Building Review



Building Review
Review No:1 B-212454_2021-07-30_1st Review by MRS Building Review Comments Other agencies: Please review the comments by other agencies for aspects are not repeated below. It is expected that all documents will reflect related revisions. Review to follow. Fire Sprinklers: The cover sheet shows “non-sprinkered” which seems be the existing condition, please also show if fire sprinklers are “proposed” or “not proposed.” Fire department comments state that fire sprinklers are required which would indicate they need to be “proposed”. Geotechnical: Environmental Planning indicates a report is required. Please include a stamped/signed geotechnical report in the SUP file. On the cover sheet identify the report, author, preparation date, addendum(s), and a statement that all construction must comply with the recommendations of the report(s). Geotechnical: The plans, details and engineering must show compliance with the report recommendations. Please include a Consultant Plan Review Form-PLG300 completed by the geotechnical engineer confirming documents are in general conformance with the recommendations of the soils report. Current forms available at http://www.sccoplanning.com/PlanningHome/HandoutsForms.aspx. Structural: Please revise plans and calculations to reference the geotechnical report and to demonstrate compliance with design criteria and recommendations. Review to follow. Structural: Please revise the calculations for ASCE 7-16 and NDS 2018, instead of the ASCE 7-10 (documented on various pages). The first page shows reference to “CBC Table 16-C”, please clarify intent as Table 16-C is unknown. It appears the calculations may be based on the 2010 CBC but should be based 2019 CBC. Clarify and coordinate the correct SDC as the calculations and sheet S-6 show different requirements. The geotechnical report should indicate SDC criteria. Review to follow. Structural: The first page of the calculations is approximately 24x32 inches, please revise to be letter size. Provide a cover sheet showing the total number of pages and an index for the key sections such as foundation, lateral, key plans, etc. Place a page number on every page as there is no way to ascertain if all pages are included or the page order. Review to follow. Structural Calculations: The existing foundation appears to impose a surcharge on the proposed lower floor foundation between the existing structure and the proposed addition. Please show structural design for this in the calculations and provide a reference to the key plan. A free body diagram showing the applied loads would be helpful and include seismic loading using the criteria in the geotechnical report. Balconies and decks: The deck/balcony shall be designed with 1.5 times the live load. Please revise the calculations and plans as necessary. The minimum uniform live load for balconies and decks is 1.5 times the live load for the area served. Not required to exceed 100 psf. CBC Table 1607.1 Guard Details: Detail 5/S4 and 15/S4 both require engineering for the post connections based on the joist framing, anchors, etc. All details shown on sheet 10 for guards and stairs conflict with structural detail/specifications shown on S4. It seems best to cross reference all structural aspects. Please address. Handrails: Show location, grip size, spacing, height, and details for all stairs with 4 or more risers. CRC R311.7.8 Handrails: The handrail details shown on sheet 10 indicate fastening to walls that are not proposed. Include connection of guards and handrails to the support framing such that a minimum 200 lb force applied to the top of the guardrail will be resisted. CRC R301.5, CBC 2407.1.1, 1607.8.1.1 Moisture barrier: Please include manufacturer’s installation instructions deck/balcony moisture barrier system. The system shall be listed and approved for the intended use. CBC 107.2.7, CRC R106.1.5, R109.1.5.3 Deck Flashing: Show complete flashing details for deck to house with free drainage. There are many sources showing standard deck flashing details that may be useful. Some sources include the building code, the American Wood Council, and the Building Science website. The flashing details should include conditions of decking parallel and perpendicular to walls. The building codes require flashing at all intersections of decks to wall ledgers. Revise the details to show the installation of flashing and clarify the type of metal. CRC Table R507.2, CBC 1405.4 Balconies and decks: Ventilation is required in enclosed framing for balconies/decks. Please provide ventilation details such that the net free cross ventilation area is not less than 1/150 of the enclosed area (joist bay). CBC 2304.12.2.6 Foundation Vents: Sheet 1A show 6x16 whereas sheet 5 shows 4x14. These vents may indicate the rear stairs is enclosed, and if so, must become water proof. The vents are show sloped any may not fit between framing. Please show on plans the underfloor venting net free calculations, the number of vents required for a specified product, the vent locations on exterior elevations, and include vent cut sheets in the supplemental documents or incorporate them onto the plan sheets. At least one underfloor vent is required within 3 feet of building corners. Coordinate all locations with structural shear wall requirements. CRC R408 Rear Deck: Please clarify stairway construction details on the exterior elevations and sections as it is unclear if areas are enclosed or fully open. Entry Deck: Show compete venting and underfloor access to this waterproof deck. Detail 15/S4 indicates a potential stairway requiring complete details and if of concrete and within 2 inches of wood, the framing, siding, etc. must be decay resistant. CRC R317 Underfloor Access: The plans show a single existing/proposed access that needs to be shown the exterior elevations and sized. Also, there are portions of the underfloor area missing any access point, please added. Coordinate and show the size and location of all underfloor access points on the architectural and structural plans. Structural plans must show framing requirements. CRC R408.4 Structural: Detail 18/S4 refers to the foundation plans for plan size, but there does not seem to be a dimension there and the footings need to be engineered. The foundation plans show many “C-1” markers in boxes, please clarify what these indicate on the plans. Foundation Drainage: Coordinate both architectural and structural sections, details, and specification for foundation drainage. Specify complete waterproofing and/or dampproofing. Clarify compliance for drainage extension beyond footing, base elevations, and drain pipe placement and discharge. Coordinate with existing and proposed slopes. CBC 1805.2, 1805.4.2, 1805.4.3, CRC R405.1, R406.1 Elevations/Grades: The sections, elevations, and site plan, show that the existing topography and slopes are being maintained, and that the existing slopes become level at the lowest side of the addition (slopes do not level there). Based on the topography and finish floor shown on the plans, there is a not enough change of elevation to produce the approximate 11 foot elevation difference between the Finish Floor (197.4’) and lower grade (190.0’) shown. Please provide complete grading plans and show spot elevation heights at all existing and proposed building perimeters. Show all finish floor and grade elevation heights on the vertical dimensions of the building sections and exterior elevations. Clarify deck elevations heights and slopes as appropriate. Other agencies have recommend using a civil engineer. Review to follow. Landings: Please show landings beyond the bottom of stairs and at all exterior doors at all levels and provide complete details. For residential projects, the landings must be at least 3 feet deep and the full width of all steps. Stairways must have a “floor or landing” at the top and bottom, and outdoor conditions must be sloped so water does not accumulate. Exterior stairway walking and landing surfaces are to be sloped 1:48 (2%) maximum for drainage. The code commentary states “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.” Civil Engineer or Surveyor: Sheet “S” is a survey sheet and must be stamped and signed by the licensed surveyor. A professional land surveyor or a legally authorized civil engineer must sign and seal all maps, plats, reports, and descriptions that are prepared under his or her responsible charge. (B&P Code §§ 8761, 8761.1; 16 CCR § 411) Sanitary Drainage: The survey sheet “S” and site plan sheet 2, seem to show contradictory locations of the sewer line. Please clarify all existing and proposed conditions. Codes, Sheets 1 and 1A: The information is incomplete, please show: 2019 California Residential Code, 2019 California Building Code, 2019 California Fire Code, 2019 California Plumbing Code, 2019 California Mechanical Code, 2019 California Electric Code, 2019 California Green Building Standards, 2019 California Energy Standards, and the Santa Cruz County Code Amendments. SRA: Show "SRA = MODERATE, WUI COMPLIANCE REQUIRED.” Show complete WUI code compliance for all aspects of the proposed work on the plans including: glazing, skylights, windows, doors, garage doors, decking, exterior finishes, covered outdoor areas, vents, gutter debris guards, etc. Specify products and submit OSFM approval documents or incorporate the OSFM approval documents onto the plan sheets. WUI compliance information can be found at CRC R337 and OSFM approval documents can be found at https://osfm.fire.ca.gov/divisions/fire-engineering-and-investigations/building-materials-listing/bml-search-building-materials-listing/. Roof Plan: Show roofing class and details for ridge, rake, and eave. Gutters are required by the plumbing code, show all locations, WUI compliance, and downspout locations. Revise the roof plan to show the correct geometry as the existing rear gable does not meet the new ridge as shown, see South exterior elevation for correct geometry. Exterior Elevations: Please revise the East and West elevations as no other plans show walls extending to the edge of the second floor extension. Otherwise revise all other plans and revise the South elevation for the extended walls. Attic Vents: Show attic ventilation for code compliance for net free area. Show specific venting lengths, sizes, locations as needed for code compliance and include vent cut sheets in the supplemental documents or incorporate them onto the plan sheets. Show compliance with for eave and ridge vent ratio requirements at CRC R806.2(2). Attic Access: Show attic size and location for each separated attic area on architectural and structural framing plans. 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 Insulation, Roof: Show thermal insulation in sections and details. Clarify in the drawn details how the required insulation R-value will be provided over the top plates and also provide at least 1 inch air gap clearances. Generally, this requires a raised heel truss which will need to be specified on the architectural and structural plans. Thermal Insulation: Show thermal insulation in sections and details and note all required R-values. Unconditioned Lower Floor: The lower floor is designated as “unconditioned subfloor area” which appears to be basement by code definition. This area is shown to have foundation vents on the exterior elevations and the venting must be tabulated for this area alone as per structural details is not connected with other areas. The same area is indicated as condition floor area bonus room on the energy forms. Coordinate all documents. Show all interior finishes. Provide an electrical plan for the lower floor meeting non-habitable space. This requires at least 1 interior light on a VS and GFCI outlet, and exterior light at the access door. Areas: Correct all areas shown on plans and energy forms as needed. Existing floor area = 976sf. Upper addition area = 539sf. Total condition floor area = 1515sf. New unconditioned = 407sf. Energy Forms: The energy forms in the SUP files as they are not required, they are only required on the plans. Plumbing Fixtures: The existing plans show a washer/dryer but nothing in the proposed. Show a washer connection. Each dwelling unit requires a clothes washer connection, kitchen sink, lavatory, and water closet. CPC Table 422.1 R3 HERS: Show on the cover sheet that HERS testing is required and list the tests. Duct Sizing, Alterations: Provide duct sizing or show duct sizing as deferred on the cover sheet, or add the following note to the cover sheet: “Duct system sizing is required on an altered duct system when 75% or more of the duct system is replaced. Duct systems are sized according to ANSI/ACCA 1 Manual D-2014, ASHRAE handbooks or other equivalent design software or methods. CGBC 4.507.2” Plumbing Location: Plans indicate that the gas meter is to be relocated. Show location meeting 2020-2021 PG&E green book, the gas meter must also be at least 3 feet from the edge of a door, vent, downspout, electric meter and the Tee must be 30/12 inches from corners. CPC 307.1 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 Gas Schematic & Notes: This may be listed on the cover sheet as a deferred submittal. Please show a gas line schematic that indicates BTU values of all gas appliances (water heaters, ranges, FAU’s, fireplaces, dryers, BBQ, etc.), the developed length from the meter and/or regulator to each appliance outlet, the pipe sizes, and the proposed gas pipe material. Mandatory measures of the California Energy Code require that the gas line for new residences be sized for a demand of 200,000 BTU’s. CEnC 150.0(n)D, CPC 1215.0 and Table 1215.2(1) or 1215.2(27) for propane Water Heater: Energy forms show a new on demand water heater. Show gas connection and electrical GFCI receptacle to be at an accessible location. Specify product, submit manufactures installation requirements, show listed manufacturer's clearances, access, and installation requirements. Show and method of providing the required combustion air, expansion tank, seismic strapping, vent route to exterior, and T&P relief to exterior. CPC 506, 507.2, 509, 509.6, 608.5 Isolation Valves: Instantaneous water heaters with an input rating greater than 6.8kBTU/hr (2 kW) shall have isolation values on both the cold water supply and the hot water pipe leaving the water heater, and hose bibbs or other fittings on each valve for flushing the water heater when the valves are closed. CEnC110.3(c)7 Insulation: Note on the plans that for all remodels, insulation meeting the mandatory feature requirements in the California Energy Code shall be installed at ceilings, walls, floors and water pipes, when these areas are exposed during remodeling. SCC Code 12.10.250 Sheet 11: Tamper resistant is code reference section is 406.12 not 406.11. Sheet 11: The CRC 303.3.1 reference is unrelated to the associated text. Smoke/Carbon Monoxide Alarms: Show smoke and Carbon Monoxide alarms where required. Smoke alarms are required in each sleeping room. Smoke and CO alarms are required outside each separate sleeping area in the immediate vicinity of the bedrooms, and on every level of a dwelling unit including basements and habitable attics. Where a fuel-burning appliance is located within a bedroom or its attached bathroom, a carbon monoxide alarm shall be installed within the bedroom. CRC R314, R315 Exterior Stairway, Lighting: Exterior stairways shall be provided with an artificial light source located at the top landing of the stairway. Show lighting and controls. CRC R311.7.9, 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 Basements, Garages, & Accessory Buildings: At least one receptacle outlet shall be installed in the following locations in addition to receptacles required for specific equipment. 1) Garages: Attached garages with electric power. The branch circuit shall not supply outlets outside of the garage. At least one receptacle outlet shall be installed for each car space. 2) Accessory buildings with electric power. 3) Basements in each separate unfinished portion of a basement. CEC 210.52(G) 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. GFCI: Show GFCI protection required by CEC in a readily accessible location at: bathrooms 210.8(1); garages & accessory buildings 210.8(2); outdoors 210.8(3); crawl spaces 210.8(4); unfinished basements 210.8(5), kitchen counters 210.8(6); sinks (within 6 feet) 210.8(7); bathtubs or showers (within 6 feet); 210.8(9); laundry areas 210.8(10); and dishwashers CEC 210.8(D). Being dedicated to appliances does not exempt requirement. AFCI: Please show on the plans, all outlets and devices (e.g. lighting controls) requiring AFCI protection. Arc-fault circuit-interrupter protection must be provided in accordance with CEC 210.12(A), (B) and (C). AFCI devices must be installed in readily accessible locations. (A) Where Required. All 15A or 20A, 120V branch circuits in dwelling units supplying outlets or devices in kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, laundry areas, or similar rooms or areas. Cabinetry or being dedicated to appliances does not exempt requirement. Luminaire Efficacy: Please note on plans “All installed luminaire shall be high efficacy in accordance with Table 150.0-A of the California Energy Code.” Show Table 150.0-A on the plans (can be sourced from up.codes or similar). CEnC150.0(k)1A Vacancy Sensor @ Bathrooms, Garages, Laundry, & Utility: Please show vacancy sensor controls by labeling switches or use specific symbols. In bathrooms, garages, laundry rooms, and utility rooms, at least one luminaire in each of these spaces shall be controlled by a vacancy sensor. CEnC 150.0(k)2J Luminaire Control @ JA8 Luminaires: Show high efficacy luminaire types/controls and specify if JA8-2016 or 2019, or JA8-2016-E or 2019-E labeling is required. Dimmers or vacancy sensors shall control all luminaires required to have lighting sources compliant with Reference Joint Appendix JA8. CEnC 150.0(k)1G, 150.0(k)2K, Table 150.0-A. Exceptions are provided for closets smaller than 70 ft2 in floor area and light fixtures for hallways. Please show Table 150.0-A on the plans (http://energycodeace.com/content/reference-ace-2016-tool has the table to copy/paste). CEnC 150.0(k)2K Screw Based Luminaries: Please note on plans “Screw based luminaries shall be high efficacy and controlled by dimmers or vacancy sensors. Installed lamps shall be marked with ‘JA8-2016 or 2019’ or ‘JA8-2016 or 2019-E’ as specified in Reference Joint Appendix JA8.” CEnC150.0(k)1G&H, 150.0(k)2K Recessed Downlight Luminaires in Ceilings: Please note on plans “Recessed downlight luminaires in ceilings must be installed per CEnC150.0(k)1C, be listed IC rated, labeled for air leakage less than 2.0 CFM, be sealed with a gasket or caulk to the ceiling, have accessible ballasts/drivers if hardwired, not contain a screw base sockets, comply with JA8, and marked JA8-E as specified in Reference Appendix JA8.” CEnC 150.0(k)1C Residential Exterior Lighting: All luminaires shall be high efficacy, controlled by a manual ON and OFF switch that does not override to ON and controlled by a photocell and motion sensor, or other methods allowed by CEnC 150.0(k)3. Sheet 1A: Please completely remove all notes related any structural aspect including concrete psi, fastening, anchors, or otherwise. The engineer would need to stamp and sign this sheet these notes remained. Most, if not every structural note, is incorrect, outdated, show wrong code cycles, conflict with structural notes/details, or would require engineer to employ. There are too many problems to list, please completely remove as engineering is provided making them of no use and the notes conflict with the engineering. Sheet 1A: Plumbing note 5A species using “Lead Solder” which is against the law. California state law prohibits the use of any pipe, pipe or plumbing fitting or fixture, solder, or flux that is not “lead free”, as defined in statute, in the installation or repair of any public water system or any plumbing in a facility providing water for human consumption. (Health & Saf. Code, § 116875, subd.(a).) Since January 1, 2010, state law prohibits the introduction into commerce of any pipe, pipe or plumbing fitting, or fixture intended to convey or dispense water for human consumption that is not “lead free” as defined in statute. SB 1334 Sheet 1A: Plumbing note 10 is not in the SCC ordinance as implied. If a pump is intended then recirculation distribution systems serving individual dwelling unit, only demand recirculation systems with manual control pumps as specified in the Reference Appendix RA4.4 shall be used. CEnC 150.1(c)8 See Appendix RA4.4 for demand recirculation, manual control system requirements. Sheet 1A: Mechanical note 5 should be 2 feet not 2 inches. Sheet 1A: Electrical note 14 and 18 are redundant. Note 11 should include kitchens. Note 10 should state GFCI (not GFI). Sheet 1A: Water Pipes (SFD): Please note on plans: “Install a minimum of 1.5 inch thick insulation on all hot water pipes, piping associated with recirculation systems, and cold water pipes for the first 5 feet from a storage tank. Pipes 2 inches and larger in diameter require a minimum of 2 inch thick insulation. Hot water pipes buried below grade must be installed in a water proof non-crushable casing or sleeve. Insulation outside conditioned space shall be protected.” CEnC 150.0 (j)2 & Table120.3-A, CPC 609.11 Please Respond: Have changes been made in addition to those resulting from the Building Review Comments? ___________ (Yes or No). If yes, please briefly describe the additional changes and the location on the plans/documents: ___________________________________________________________________________________________________ Resubmittals: Please see the Permit Status webpage, ePlan User Guide, and ePlan Videos. Identify revisions with clouding. Reviews: Additional fees are added to permits for comments leading to a 3rd review. Questions: Questions about the Building Review Comments can be emailed to: michael.sotero@santacruzcounty.us. Michael Sotero \| 831-454-3249 Review No:2 B-212454_2022-06-24_2nd Review by MRS Responses must include an annotated copy of these comments and indicate the specific sheet/drawing numbers where revisions are located. Text can be copied from the Application Status webpage and pasted into a text editing program. Comments relate to new information provided during resubmittal and/or iterations of previous items that remain incomplete. Incomplete items may have been parsed to identify incomplete aspects. Please Respond: Have changes been made in addition to those resulting from the Building Review Comments? __________ (Yes or No). If yes, please briefly describe the additional changes and the location on the plans/documents: __________________________________________________________________________________________________. Building Review Comments Fire Sprinklers: Response: “Its on pg1, non-sprinklered.” Please coordinate with the fire department and show fire sprinkler requirements on the cover sheet based on my emails and telephone conversation with Carol Wallace during this review. Carol sent an email stating: “If the unconditioned area could be used as storage then they would require sprinklers as well and be counted toward the total building area. If they are full height I would assume that they are going to be used as storage.” “I will update the requirements to include sprinklers.” Sheet 1A: Item not addressed. Site note 1 should be 5% instead of 2%. CRC R401.3 Sheet 1A: Item not addressed. Site note 5 should be removed, a CF-6R is not a form utilized for current energy compliance. Sheet 1A: Item not addressed. Energy note 6 insulation should have a minimum wall thickness of not less than the diameter of the pipe for a pipe up to 2 inches in diameter, and be not less than 1 inch or R-7.7. CEnC 150.0(j)2, CPC 609.11 Sheet 1A: Item not addressed. Structural items are by the engineering sheets, please remove them. HERS: Please revise the HERS note added to the cover sheet to reference EN1, which shows the list. Revise the CF1R forms to include all HERS items for 2019 (including the kitchen hood noted on sheet 4). Review to follow. Kitchen Hood: Newly installed kitchen range hoods require minimum ventilation per ASHRAE 62.2, Section 5 (CA Energy Code 150.(o)2B) and maximum sound rated per ASHRAE 62.2, Section 7.2 (CA Energy Code 150.0(o)1G) This corresponds to 100 CFM ventilation for most kitchen hoods (300 CFM for downdrafts) and a sound rating of 3 sones or less (fans with minimum low setting of 400 CFM are exempt from sound rating). The installed range hoods shall be listed in the HVI Certified Home Ventilation Products Directory and have been HVI-certified as meeting ASHRAE 62.2 ventilation and sound requirements. Verification shall be provided by a HERS Rater. Energy, Sheet EN2: Documentation is for the 2016 codes, please provide documentation of 2019 codes. Review to follow. Energy, Sheet EN1: The application date for this project is 4/1/21 requiring 2019 code compliance. The submitted CF1R calculation date of 1/24/19 is 2.2 years prior to the application date, is for 2016 code compliance, and uses EnergyPro 7.2. The Energy Soft company confirmed that version 7.2 was decertified prior to 2020 and is “clearly not valid.” Please provide documentation for 2019 code compliance, review to follow. https://www.energy.ca.gov/sites/default/files/2022-01/2022-01-03_2019_ResApproval-ExpirationDates_ADA.pdf Room Label: The plans label the lower level as “subfloor area” and the energy forms label it as a “bonus room.” Please give this space a consistent room label that represents its intended use on all documentation. Please do not use the term “subfloor area” as it is misleading, CRC R408.1 describes “under-floor space” as the “space between the bottom of the floor joists and the earth” whereas an enclosed room is proposed. Conditioned Areas: The area conflict was not addressed, and all documentation must be harmonized. As previously commented, the CF1R forms show a “conditioned” bonus room as part of the total conditioned area (pg1) and at the zone information (pg2), whereas all plans/sections show this room as “unconditioned,” and this conflict significantly affects the glazing area percentage and heating zones. A conditioned non-habitable area such as a garage would not be combined with the dwelling unit; it would need a separate heat source and separate calculations. If the lower level is conditioned, then it must be insulated, have a weather-stripped door, remove foundation vents, etc. The smoke/carbon alarm requirements vary depending on if it is conditioned or unconditioned. Please coordinate all documentation, review to follow. Energy: The CF1R page 7 shows ducts in attic (vented and unvented), whereas elsewhere the forms only show attics as vented. The plans only show vented attics, please unify. The FAU is now shown at the new lower level addition and now seems to show an exhaust vent through the roof, however the energy forms show ducts in the attic, please clarify. Energy: Forms break the attic into separate areas, of which some require a radiant barrier. On the plans show the areas required to have the radiant barrier, specify the product, show the installation details and provide a product cut sheet. Energy: The forms show 676 sqft of existing altered roof as “cathedral” whereas the plans do not show this for altered roof areas; they only a portion of the new addition as vaulted. Please clarify. Energy: The forms show 300 sqft of existing attic with R-13, however, the 2019 CEnC 150.0(a)1 shows R-19 as the minimum for altered roofs. Please clarify as SCC ordinance requires mandatory requirements to meet current codes when being altered, and the existing roof/ceiling framing is being altered. SCC Code 12.10.250 Energy: The CF1R form pg6 shows a minimum water heater EF as 95 whereas the unit shown on sheet 4 only has an EF of 82. Please address. Insulation: Sheet 10 notes all walls 2x6 framing and R-19 insulation. The minimum insulation for 2x6 walls is U-0.071 or R-20, or greater depending on the energy modeling. Please revise. CEnC 150.0(c)2,6 Attic Access: The access location shown in the master closet does not have 30 inch access height and the orientation would not appear to accommodate the trusses (please clarify truss spacing on the roof framing plan). CRC R807.1 states “Where the access is located in a ceiling, minimum unobstructed headroom in the attic space shall be 30 inches (762 mm) at some point above the access measured vertically from the bottom of ceiling framing members.” Please relocate the access. Attic Access: Response: “what?, pg4.” There is a location and size shown (see comment above). However as previously commented, please clarify the energy code requirements for attic access which states “Attic access doors shall have permanently attached insulation using adhesive or mechanical fasteners. The attic access shall be gasketed to prevent air leakage.” CEnC 150.0(a)2 Smoke/Carbon Monoxide Alarms: The response states “added basement” however, requirements vary depending on whether it is conditioned as temperatures in this area do fall below 40 degrees. “Smoke alarms and smoke detectors shall not be located within unfinished attics or garages or in other spaces where temperatures can fall below 40°F (4°C) or exceed 100°F (38°C).” CRC R314.3.3 [29.8.3.4(2)]. Lower Level Finishes: This item was not addressed, please show finishes as previously requested. As shown on the plans, the lower level room is a U occupancy and seems similar to a garage. A garage with habitable space above it requires 5/8” type X at the ceiling/floor assembly and 1/2" gypsum at the walls per CRC R302.6. Either show the prescriptive garage fire protection or provide complete details for a tested 1 hour rated floor, and supporting construction (walls) as is required to separate an R3 from a U occupancy per CBC 420.3 and CBC 711. Geotechnical: The report was not approved by Environmental Planning. Please address, review to follow. Geotechnical: This item was not addressed. Please include a Consultant Plan Review Form-PLG300 completed by the geotechnical engineer confirming documents are in general conformance with the recommendations of the soils report. Current forms available at http://www.sccoplanning.com/PlanningHome/HandoutsForms.aspx. Special Inspections Form-PLG240: Applicable special inspections appear to include but are not limited to geotechnical and epoxy set holdowns. 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. Structural Calculations: This item was not addressed. The foundation calculations second page (page numbers were not provided as requested) still show ASCE 7-10 and must be revised for ASCE 7-16. Structural Calculations: This item was not addressed. The first page shows reference to “CBC Table 16-C” above the stamp, please clarify intent as Table 16-C is unknown. Or just remove it. Structural Calculations: This item was not addressed. The first page was revised to show code “201” please revise to show 2019 instead. Structural Calculations: This item was not addressed. The existing foundation appears to impose a surcharge on the proposed lower floor foundation between the existing structure and the proposed addition. Please show structural design for this in the calculations and provide a reference to the key plan. A free body diagram showing the applied loads would be helpful and include seismic loading using the criteria in the geotechnical report. Structural: This item was not addressed and no explanation provided. Detail 18/S4 refers to the foundation plans for plan size, but there does not seem to be a dimension there and the footings need to be engineered. The foundation plans show many “C-1” markers in boxes, please clarify what these indicate on the plans. Foundation Drainage: Response says “pg2” however, nothing on that page appears to address the comment. Page 10 now shows a detail that does not address the comment either, and as the soils report page 9 states the retaining wall must be waterproofed. As previously commented, “specify complete waterproofing.” This requires a product and a listing to provided and shown to meet the soils report. Guard Details: This item was not addressed and requires both structural and architectural changes. Detail 15/S4 and 19/S4 both require engineering for the post connections based on the joist framing, anchors, etc. Detail 19/S4 show a 5 inch space between post bolts which does not seem to provide enough wood at the edges. All details shown on sheet 10 for guards and stairs conflict with structural detail/specifications shown on S4. Sections/elevations show post spacing that far exceed any details. The deck and stair are waterproof, yet details do not show this type of construction on structural or architectural. Please address. Structural: The deck joists are cantilevered, please revise structural calculations to show this framing. The joists must slope, please clarify how this is achieved and coordinate with the waterproofing. Moisture barrier: The plans were alter to note Tuf Deck and Deck-o-seal along with some notes. However this does accomplish what is needed as listings must be provided in the SUP file and manufactures details for each system are required to be on the plans, review to follow. Previous comment: Please include manufacturer’s installation instructions deck/balcony moisture barrier system. The system shall be listed and approved for the intended use. CRC R106.1.2 clearly states “Where balconies 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 Foundation Vents (house and decks): Sheet 4 shows incorrect calculations and sheet 4B lacks the vent net free areas. Calculations/elevations note 4x14 vents with 56 sqin area, however this is the overall size not the net free area of the product of that size shown on 4B. Please provide the product cut sheet for 4x14 model VFS414FF showing the net free area and revise calculations. Per the manufacturer’s website, that vent model has a 24sqin NFVA which based on the calcs shown would require 75 vents. Which does not seem possible on this project so a different model may be needed. Please provide the OSFM approval in the SUP file. Please address. WUI: Sheet 4 shows “triple glazing” which is not a WUI requirement nor does WUI compliance appear to be represented by the sample window on sheet 4B. The glazing for WUI compliance simply needs to have 1 pane tempered for common windows. Please address. Glazing for WUI windows is shown at CRC 337.8.2.1. WUI: Please provide the OSFM approval for the Boral siding in the SUP file. CRC R337.7 WUI: Please provide the OSFM approval for the decking and stair surfaces. CRC R337.9.3 WUI: Provide details of gutters (R337.5.4), eaves (R337.7.4), and any proposed exterior porch ceilings (R337.7.6) showing WUI compliance. WUI: Provide details needed for barn door (garage door) at the lower level. CRC R337.8.4 WUI: Item E/4B is not legible. Please provide a report in the SUP file that can be reviewed. See comment below for requirements. WUI: The sheet 4B vent information at the left of the page is outdated and is no longer a code compliant. Revise the notes and provide listings as required. The dormer vent shown does not show NFVA areas nor mesh size, please provided documentation and revise calculations as required, review to follow. As shown on the SCC website “Ventilation openings for enclosed attics, enclosed eave soffit spaces, enclosed rafter spaces formed where ceilings are applied directly to the underside of roof rafters, and underfloor ventilation openings shall be fully covered with Wildland Flame and Ember Resistant (WUI) vents approved and listed by the California State Fire Marshal, or WUI vents listed to ASTM E2886. An exception allows vent 1/8" openings on top of sloped roofs that are corrosion-resistant, noncombustible wire mesh or equivalent.” Attic Vents: This item was not addressed will be reviewed once the above is provided and revised. Also sheet 8 notes eave vents as 24x24 at 8 feet oc per C/4B, which do not correlate nor demonstrate code compliance. Show attic ventilation for code compliance for net free area. Show specific venting lengths, sizes, locations as needed for code compliance and include vent cut sheets in the supplemental documents or incorporate them onto the plan sheets. Show compliance with for eave and ridge vent ratio requirements at CRC R806.2(2). Roof Plan: Revise the roof plan to show the correct geometry for all architectural and structural plans, elevations, and sections as required. The existing roof plan has a small gable at the existing entry and the existing valley is not at the outer building corner where shown, it is at the existing entry/dining wall intersection. Given that all existing framing for this area is shown as unchanged, the plans are incorrect. Either revise the documentation based on the existing conditions or completely revise all plans, details, notes, engineering for a new roof geometry. Show existing and proposed roofs. Review to follow. Roof Plan: Although this was not identified as a change, the roof and elevations were revised to remove the covered entry porch on the architectural, but all sheet notes, calculation on the plans, electrical plans, and the structural framing still show the covered porch. Harmonize all documentation. Roof Plan: This item was not addressed as the response says to see downspouts. Show roofing class as B or better and provide drawn details for ridge, rake, and eave. The code states “The construction documents shall provide details of the exterior wall envelope as required, including flashing, intersections with dissimilar materials, corners, end details, control joints, intersections at roof, eaves or parapets, means of drainage, water-resistive membrane and details around openings.” CRC R703, R703.4, CBC 107.2.4 Elevations/Grades: This item was not addressed. The survey (which is assume correct) shows the finish floor at 197.4 whereas the architectural sheets 2 and 4 show it at 197.0. This is nearly a 5 inch difference. The response is not legible but appears to say the lower level ceiling is 8 feet whereas sections/elevations clearly show it at 9 feet. Please harmonize documents and address the previous comment: The sections, elevations, and site plan, show that the existing topography and slopes are being maintained, and that the existing slopes become level at the lowest side of the addition (slopes do not level there). Based on the topography and finish floor shown on the plans, there is a not enough change of elevation to produce the approximate 11 foot elevation difference (shown on sections/elevations) and the Finish Floor (197.4’) and lower grade (190.0’) shown (on plans which is only 7.4’). Please provide complete grading plans and show spot elevation heights at all existing and proposed building perimeters. Show all finish floor and grade elevation heights on the vertical dimensions of the building sections and exterior elevations. Clarify deck elevations heights and slopes as appropriate. Other agencies have recommend using a civil engineer. Review to follow. Resubmittals: Please see the Permit Status webpage, ePlan User Guide, and ePlan Videos. Identify revisions with clouding. Reviews: Additional fees are added to permits for comments leading to a 3rd review. Questions: Questions about the Building Review Comments can be emailed to: michael.sotero@santacruzcounty.us. Michael Sotero \| 831-454-3249 Review No:3 B-212454_2023-05-30_3rd 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 Note: The 2019 Energy forms were not provided until this review cycle. Below comments are from the previous reviews and may have been parsed into separate comments due to not being addressed. Fire Sprinklers: Please resolve fire sprinkler issues with the fire department prior to resubmittal. The structural plans still show a covered outdoor entry framing. The new addition at the master and bedroom 3 area exceeds 500 sf, and the new habitable entry addition increases that further. Sheet 1 note states the existing house is 1021sf, however, the conditioned area is less, so please clarify what the 1021sf represents. See related comments for conditioned floor area. Elevations/Grades: The response states elevations are correct and did not address the comment. The survey (which is assumed correct) shows the finish floor at 197.4 whereas the architectural sheets 2 and 4 show it at 197.0. This is nearly a 5 inch difference. At section A sheet 10 a 6’-6” dimension was added at the left from grade to some undefined point, please clarify what this is showing. Harmonize the elevation heights shown on plans and elevations with the survey. Review to follow. Geotechnical: At the time of this review, the report is not approved by Environmental Planning and the report is missing from the SUP file. Due to the missing report, this submittal is incomplete. At every submittalall documents must be included and be ready for stamping as partial submittals are not allowed. A stamped and signed report must be included. See ePlan User Guide (and all other ePlan sources). Review to follow. Geotechnical: The report has yet to be accepted by EP. The PLG300 forms must identify the dates for the sheets under review. These sheet dates vary and were not captured in the current PLG300. Please address. Review to follow. Special Inspections Form-PLG240: As previously stated the special inspections form should include geotechnical if required (which can be provided by the report author if shown on the form). Please address. HERS: Clearly state on the plans if the kitchen is to be altered or if the kitchen is not in the scope of work. If shown as not in scope, then a construction change document permit will be required if altered in any manner. A kitchen hood was not shown on the energy forms and the CFM note shown on sheet 4 is not code compliant if altered. Outlets are shown on the electrical plan seemingly indicating that the kitchen is being altered but are not properly labeled as AFCI/GFCI. Please clearly document the scope of work on the plans and show code compliant outlets and kitchen venting if the kitchen is being altered. Review to follow. Conditioned Floor Areas: The plans still show conflicts for conditioned floor area (CFA) for existing and proposed areas. Per the assessor’s information shown in our internal software system, the existing floor area is 967sf. The existing floor plan shows slightly more CFA at 976sf. Assuming the existing/proposed floor plans correctly reflect actual area, then the new additional CFA is 503 (master + bedroom 3 expansion) + 36 (entry) = 539sf (total additional to CFA). Per the proposed floor plans, areas are 976 (existing)+539 (addition)=1515 (total CFA). Please revise energy forms and any other data such as the cover sheet areas to accurately reflect the existing CFA, the additional CFA, and the total CFA. Review to follow. Energy: The energy forms model new exterior walls with 2x6 framing and R21 insulation. The structural sheets do not seem to specify the exterior wall framing, please show all new exterior walls to be 2x6 exterior wall framing on thestructural sheets and/or explain where this is shown. Average Ceiling: Energy form page 2 shows the addition with an 8 foot average height, however, that master area is vaulted area. Please revise to reflect the proposed average ceiling on the forms. Mechanical: The mechanical system formerly shown at the lower level was removed. The energy forms states less than 40 feet new ducting, however, an entirely new FAU (AFUE-95 and 0.45 Fan watt) requiring HERS needs to be identified on the forms. And it seems that entirely new ducting is required as indicated on the cover sheet. The FAU can be added to the deferred items on the cover sheet along with the duct sizing if desired. However, the plans must show FAU location, access, all power, venting, gas, etc. Review to follow. Energy: Forms page 4 shows cathedral roof at the existing area, whereas the sections show standard ceiling joists and sheet 8 shows roof venting. Structural shows existing 2x4 rafters at the existing area which would not seem to allow for vented cathedral system in any case, nor does the venting shown on the roof plan accommodate such. On sheet S3 please show the ceiling joist as only rafters seem to be shown. Please harmonize all documentation for a standard attic at the existing. Review to follow. Attic Access: This remains not addressed. Please address review to follow.Previous Comment: Show on the plans “Attic access doors shall have permanently attached insulation using adhesive or mechanical fasteners. The attic access shall be gasketed to prevent air leakage.” CEnC 150.0(a)2 Attic Access: The attic access location was relocated to a different space, revise structural sheet S3 to match. Structural: A digital signature is obscuring information required by state law related to the engineer’s stamping. Please revise all sheets. Structural: The structural plan sheets are not drawn to scale, and all plans are required to be drawn to scale per SCC submittal requirements. Please revise plans on sheets S1, S2, and S3 to be the 1/4”=1’-0” as labeled on those sheets. Review to follow. Structural: Sheet S6 shows table 2304.9.1 which is from the 2013 or older code cycle. The correct 2019 table is 2304.10.1 and has been significantly revised and expanded during the code cycles since 2013 so it is not possible to simply change the labeling, the content must be revised and expanded. Please replace the entire table with the correct table, and revise all outdated information throughout this sheet as required for current codes. Review to follow. Structural: Sheet S6 shows 2500 psi concrete. Please specify a minimum of 3000 psi concrete for concrete foundation walls and minimum 60 ksi reinforcing steel in concrete foundation walls unless structural calculations for lower strengths are submitted as an alternate to the CRC. [CRC R404.1.3.3.1 and R404.1.3.3.7, CBC 1904] Structural: This item remains not addressed. Calculations page 17 show L/2 as a criteria, either provide the engineering for the cantilever or the code section showing a deck joist L/2 allowance.Previous comment: The deck joists are cantilevered, please revise structural calculations to show this framing. The joists must slope, please clarify how this is achieved and coordinate with the waterproofing. Structural: Sheet S2 please revise to show the floor framing at bedroom 3 east side as it is missing. Specify the beam shown and clarify how it connects proposed/existing in this area. Structural: Sheet S1 and S2, revise the south wall framing to correlate to the proposed opening shown at the crawl space. The design has been greatly reduced and the header shown must correlate to size of the new opening. Structural: The calculations page 12 show 2x6 at 16 spanning 9 feet whereas the plan diagram and framing plans show 2x4 and a greater span. Clarify all rafter and ceiling framing at existing areas on the plans. Please clarify. Structural/Architectural: Sheet S3 please revise the entry roof framing as structural shows a covered entry area that has been removed from the design seemingly to avoid the fire sprinkler requirement. Sheet 11 still shows the structural post for the former covered entry, please remove this post. Structural: Sheet S3 roof ridge and valleys are still shown incorrectly for the dining/living/kitchen/entry areas. And the west wall and entry walls will need to be increased in height to accommodate the proposed design. Revise to clearly show all wall, ceiling, and roof framing and details. The plans do not match the existing roof geometry and must be revised to correctly represent existing/proposed conditions. Review to follow. See related 2 Roof comments below. Roof: This remains not addressed. The response states the documents are correct, however, if you examine photos/images of the building available online, the inconsistencies should be apparent. Please provide the existing roof plan and exterior elevations on sheet 3 as they are required by SCC submittal requirements. When doing so you’ll note that the existing West elevation will demonstrate the inconsistencies with the proposed West elevation. See related comment below. Review to follow. Roof: Continued from above. The roof plan shows a rake at the entry that is not on the elevations and the bedroom 2 roof to main building wall/roof is not shown correctly at the West elevation, etc. The North/South and the East/West existing ridges do not meet as shown as the valley location and kitchen ridge is incorrectly shown on the plans. Photos from online images can be emailed if requested as they clearly demonstrate these discrepancies. Review to follow.Previous comment: Revise the roof plan to show the correct geometry for all architectural and structural plans, elevations, and sections as required. The existing roof plan has a small gable at the existing entry and the existing valley is not at the outer building corner where shown, it is at the existing entry/dining wall intersection. Given that all existing framing for this area is shown as unchanged, the plans are incorrect. Either revise the documentation based on the existing conditions or completely revise all plans, details, notes, engineering for a new roof geometry. Show existing and proposed roofs. Review to follow. Roof Plan: This item was not addressed. Please address review to follow.Previous Comment: Please provide drawn details for ridge, rake, and eave. Show WUI compliance as the notes are unclear. The code states “The construction documents shall provide details of the exterior wall envelope as required, including flashing, intersections with dissimilar materials, corners, end details, control joints, intersections at roof, eaves or parapets, means of drainage, water-resistive membrane and details around openings.” CRC R703, R703.4, CBC 107.2.4 Guard Details: This item remains not addressed. Provide engineering calculations for the guard posts. Detail 15/S4 and 19/S4 both require engineering for the post connections based on the joist framing, anchors, etc. Guard Details: This item remains not addressed. Detail 19/S4 show a 5 inch space between post bolts which does not seem to provide enough wood at the edges given the joist size. Guard Details: This item remains not addressed. Sheet 10 deck is for redwood which is not proposed, please remove as structural seems to cover this detail. The deck and stair are waterproof, yet details do not show this type of construction on structural or architectural. Please address. Structural/Architectural: The floor sheathing at all exterior decks is different on section notes and structural plans. This would require different fastening to be specified at a minimum. However, the floor sheathing must also meet the minimum requirements of the waterproofing system manufacturer. Please harmonize all documentation, review to follow. Moisture barrier: The waterproofing system was changed to ALX Pro, however, sheet 4 still specifies TufDek and TufDek system information, please revise for what is proposed. The ALX Pro cut sheets appear to be outdated and seem to reference an ESR listing that no longer exists. A valid listing must be submitted, not simply a cut sheet reference to a listing (which in this case seems invalid). Details were not provided, and as each review cycle has stated, the plans must contain installation details for the decks, stairs, edges, deck to wall, etc. as it is required by code. The listing (by ICC or otherwise) must be included in the submittal. Any system must be Class A rated to meet WUI compliance and the listing must show that. Please fully address all aspects of previous submittal comments as they are not being repeated, review to follow. WUI: This item remains not addressed. While some type of online printout was provided in the SUP file, this is not an OSFM approval. Please provide the approval for the specific installation(s). OSFM approvals can be obtained online here:https://calfire.govmotus.org/BMLSearch/Index Review to follow.Previous comment: Please provide the OSFM approval for the Boral siding in the SUP file. CRC R337.7 WUI: This item remains not addressed. The comments reference sheet 4, but neither the required WUI information not the drawn installation details were provided per the comment. Please fully address, review to follow.Previous comment: Provide details of gutters (R337.5.4), eaves (R337.7.4), and any proposed exterior porch ceilings (R337.7.6) showing WUI compliance. WUI: This item remains not addressed. The comment states the barn door was removed. However, the door changed to an access door that still must be shown meet similar installation details as the former barn door. Please address, review to follow.Previous comment: Provide details needed for barn door (garage door) at the lower level. CRC R337.8.4 WUI: This item remains not addressed. The response states see SUP file, but the information on the sheet is still not legible and must be revised and the information in the SUP does note provide the needed WUI compliance documentation. Please address, review to follow. Previous comment: Item E/4B is not legible. Please provide a report in the SUP file that can be reviewed. See comment below for requirements. WUI: This item remains not addressed. The response references sheets 4B and 8, neither of which seem to address the comment. Please address, review to follow.Previous comment: The sheet 4B vent information at the left of the page is outdated and is no longer a code compliant. Revise the notes and provide listings as required. The dormer vent shown does not show NFVA areas nor mesh size, please provided documentation and revise calculations as required, review to follow. As shown on the SCC website “Ventilation openings for enclosed attics, enclosed eave soffit spaces, enclosed rafter spaces formed where ceilings are applied directly to the underside of roof rafters, and underfloor ventilation openings shall be fully covered with Wildland Flame and Ember Resistant (WUI) vents approved and listed by the California State Fire Marshal, or WUI vents listed to ASTM E2886. An exception allows vent 1/8" openings on top of sloped roofs that are corrosion-resistant, noncombustible wire mesh or equivalent.” Attic Vents: This item remains not addressed. The response references sheets 4B which does not address the comment. Please address, review to follow.Previous comment: This item was not addressed will be reviewed once the above is provided and revised. Also sheet 8 notes eave vents as 24x24 at 8 feet oc per C/4B, which do not correlate nor demonstrate code compliance. Show attic ventilation for code compliance for net free area. Show specific venting lengths, sizes, locations as needed for code compliance and include vent cut sheets in the supplemental documents or incorporate them onto the plan sheets. Show compliance with for eave and ridge vent ratio requirements at CRC R806.2(2). Foundation Vents (house and decks): This item remains not addressed, please address. Rreview to follow. Sheet 5 shows 24 vents while sheet 4 shows a need for 32 vents. Sheet 4 shows incorrect calculations and sheet 4B lacks the vent net free areas to validate Net Free Area (the area excluding the mesh/frame) for which areas must be based. The calculations incorrectly show both 20 vents and 32 vents as required in the same line. They also incorrectly show an 8x14 as being 112 square inches. Calculations/elevations note 4x14 vents with 56 sqin area, however this is the overall size not the net free area of the product of that size shown on 4B. Please provide the product cut sheet for 4x14 model VFS414FF showing the net free area and revise calculations. Per the manufacturer’swebsite, that vent model has a 24sqin NFVA which based on the calcs shown would require 75 vents. Which does not seem possible on this project so a different model may be needed. Please provide the OSFM approval in the SUP file. Please address. 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 Certified Plans Examiner - Architect \| Tel: 831-454-3249

Building Review

Review No:1

B-212454_2021-07-30_1st Review by MRS

Building Review Comments

Other agencies: Please review the comments by other agencies for aspects are not repeated below. It is expected that all documents will reflect related revisions. Review to follow.
Fire Sprinklers: The cover sheet shows “non-sprinkered” which seems be the existing condition, please also show if fire sprinklers are “proposed” or “not proposed.” Fire department comments state that fire sprinklers are required which would indicate they need to be “proposed”.
Geotechnical: Environmental Planning indicates a report is required. Please include a stamped/signed geotechnical report in the SUP file. On the cover sheet identify the report, author, preparation date, addendum(s), and a statement that all construction must comply with the recommendations of the report(s).
Geotechnical: The plans, details and engineering must show compliance with the report recommendations. Please include a Consultant Plan Review Form-PLG300 completed by the geotechnical engineer confirming documents are in general conformance with the recommendations of the soils report. Current forms available at http://www.sccoplanning.com/PlanningHome/HandoutsForms.aspx.
Structural: Please revise plans and calculations to reference the geotechnical report and to demonstrate compliance with design criteria and recommendations. Review to follow.
Structural: Please revise the calculations for ASCE 7-16 and NDS 2018, instead of the ASCE 7-10 (documented on various pages). The first page shows reference to “CBC Table 16-C”, please clarify intent as Table 16-C is unknown. It appears the calculations may be based on the 2010 CBC but should be based 2019 CBC. Clarify and coordinate the correct SDC as the calculations and sheet S-6 show different requirements. The geotechnical report should indicate SDC criteria. Review to follow.
Structural: The first page of the calculations is approximately 24x32 inches, please revise to be letter size. Provide a cover sheet showing the total number of pages and an index for the key sections such as foundation, lateral, key plans, etc. Place a page number on every page as there is no way to ascertain if all pages are included or the page order. Review to follow.
Structural Calculations: The existing foundation appears to impose a surcharge on the proposed lower floor foundation between the existing structure and the proposed addition. Please show structural design for this in the calculations and provide a reference to the key plan. A free body diagram showing the applied loads would be helpful and include seismic loading using the criteria in the geotechnical report.
Balconies and decks: The deck/balcony shall be designed with 1.5 times the live load. Please revise the calculations and plans as necessary. The minimum uniform live load for balconies and decks is 1.5 times the live load for the area served. Not required to exceed 100 psf. CBC Table 1607.1
Guard Details: Detail 5/S4 and 15/S4 both require engineering for the post connections based on the joist framing, anchors, etc. All details shown on sheet 10 for guards and stairs conflict with structural detail/specifications shown on S4. It seems best to cross reference all structural aspects. Please address.
Handrails: Show location, grip size, spacing, height, and details for all stairs with 4 or more risers. CRC R311.7.8
Handrails: The handrail details shown on sheet 10 indicate fastening to walls that are not proposed. Include connection of guards and handrails to the support framing such that a minimum 200 lb force applied to the top of the guardrail will be resisted. CRC R301.5, CBC 2407.1.1, 1607.8.1.1
Moisture barrier: Please include manufacturer’s installation instructions deck/balcony moisture barrier system. The system shall be listed and approved for the intended use. CBC 107.2.7, CRC R106.1.5, R109.1.5.3
Deck Flashing: Show complete flashing details for deck to house with free drainage. There are many sources showing standard deck flashing details that may be useful. Some sources include the building code, the American Wood Council, and the Building Science website. The flashing details should include conditions of decking parallel and perpendicular to walls. The building codes require flashing at all intersections of decks to wall ledgers. Revise the details to show the installation of flashing and clarify the type of metal. CRC Table R507.2, CBC 1405.4
Balconies and decks: Ventilation is required in enclosed framing for balconies/decks. Please provide ventilation details such that the net free cross ventilation area is not less than 1/150 of the enclosed area (joist bay). CBC 2304.12.2.6
Foundation Vents: Sheet 1A show 6x16 whereas sheet 5 shows 4x14. These vents may indicate the rear stairs is enclosed, and if so, must become water proof. The vents are show sloped any may not fit between framing. Please show on plans the underfloor venting net free calculations, the number of vents required for a specified product, the vent locations on exterior elevations, and include vent cut sheets in the supplemental documents or incorporate them onto the plan sheets. At least one underfloor vent is required within 3 feet of building corners. Coordinate all locations with structural shear wall requirements. CRC R408
Rear Deck: Please clarify stairway construction details on the exterior elevations and sections as it is unclear if areas are enclosed or fully open.
Entry Deck: Show compete venting and underfloor access to this waterproof deck. Detail 15/S4 indicates a potential stairway requiring complete details and if of concrete and within 2 inches of wood, the framing, siding, etc. must be decay resistant. CRC R317
Underfloor Access: The plans show a single existing/proposed access that needs to be shown the exterior elevations and sized. Also, there are portions of the underfloor area missing any access point, please added. Coordinate and show the size and location of all underfloor access points on the architectural and structural plans. Structural plans must show framing requirements. CRC R408.4
Structural: Detail 18/S4 refers to the foundation plans for plan size, but there does not seem to be a dimension there and the footings need to be engineered. The foundation plans show many “C-1” markers in boxes, please clarify what these indicate on the plans.
Foundation Drainage: Coordinate both architectural and structural sections, details, and specification for foundation drainage. Specify complete waterproofing and/or dampproofing. Clarify compliance for drainage extension beyond footing, base elevations, and drain pipe placement and discharge. Coordinate with existing and proposed slopes. CBC 1805.2, 1805.4.2, 1805.4.3, CRC R405.1, R406.1
Elevations/Grades: The sections, elevations, and site plan, show that the existing topography and slopes are being maintained, and that the existing slopes become level at the lowest side of the addition (slopes do not level there). Based on the topography and finish floor shown on the plans, there is a not enough change of elevation to produce the approximate 11 foot elevation difference between the Finish Floor (197.4’) and lower grade (190.0’) shown. Please provide complete grading plans and show spot elevation heights at all existing and proposed building perimeters. Show all finish floor and grade elevation heights on the vertical dimensions of the building sections and exterior elevations. Clarify deck elevations heights and slopes as appropriate. Other agencies have recommend using a civil engineer. Review to follow.
Landings: Please show landings beyond the bottom of stairs and at all exterior doors at all levels and provide complete details. For residential projects, the landings must be at least 3 feet deep and the full width of all steps. Stairways must have a “floor or landing” at the top and bottom, and outdoor conditions must be sloped so water does not accumulate. Exterior stairway walking and landing surfaces are to be sloped 1:48 (2%) maximum for drainage. The code commentary states “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.”
Civil Engineer or Surveyor: Sheet “S” is a survey sheet and must be stamped and signed by the licensed surveyor. A professional land surveyor or a legally authorized civil engineer must sign and seal all maps, plats, reports, and descriptions that are prepared under his or her responsible charge. (B&P Code §§ 8761, 8761.1; 16 CCR § 411)
Sanitary Drainage: The survey sheet “S” and site plan sheet 2, seem to show contradictory locations of the sewer line. Please clarify all existing and proposed conditions.
Codes, Sheets 1 and 1A: The information is incomplete, please show: 2019 California Residential Code, 2019 California Building Code, 2019 California Fire Code, 2019 California Plumbing Code, 2019 California Mechanical Code, 2019 California Electric Code, 2019 California Green Building Standards, 2019 California Energy Standards, and the Santa Cruz County Code Amendments.
SRA: Show "SRA = MODERATE, WUI COMPLIANCE REQUIRED.” Show complete WUI code compliance for all aspects of the proposed work on the plans including: glazing, skylights, windows, doors, garage doors, decking, exterior finishes, covered outdoor areas, vents, gutter debris guards, etc. Specify products and submit OSFM approval documents or incorporate the OSFM approval documents onto the plan sheets. WUI compliance information can be found at CRC R337 and OSFM approval documents can be found at https://osfm.fire.ca.gov/divisions/fire-engineering-and-investigations/building-materials-listing/bml-search-building-materials-listing/.
Roof Plan: Show roofing class and details for ridge, rake, and eave. Gutters are required by the plumbing code, show all locations, WUI compliance, and downspout locations. Revise the roof plan to show the correct geometry as the existing rear gable does not meet the new ridge as shown, see South exterior elevation for correct geometry.
Exterior Elevations: Please revise the East and West elevations as no other plans show walls extending to the edge of the second floor extension. Otherwise revise all other plans and revise the South elevation for the extended walls.
Attic Vents: Show attic ventilation for code compliance for net free area. Show specific venting lengths, sizes, locations as needed for code compliance and include vent cut sheets in the supplemental documents or incorporate them onto the plan sheets. Show compliance with for eave and ridge vent ratio requirements at CRC R806.2(2).
Attic Access: Show attic size and location for each separated attic area on architectural and structural framing plans. 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
Insulation, Roof: Show thermal insulation in sections and details. Clarify in the drawn details how the required insulation R-value will be provided over the top plates and also provide at least 1 inch air gap clearances. Generally, this requires a raised heel truss which will need to be specified on the architectural and structural plans.
Thermal Insulation: Show thermal insulation in sections and details and note all required R-values.
Unconditioned Lower Floor: The lower floor is designated as “unconditioned subfloor area” which appears to be basement by code definition. This area is shown to have foundation vents on the exterior elevations and the venting must be tabulated for this area alone as per structural details is not connected with other areas. The same area is indicated as condition floor area bonus room on the energy forms. Coordinate all documents. Show all interior finishes. Provide an electrical plan for the lower floor meeting non-habitable space. This requires at least 1 interior light on a VS and GFCI outlet, and exterior light at the access door.
Areas: Correct all areas shown on plans and energy forms as needed. Existing floor area = 976sf. Upper addition area = 539sf. Total condition floor area = 1515sf. New unconditioned = 407sf.
Energy Forms: The energy forms in the SUP files as they are not required, they are only required on the plans.
Plumbing Fixtures: The existing plans show a washer/dryer but nothing in the proposed. Show a washer connection. Each dwelling unit requires a clothes washer connection, kitchen sink, lavatory, and water closet. CPC Table 422.1 R3
HERS: Show on the cover sheet that HERS testing is required and list the tests.
Duct Sizing, Alterations: Provide duct sizing or show duct sizing as deferred on the cover sheet, or add the following note to the cover sheet: “Duct system sizing is required on an altered duct system when 75% or more of the duct system is replaced. Duct systems are sized according to ANSI/ACCA 1 Manual D-2014, ASHRAE handbooks or other equivalent design software or methods. CGBC 4.507.2”
Plumbing Location: Plans indicate that the gas meter is to be relocated. Show location meeting 2020-2021 PG&E green book, the gas meter must also be at least 3 feet from the edge of a door, vent, downspout, electric meter and the Tee must be 30/12 inches from corners. CPC 307.1
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
Gas Schematic & Notes: This may be listed on the cover sheet as a deferred submittal. Please show a gas line schematic that indicates BTU values of all gas appliances (water heaters, ranges, FAU’s, fireplaces, dryers, BBQ, etc.), the developed length from the meter and/or regulator to each appliance outlet, the pipe sizes, and the proposed gas pipe material. Mandatory measures of the California Energy Code require that the gas line for new residences be sized for a demand of 200,000 BTU’s. CEnC 150.0(n)D, CPC 1215.0 and Table 1215.2(1) or 1215.2(27) for propane
Water Heater: Energy forms show a new on demand water heater. Show gas connection and electrical GFCI receptacle to be at an accessible location. Specify product, submit manufactures installation requirements, show listed manufacturer's clearances, access, and installation requirements. Show and method of providing the required combustion air, expansion tank, seismic strapping, vent route to exterior, and T&P relief to exterior. CPC 506, 507.2, 509, 509.6, 608.5
Isolation Valves: Instantaneous water heaters with an input rating greater than 6.8kBTU/hr (2 kW) shall have isolation values on both the cold water supply and the hot water pipe leaving the water heater, and hose bibbs or other fittings on each valve for flushing the water heater when the valves are closed. CEnC110.3(c)7
Insulation: Note on the plans that for all remodels, insulation meeting the mandatory feature requirements in the California Energy Code shall be installed at ceilings, walls, floors and water pipes, when these areas are exposed during remodeling. SCC Code 12.10.250
Sheet 11: Tamper resistant is code reference section is 406.12 not 406.11.
Sheet 11: The CRC 303.3.1 reference is unrelated to the associated text.
Smoke/Carbon Monoxide Alarms: Show smoke and Carbon Monoxide alarms where required. Smoke alarms are required in each sleeping room. Smoke and CO alarms are required outside each separate sleeping area in the immediate vicinity of the bedrooms, and on every level of a dwelling unit including basements and habitable attics. Where a fuel-burning appliance is located within a bedroom or its attached bathroom, a carbon monoxide alarm shall be installed within the bedroom. CRC R314, R315
Exterior Stairway, Lighting: Exterior stairways shall be provided with an artificial light source located at the top landing of the stairway. Show lighting and controls. CRC R311.7.9, 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
Basements, Garages, & Accessory Buildings: At least one receptacle outlet shall be installed in the following locations in addition to receptacles required for specific equipment. 1) Garages: Attached garages with electric power. The branch circuit shall not supply outlets outside of the garage. At least one receptacle outlet shall be installed for each car space. 2) Accessory buildings with electric power. 3) Basements in each separate unfinished portion of a basement. CEC 210.52(G)
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.
GFCI: Show GFCI protection required by CEC in a readily accessible location at: bathrooms 210.8(1); garages & accessory buildings 210.8(2); outdoors 210.8(3); crawl spaces 210.8(4); unfinished basements 210.8(5), kitchen counters 210.8(6); sinks (within 6 feet) 210.8(7); bathtubs or showers (within 6 feet); 210.8(9); laundry areas 210.8(10); and dishwashers CEC 210.8(D). Being dedicated to appliances does not exempt requirement.
AFCI: Please show on the plans, all outlets and devices (e.g. lighting controls) requiring AFCI protection. Arc-fault circuit-interrupter protection must be provided in accordance with CEC 210.12(A), (B) and (C). AFCI devices must be installed in readily accessible locations. (A) Where Required. All 15A or 20A, 120V branch circuits in dwelling units supplying outlets or devices in kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, laundry areas, or similar rooms or areas. Cabinetry or being dedicated to appliances does not exempt requirement.
Luminaire Efficacy: Please note on plans “All installed luminaire shall be high efficacy in accordance with Table 150.0-A of the California Energy Code.” Show Table 150.0-A on the plans (can be sourced from up.codes or similar). CEnC150.0(k)1A
Vacancy Sensor @ Bathrooms, Garages, Laundry, & Utility: Please show vacancy sensor controls by labeling switches or use specific symbols. In bathrooms, garages, laundry rooms, and utility rooms, at least one luminaire in each of these spaces shall be controlled by a vacancy sensor. CEnC 150.0(k)2J
Luminaire Control @ JA8 Luminaires: Show high efficacy luminaire types/controls and specify if JA8-2016 or 2019, or JA8-2016-E or 2019-E labeling is required. Dimmers or vacancy sensors shall control all luminaires required to have lighting sources compliant with Reference Joint Appendix JA8. CEnC 150.0(k)1G, 150.0(k)2K, Table 150.0-A. Exceptions are provided for closets smaller than 70 ft2 in floor area and light fixtures for hallways. Please show Table 150.0-A on the plans (http://energycodeace.com/content/reference-ace-2016-tool has the table to copy/paste). CEnC 150.0(k)2K
Screw Based Luminaries: Please note on plans “Screw based luminaries shall be high efficacy and controlled by dimmers or vacancy sensors. Installed lamps shall be marked with ‘JA8-2016 or 2019’ or ‘JA8-2016 or 2019-E’ as specified in Reference Joint Appendix JA8.” CEnC150.0(k)1G&H, 150.0(k)2K
Recessed Downlight Luminaires in Ceilings: Please note on plans “Recessed downlight luminaires in ceilings must be installed per CEnC150.0(k)1C, be listed IC rated, labeled for air leakage less than 2.0 CFM, be sealed with a gasket or caulk to the ceiling, have accessible ballasts/drivers if hardwired, not contain a screw base sockets, comply with JA8, and marked JA8-E as specified in Reference Appendix JA8.” CEnC 150.0(k)1C
Residential Exterior Lighting: All luminaires shall be high efficacy, controlled by a manual ON and OFF switch that does not override to ON and controlled by a photocell and motion sensor, or other methods allowed by CEnC 150.0(k)3.
Sheet 1A: Please completely remove all notes related any structural aspect including concrete psi, fastening, anchors, or otherwise. The engineer would need to stamp and sign this sheet these notes remained. Most, if not every structural note, is incorrect, outdated, show wrong code cycles, conflict with structural notes/details, or would require engineer to employ. There are too many problems to list, please completely remove as engineering is provided making them of no use and the notes conflict with the engineering.
Sheet 1A: Plumbing note 5A species using “Lead Solder” which is against the law. California state law prohibits the use of any pipe, pipe or plumbing fitting or fixture, solder, or flux that is not “lead free”, as defined in statute, in the installation or repair of any public water system or any plumbing in a facility providing water for human consumption. (Health & Saf. Code, § 116875, subd.(a).) Since January 1, 2010, state law prohibits the introduction into commerce of any pipe, pipe or plumbing fitting, or fixture intended to convey or dispense water for human consumption that is not “lead free” as defined in statute. SB 1334
Sheet 1A: Plumbing note 10 is not in the SCC ordinance as implied. If a pump is intended then recirculation distribution systems serving individual dwelling unit, only demand recirculation systems with manual control pumps as specified in the Reference Appendix RA4.4 shall be used. CEnC 150.1(c)8 See Appendix RA4.4 for demand recirculation, manual control system requirements.
Sheet 1A: Mechanical note 5 should be 2 feet not 2 inches.
Sheet 1A: Electrical note 14 and 18 are redundant. Note 11 should include kitchens. Note 10 should state GFCI (not GFI).
Sheet 1A: Water Pipes (SFD): Please note on plans: “Install a minimum of 1.5 inch thick insulation on all hot water pipes, piping associated with recirculation systems, and cold water pipes for the first 5 feet from a storage tank. Pipes 2 inches and larger in diameter require a minimum of 2 inch thick insulation. Hot water pipes buried below grade must be installed in a water proof non-crushable casing or sleeve. Insulation outside conditioned space shall be protected.” CEnC 150.0 (j)2 & Table120.3-A, CPC 609.11

Please Respond: Have changes been made in addition to those resulting from the Building Review Comments? ___________ (Yes or No).

If yes, please briefly describe the additional changes and the location on the plans/documents:

___________________________________________________________________________________________________

Resubmittals: Please see the Permit Status webpage, ePlan User Guide, and ePlan Videos. Identify revisions with clouding.

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

Questions: Questions about the Building Review Comments can be emailed to: michael.sotero@santacruzcounty.us.

Michael Sotero | 831-454-3249

Review No:2

B-212454_2022-06-24_2nd Review by MRS

Responses must include an annotated copy of these comments and indicate the specific sheet/drawing numbers where revisions are located. Text can be copied from the Application Status webpage and pasted into a text editing program.

Comments relate to new information provided during resubmittal and/or iterations of previous items that remain incomplete. Incomplete items may have been parsed to identify incomplete aspects.

Please Respond: Have changes been made in addition to those resulting from the Building Review Comments? __________ (Yes or No). If yes, please briefly describe the additional changes and the location on the plans/documents:

__________________________________________________________________________________________________.

Building Review Comments

Fire Sprinklers: Response: “Its on pg1, non-sprinklered.” Please coordinate with the fire department and show fire sprinkler requirements on the cover sheet based on my emails and telephone conversation with Carol Wallace during this review. Carol sent an email stating: “If the unconditioned area could be used as storage then they would require sprinklers as well and be counted toward the total building area. If they are full height I would assume that they are going to be used as storage.” “I will update the requirements to include sprinklers.”
Sheet 1A: Item not addressed. Site note 1 should be 5% instead of 2%. CRC R401.3
Sheet 1A: Item not addressed. Site note 5 should be removed, a CF-6R is not a form utilized for current energy compliance.
Sheet 1A: Item not addressed. Energy note 6 insulation should have a minimum wall thickness of not less than the diameter of the pipe for a pipe up to 2 inches in diameter, and be not less than 1 inch or R-7.7. CEnC 150.0(j)2, CPC 609.11
Sheet 1A: Item not addressed. Structural items are by the engineering sheets, please remove them.
HERS: Please revise the HERS note added to the cover sheet to reference EN1, which shows the list. Revise the CF1R forms to include all HERS items for 2019 (including the kitchen hood noted on sheet 4). Review to follow.
Kitchen Hood: Newly installed kitchen range hoods require minimum ventilation per ASHRAE 62.2, Section 5 (CA Energy Code 150.(o)2B) and maximum sound rated per ASHRAE 62.2, Section 7.2 (CA Energy Code 150.0(o)1G) This corresponds to 100 CFM ventilation for most kitchen hoods (300 CFM for downdrafts) and a sound rating of 3 sones or less (fans with minimum low setting of 400 CFM are exempt from sound rating). The installed range hoods shall be listed in the HVI Certified Home Ventilation Products Directory and have been HVI-certified as meeting ASHRAE 62.2 ventilation and sound requirements. Verification shall be provided by a HERS Rater.
Energy, Sheet EN2: Documentation is for the 2016 codes, please provide documentation of 2019 codes. Review to follow.
Energy, Sheet EN1: The application date for this project is 4/1/21 requiring 2019 code compliance. The submitted CF1R calculation date of 1/24/19 is 2.2 years prior to the application date, is for 2016 code compliance, and uses EnergyPro 7.2. The Energy Soft company confirmed that version 7.2 was decertified prior to 2020 and is “clearly not valid.” Please provide documentation for 2019 code compliance, review to follow. https://www.energy.ca.gov/sites/default/files/2022-01/2022-01-03_2019_ResApproval-ExpirationDates_ADA.pdf
Room Label: The plans label the lower level as “subfloor area” and the energy forms label it as a “bonus room.” Please give this space a consistent room label that represents its intended use on all documentation. Please do not use the term “subfloor area” as it is misleading, CRC R408.1 describes “under-floor space” as the “space between the bottom of the floor joists and the earth” whereas an enclosed room is proposed.
Conditioned Areas: The area conflict was not addressed, and all documentation must be harmonized. As previously commented, the CF1R forms show a “conditioned” bonus room as part of the total conditioned area (pg1) and at the zone information (pg2), whereas all plans/sections show this room as “unconditioned,” and this conflict significantly affects the glazing area percentage and heating zones. A conditioned non-habitable area such as a garage would not be combined with the dwelling unit; it would need a separate heat source and separate calculations. If the lower level is conditioned, then it must be insulated, have a weather-stripped door, remove foundation vents, etc. The smoke/carbon alarm requirements vary depending on if it is conditioned or unconditioned. Please coordinate all documentation, review to follow.
Energy: The CF1R page 7 shows ducts in attic (vented and unvented), whereas elsewhere the forms only show attics as vented. The plans only show vented attics, please unify. The FAU is now shown at the new lower level addition and now seems to show an exhaust vent through the roof, however the energy forms show ducts in the attic, please clarify.
Energy: Forms break the attic into separate areas, of which some require a radiant barrier. On the plans show the areas required to have the radiant barrier, specify the product, show the installation details and provide a product cut sheet.
Energy: The forms show 676 sqft of existing altered roof as “cathedral” whereas the plans do not show this for altered roof areas; they only a portion of the new addition as vaulted. Please clarify.
Energy: The forms show 300 sqft of existing attic with R-13, however, the 2019 CEnC 150.0(a)1 shows R-19 as the minimum for altered roofs. Please clarify as SCC ordinance requires mandatory requirements to meet current codes when being altered, and the existing roof/ceiling framing is being altered. SCC Code 12.10.250
Energy: The CF1R form pg6 shows a minimum water heater EF as 95 whereas the unit shown on sheet 4 only has an EF of 82. Please address.
Insulation: Sheet 10 notes all walls 2x6 framing and R-19 insulation. The minimum insulation for 2x6 walls is U-0.071 or R-20, or greater depending on the energy modeling. Please revise. CEnC 150.0(c)2,6
Attic Access: The access location shown in the master closet does not have 30 inch access height and the orientation would not appear to accommodate the trusses (please clarify truss spacing on the roof framing plan). CRC R807.1 states “Where the access is located in a ceiling, minimum unobstructed headroom in the attic space shall be 30 inches (762 mm) at some point above the access measured vertically from the bottom of ceiling framing members.” Please relocate the access.
Attic Access: Response: “what?, pg4.” There is a location and size shown (see comment above). However as previously commented, please clarify the energy code requirements for attic access which states “Attic access doors shall have permanently attached insulation using adhesive or mechanical fasteners. The attic access shall be gasketed to prevent air leakage.” CEnC 150.0(a)2
Smoke/Carbon Monoxide Alarms: The response states “added basement” however, requirements vary depending on whether it is conditioned as temperatures in this area do fall below 40 degrees. “Smoke alarms and smoke detectors shall not be located within unfinished attics or garages or in other spaces where temperatures can fall below 40°F (4°C) or exceed 100°F (38°C).” CRC R314.3.3 [29.8.3.4(2)].
Lower Level Finishes: This item was not addressed, please show finishes as previously requested. As shown on the plans, the lower level room is a U occupancy and seems similar to a garage. A garage with habitable space above it requires 5/8” type X at the ceiling/floor assembly and 1/2" gypsum at the walls per CRC R302.6. Either show the prescriptive garage fire protection or provide complete details for a tested 1 hour rated floor, and supporting construction (walls) as is required to separate an R3 from a U occupancy per CBC 420.3 and CBC 711.
Geotechnical: The report was not approved by Environmental Planning. Please address, review to follow.
Geotechnical: This item was not addressed. Please include a Consultant Plan Review Form-PLG300 completed by the geotechnical engineer confirming documents are in general conformance with the recommendations of the soils report. Current forms available at http://www.sccoplanning.com/PlanningHome/HandoutsForms.aspx.
Special Inspections Form-PLG240: Applicable special inspections appear to include but are not limited to geotechnical and epoxy set holdowns. 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.
Structural Calculations: This item was not addressed. The foundation calculations second page (page numbers were not provided as requested) still show ASCE 7-10 and must be revised for ASCE 7-16.
Structural Calculations: This item was not addressed. The first page shows reference to “CBC Table 16-C” above the stamp, please clarify intent as Table 16-C is unknown. Or just remove it.
Structural Calculations: This item was not addressed. The first page was revised to show code “201” please revise to show 2019 instead.
Structural Calculations: This item was not addressed. The existing foundation appears to impose a surcharge on the proposed lower floor foundation between the existing structure and the proposed addition. Please show structural design for this in the calculations and provide a reference to the key plan. A free body diagram showing the applied loads would be helpful and include seismic loading using the criteria in the geotechnical report.
Structural: This item was not addressed and no explanation provided. Detail 18/S4 refers to the foundation plans for plan size, but there does not seem to be a dimension there and the footings need to be engineered. The foundation plans show many “C-1” markers in boxes, please clarify what these indicate on the plans.
Foundation Drainage: Response says “pg2” however, nothing on that page appears to address the comment. Page 10 now shows a detail that does not address the comment either, and as the soils report page 9 states the retaining wall must be waterproofed. As previously commented, “specify complete waterproofing.” This requires a product and a listing to provided and shown to meet the soils report.
Guard Details: This item was not addressed and requires both structural and architectural changes. Detail 15/S4 and 19/S4 both require engineering for the post connections based on the joist framing, anchors, etc. Detail 19/S4 show a 5 inch space between post bolts which does not seem to provide enough wood at the edges. All details shown on sheet 10 for guards and stairs conflict with structural detail/specifications shown on S4. Sections/elevations show post spacing that far exceed any details. The deck and stair are waterproof, yet details do not show this type of construction on structural or architectural. Please address.
Structural: The deck joists are cantilevered, please revise structural calculations to show this framing. The joists must slope, please clarify how this is achieved and coordinate with the waterproofing.
Moisture barrier: The plans were alter to note Tuf Deck and Deck-o-seal along with some notes. However this does accomplish what is needed as listings must be provided in the SUP file and manufactures details for each system are required to be on the plans, review to follow. Previous comment: Please include manufacturer’s installation instructions deck/balcony moisture barrier system. The system shall be listed and approved for the intended use. CRC R106.1.2 clearly states “Where balconies 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
Foundation Vents (house and decks): Sheet 4 shows incorrect calculations and sheet 4B lacks the vent net free areas. Calculations/elevations note 4x14 vents with 56 sqin area, however this is the overall size not the net free area of the product of that size shown on 4B. Please provide the product cut sheet for 4x14 model VFS414FF showing the net free area and revise calculations. Per the manufacturer’s website, that vent model has a 24sqin NFVA which based on the calcs shown would require 75 vents. Which does not seem possible on this project so a different model may be needed. Please provide the OSFM approval in the SUP file. Please address.
WUI: Sheet 4 shows “triple glazing” which is not a WUI requirement nor does WUI compliance appear to be represented by the sample window on sheet 4B. The glazing for WUI compliance simply needs to have 1 pane tempered for common windows. Please address. Glazing for WUI windows is shown at CRC 337.8.2.1.
WUI: Please provide the OSFM approval for the Boral siding in the SUP file. CRC R337.7
WUI: Please provide the OSFM approval for the decking and stair surfaces. CRC R337.9.3
WUI: Provide details of gutters (R337.5.4), eaves (R337.7.4), and any proposed exterior porch ceilings (R337.7.6) showing WUI compliance.
WUI: Provide details needed for barn door (garage door) at the lower level. CRC R337.8.4
WUI: Item E/4B is not legible. Please provide a report in the SUP file that can be reviewed. See comment below for requirements.
WUI: The sheet 4B vent information at the left of the page is outdated and is no longer a code compliant. Revise the notes and provide listings as required. The dormer vent shown does not show NFVA areas nor mesh size, please provided documentation and revise calculations as required, review to follow. As shown on the SCC website “Ventilation openings for enclosed attics, enclosed eave soffit spaces, enclosed rafter spaces formed where ceilings are applied directly to the underside of roof rafters, and underfloor ventilation openings shall be fully covered with Wildland Flame and Ember Resistant (WUI) vents approved and listed by the California State Fire Marshal, or WUI vents listed to ASTM E2886. An exception allows vent 1/8" openings on top of sloped roofs that are corrosion-resistant, noncombustible wire mesh or equivalent.”
Attic Vents: This item was not addressed will be reviewed once the above is provided and revised. Also sheet 8 notes eave vents as 24x24 at 8 feet oc per C/4B, which do not correlate nor demonstrate code compliance. Show attic ventilation for code compliance for net free area. Show specific venting lengths, sizes, locations as needed for code compliance and include vent cut sheets in the supplemental documents or incorporate them onto the plan sheets. Show compliance with for eave and ridge vent ratio requirements at CRC R806.2(2).
Roof Plan: Revise the roof plan to show the correct geometry for all architectural and structural plans, elevations, and sections as required. The existing roof plan has a small gable at the existing entry and the existing valley is not at the outer building corner where shown, it is at the existing entry/dining wall intersection. Given that all existing framing for this area is shown as unchanged, the plans are incorrect. Either revise the documentation based on the existing conditions or completely revise all plans, details, notes, engineering for a new roof geometry. Show existing and proposed roofs. Review to follow.
Roof Plan: Although this was not identified as a change, the roof and elevations were revised to remove the covered entry porch on the architectural, but all sheet notes, calculation on the plans, electrical plans, and the structural framing still show the covered porch. Harmonize all documentation.
Roof Plan: This item was not addressed as the response says to see downspouts. Show roofing class as B or better and provide drawn details for ridge, rake, and eave. The code states “The construction documents shall provide details of the exterior wall envelope as required, including flashing, intersections with dissimilar materials, corners, end details, control joints, intersections at roof, eaves or parapets, means of drainage, water-resistive membrane and details around openings.” CRC R703, R703.4, CBC 107.2.4
Elevations/Grades: This item was not addressed. The survey (which is assume correct) shows the finish floor at 197.4 whereas the architectural sheets 2 and 4 show it at 197.0. This is nearly a 5 inch difference. The response is not legible but appears to say the lower level ceiling is 8 feet whereas sections/elevations clearly show it at 9 feet. Please harmonize documents and address the previous comment: The sections, elevations, and site plan, show that the existing topography and slopes are being maintained, and that the existing slopes become level at the lowest side of the addition (slopes do not level there). Based on the topography and finish floor shown on the plans, there is a not enough change of elevation to produce the approximate 11 foot elevation difference (shown on sections/elevations) and the Finish Floor (197.4’) and lower grade (190.0’) shown (on plans which is only 7.4’). Please provide complete grading plans and show spot elevation heights at all existing and proposed building perimeters. Show all finish floor and grade elevation heights on the vertical dimensions of the building sections and exterior elevations. Clarify deck elevations heights and slopes as appropriate. Other agencies have recommend using a civil engineer. Review to follow.

Resubmittals: Please see the Permit Status webpage, ePlan User Guide, and ePlan Videos. Identify revisions with clouding.

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

Questions: Questions about the Building Review Comments can be emailed to: michael.sotero@santacruzcounty.us.

Michael Sotero | 831-454-3249

Review No:3

B-212454_2023-05-30_3rd 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

Note: The 2019 Energy forms were not provided until this review cycle. Below comments are from the previous reviews and may have been parsed into separate comments due to not being addressed.

Fire Sprinklers: Please resolve fire sprinkler issues with the fire department prior to resubmittal. The structural plans still show a covered outdoor entry framing. The new addition at the master and bedroom 3 area exceeds 500 sf, and the new habitable entry addition increases that further. Sheet 1 note states the existing house is 1021sf, however, the conditioned area is less, so please clarify what the 1021sf represents. See related comments for conditioned floor area.
Elevations/Grades: The response states elevations are correct and did not address the comment. The survey (which is assumed correct) shows the finish floor at 197.4 whereas the architectural sheets 2 and 4 show it at 197.0. This is nearly a 5 inch difference. At section A sheet 10 a 6’-6” dimension was added at the left from grade to some undefined point, please clarify what this is showing. Harmonize the elevation heights shown on plans and elevations with the survey. Review to follow.
Geotechnical: At the time of this review, the report is not approved by Environmental Planning and the report is missing from the SUP file. Due to the missing report, this submittal is incomplete. At every submittalall documents must be included and be ready for stamping as partial submittals are not allowed. A stamped and signed report must be included. See ePlan User Guide (and all other ePlan sources). Review to follow.
Geotechnical: The report has yet to be accepted by EP. The PLG300 forms must identify the dates for the sheets under review. These sheet dates vary and were not captured in the current PLG300. Please address. Review to follow.
Special Inspections Form-PLG240: As previously stated the special inspections form should include geotechnical if required (which can be provided by the report author if shown on the form). Please address.
HERS: Clearly state on the plans if the kitchen is to be altered or if the kitchen is not in the scope of work. If shown as not in scope, then a construction change document permit will be required if altered in any manner. A kitchen hood was not shown on the energy forms and the CFM note shown on sheet 4 is not code compliant if altered. Outlets are shown on the electrical plan seemingly indicating that the kitchen is being altered but are not properly labeled as AFCI/GFCI. Please clearly document the scope of work on the plans and show code compliant outlets and kitchen venting if the kitchen is being altered. Review to follow.
Conditioned Floor Areas: The plans still show conflicts for conditioned floor area (CFA) for existing and proposed areas. Per the assessor’s information shown in our internal software system, the existing floor area is 967sf. The existing floor plan shows slightly more CFA at 976sf. Assuming the existing/proposed floor plans correctly reflect actual area, then the new additional CFA is 503 (master + bedroom 3 expansion) + 36 (entry) = 539sf (total additional to CFA). Per the proposed floor plans, areas are 976 (existing)+539 (addition)=1515 (total CFA). Please revise energy forms and any other data such as the cover sheet areas to accurately reflect the existing CFA, the additional CFA, and the total CFA. Review to follow.
Energy: The energy forms model new exterior walls with 2x6 framing and R21 insulation. The structural sheets do not seem to specify the exterior wall framing, please show all new exterior walls to be 2x6 exterior wall framing on thestructural sheets and/or explain where this is shown.
Average Ceiling: Energy form page 2 shows the addition with an 8 foot average height, however, that master area is vaulted area. Please revise to reflect the proposed average ceiling on the forms.
Mechanical: The mechanical system formerly shown at the lower level was removed. The energy forms states less than 40 feet new ducting, however, an entirely new FAU (AFUE-95 and 0.45 Fan watt) requiring HERS needs to be identified on the forms. And it seems that entirely new ducting is required as indicated on the cover sheet. The FAU can be added to the deferred items on the cover sheet along with the duct sizing if desired. However, the plans must show FAU location, access, all power, venting, gas, etc. Review to follow.
Energy: Forms page 4 shows cathedral roof at the existing area, whereas the sections show standard ceiling joists and sheet 8 shows roof venting. Structural shows existing 2x4 rafters at the existing area which would not seem to allow for vented cathedral system in any case, nor does the venting shown on the roof plan accommodate such. On sheet S3 please show the ceiling joist as only rafters seem to be shown. Please harmonize all documentation for a standard attic at the existing. Review to follow.
Attic Access: This remains not addressed. Please address review to follow.Previous Comment: Show on the plans “Attic access doors shall have permanently attached insulation using adhesive or mechanical fasteners. The attic access shall be gasketed to prevent air leakage.” CEnC 150.0(a)2
Attic Access: The attic access location was relocated to a different space, revise structural sheet S3 to match.
Structural: A digital signature is obscuring information required by state law related to the engineer’s stamping. Please revise all sheets.
Structural: The structural plan sheets are not drawn to scale, and all plans are required to be drawn to scale per SCC submittal requirements. Please revise plans on sheets S1, S2, and S3 to be the 1/4”=1’-0” as labeled on those sheets. Review to follow.
Structural: Sheet S6 shows table 2304.9.1 which is from the 2013 or older code cycle. The correct 2019 table is 2304.10.1 and has been significantly revised and expanded during the code cycles since 2013 so it is not possible to simply change the labeling, the content must be revised and expanded. Please replace the entire table with the correct table, and revise all outdated information throughout this sheet as required for current codes. Review to follow.
Structural: Sheet S6 shows 2500 psi concrete. Please specify a minimum of 3000 psi concrete for concrete foundation walls and minimum 60 ksi reinforcing steel in concrete foundation walls unless structural calculations for lower strengths are submitted as an alternate to the CRC. [CRC R404.1.3.3.1 and R404.1.3.3.7, CBC 1904]
Structural: This item remains not addressed. Calculations page 17 show L/2 as a criteria, either provide the engineering for the cantilever or the code section showing a deck joist L/2 allowance.Previous comment: The deck joists are cantilevered, please revise structural calculations to show this framing. The joists must slope, please clarify how this is achieved and coordinate with the waterproofing.
Structural: Sheet S2 please revise to show the floor framing at bedroom 3 east side as it is missing. Specify the beam shown and clarify how it connects proposed/existing in this area.
Structural: Sheet S1 and S2, revise the south wall framing to correlate to the proposed opening shown at the crawl space. The design has been greatly reduced and the header shown must correlate to size of the new opening.
Structural: The calculations page 12 show 2x6 at 16 spanning 9 feet whereas the plan diagram and framing plans show 2x4 and a greater span. Clarify all rafter and ceiling framing at existing areas on the plans. Please clarify.
Structural/Architectural: Sheet S3 please revise the entry roof framing as structural shows a covered entry area that has been removed from the design seemingly to avoid the fire sprinkler requirement. Sheet 11 still shows the structural post for the former covered entry, please remove this post.
Structural: Sheet S3 roof ridge and valleys are still shown incorrectly for the dining/living/kitchen/entry areas. And the west wall and entry walls will need to be increased in height to accommodate the proposed design. Revise to clearly show all wall, ceiling, and roof framing and details. The plans do not match the existing roof geometry and must be revised to correctly represent existing/proposed conditions. Review to follow. See related 2 Roof comments below.
Roof: This remains not addressed. The response states the documents are correct, however, if you examine photos/images of the building available online, the inconsistencies should be apparent. Please provide the existing roof plan and exterior elevations on sheet 3 as they are required by SCC submittal requirements. When doing so you’ll note that the existing West elevation will demonstrate the inconsistencies with the proposed West elevation. See related comment below. Review to follow.
Roof: Continued from above. The roof plan shows a rake at the entry that is not on the elevations and the bedroom 2 roof to main building wall/roof is not shown correctly at the West elevation, etc. The North/South and the East/West existing ridges do not meet as shown as the valley location and kitchen ridge is incorrectly shown on the plans. Photos from online images can be emailed if requested as they clearly demonstrate these discrepancies. Review to follow.Previous comment: Revise the roof plan to show the correct geometry for all architectural and structural plans, elevations, and sections as required. The existing roof plan has a small gable at the existing entry and the existing valley is not at the outer building corner where shown, it is at the existing entry/dining wall intersection. Given that all existing framing for this area is shown as unchanged, the plans are incorrect. Either revise the documentation based on the existing conditions or completely revise all plans, details, notes, engineering for a new roof geometry. Show existing and proposed roofs. Review to follow.
Roof Plan: This item was not addressed. Please address review to follow.Previous Comment: Please provide drawn details for ridge, rake, and eave. Show WUI compliance as the notes are unclear. The code states “The construction documents shall provide details of the exterior wall envelope as required, including flashing, intersections with dissimilar materials, corners, end details, control joints, intersections at roof, eaves or parapets, means of drainage, water-resistive membrane and details around openings.” CRC R703, R703.4, CBC 107.2.4
Guard Details: This item remains not addressed. Provide engineering calculations for the guard posts. Detail 15/S4 and 19/S4 both require engineering for the post connections based on the joist framing, anchors, etc.
Guard Details: This item remains not addressed. Detail 19/S4 show a 5 inch space between post bolts which does not seem to provide enough wood at the edges given the joist size.
Guard Details: This item remains not addressed. Sheet 10 deck is for redwood which is not proposed, please remove as structural seems to cover this detail. The deck and stair are waterproof, yet details do not show this type of construction on structural or architectural. Please address.
Structural/Architectural: The floor sheathing at all exterior decks is different on section notes and structural plans. This would require different fastening to be specified at a minimum. However, the floor sheathing must also meet the minimum requirements of the waterproofing system manufacturer. Please harmonize all documentation, review to follow.
Moisture barrier: The waterproofing system was changed to ALX Pro, however, sheet 4 still specifies TufDek and TufDek system information, please revise for what is proposed. The ALX Pro cut sheets appear to be outdated and seem to reference an ESR listing that no longer exists. A valid listing must be submitted, not simply a cut sheet reference to a listing (which in this case seems invalid). Details were not provided, and as each review cycle has stated, the plans must contain installation details for the decks, stairs, edges, deck to wall, etc. as it is required by code. The listing (by ICC or otherwise) must be included in the submittal. Any system must be Class A rated to meet WUI compliance and the listing must show that. Please fully address all aspects of previous submittal comments as they are not being repeated, review to follow.
WUI: This item remains not addressed. While some type of online printout was provided in the SUP file, this is not an OSFM approval. Please provide the approval for the specific installation(s). OSFM approvals can be obtained online here:https://calfire.govmotus.org/BMLSearch/Index Review to follow.Previous comment: Please provide the OSFM approval for the Boral siding in the SUP file. CRC R337.7
WUI: This item remains not addressed. The comments reference sheet 4, but neither the required WUI information not the drawn installation details were provided per the comment. Please fully address, review to follow.Previous comment: Provide details of gutters (R337.5.4), eaves (R337.7.4), and any proposed exterior porch ceilings (R337.7.6) showing WUI compliance.
WUI: This item remains not addressed. The comment states the barn door was removed. However, the door changed to an access door that still must be shown meet similar installation details as the former barn door. Please address, review to follow.Previous comment: Provide details needed for barn door (garage door) at the lower level. CRC R337.8.4
WUI: This item remains not addressed. The response states see SUP file, but the information on the sheet is still not legible and must be revised and the information in the SUP does note provide the needed WUI compliance documentation. Please address, review to follow. Previous comment: Item E/4B is not legible. Please provide a report in the SUP file that can be reviewed. See comment below for requirements.
WUI: This item remains not addressed. The response references sheets 4B and 8, neither of which seem to address the comment. Please address, review to follow.Previous comment: The sheet 4B vent information at the left of the page is outdated and is no longer a code compliant. Revise the notes and provide listings as required. The dormer vent shown does not show NFVA areas nor mesh size, please provided documentation and revise calculations as required, review to follow. As shown on the SCC website “Ventilation openings for enclosed attics, enclosed eave soffit spaces, enclosed rafter spaces formed where ceilings are applied directly to the underside of roof rafters, and underfloor ventilation openings shall be fully covered with Wildland Flame and Ember Resistant (WUI) vents approved and listed by the California State Fire Marshal, or WUI vents listed to ASTM E2886. An exception allows vent 1/8" openings on top of sloped roofs that are corrosion-resistant, noncombustible wire mesh or equivalent.”
Attic Vents: This item remains not addressed. The response references sheets 4B which does not address the comment. Please address, review to follow.Previous comment: This item was not addressed will be reviewed once the above is provided and revised. Also sheet 8 notes eave vents as 24x24 at 8 feet oc per C/4B, which do not correlate nor demonstrate code compliance. Show attic ventilation for code compliance for net free area. Show specific venting lengths, sizes, locations as needed for code compliance and include vent cut sheets in the supplemental documents or incorporate them onto the plan sheets. Show compliance with for eave and ridge vent ratio requirements at CRC R806.2(2).
Foundation Vents (house and decks): This item remains not addressed, please address. Rreview to follow. Sheet 5 shows 24 vents while sheet 4 shows a need for 32 vents. Sheet 4 shows incorrect calculations and sheet 4B lacks the vent net free areas to validate Net Free Area (the area excluding the mesh/frame) for which areas must be based. The calculations incorrectly show both 20 vents and 32 vents as required in the same line. They also incorrectly show an 8x14 as being 112 square inches. Calculations/elevations note 4x14 vents with 56 sqin area, however this is the overall size not the net free area of the product of that size shown on 4B. Please provide the product cut sheet for 4x14 model VFS414FF showing the net free area and revise calculations. Per the manufacturer’swebsite, that vent model has a 24sqin NFVA which based on the calcs shown would require 75 vents. Which does not seem possible on this project so a different model may be needed. Please provide the OSFM approval in the SUP file. Please address.

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