 insulation) vs. interior 2x4 walls, fire rated walls, etc.
13. Provide an additional architectural section through the building in the opposite direction from the one which is provided. At least one (1) detailed cross section is required through the building at each area of work. Provide additional sections where needed to fully explain the intended construction. Provide the important details of the relationship of foundations, floors walls, ceilings, roof and other construction. Be sure to indicate cross section cut lines on the Floor Plan(s). Indicate ceiling height, location and type of insulation, fire/sound separation, etc.

14. The area of a private garage accessory to Group R-3 single family dwelling shall not be greater than 3,000 square feet in area. Provide 1-hour fire barriers per CBC Section 707 and/or 1-hour horizontal assemblies per CBC Section 711 to separate into multiple separate garages. 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. (CBC 406.3.1 Exception)

15. Dwellings shall be provided with a means of egress which shall provide a continuous and unobstructed path of vertical and horizontal egress travel from all portions of the dwelling to the required egress door without requiring travel through a garage. The required egress door shall open directly into a public way or to a yard or court that opens to a public way. (CRC R311.1). Please provide a compliant main entrance (egress) to the residence.

16. Please detail fire-resistive assemblies in accordance with an approved listing. Reference the assemblies to an approved source. These sources may be from the Tables in Chapter 7 of the CBC, the Gypsum Association’s Design Manual, or Underwriter’s Laboratory. (CBC 703)

17. Where floor assemblies are required to be fire-resistive, supporting construction of such assemblies shall have an equal or greater fire-resistance rating. Please specify and detail the support framing to comply. CRC R302.3.1

18. 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 and 5/8” Type X gypsum board at ceiling. Please clearly show compliance with this requirement at the ceiling of the Workshop/Garage and on the west wall of the residence at raised ceiling portion of Workshop/Garage and at the Stairwell. (CRC Table R302.6)

19. Between garage and dwelling unit, doors shall be self-closing and self-latching. (CRC Section R302.5 & R302.6). Door shall be weatherstripped (CEnC 110.7).

20. Show the floor surface of the garages sloping toward the main vehicle entry per CRC R309.1.

21. On Proposed Floor Plan, indicate sizes and door swings for all proposed doors and openings (call out size of swinging door at Basement Garage). 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.

22. Please specify skylights. Unit skylights shall be tested by an approved independent laboratory, and shall bear a label identifying manufacturer, performance grade rating, and approved inspection agency to indicate compliance with the requirements of AAMA/WDMA/CSA 101/I.S.2/A440. [§ R308.6.9 CRC].

23. Please label Window “C” (5040) as the escape window and indicate its operation type. 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.

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

25. 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]

26. Provide details for proposed stairs on the plans, either on a section or as separate details (not just general notes). Provide dimensions at to indicate minimum required width and landing depth. Stairways shall be not less than 36 inches in clear width and the landings shall not be less than 36 inches in the direction of travel (show bottom landing). (CRC R311.7.1 & R311.7.6)

a. Handrail: Please indicate a graspable handrail on at least one side of each continuous run of treads or flight with four or more risers. CRC R311.7.8 Handrail height shall be 34 – 38 inches above the stair nosing. Show locations of handrails on Floor Plans and at least partially on Exterior Elevations. (CRC R311.7.8.1)
b. Grip Size: Please indicate the proposed grip-size of the required handrail. (CRC R311.7.8.3). Space between handgrip and wall shall be not less than 1 ½ inches.
c. Nosing: 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)
d. Risers: Maximum riser height is 7 3/4" inches. Open risers are limited in R-3 occupancies to spaces less than 4-inches wide (show dimension of open space). CRC R311.7.5.1

e. Tread: Minimum tread depth is 10 inches. CRC R311.7.5.2.1

27. Please indicate that enclosed accessible space under interior stair shall have walls, under-stair surface and any soffits protected on the enclosed side with ½” gypsum board per CRC R302.

28. Clarify if there are any attics. If so, provide attic accesses with a minimum of 22”x30” opening and minimum 30” clear headroom at attic areas (CRC R807.1) at addition areas. Please show on Floor Plan.

29. If applicable, show required attic ventilation. 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] Any vents must be WUI compliant per Comment #8 above.

30. For proposed foam insulation, provide 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.

31. Please provide an Architectural Eave Detail showing compliance with WUI requirements. Show material being used under the eave per Comment #9 and show gutter protection per Comment #6 above. If provided, eave and soffit vents must comply with Comment #8.

32. Provide building with a weather-resistant exterior wall envelope per CRC Section R703.1. The exterior wall envelope shall include flashing as described in CRC Section R703.8. Specify the installation for proposed “Hardie-panel” siding.

33. For proposed composition roofing, clearly specify waterproofing, flashing, and method of attachment appropriate to the material being used. Please specify application per manufacturer’s recommendations. For portion of proposed roof which has a slope of 3:12, specify application for low slope roof. For roof slopes from 2:12 to 4:12 for asphalt shingles, double underlayment application is required. (CRC R905.2.2 & R905.3.3)

34. Specify a WUI-compliant finish deck material at decks and show a minimum 6” metal flashing installed vertically up the exterior wall at deck/landing to wall intersections to protect the wall from flame spread along the deck per WUI requirements—see Comment #10 above.

35. Please provide additional details for the guards, including attachment (Details 9 & 10/SD-6). 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. [CBC 1607.8.1] Indicate spacing of 4x4 posts. Provide detail for attachment of hog wire infill.

36. Provide dimensions on Floor Plans for proposed deck.

37. For ledger attachment at deck, show attachment which provides positive anchorage to the primary structure. Such attachment shall not be accomplished by the use of toenails or nails subject to withdrawal (Detail 3C/SD-5). (CRC 507.8) Ledger shall be attached as set forth in CRC Table R507.9.1.3(1) or per manufacturer’s specifications. Plans (Details 7 & 8/SD-5) indicate use of 2x SDS screws @ 16” o.c. Per manufacturer’s Technical Data requirements, when using a live load of 60 psf for the deck, the SDS screws should be spaced at 4” o.c., for deck joists spanning 12’-0”, staggered per manufacturer’s specifications.

Otherwise, provide structural calculations for alternative connections.

38. 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. Please provide spec sheet, approved listing and all pertinent details for waterproofing system. Indicate slope to drain. (CBC 107.2.7).

39. Clarify if framing at portion of deck (which is not over workshop area) is enclosed. Ventilation is required in enclosed framing for balconies/decks, unless unvented assemblies are shown per CRC R806.5. Please provide WUI-compliant ventilation details such that the net free cross ventilation area is not less than 1/150 of the enclosed area. [CBC 2304.12.2.6] If filling cavity with foam insulation for an unvented assembly, specify product (cut sheet, including ICC, UL or other recognized listing approval number) to show compliance (air impermeable) with CRC R806.5.

40. At any portions of deck which are not waterproof, show how ledger shall be flashed to prevent water from contacting the house band joist per CRC Table R507.2, note “a.” Provide a detail showing connection of deck to building.

41. Clearly note the following on the foundation plan: “The soils report and addendum, number_______________prepared by____________________ dated_____________ is part of these plans and all recommendations there in shall be complied with.”

42. The Cover Sheet of the Calculations indicates that the calcs are per the 2019 CBC, but computer calcs refer to the 2015 IBC/NDS. The current version is 2018 IBC/NDS. Please update as required.

43. The deck shall be designed with 1.5 times the live load (total of 60 psf) per CBC Emergency Supplement dated January 1, 2017. [CBC Table 1607.1] Please update structural calculations accordingly or clarify where this is included (include on Sheet with other design loads).

44. Exterior headers are shown on Roof Framing Plan/S-4 as 4x but the walls are 6x. Please clarify/correlate.

45. Roof Framing Plan shows roof rafters (R1) as 2x10 @ 16” o.c. but in calcs they are indicated as 2x12 @ 24” o.c. Please correlate.

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.

46. In garage, locate a listed cabinet, box or other enclosure to provide for a future electric vehicle charge with “EV CAPABLE” marking. This is shown, but please indicate that 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”. [4.106.4.1]

Mechanical/ Electrical/ Plumbing:

47. Please show proposed interior and exterior lighting including controls at Basement Garage.

48. 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. Update Electrical Notes on Sheet A7 to reflect 2019 code (outdoor lighting, bathroom).

ALL lighting must be high efficacy. Show high efficacy luminaire types and specify if JA8-2016 or JA8-20160-E labeling is required. CEnC 150.0(k)1A, 150.0(k)1G, 150.0(k)2K, Table 150.0-A.
Bathrooms, Garage (Workshop), 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)]

49. Please identify and locate the whole building ventilation system on the electrical plans. The energy documents design a minimum 57 cfm exhaust fan. The whole building exhaust fan shall be continuously on, unless there are exterior air contaminants present. The on/off mechanism shall be labeled to identify it as controlling the whole building ventilation system. The whole building exhaust fan shall be sound rated for maximum 1 sone. CA Energy Standards 150(o)/ASHRAE 62.2

50. On the Electrical Plan, please indicate minimum of 100 cfm local exhaust fan for the kitchen, which may be achieved by a range hood. (CA Energy Standard 150(o)/ASHRAE Standard 62.2) Please note on the plan that the new range hood shall be labeled that it meets HVI 916 or is sound rated to meet 7.2 of ASRRAE 6.2. The kitchen hood is required to be field verified.

51. Show how provision for makeup air is accomplished for dryer. A general note was provided, but please show how this is accomplished. 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.

52. 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]

53. Please provide a loop vent diagram for the island sink. The return bend used under the drainboard shall be an assembly of a 45 degree, a 90 degree and a 45 degree elbow in the order named. CPC 909.1

54. Provide a specification/cut sheet for the tankless water heater. Mandatory measures of the California Energy Code require that the gas line for the water heater be sized for a demand of 200,000 BTU’s (regardless of actual size of water heater). 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. CPC 1215.0 (and Table 1216.2(1) for natural gas) [CA Energy Standard 150(n)] If this is a deferred submittal item, please add to list on Cover Sheet.

55. Please provide manufacturer’s specifications/cut sheet for proposed heat pump/mini split heating & cooling system equipment. Clarify fuel/power requirements.

56. Appliances shall be located with respect to building construction so as to permit access to the appliance. Please provide a dimension for space in front of water heater. Not less than 30” shall be provided. (CMC 304.1)

57. 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.

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 .

Review No:2

B-223487 Second Review 01/03/23 by LPB

**Denotes Second Review Comments

—Original Comments retained for reference

General:

1. (First Review Comment #2): Per Environmental Planning Review, please provide a plan review letter or review form from 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.

**This comment will still apply.

Wildland-Urban Interface (WUI):

2. 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)

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

3. (First Review Comment #8): Vents: (July 1, 2021 update) 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. CRC R337.6.2
Or shall be WUI vents listed to ASTM E2886 meeting ember, flame, and temperature requirements. CRC R337.6.3
Exception for under eave vents: Fully sprinklered attic and the vent is more than 12’ from ground or walking surface

**Please provide specifications for the proposed WUI-compliant vents.

4. (First Review Comment #9): Roof Eaves and Roof Soffit and Covered Porch Ceilings: The exposed roof deck on the underside of unenclosed roof eaves and exposed underside of covered porch ceilings shall consist of one of the following:

a) Noncombustible material.
b) Ignition-resistant material.
c) One layer of 5/8-inch Type X gypsum sheathing applied behind an exterior covering on the underside exterior of the roof deck.
d) 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. CRC R337.7.4.
e) 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.
Gable end overhangs and fascia and trim boards are an exception to this requirement [CBC 707A.5]

**Please provide a listing for the proposed v-rustic T&G pine sheathing at porch ceiling to show WUI compliance.

Architectural/ Structural:

5. (First Review Comment #14): The area of a private garage accessory to Group R-3 single family dwelling shall not be greater than 3,000 square feet in area. Provide 1-hour fire barriers per CBC Section 707 and/or 1-hour horizontal assemblies per CBC Section 711 to separate into multiple separate garages. 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. (CBC 406.3.1 Exception)

**Upon further review, this comment does not apply. The Residential Code no longer has a provision for the maximum size of a garage. The shop areas can be removed on plans if desired. If remaining, please rename the “Office” as a “Shop” also to avoid confusion with habitable/conditioned space.

6. (First Review Comment #15): Dwellings shall be provided with a means of egress which shall provide a continuous and unobstructed path of vertical and horizontal egress travel from all portions of the dwelling to the required egress door without requiring travel through a garage. The required egress door shall open directly into a public way or to a yard or court that opens to a public way. (CRC R311.1). Please provide a compliant main entrance (egress) to the residence.

**Response indicated that details for newly proposed stair will be a deferred submittal. Site built stairs cannot be deferred. Please provide upon resubmittal.

7. (First Review Comment #42): The Cover Sheet of the Calculations indicates that the calcs are per the 2019 CBC, but computer calcs refer to the 2015 IBC/NDS. The current version is 2018 IBC/NDS. Please update as required.

**Some pages of the calcs still refer to the 2015 IBC/NDS (for example, between p. 4-5 for R1, p. 13, p. 16, between p. 23/23 for DJ-1, 28/29 for FB5A, etc.) Please update.

Mechanical/ Electrical/ Plumbing:

8. (First Review Comment #52): 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]

**This note was not found?

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 .

Review No:3

B-223487 Third Review 04/06/23 by LPB

***Denotes Third Review Comments

**Denotes Second Review Comments

—Original Comments retained for reference

Wildland-Urban Interface (WUI):

(For reference only): 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)

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

(First Review Comment #8): Vents: (July 1, 2021 update) 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. CRC R337.6.2

Or shall be WUI vents listed to ASTM E2886 meeting ember, flame, and temperature requirements. CRC R337.6.3

Exception for under eave vents: Fully sprinklered attic and the vent is more than 12’ from ground or walking surface

**(Second Review Comment #3): Please provide specifications for the proposed WUI-compliant vents.

***Thank you for specifying WUI-compliant foundation vents by providing specifications in the Supplemental File. However, they are not called out on the drawings. Response indicated that they were called out on Sheet A3 but it appears the wrong (older) drawings were inadvertently submitted on this round of plan check.

(First Review Comment #9): Roof Eaves and Roof Soffit and Covered Porch Ceilings: The exposed roof deck on the underside of unenclosed roof eaves and exposed underside of covered porch ceilings 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. CRC R337.7.4.
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.

Gable end overhangs and fascia and trim boards are an exception to this requirement [CBC 707A.5]

**(Second Review Comment #4): Please provide a listing for the proposed v-rustic T&G pine sheathing at porch ceiling to show WUI compliance.

***Please be sure to clearly indicate that the proposed 5/8” type x gypsum shown on Detail 5/A8 is gypsum SHEATHING rated for exterior installation, not gypsum board.

Architectural/ Structural:

(First Review Comment #14): The area of a private garage accessory to Group R-3 single family dwelling shall not be greater than 3,000 square feet in area. Provide 1-hour fire barriers per CBC Section 707 and/or 1-hour horizontal assemblies per CBC Section 711 to separate into multiple separate garages. 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. (CBC 406.3.1 Exception)

**(Second Review Comment #5): Upon further review, this comment does not apply. The Residential Code no longer has a provision for the maximum size of a garage. The shop areas can be removed on plans if desired. If remaining, please rename the “Office” as a “Shop” also to avoid confusion with habitable/conditioned space.

***Response indicated that the “Office Area” was removed from the Floor Plan on Sheet A5 but it appears the wrong (older) drawings were inadvertently submitted on this round of plan check.

(First Review Comment #42): The Cover Sheet of the Calculations indicates that the calcs are per the 2019 CBC, but computer calcs refer to the 2015 IBC/NDS. The current version is 2018 IBC/NDS. Please update as required.

**(Second Review Comment #7): Some pages of the calcs still refer to the 2015 IBC/NDS (for example, between p. 4-5 for R1, p. 13, p. 16, between p. 23/23 for DJ-1, 28/29 for FB5A, etc.) Please update.

***Thank you for updating the structural calcs. Please double check all pages—for example, Page 2 still refers to the 2015 IBC.

Mechanical/ Electrical/ Plumbing:

(First Review Comment #52): 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]

**(Second Review Comment #8): This note was not found?

***This note was still not found, as it appears the wrong (older) drawings were inadvertently submitted on this round of plan check. Please update.

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