Building Review
Review No:1

B-226701 First Review 02/03/23 by LPB


General:


1. On Cover Sheet, indicate specific year of applicable codes. The following codes that apply: 2019 California Building Code, 2019 California Fire Code, 2019 California Plumbing Code, 2019 California Mechanical Code, 2019 California Electric Code, 2019 California Energy Standards, 2019 California Green Building Code, 2019 California Residential Code and Santa Cruz County Amendments.


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


3. California Energy Compliance:  The CF1R forms have requirements for HERS field verification.  Please note that HERS certification is required on the cover sheet of the drawings (for IAQ and Kitchen Range Hood). 


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



Architectural/ Structural:


5. Projections (overhangs) beyond the exterior wall between 2’-0” and <5’-0” from the property line or assumed property line/fire separation distance require 1-hour fire rated construction on the underside per CRC Table R302.2(1) for unsprinklered buildings. Please provide a fire rated detail showing specifically how this will be accomplished, or clearly indicate on eave detail that solid fireblocking is being used for this requirement per CRC Table R302.2(1), footnote “a”. If fireblocking is used to comply, clearly label and note on plans that no eave venting is allowed along this wall.


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


7. If the loft area is an attic space, provide the following note on the cover sheet: "Conditioned space; sheetrock; electrical outlets other than those required for an HVAC system or water heater; and plumbing fixtures are prohibited within attics by County of Santa Cruz Zoning Ordinance."13.10.700-A (May 3, 2010 Interpretation) Remove the noncompliant features (electrical receptacles, sheetrock, etc.)
Also, if insulation is installed beneath the roof rafters, then it must also be installed in the floor or ceiling area between the attic and the story below.” Please clearly show insulation at floor level. Also, clearly indicate on Sections that sheetrock is not to be installed except where required for fire separation.


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


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


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


11. Please indicate that showers and walls above bathtubs with shower heads shall be finished with a nonabsorbent surface to a height not less than 6 feet above the floor. [§ R307.2 CRC]


12. Show required rafter space ventilation. Show how cross ventilation is being provided at each rafter space (vents are only shown in some rafter spaces). Cross ventilation must be provided for each rafter bay and 1” clearance is required above. Clearly indicate how required R-30 insulation fits in proposed 2x8 rafter space with required clearance.  Or, specify an assembly that does not require venting and show compliance with CRC R806.5, “Unvented attic and unvented enclosed rafter assemblies.”


13. If using an unvented assembly, specify product (cut sheet, including ICC, UL or other recognized listing approval number) which qualifies for an assembly that does not require venting and show provisions for compliance with CRC R806.5, “Unvented attic and unvented enclosed rafter assemblies.”  Call out required thickness of product to meet Energy Compliance requirements and which fits in available space.


14. For proposed composition roofing, clearly specify waterproofing, flashing, and method of attachment appropriate to the material being used. Please specify application per manufacturer’s recommendations. (CRC R905.2.2 & R905.3.3)


15. Wood sole plates at all bearing walls shall be anchored to the foundation with minimum 1/2-inch anchor bolts spaced a maximum of 6ft on center with 0.229”x3”x3” washers.  (CRC R403.1.6.1 and R602.11.1) Please call out on applicable Foundation Details.


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


Mechanical/ Electrical/ Plumbing:


17. All receptacles serving kitchen countertops shall be GFCI protected per CEC 210.8(A)(6) and arc-fault circuit-interrupter protected per CEC 210.52(C)(1)&(2).  Please show combination GFCI/AFCI receptacles for all kitchen receptacles, including at island.


18. Receptacle outlets in Laundry Room shall be AFCI protected as well as GFCI protected. Please show combination GFCI/AFCI receptacles. ((CEC 210.52(F), CEC 210.12(A)).


19. Show that showers and tub-showers shall be provided with individual control valves of the pressure balance, thermostatic, or combination pressure balance/thermostatic mixing valve type that provide scald and thermal shock protection.  [§408.3 CPC]


20. Provide at least one outside weatherproof, GFI protected receptacle at the front and the back of the dwelling unit (ADU).  [§210.52 CEC] Outdoor electrical receptacles shall be weatherproof in addition to being GFCI protected. (CEC 210.8(A)(3) and 406.9).


21. For proposed hydronic heating, please clarify the distribution method. Provide specifications of product being proposed. Radiant floor systems in concrete slabs shall have insulation between the heated portion of the slab and the outdoors, a minimum of R-5 in climate zone 3 per Cal Energy Standards section 110.8(g).  Additionally, expanded polystyrene and other foam plastics shall not be installed on the exterior face of the slab or under interior or exterior foundation walls or slab foundations unless an approved method of protecting the foam plastic and structure from subterranean termite damage is used.  Please detail how the required foam insulation will be protected.  CRC 318.4



22. Please identify and relocate the whole building ventilation system on the electrical plans. The fan is shown in the loft which is not allowed. The energy documents design a minimum 34 cfm exhaust fan. The whole building exhaust fan shall be continuously on, unless there are exterior air contaminants present. The on/off mechanism shall be labeled to identify it as controlling the whole building ventilation system. The whole building exhaust fan shall be sound rated for maximum 1 sone. CA Energy Standards 150(o)/ASHRAE 62.2


23. Bathrooms containing a bathtub, shower or tub/shower combination shall be mechanically ventilated in accordance with the California Mechanical Code, Chapter 4, and CALGreen Chapter 4, Division 4.5.  Please locate and identify the exhaust fan.  [CRC R303.3.1] Unless functioning as a component of a whole house ventilation system, bath fans must be energy star rated and controlled by a humidistat which shall be readily accessible. (4.506.1)


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


25. On Plans, please indicate smoke detectors in each sleeping room, outside each sleeping area, and on each additional level of the building. Please show a smoke detector in Hall leading to Bedroom. Smoke detectors shall be listed to comply with UL 217.  Installation shall be in accordance with NFPA 72 and the manufacturer’s installation instructions.  [§ R314 CRC] Smoke detectors shall be installed a minimum of 20 ft from the cooking appliance unless an ionization type with silencing switch (min. 10 ft. away) or photoelectric type (min. 6 feet away) per CRC R314.3.3(4). Please also note that smoke detectors are required at existing main residence.


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


Please check ____________Yes                      ______________No


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


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


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

Review No:2

B-226701 Second Review 03/22/23 by LPB


**Denotes Second Review Comments

—Original Comments retained for reference


General:

           ???????1. On Cover Sheet, indicate specific year of applicable codes. The following codes that apply: 2019 California Building Code, 2019 California Fire Code, 2019 California Plumbing Code, 2019     California Mechanical Code, 2019 California Electric Code, 2019 California Energy Standards, 2019 California Green Building Code, 2019 California Residential Code and Santa Cruz County Amendments.


**Please include complete list of applicable codes on Cover Sheet, including Santa Cruz County Amendments.

  1. (First Review Comment #4): For solar PV system (per California Energy Compliance), indicate that the solar system will be applied for under a separate permit or provide full submittal information per the County’s website (under Building & Safety, Alternative Energy): https://www.sccoplanning.com/PlanningHome/BuildingSafety/AlternativeEnergy.aspx

**Response indicted, “no solar.” However, solar PV is required for this project. Newly constructed ADUs are subject to the Energy Code requirement to provide a photovoltaic system if the unit(s) is a newly constructed detached ADU. Per the California Energy Commission (CEC), the panels can be installed on the ADU or on the primary dwelling unit.  CA Energy Standards 150.1 (b), 150.1(c)14


Architectural/ Structural:

  1. (First Review Comment #15): Wood sole plates at all bearing walls shall be anchored to the foundation with minimum 1/2-inch anchor bolts spaced a maximum of 6ft on center with 0.229”x3”x3” washers.  (CRC R403.1.6.1 and R602.11.1) Please call out on applicable Foundation Details.

**Information regarding required washers was not found on Foundation Details 1 & 2/S1.


Mechanical/ Electrical/ Plumbing:

  1. (First Review Comment #19): Show that showers and tub-showers shall be provided with individual control valves of the pressure balance, thermostatic, or combination pressure balance/thermostatic mixing valve type that provide scald and thermal shock protection.  [§408.3 CPC]

**This information was not found on the plans.


  1. (First Review Comment #25): On Plans, please indicate smoke detectors in each sleeping room, outside each sleeping area, and on each additional level of the building. Please show a smoke detector in Hall leading to Bedroom. Smoke detectors shall be listed to comply with UL 217.  Installation shall be in accordance with NFPA 72 and the manufacturer’s installation instructions.  [§ R314 CRC] Smoke detectors shall be installed a minimum of 20 ft from the cooking appliance unless an ionization type with silencing switch (min. 10 ft. away) or photoelectric type (min. 6 feet away) per CRC R314.3.3(4). Please also note that smoke detectors are required at existing main residence.

**The smoke detector in the ADU is located closer than 20 feet from the cooktop. Please relocate or specify an ionization type smoke detector with silencing switch.


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


Please check ____________Yes                      ______________No


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


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


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

Review No:4

B-226701 Fourth Review 03/05/24 by LPB


General:

  1. Please provide an updated plan review letter or review form the geotechnical engineer of record confirming that the proposed plans are in general conformance with the recommendations of the soils report. The review form is located at http://www.sccoplanning.com/PlanningHome/Environmental/GeologyandSoils.aspx.


  1. California Energy Compliance:  Please provide updated Energy Compliance Documents due to the changed configuration of the ADU (orientation/glazing and raised floor vs. slab).



Architectural/ Structural:

  1. For non-sprinklered buildings, provide 1-hour rated construction for exterior walls less than 5 feet from property line for non-sprinklered building per CRC Table R302.1(1). This also applies at the imaginary fire separation distance line between the ADU and the main residence (show location of presumed property line at portion where distance between buildings is 6’-1”) . Please provide full details on plans. Assemblies shall be detailed and include a reference to an approved source (i.e. item or file numbers in CBC Ch. 7 tables, Gypsum Association Design Manual, Underwriters Laboratory, or other approved listing.


  1. For non-sprinklered buildings, openings cannot exceed 25% of wall area greater than 3 feet to 5 feet from the property line (or presumed property line between ADU and residence). Please show compliance. (CRC Table R302.1(1))


  1. Projections (overhangs) beyond the exterior wall between 2’-0” and <5’-0” from the property line or assumed property line/fire separation distance require 1-hour fire rated construction on the underside per CRC Table R302.2(1) for unsprinklered buildings. Please provide a fire rated detail showing specifically how this will be accomplished, or clearly indicate on eave detail that solid fireblocking is being used for this requirement per CRC Table R302.2(1), footnote “a”. If fireblocking is used to comply, clearly label and note on plans that no eave venting is allowed along this wall.


  1. Windows in “hazardous locations” shall have fully tempered safety glazing. The 2030 window in the Bath is considered hazardous due to being in a location containing or facing a bathtub or shower if the bottom of the glazing is less than 60” from the standing surface. (CRC R308.4.5). Please add this information to the Floor Plan even though it is indicated on the Exterior Elevation.


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

Provide the following note on the cover sheet: "Conditioned space; sheetrock; electrical outlets other than those required for an HVAC system or water heater; and plumbing fixtures are prohibited within attics by County of Santa Cruz Zoning Ordinance."13.10.700-A (May 3, 2010 Interpretation) Remove the noncompliant features (electrical receptacles, sheetrock, etc.)
Also, if insulation is installed beneath the roof rafters, then it must also be installed in the floor or ceiling area between the attic and the story below.” Also, clearly indicate on Sections that sheetrock is not to be installed except where required for fire separation.



  1. Please indicate size and depth of deck footings on Foundation Plan.


  1. There is a slight discrepancy in the size of Roof Beam “B2.” Per the Structural Calcs, it should be a 4x10 but the plans show a 6x8. Please correlate.


  1. The proposed 6x8 floor girders spanning 8’-6” do not meet conventional construction parameters for prescriptive design.  Per CRC Table 602.7(2), the maximum allowable span is 6’-10”. Or, include in Structural Calculations.


  1. Please indicate the span (scales 10’-0”) for the proposed 6x8 deck beams. Per CRC Table T507.5, the maximum allowable span is 9’-8”. Or, include in Structural Calculations.


  1. The deck shall be designed with 1.5 times the live load (total of 60 psf) per CBC Emergency Supplement dated January 1, 2017.  [CBC Table 1607.1]


  1. Please specify that ledger shall be a minimum 2x8 pressure treated No. 2 grade or better lumber. (CRC R507.9.1.1)


  1. For ledger attachment at deck, SDS screws shall be staggered per manufacturer’s specifications. Indicate that the lag screws or SDS screws shall be long enough to penetrate the rim joist.  Or, provide substantiation for engineered alternative.

 

  1. For deck ledger, indicate required flashing to prevent water from contacting the house band joist per CRC Table R507.2, note “a.”


  1. Please include lateral load connection devices in accordance with CRC Figure R507.2.3 (1) or R507.2.3 (2) or provide structural calculations and details to design the deck for lateral loads   Where the lateral load connection is provided in accordance with Figure R507.2.3 (1), hold-down tension devices shall be installed in not less than two locations per deck, within 24 inches of each end of the deck. Each device shall have an allowable stress design capacity of not less than 1,500 pounds. Where the lateral load connections are provided in accordance with Figure R507.2.3(2), the hold-down tension devices shall be installed in not less than four locations per deck, and each device shall have an allowable stress design capacity of not less than 750 pounds. [CRC R507.2.4]



Mechanical/ Electrical/ Plumbing:


  1. Please show outdoor receptacle outlet at porch deck. Balconies, decks and porches that are attached to the dwelling unit shall have at least one receptacle outlet located not more than 6.5 feet above the walking surface. (CEC 210.52(E)(3)) Outdoor receptacles at covered porches shall be GFCI protected (CEC 210.8(A)(3) and shall have a weatherproof enclosure (CEC 406.9(A))




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


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

Review No:5

B-226701 Fifth Review 04/18/24 by LPB

*****Denotes Fifth Review Comments

—Previous Comments retained for reference

General:

  1. (Fourth Review Comment #1): Please provide an updated plan review letter or review form the geotechnical engineer of record confirming that the proposed plans are in general conformance with the recommendations of the soils report. The review form is located at http://www.sccoplanning.com/PlanningHome/Environmental/GeologyandSoils.aspx.

*****The dates on the submitted PLG-300 Consultant Review Form do not match the referenced sheets.


Architectural/ Structural:

  1. (Fourth Review Comment #4): For non-sprinklered buildings, openings cannot exceed 25% of wall area greater than 3 feet to 5 feet from the property line (or presumed property line between ADU and residence). Please show compliance. (CRC Table R302.1(1))

*****Show imaginary line between ADU and residence on the plans. If it is located less than 5'-0" from the existing house, the wall at the main residence needs to be 1-hour fire rated. If located less than 3'-0" from ADU, there can be no openings in the area of the wall which is opposite the wall at the main residence.


  1. (Fourth Review Comment #5): Projections (overhangs) beyond the exterior wall between 2’-0” and <5’-0” from the property line or assumed property line/fire separation distance require 1-hour fire rated construction on the underside per CRC Table R302.2(1) for unsprinklered buildings. Please provide a fire rated detail showing specifically how this will be accomplished, or clearly indicate on eave detail that solid fireblocking is being used for this requirement per CRC Table R302.2(1), footnote “a”. If fireblocking is used to comply, clearly label and note on plans that no eave venting is allowed along this wall.

*****Depending on the response to the previous comment regarding location of imaginary fire separation distance line, this comment may or may not still apply.


 

  1. (Fourth Review Comment #8): Please indicate size and depth of deck footings on Foundation Plan.

*****Now the Architectural plans show a concrete walk. Structural still shows a wood deck. It seems per the arborist’s letter attached to this response, that it needs to have a pier and beam foundation. Please include the arborist’s letter in the "SUP" file and correlate.


  1. (Fourth Review Comment #9): There is a slight discrepancy in the size of Roof Beam “B2.” Per the Structural Calcs, it should be a 4x10 but the plans show a 6x8. Please correlate.

*****This is now ok, but please include Engineer's response letter in "SUP" file for the record since this letter is discarded once permit is approved.


  1. (Fourth Review Comment #15): For deck ledger, indicate required flashing to prevent water from contacting the house band joist per CRC Table R507.2, note “a.” 

*****If a wood deck is still being proposed, please provide a detail showing location of flashing.



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

Lynne Bryan Certified Plans Examiner - Architect | Tel: 831-454-2339 | lynne.bryan@santacruzcountyca.gov

Review No:6

B-226701 Sixth Review 06/03/24 by LPB

******Denotes Sixth Review Comments

—Previous Comments retained for reference

General:

  1. (Fourth Review Comment #1): Please provide an updated plan review letter or review form the geotechnical engineer of record confirming that the proposed plans are in general conformance with the recommendations of the soils report. The review form is located at http://www.sccoplanning.com/PlanningHome/Environmental/GeologyandSoils.aspx.

    (Fifth Review Comment #1): *****The dates on the submitted PLG-300 Consultant Review Form do not match the referenced sheets.

******This comment may still apply if changes are made to dates on affected sheets.

Architectural/ Structural:

  1. (Fourth Review Comment #4): For non-sprinklered buildings, openings cannot exceed 25% of wall area greater than 3 feet to 5 feet from the property line (or presumed property line between ADU and residence). Please show compliance. (CRC Table R302.1(1))

    (Fifth Review Comment #2): *****Show imaginary line between ADU and residence on the plans. If it is located less than 5'-0" from the existing house, the wall at the main residence needs to be 1-hour fire rated. If located less than 3'-0" from ADU, there can be no openings in the area of the wall which is opposite the wall at the main residence.

    ******This comment still applies. Per Definitions (CRC R202), “Fire Separation Distance” is the distance from the exterior wall of the building to one of the three following locations, measured perpendicular to the exterior wall face: an interior lot line; the centerline of a street or public way; or an imaginary line between two buildings on the same property. The imaginary line can be located anywhere between the two buildings; it is the designer's choice, but, once established, the location of the line applies to both buildings and cannot be revised. 

    Assuming the existing wall of the residence is not fire-rated, the imaginary line needs to be 5’-0” away from the existing residence. This puts it at 1’-1” away from the ADU. Since there are no openings allowed in a wall which is less than 3’-0” from the fire separation distance line per CRC Table R302.2(1), the window cannot be in this location. It needs to be removed or relocated where it is at least 10’-0” from the existing residence (in Living Area, for example).

  1. (Fourth Review Comment #9): There is a slight discrepancy in the size of Roof Beam “B2.” Per the Structural Calcs, it should be a 4x10 but the plans show a 6x8. Please correlate.

(Fifth Review Comment #5): *****This is now ok, but please include Engineer's response letter in "SUP" file for the record since this letter is discarded once permit is approved.

******The response letter from the Engineer which indicated that this been was ok as a 6x8 was provided in the “LTR” file on the last submittal. It needs to be located in the “SUP” file so that it is maintained for the record. 

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

Lynne Bryan Certified Plans Examiner - Architect | Tel: 831-454-2339 | lynne.bryan@santacruzcountyca.gov