Building Review



Building Review
Review No:1 B-216554_2022-12-05_1st Review by MRS Resubmittals: Please provide a comprehensive resubmittal through the ePlan portal for review. Include an annotated copy of these comments and clearly explain revision locations with sheet/drawing numbers. Identify revisions with clouding and delta markers. Text can be copied/pasted from the Application Status page into text editors. Confirm: Changes have been made in addition to those resulting from review comments? _______ (Yes or No). If yes, briefly describe the changes and locations on the documents: __________________________________________________________________________________________________. Building Review Comments Electrical Power, Lighting, Gas Schematic: Show location on sheet index and include on sheet names. Geotechnical Report: At the time of review, Environmental Planning and Geotechnical reviews are pending, all below comments subject to change. On the cover sheet, please identify the report(s), author(s), preparation date(s), addendum(s), and a statement that all construction must comply with the recommendations of the report(s). Recommendations must be clearly incorporated into the plans, details, and engineering as required. Special Inspections Form-PLG240: The CBC 2010 special inspection form is outdated, please provide the current 2019 form (include all 9 pages), see link below. The project Engineer is required to identify applicable CBC special inspections for the project and submit a PLG240 form signed by all parties. Please submit the entire PLG240 form with applicable portions marked. If inspections are listed on the plans, please reference the plan sheet number(s) on the form. PLG240 is available at Forms & Handouts/Inspections. Sheet A1.0: Please revise “codes in effect” list to include “Santa Cruz County Code Amendments.” Signed & Stamped Documents: The architect must stamp and sign sheets GH1.0, EN.1, and EN.2. The California professional (architect or engineer) in responsible control must sign and stamp every sheet including all sheets not prepared by licensed professionals such as contractors, energy consultants, etc. All persons preparing or being in responsible control of plans, specifications, and instruments of service for others shall sign those plans, specifications, and instruments of service and all contracts therefor, and if licensed under this chapter shall affix a stamp, which complies with subdivision (b), to those plans, specifications, and instruments of service, as evidence of the person’s responsibility for those documents. Failure of any person to comply with this subdivision is a misdemeanor punishable as provided in BPC Section 5536. Geologist: In addition to the stamp and the geologist must sign wastewater sheets 1 and 2. B&P Code 8761 Deferred Items: Various plans show deferred items, please label these as deferred on the details and plans as they are not being reviewed or approved for installation. This includes the guards or similar, PV, etc. PV submittal: Please revise A1.0 deferred item to show SCC requirement: “Photovoltaic (PV) submittals must be processed independently and be approved prior to roof sheathing inspection.” Please remove the PV attachment detail 1/A7.1 which must be part of the deferred submittal not the current submittal. CBC 107.3.4.1 Greenhouse: See Zoning comments. Please show height of building from ground/foundation to ridge and compliance with CRC R308.6.6. Greenhouse: On sheet A1.0 please show as occupancy type “U (non-commercial)” and clarify if sprinklered or non-sprinklered. If commercial, clarify use and provide complete documentation for such operations, accessibility, etc. State on the plans that there is no heating or electrical; otherwise, provide complete electrical, mechanical and energy compliance forms as needed. CBC 312.1.1 Greenhouse: Please show door landing size and construction on architectural and civil. CRC R311.3, CBC 1010.1.6 Greenhouse: Please remove the deferred greenhouse item from A1.0. Otherwise, remove the greenhouse construction sheet and label the greenhouse as deferred on sheet A1.1. If not deferred, provide a sheet number and title block associated with the project, stamped and signed by the architect. Greenhouse: See comment above. If not deferred, please provide a listing for complete assembly construction showing all aspects of foundation, wall, and roof construction; or provide complete engineering and construction documents for the same. Either way, show compliance for seismic, wind, and geotechnical requirements and show full compliance with all required aspects of CBC 2606. Provide review by geotechnical PLG300. Show WUI compliance by means of a OSFM approval or listing showing WUI compliance. Review to follow. Attic Features: Please put the following note on the plans and revise all plans as required to show compliance. “Allowed attic features: Insulation; windows; plywood flooring; unlimited headroom and floor area; one light fixture; and a water heater and HVAC system along with any dedicated outlets for the appliance as required under the California Building Code. If insulation is installed beneath the roof rafters, then it must also be installed in the floor or ceiling area between the attic and the story below. Prohibited features: Conditioned space; sheetrock; permanent fixed stairs serving the attic area; decks accessed from the attic; electrical outlets other than those required for an HVAC system or water heater; and plumbing fixtures including sinks, toilets and showers. An area under the roof framing with any of these prohibited features is no longer considered an attic but is instead considered a story. 13.10.700-A (May 3, 2010 Interpretation)” Attic Access: Show attic size and location for each separated attic area on architectural and structural framing plans. Areas that do not achieve 30 clear above do not meet code access requirements of R807 (covered porch). Structural plans must show framing details for opening. Show fire rating details and listed gasket assembly for penetrations in fire rated garage ceilings. If separating conditioned space from unconditioned space, the attic access doors shall have permanently attached insulation using adhesive or mechanical fasteners and be gasketed to prevent air leakage. CEnC 150.0(a)2, CRC R807 SRA: Please revise cover sheet to show SRA as “moderate” rather than “high” and clearly substantiate materials with OSFM approvals as required for the project. Compliance documentation to include but is not limited to: deck walking surface, covered outdoor areas, under deck materials, greenhouse, glazing, Class A roofing, etc. Specify products and submit OSFM approval documents in the SUP file or incorporate them onto the plan sheets. See CRC R337 and OSFM website. Review to follow. Roof Plan, Sheet A2.1: Please show and label dashed exterior walls. Relocate roof vent calcs to this sheet (or cross perhaps cross reference to A4.0). Increase roof vent area to include all eaves if enclosed (A7.1). Provide OSFM listing for specified roof top vents and product cut sheets showing net free area for review. See SCC WUI for allowance to wrap vents with mesh (which requires calcs for net free area). Key all roof details and coordinate with structural. Detail 2/A7.1 seems like it is intended for the hips (not ridges) and requires a structural engineers details for fastening. However, the hip locations do not seem viable as they don’t seem to connect the venting with the encapsulated areas, please clarify how this can function. Review to follow. Underfloor Vents: Sheet A4.0 specifies “Construction Metals Inc FV146G” in the calcs and note 6 also mentions “damper” which would not be allowed (nor seems to be part of this product). Then sheets A5 series seem to show different size vents than what is specified. For any vent, a OSFM approval is required or a WUI compliant listing (mesh size has not been a code acceptance method for some time). Specify a product and submit the OSFM approval and product cut sheet showing the “net free vent area” for review substantiating any calcs. Revise the calcs to show the actual minimum number of vents required for the product. At least one underfloor vent is required within 3 feet of building corners, coordinate/specify locations. The cripple walls become tall shear panels down slope, have the engineer confirm/show the access opening shown at the building corner on sheet A5.0. CRC R408, See SCC WUI Underfloor Vapor Retarder: Sheet A4.0 note 7 seems to be about a standard slab with capillary break and specifies ASTM E1745 as a “barrier” that lacks a code definition. It is “Class 1” rather than Class A that is specified by codes. For vapor retarders in underfloor areas SCC requires 2019 CRC installation requirement of R408.3 to be shown: “Exposed earth is covered with a continuous Class I vapor retarder. Joints of the vapor retarder shall overlap by 6 inches (152 mm) and shall be sealed or taped. The edges of the vapor retarder shall extend not less than 6 inches (152 mm) up the stem wall and shall be attached and sealed to the stem wall or insulation.” WUI: Please revise A3.0 to clearly state the WUI compliance is required for all glazing (which means at least 1 tempered pane). While the window schedule may show tempered for all windows, that is not required by code and WUI compliance minimum should be clearly stated. Door note #8 is ambiguous, please clearly state that WUI compliance is required for this project (or perhaps cross reference to the sheet showing the requirement). Deck (veranda) flashing: Please revise flashing in detail 14/A7.1 to show WUI compliance. “A minimum of a 6-inch (150 mm) metal flashing, applied vertically on the exterior of the wall, shall be installed at all deck-to-wall intersections.” CRC R337.9.1.1 Deck (veranda): Ventilation is required for enclosed framing of balconies/decks. Section B/A4 shows cement board and gypsum board enclosing deck framing, which is not required (CRC R337.7.2 exception 5, R337.9.1) but if used, “gypsum sheathing” (not the Gyp W.R. shown) is required along with OSFM approved venting. Either remove these under deck materials or provide OSFM approvals and ventilation calcs/details showing code compliance for net free cross ventilation area of not less than 1/150 of the enclosed area of the individual joist bays and show cross venting method for the individual joist bays. CBC 2304.12.2.6, CRC R317.1.6 All sections and details must be coordinated as needed to harmonize. Sheet A7.1: Please revise detail 13 to show 4” minimum clearance the below weep to grade and revise detail 14 to show 2” minimum clearance below weep. CRC R703.7.2.1, CBC 2512.1.2 Details 9/A7.1 & 13/A5.0: The detail seems unrelated to the project and seems like it should be removed, and all details would need to be keyed to the plans. Please revise details to be project related and revise 13/A5.0 to show all riser/tread requirements. The max variation states ¼” however, 3/8” is allowed by R311.7.5.1 (risers) and R311.7.5.2 (Treads). Impervious Decks/Walks: Specify a ICC or similar “listed” product on the plans approved for the intended use and submit the “listing” for review. The manufacturer’s installation specifications should be tailored to the project. Incorporate manufacturer’s installation details for all elements of the system onto the plans for all proposed conditions such as thresholds, deck to wall, posts, drip edges, scuppers, drains, etc. Where balcony or other elevated walking surfaces are exposed to water from direct or blowing rain, snow, or irrigation, and the structural framing is protected by an impervious moisture barrier, the construction documents shall include details for all elements of the impervious moisture barrier system. The construction documents shall include manufacturer’s installation instructions. CBC 107.2.7, CRC R106.1.5, R109.1.5.3 Detail 10/A7.1: Please revise as guard openings must be less than 4 inches, not 4 inches max. Required guards shall not have openings from the walking surface to the required guard height that allow passage of a sphere 4 inches (102 mm) in diameter. CRC R312.1.3 Sheet A7.2: The details vary and do not seem consistent. The details do not seem to represent a typical cement plaster installation method at head/jamb trim and some details note siding. As shown, the head trim would not seem to align with the sill trim (intended?). Installation details are required, please coordinate all details, and revise as needed for cement plaster and MFR’s installation details requirements. “Windows and doors shall be installed and flashed in accordance with the fenestration manufacturer's written instructions.” CRC R609.1, R703, R703.4 Review to follow. Egress Door: Please revise design/documents to provide a dwelling egress door that is side hinged, not sliding or otherwise. Not less than one egress door shall be provided for each dwelling unit. The egress door shall be side hinged, and shall provide a clear width of not less than 32 inches where measured between the face of the door and the stop, with the door open 90 degrees. CRC R311.2 Detail 13/A5.0: Please key to plan A2.0 and revise details to show dimensions of risers and treads. Revise Civil sheet C1 to match the architectural the step/landing layout and define elevation heights/slopes and plan dimensions. The code commentary states regarding landings: "it is the intent of this section that both the landing and stair treads be solid and level with firmly attached surface materials; however, the 1:48 slope should be adequate to allow for drainage to limit the chance for an accumulation of water where someone might slip." The landing must be a solid material as "loose gravel, dirt, or grass cannot feasibly have its slope measured." Elevation heights: Please show elevation finish floor datum point matching civil on sheet A4.0 building sections and clarify the elevation heights of the steps. It seems the civil may be showing more risers than the section, and the elevation heights shown on civil seem they may require more risers. The civil section C2 show 5% slope away from the foundation whereas architectural shows slope toward foundation (not allowed). Please clarify and coordinate, review to follow. Structural Calculations: The content varies seems to reference outdated standards. Please revise sheets and calculations for the current ASCE 7.16, NDS 2018, and ACI 314 as required. Review to follow. CBC Chapter 35 Porch Framing: Calculations of posts and beams are PTDF while architectural shows redwood, revise and coordinate calculations, details, and framing plans as needed. Porch roof beam is calculated for 4x10 DF (as shown on roof framing) and architectural shows redwood. Review to follow. Porch Post: Detail 5/A5.1 shows 8x8 redwood reduced with chamfers, while structural plans 8x8 DF (no chamfer) and engineering shows 4x4 DF-L Select (page 23 assuming this is porch?) and S3 seems to show connectors for 4x. It is unclear why the architectural notes seem to try to validate “heavy timber” but in terms of WUI, the CRC R337.7.9 Exception only requires 4x structural columns and beams. Please coordinate all documents to show the same framing. Engineer to provide beam to post details for continuous over post and where beam meets beam over post. Review to follow. Concrete & Rebar: Please revise the structural notes and references to show concrete compressive strength and reinforcement. Unless supported by an alternate structural design, concrete compressive strength shall be a minimum of 3,000 psi and Grade 60 reinforcing steel for residential structures assigned to Seismic Design Category D0, D1, or D2. CRC R404.1.3.3.1, Table 402.2, R404.1.3.3.7.1 Special inspection are not required for these items unless the structural design is based these high strength parameters. Sheet A6.0: Please remove “incandescent” from the Lighting Fixture Schedule as lighting must be high efficacy. Smoke Alarms: Smoke alarms shall be installed not less than 3 feet horizontally from the door or opening of a bathroom that contains a bathtub or shower unless this would prevent placement of a smoke alarm required by code. [CRC R314.3 Item 4] Depending on the type, alarms shall not be located within 10 or 20 feet of cooking appliances. [CRC R314.3.3 Item 4] Exterior Stairway Illumination: Exterior stairways shall be provided with an artificial light source located at the top landing of the stairway. Exterior stairways providing access to a basement from the outdoor grade level shall be provided with an artificial light source located at the bottom landing of the stairway. CRC R303.8 Attic Lighting: Show the attic light switch location to be at the usual point of entry and show a high efficacy fixture controlled by a vacancy sensor. CEC 210.70(a)(3), CEnC 150.0(k)A & 2J AFCI/GFCI: Label all AFCI, GFCI, and combination AFCI/GFCI outlets on the plans or use specific symbols. Combination AFCI/GFCI outlets are required at kitchen and laundry areas. Overcurrent Devices (panelboards), SFD: Please locate electrical panel(s). Each occupant shall have ready access to all overcurrent devices protecting the conductors supplying that occupancy. Not 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 Gas or Propane Water heating system: Systems using gas or propane water heaters to serve individual dwelling units shall include the following components: A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, 10 AWG copper branch circuit, within 3 feet from the water heater and accessible to the water heater with no obstructions. In addition, all of the following: Both ends of the unused conductor shall be labeled with the word “spare” and be electrically isolated; and A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker for the branch circuit in A above and labeled with the words “Future 240V Use.” CEnC 150.0(n)(1)(A) Gas, Earthquake-Actuated Gas Shutoff Valves: Please show on the plans that a “DSA Certified” earthquake actuated gas shut off valve will be installed at the gas service meter or regulator. SCCC 12.10.235(B), CPC 1211.7 Propane Drain: Please show a drain pan and drain line to the exterior of the building to drain unburned LPG and any water leakage for the fau. CMC 303.7.1, CPC 507.5 Gas Schematic, A6.0: Revise note 3 for propane instead of natural gas, show all pipe segement lengths on plans (they will not be scaled). Base pipe sizes on CPC Table 1215.2(27) for propane. Review to follow. Fireplace(s): Gas fireplaces must be direct vent. Please specify unit(s) and incorporate manufacturer's installation information of proposed unit(s) onto the plans or the SUP file. Show all clearances, venting, power, etc. CMC 302.1 Resubmittal Info: Application Status, ePlan User Guide, and ePlan Videos. Reviews: Additional fees are added to permits for comments leading to a 3rd review. Questions: Resubmittals are required for reviews. Building Review questions can be emailed to: michael.sotero@santacruzcounty.us. Indicate permit application number and comment number. Michael Sotero \| 831-454-3249 Review No:2 B-216554_2023-05-05_2nd Review by MRS Resubmittals: Please provide a comprehensive resubmittal through the ePlan portal for review. Include an annotated copy of these comments and clearly explain revision locations with sheet/drawing numbers. Identify revisions with clouding and delta markers. Text can be copied/pasted from the Application Status page into text editors. Confirm: Changes have been made in addition to those resulting from review comments? _______ (Yes or No). If yes, briefly describe the changes and locations on the documents: __________________________________________________________________________________________________. Building Review Comments Geologist (prev. #6): The Dees 2 page response states “there is no geologist.” As previously commented, “In addition to the stamp the geologist must sign wastewater sheets 1 and 2.” Geologist Andrew Brownstone had already stamped the wastewater sheets but must sign them. The geologist stamp is now expired and must be updated. Per California law “Each licensee shall include the date of signing and sealing immediately below or next to the signature and seal.” CCR Title 16, 3008 & BPC 7818, 7835.1, 7852, 7852.1 PV (prev. #8): Remove the Sunpower cut sheet from the SUP file as all PV related aspects must be part of the deferred submittal. Greenhouse (prev. #11/12): Reference to 1/G1, C2, S5, calcs: a) threshold height to exterior landing; b) exterior riser heights; c) revise chamfer to be ½ inch max to comply with R311.7.5.3; d) show landing height compliance to be within “36 inches horizontally to the edge of the open side” or provide guards per R312.1.1; e) revise C2 to harmonize with 1/G1 and S5 for stair and upper/lower landings; f) per R311.7.8 a handrail is required for 4 or more risers, provide complete handrail design, grip, anchorage, etc. details on architectural/structural; g) 1/G1 detail refers to structural for hangers, clarify where this is shown on structural; h) on sheet G1 please provide a general cross reference to sheet S5 for structural aspects; i) show/label the exterior structural strap locations on G1 elevations (coordinated with structural); j) show on S5 plan view the exterior strap locations related to post as “end” seems to imply at corners (where fastening may be a concern) and the calculations state 5 straps which is undefined; K) on S5 specify the interior metal bracket size, screws and embedment to posts and concrete; l) on S5 specify the exterior metal strap anchorage and embedment to posts and concrete; m) reference the Clima Pod model on the structural greenhouse calculations page 2 (remove the extra redundant page 2); n) clarify why the structural calculations seismic forces show stucco walls and reference wood shear walls that are not proposed. Greenhouse (prev #13): Response states “greenhouse is exempt. See CRC 701A.3.” The CRC section is R337.1.3 and years ago the SCC ordinance removed the related scoping exemptions from the CRC/CBC rendering any other code sections null. As stated on the SCC WUI Codes/Standards webpage “Also, new U occupancies, such as a garage or workshop, are not exempt from the WUI construction requirements, regardless of SRA areas, size or location on the property.” Greenhouses are classified as a U occupancy per CBC 312.1.1. As previously commented, WUI compliance is required and must be provided by means an OSFM approval or listing showing WUI compliance. Review to follow. SRA (prev #16): The OSFM Hardie soffit is specifically for “CemSoffi un-vented” whereas the product cut sheet seems to be for a different vented product. Please clarify. Gas Schematic (prev #44): Show the total maximum length and total maximum BTU loads. Given the total load appears to be 525 BTU and the longest length appears to be 97.9 the 100 foot table row must be used for combined loads to the main line. Sections are undersized as is the branch to the 285 BTU water heater. Review and revise all pipe sections as required to show code compliance. Review to follow. Resubmittal Info: Application Status, ePlan User Guide, and ePlan Videos. Reviews: Additional fees are added to permits for comments leading to a 3rd review. Questions: Resubmittals are required for reviews. Building Review questions can be emailed to: michael.sotero@santacruzcounty.us. Indicate permit application number and comment number. Michael Sotero \| 831-454-3249 Review No:3Red marks added to gas schematic.

Building Review

Review No:1

B-216554_2022-12-05_1st Review by MRS

Resubmittals: Please provide a comprehensive resubmittal through the ePlan portal for review. Include an annotated copy of these comments and clearly explain revision locations with sheet/drawing numbers. Identify revisions with clouding and delta markers. Text can be copied/pasted from the Application Status page into text editors.

Confirm: Changes have been made in addition to those resulting from review comments? _______ (Yes or No).

If yes, briefly describe the changes and locations on the documents:

__________________________________________________________________________________________________.

Building Review Comments

Electrical Power, Lighting, Gas Schematic: Show location on sheet index and include on sheet names.
Geotechnical Report: At the time of review, Environmental Planning and Geotechnical reviews are pending, all below comments subject to change. On the cover sheet, please identify the report(s), author(s), preparation date(s), addendum(s), and a statement that all construction must comply with the recommendations of the report(s). Recommendations must be clearly incorporated into the plans, details, and engineering as required.
Special Inspections Form-PLG240: The CBC 2010 special inspection form is outdated, please provide the current 2019 form (include all 9 pages), see link below. The project Engineer is required to identify applicable CBC special inspections for the project and submit a PLG240 form signed by all parties. Please submit the entire PLG240 form with applicable portions marked. If inspections are listed on the plans, please reference the plan sheet number(s) on the form. PLG240 is available at Forms & Handouts/Inspections.
Sheet A1.0: Please revise “codes in effect” list to include “Santa Cruz County Code Amendments.”
Signed & Stamped Documents: The architect must stamp and sign sheets GH1.0, EN.1, and EN.2. The California professional (architect or engineer) in responsible control must sign and stamp every sheet including all sheets not prepared by licensed professionals such as contractors, energy consultants, etc. All persons preparing or being in responsible control of plans, specifications, and instruments of service for others shall sign those plans, specifications, and instruments of service and all contracts therefor, and if licensed under this chapter shall affix a stamp, which complies with subdivision (b), to those plans, specifications, and instruments of service, as evidence of the person’s responsibility for those documents. Failure of any person to comply with this subdivision is a misdemeanor punishable as provided in BPC Section 5536.
Geologist: In addition to the stamp and the geologist must sign wastewater sheets 1 and 2. B&P Code 8761
Deferred Items: Various plans show deferred items, please label these as deferred on the details and plans as they are not being reviewed or approved for installation. This includes the guards or similar, PV, etc.
PV submittal: Please revise A1.0 deferred item to show SCC requirement: “Photovoltaic (PV) submittals must be processed independently and be approved prior to roof sheathing inspection.” Please remove the PV attachment detail 1/A7.1 which must be part of the deferred submittal not the current submittal. CBC 107.3.4.1
Greenhouse: See Zoning comments. Please show height of building from ground/foundation to ridge and compliance with CRC R308.6.6.
Greenhouse: On sheet A1.0 please show as occupancy type “U (non-commercial)” and clarify if sprinklered or non-sprinklered. If commercial, clarify use and provide complete documentation for such operations, accessibility, etc. State on the plans that there is no heating or electrical; otherwise, provide complete electrical, mechanical and energy compliance forms as needed. CBC 312.1.1
Greenhouse: Please show door landing size and construction on architectural and civil. CRC R311.3, CBC 1010.1.6
Greenhouse: Please remove the deferred greenhouse item from A1.0. Otherwise, remove the greenhouse construction sheet and label the greenhouse as deferred on sheet A1.1. If not deferred, provide a sheet number and title block associated with the project, stamped and signed by the architect.
Greenhouse: See comment above. If not deferred, please provide a listing for complete assembly construction showing all aspects of foundation, wall, and roof construction; or provide complete engineering and construction documents for the same. Either way, show compliance for seismic, wind, and geotechnical requirements and show full compliance with all required aspects of CBC 2606. Provide review by geotechnical PLG300. Show WUI compliance by means of a OSFM approval or listing showing WUI compliance. Review to follow.
Attic Features: Please put the following note on the plans and revise all plans as required to show compliance. “Allowed attic features: Insulation*; windows; plywood flooring; unlimited headroom and floor area; one light fixture; and a water heater and HVAC system along with any dedicated outlets for the appliance as required under the California Building Code. *If insulation is installed beneath the roof rafters, then it must also be installed in the floor or ceiling area between the attic and the story below. Prohibited features: Conditioned space; sheetrock; permanent fixed stairs serving the attic area; decks accessed from the attic; electrical outlets other than those required for an HVAC system or water heater; and plumbing fixtures including sinks, toilets and showers. An area under the roof framing with any of these prohibited features is no longer considered an attic but is instead considered a story. 13.10.700-A (May 3, 2010 Interpretation)”
Attic Access: Show attic size and location for each separated attic area on architectural and structural framing plans. Areas that do not achieve 30 clear above do not meet code access requirements of R807 (covered porch). Structural plans must show framing details for opening. Show fire rating details and listed gasket assembly for penetrations in fire rated garage ceilings. If separating conditioned space from unconditioned space, the attic access doors shall have permanently attached insulation using adhesive or mechanical fasteners and be gasketed to prevent air leakage. CEnC 150.0(a)2, CRC R807
SRA: Please revise cover sheet to show SRA as “moderate” rather than “high” and clearly substantiate materials with OSFM approvals as required for the project. Compliance documentation to include but is not limited to: deck walking surface, covered outdoor areas, under deck materials, greenhouse, glazing, Class A roofing, etc. Specify products and submit OSFM approval documents in the SUP file or incorporate them onto the plan sheets. See CRC R337 and OSFM website. Review to follow.
Roof Plan, Sheet A2.1: Please show and label dashed exterior walls. Relocate roof vent calcs to this sheet (or cross perhaps cross reference to A4.0). Increase roof vent area to include all eaves if enclosed (A7.1). Provide OSFM listing for specified roof top vents and product cut sheets showing net free area for review. See SCC WUI for allowance to wrap vents with mesh (which requires calcs for net free area). Key all roof details and coordinate with structural. Detail 2/A7.1 seems like it is intended for the hips (not ridges) and requires a structural engineers details for fastening. However, the hip locations do not seem viable as they don’t seem to connect the venting with the encapsulated areas, please clarify how this can function. Review to follow.
Underfloor Vents: Sheet A4.0 specifies “Construction Metals Inc FV146G” in the calcs and note 6 also mentions “damper” which would not be allowed (nor seems to be part of this product). Then sheets A5 series seem to show different size vents than what is specified. For any vent, a OSFM approval is required or a WUI compliant listing (mesh size has not been a code acceptance method for some time). Specify a product and submit the OSFM approval and product cut sheet showing the “net free vent area” for review substantiating any calcs. Revise the calcs to show the actual minimum number of vents required for the product. At least one underfloor vent is required within 3 feet of building corners, coordinate/specify locations. The cripple walls become tall shear panels down slope, have the engineer confirm/show the access opening shown at the building corner on sheet A5.0. CRC R408, See SCC WUI
Underfloor Vapor Retarder: Sheet A4.0 note 7 seems to be about a standard slab with capillary break and specifies ASTM E1745 as a “barrier” that lacks a code definition. It is “Class 1” rather than Class A that is specified by codes. For vapor retarders in underfloor areas SCC requires 2019 CRC installation requirement of R408.3 to be shown: “Exposed earth is covered with a continuous Class I vapor retarder. Joints of the vapor retarder shall overlap by 6 inches (152 mm) and shall be sealed or taped. The edges of the vapor retarder shall extend not less than 6 inches (152 mm) up the stem wall and shall be attached and sealed to the stem wall or insulation.”
WUI: Please revise A3.0 to clearly state the WUI compliance is required for all glazing (which means at least 1 tempered pane). While the window schedule may show tempered for all windows, that is not required by code and WUI compliance minimum should be clearly stated. Door note #8 is ambiguous, please clearly state that WUI compliance is required for this project (or perhaps cross reference to the sheet showing the requirement).
Deck (veranda) flashing: Please revise flashing in detail 14/A7.1 to show WUI compliance. “A minimum of a 6-inch (150 mm) metal flashing, applied vertically on the exterior of the wall, shall be installed at all deck-to-wall intersections.” CRC R337.9.1.1
Deck (veranda): Ventilation is required for enclosed framing of balconies/decks. Section B/A4 shows cement board and gypsum board enclosing deck framing, which is not required (CRC R337.7.2 exception 5, R337.9.1) but if used, “gypsum sheathing” (not the Gyp W.R. shown) is required along with OSFM approved venting. Either remove these under deck materials or provide OSFM approvals and ventilation calcs/details showing code compliance for net free cross ventilation area of not less than 1/150 of the enclosed area of the individual joist bays and show cross venting method for the individual joist bays. CBC 2304.12.2.6, CRC R317.1.6 All sections and details must be coordinated as needed to harmonize.
Sheet A7.1: Please revise detail 13 to show 4” minimum clearance the below weep to grade and revise detail 14 to show 2” minimum clearance below weep. CRC R703.7.2.1, CBC 2512.1.2
Details 9/A7.1 & 13/A5.0: The detail seems unrelated to the project and seems like it should be removed, and all details would need to be keyed to the plans. Please revise details to be project related and revise 13/A5.0 to show all riser/tread requirements. The max variation states ¼” however, 3/8” is allowed by R311.7.5.1 (risers) and R311.7.5.2 (Treads).
Impervious Decks/Walks: Specify a ICC or similar “listed” product on the plans approved for the intended use and submit the “listing” for review. The manufacturer’s installation specifications should be tailored to the project. Incorporate manufacturer’s installation details for all elements of the system onto the plans for all proposed conditions such as thresholds, deck to wall, posts, drip edges, scuppers, drains, etc. Where balcony or other elevated walking surfaces are exposed to water from direct or blowing rain, snow, or irrigation, and the structural framing is protected by an impervious moisture barrier, the construction documents shall include details for all elements of the impervious moisture barrier system. The construction documents shall include manufacturer’s installation instructions. CBC 107.2.7, CRC R106.1.5, R109.1.5.3
Detail 10/A7.1: Please revise as guard openings must be less than 4 inches, not 4 inches max. Required guards shall not have openings from the walking surface to the required guard height that allow passage of a sphere 4 inches (102 mm) in diameter. CRC R312.1.3
Sheet A7.2: The details vary and do not seem consistent. The details do not seem to represent a typical cement plaster installation method at head/jamb trim and some details note siding. As shown, the head trim would not seem to align with the sill trim (intended?). Installation details are required, please coordinate all details, and revise as needed for cement plaster and MFR’s installation details requirements. “Windows and doors shall be installed and flashed in accordance with the fenestration manufacturer's written instructions.” CRC R609.1, R703, R703.4 Review to follow.
Egress Door: Please revise design/documents to provide a dwelling egress door that is side hinged, not sliding or otherwise. Not less than one egress door shall be provided for each dwelling unit. The egress door shall be side hinged, and shall provide a clear width of not less than 32 inches where measured between the face of the door and the stop, with the door open 90 degrees. CRC R311.2
Detail 13/A5.0: Please key to plan A2.0 and revise details to show dimensions of risers and treads. Revise Civil sheet C1 to match the architectural the step/landing layout and define elevation heights/slopes and plan dimensions. The code commentary states regarding landings: "it is the intent of this section that both the landing and stair treads be solid and level with firmly attached surface materials; however, the 1:48 slope should be adequate to allow for drainage to limit the chance for an accumulation of water where someone might slip." The landing must be a solid material as "loose gravel, dirt, or grass cannot feasibly have its slope measured."
Elevation heights: Please show elevation finish floor datum point matching civil on sheet A4.0 building sections and clarify the elevation heights of the steps. It seems the civil may be showing more risers than the section, and the elevation heights shown on civil seem they may require more risers. The civil section C2 show 5% slope away from the foundation whereas architectural shows slope toward foundation (not allowed). Please clarify and coordinate, review to follow.
Structural Calculations: The content varies seems to reference outdated standards. Please revise sheets and calculations for the current ASCE 7.16, NDS 2018, and ACI 314 as required. Review to follow. CBC Chapter 35
Porch Framing: Calculations of posts and beams are PTDF while architectural shows redwood, revise and coordinate calculations, details, and framing plans as needed. Porch roof beam is calculated for 4x10 DF (as shown on roof framing) and architectural shows redwood. Review to follow.
Porch Post: Detail 5/A5.1 shows 8x8 redwood reduced with chamfers, while structural plans 8x8 DF (no chamfer) and engineering shows 4x4 DF-L Select (page 23 assuming this is porch?) and S3 seems to show connectors for 4x. It is unclear why the architectural notes seem to try to validate “heavy timber” but in terms of WUI, the CRC R337.7.9 Exception only requires 4x structural columns and beams. Please coordinate all documents to show the same framing. Engineer to provide beam to post details for continuous over post and where beam meets beam over post. Review to follow.
Concrete & Rebar: Please revise the structural notes and references to show concrete compressive strength and reinforcement. Unless supported by an alternate structural design, concrete compressive strength shall be a minimum of 3,000 psi and Grade 60 reinforcing steel for residential structures assigned to Seismic Design Category D0, D1, or D2. CRC R404.1.3.3.1, Table 402.2, R404.1.3.3.7.1 Special inspection are not required for these items unless the structural design is based these high strength parameters.
Sheet A6.0: Please remove “incandescent” from the Lighting Fixture Schedule as lighting must be high efficacy.
Smoke Alarms: Smoke alarms shall be installed not less than 3 feet horizontally from the door or opening of a bathroom that contains a bathtub or shower unless this would prevent placement of a smoke alarm required by code. [CRC R314.3 Item 4] Depending on the type, alarms shall not be located within 10 or 20 feet of cooking appliances. [CRC R314.3.3 Item 4]
Exterior Stairway Illumination: Exterior stairways shall be provided with an artificial light source located at the top landing of the stairway. Exterior stairways providing access to a basement from the outdoor grade level shall be provided with an artificial light source located at the bottom landing of the stairway. CRC R303.8
Attic Lighting: Show the attic light switch location to be at the usual point of entry and show a high efficacy fixture controlled by a vacancy sensor. CEC 210.70(a)(3), CEnC 150.0(k)A & 2J
AFCI/GFCI: Label all AFCI, GFCI, and combination AFCI/GFCI outlets on the plans or use specific symbols. Combination AFCI/GFCI outlets are required at kitchen and laundry areas.
Overcurrent Devices (panelboards), SFD: Please locate electrical panel(s). Each occupant shall have ready access to all overcurrent devices protecting the conductors supplying that occupancy. Not 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
Gas or Propane Water heating system: Systems using gas or propane water heaters to serve individual dwelling units shall include the following components: A dedicated 125 volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, 10 AWG copper branch circuit, within 3 feet from the water heater and accessible to the water heater with no obstructions. In addition, all of the following: Both ends of the unused conductor shall be labeled with the word “spare” and be electrically isolated; and A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker for the branch circuit in A above and labeled with the words “Future 240V Use.” CEnC 150.0(n)(1)(A)
Gas, Earthquake-Actuated Gas Shutoff Valves: Please show on the plans that a “DSA Certified” earthquake actuated gas shut off valve will be installed at the gas service meter or regulator. SCCC 12.10.235(B), CPC 1211.7
Propane Drain: Please show a drain pan and drain line to the exterior of the building to drain unburned LPG and any water leakage for the fau. CMC 303.7.1, CPC 507.5
Gas Schematic, A6.0: Revise note 3 for propane instead of natural gas, show all pipe segement lengths on plans (they will not be scaled). Base pipe sizes on CPC Table 1215.2(27) for propane. Review to follow.
Fireplace(s): Gas fireplaces must be direct vent. Please specify unit(s) and incorporate manufacturer's installation information of proposed unit(s) onto the plans or the SUP file. Show all clearances, venting, power, etc. CMC 302.1

Resubmittal Info: Application Status, ePlan User Guide, and ePlan Videos.

Reviews: Additional fees are added to permits for comments leading to a 3rd review.

Questions: Resubmittals are required for reviews. Building Review questions can be emailed to: michael.sotero@santacruzcounty.us. Indicate permit application number and comment number.

Michael Sotero | 831-454-3249

Review No:2

B-216554_2023-05-05_2nd Review by MRS

Confirm: Changes have been made in addition to those resulting from review comments? _______ (Yes or No).

If yes, briefly describe the changes and locations on the documents:

__________________________________________________________________________________________________.

Building Review Comments

Geologist (prev. #6): The Dees 2 page response states “there is no geologist.” As previously commented, “In addition to the stamp the geologist must sign wastewater sheets 1 and 2.” Geologist Andrew Brownstone had already stamped the wastewater sheets but must sign them. The geologist stamp is now expired and must be updated. Per California law “Each licensee shall include the date of signing and sealing immediately below or next to the signature and seal.” CCR Title 16, 3008 & BPC 7818, 7835.1, 7852, 7852.1
PV (prev. #8): Remove the Sunpower cut sheet from the SUP file as all PV related aspects must be part of the deferred submittal.
Greenhouse (prev. #11/12): Reference to 1/G1, C2, S5, calcs:

a) threshold height to exterior landing;

b) exterior riser heights;

c) revise chamfer to be ½ inch max to comply with R311.7.5.3;

d) show landing height compliance to be within “36 inches horizontally to the edge of the open side” or provide guards per R312.1.1;

e) revise C2 to harmonize with 1/G1 and S5 for stair and upper/lower landings;

f) per R311.7.8 a handrail is required for 4 or more risers, provide complete handrail design, grip, anchorage, etc. details on architectural/structural;

g) 1/G1 detail refers to structural for hangers, clarify where this is shown on structural;

h) on sheet G1 please provide a general cross reference to sheet S5 for structural aspects;

i) show/label the exterior structural strap locations on G1 elevations (coordinated with structural);

j) show on S5 plan view the exterior strap locations related to post as “end” seems to imply at corners (where fastening may be a concern) and the calculations state 5 straps which is undefined;

K) on S5 specify the interior metal bracket size, screws and embedment to posts and concrete;

l) on S5 specify the exterior metal strap anchorage and embedment to posts and concrete;

m) reference the Clima Pod model on the structural greenhouse calculations page 2 (remove the extra redundant page 2);

n) clarify why the structural calculations seismic forces show stucco walls and reference wood shear walls that are not proposed.

Greenhouse (prev #13): Response states “greenhouse is exempt. See CRC 701A.3.” The CRC section is R337.1.3 and years ago the SCC ordinance removed the related scoping exemptions from the CRC/CBC rendering any other code sections null. As stated on the SCC WUI Codes/Standards webpage “Also, new U occupancies, such as a garage or workshop, are not exempt from the WUI construction requirements, regardless of SRA areas, size or location on the property.” Greenhouses are classified as a U occupancy per CBC 312.1.1. As previously commented, WUI compliance is required and must be provided by means an OSFM approval or listing showing WUI compliance. Review to follow.
SRA (prev #16): The OSFM Hardie soffit is specifically for “CemSoffi un-vented” whereas the product cut sheet seems to be for a different vented product. Please clarify.
Gas Schematic (prev #44): Show the total maximum length and total maximum BTU loads. Given the total load appears to be 525 BTU and the longest length appears to be 97.9 the 100 foot table row must be used for combined loads to the main line. Sections are undersized as is the branch to the 285 BTU water heater. Review and revise all pipe sections as required to show code compliance. Review to follow.

Resubmittal Info: Application Status, ePlan User Guide, and ePlan Videos.

Reviews: Additional fees are added to permits for comments leading to a 3rd review.

Questions: Resubmittals are required for reviews. Building Review questions can be emailed to: michael.sotero@santacruzcounty.us. Indicate permit application number and comment number.

Michael Sotero | 831-454-3249

Review No:3Red marks added to gas schematic.

CDI - Application Status