Building Review
Review No:1
1. All plans that have the architect’s stamp need to be signed by the architect. Business and Professions Code Article 3 section 5536a
2. Please specify maximum site retaining wall height on Sheet A1. Sheet S4.0 is referenced for details, but no retaining wall details are provided on Sheet S4.0. Walls that retain more than 3’ of material require a building permit. Walls that retain more than 4’ of material, and/or walls that support surcharge loads, require permits and must be designed by a CA licensed engineer. [SC County Code 12.1.315]
3. Every dwelling unit be provided with heating facilities per CRC R303.9. Mechanical code section 311.4 and section 6.1 of ASHRAE 62.2 prohibits the transfer of air between adjacent dwelling units. Therefore, a separate heating unit is required for each dwelling unit, as a single heating system cannot separately balance air in both units without transferring the air between them. Furthermore section 120.2(a) of the energy standards includes that each dwelling unit shall be controlled by an individual thermostatic control.
4. Please provide energy compliance documents with signatures of energy compliance author and designer showing that the building design meets the requirements of Title 24, Part 6. The CF1R form must be signed and appear in the construction drawings. Revise the plans to include the requirements in the energy compliance documents and mandatory measures. If Sheet ME.1, as referenced in plans, is the sheet with this information, it was not included in the submittal. [CA Administrative Code 10-103(a)2]
5. Please dimension the proposed exterior deck at the second floor plan, Sheet A3.
6. Note 40 is keyed on the second floor plan, Sheet A3, but the note is not included. Some stair information is on Sheet A7. Please provide complete stair information and details. Minimum width of stairways shall be 36”. Minimum landings shall be 36”x36”, except the width may not be smaller than the width of the stairway. Space between risers shall not allow a 4-inch diameter sphere to pass through. A continuous handrail on at least one side of stairs shall be 34” to 38” above the nosing of treads. CRC R311.77. Sheet A7 has
notes 71 and 72 keyed on the details, but the list of notes only go up to note 69. Please include these notes.
8. Please revise the guard height dimension on “bridge detail” on Sheet A7 to 42” minimum. CRC R312.1
9. For floor/ceiling assemblies between units and the garage below, in addition to the one-hour
construction requirement, include impact (IIC) 50 minimum assembly for impact in addition to STC 50 minimum for sound for the assembly between units (Exception for non-habitable garage below). For this assembly and wall assemblies supporting it, please detail 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). CRC R302.3, SCC 12.10.220(D)
10. Minimum ceiling height in the living space shall be not less than 7’ clear. The bathroom may have a ceiling height of 6’8”. Please dimension the headroom heights on the elevation plan for the living space. CRC R305
11. Each dwelling shall be provided with a clothes washer hookup. Please identify and locate this on the plans. CPC Table 422.1
12. 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]
13. Electrical disconnects shall be readily accessible from each unit. These disconnects may not be shared with another unit and may not be in a garage or other area that may not be readily accessible to the unit. Please locate the disconnect (i.e. Subpanel) CEC 230.70
14. Separate buildings shall have separate building drains to the building sewer. However, the building sewer from the ADU may connect to the building sewer from the existing building at a point 2 feet outside of the existing building. Please locate the sewer pipe for the ADU on the plans. CPC 311

15. Please provide the following information from the 2019 California Green Building Code in plan notes and documents. The county has adopted only the mandatory requirements. This code may be viewed at http://www.bsc.ca.gov/default.htm .
• Specify flow rates for plumbing fixtures. The effective flush volume of all water closets shall not exceed 1.28 gallons per flush. Shower heads shall have a maximum flow rate of 1.8 gpm at 80 psi. Lavy faucets shall have a maximum flow rate of 1.2 gpm at 60 psi, but not less than 0.8 at 20 psi. Kitchen faucets shall have a maximum flow rate of 1.8 gpm at 60 psi, but may have a temporary flow rate of 2.2 gpm at 60 psi and default to 1.8 gpm at 60 psi. (4.303)
• Please provide a construction waste management plan and acknowledgement. A minimum of 65% of the construction and demolition waste shall be recycled, reused on the project, or salvaged for later use or sale. Sample forms are found athttps://codes.iccsafe.org/content/CAGBSC2019/chapter-8-compliance-forms-worksheets-and-reference-material . (408.1)
• Please specify VOC and formaldehyde limits on the plans. You may copy and paste the tables in CALGreen 4.504 to the plan sheets.
• Note annular spaces around pipes, electrical cables, conduits, etc. will need to be filled to prevent rodent intrusion (4.406.1)
• Ducts will need to be covered during construction (4.504.1)
• 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)
• Heating and/or air-conditioning systems shall be sized, designed and have their equipment selected using the following methods:
1) The heat loss and heat gain is established according to ANSI/ACCA 2 Manual J-2016, ASHRAE handbooks or other equivalent design software or methods.
2) Duct systems are sized according to ANSI/ACCA 1 Manual D-2016, ASHRAE handbooks or other equivalent design software or methods.
3) Select heating and cooling equipment according to ANSI/ACCA 3 Manual S-2014 or other equivalent design software or methods. Please design and provide documentation. CGBC 4.507.2
Please provide this information or add a note on the plans, indicating this will be deferred. CGBC 4.507.2
• Please note on the plan that an operation and maintenance manual will be provided to the building owner at the completion of the project. (4.410.1)
16. Please revise foundation details on S2.0 to represent a garage slab, where occurs.
17. To utilize the existing footings, steel verification is required. Please provide written verification from a testing agency qualified to perform such analysis that the reinforcing steel has been installed according to the submitted plans prior to approval of this application. Ultrasonic, non-destructive testing is typically used for this testing. This report may also include verification of the foundation widths and depths, otherwise, these footings will need to be exposed or use another method to provide verification for the building inspector.
18. There is a discrepancy between foundation details on Sheet A7 with foundation details on S2.0. Please coordinate details.
19. Please complete and submit a special inspection form PLG-240 that includes an agreement page and Statement of Special Inspection for epoxy holdown anchors. This form and a list of approved special inspection agencies is available under “forms” at http://www.sccoplanning.com/PlanningHome/BuildingSafety.aspx . [CBC 1704]
20. Please include footings for stairs and bridge/deck on the foundation plan, Sheet S2.0. Include key to details.
21. Please include bridge/deck framing on the second floor framing plan, Sheet S3.1. Include key to connection details.
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 . For eplan resubmittal requirements, please see http://www.sccoplanning.com/PlanningHome/BuildingSafety/ePlanReview.aspxPlease be advised that if plan check comments are required to be addressed leading to a 3rd plan check, additional charges will be added to your permit fee at an hourly rate.
If you have any questions regarding these building plan check comments, please contact Laura Mellish at laura.mellish@santacruzcounty.us
Review No:2
1. Please include exterior bridge deck joist size, spacing, and connection detail and/or specification to the supporting 6x12 beam. Include lateral connection detail in accordance with Figure R507.2.3 (1) or R507.2.3 (2) or provide structural calculations and details to design the deck for lateral loads.
2. Please include framing and footings for stairs and bridge/deck on the structural plans to coordinate with the architectural sheets.
3. Please provide guardrail detail for the exterior bridge. The guardrail post connection shall include a holdown device. Detail per SC County’s deck handout: http://sccoplanning.com/Portals/2/County/Planning/bldg/Deck%20Construction_IB900.pdf or The Simpson Deck Guide: https://www.strongtie.com/resources/literature/deck-connection-fastening-guide or provide approved listing or structural calculations for alternative connections. Guardrails and handrails shall be attached to the support framing such that a minimum 200 lb. force applied to the top of the guardrail will be resisted by the connection and supporting elements, which will include rim board to deck joist load transfer. [CRC R301.5]
4. Please include details and specification for a continuous handrail on the open side of the exterior stairs. The handrail shall be 34” to 38” above the nosing of treads. Include construction details. CRC R311.7
5. Please include the listing reference to verify a tested assembly for floor/ceiling assemblies between units and the garage below (i.e. item or file numbers in CBC Ch. 7 tables, Gypsum Association Design Manual, Underwriters Laboratory, or other approved listing). CRC R302.3, SCC 12.10.220(D)
6. Minimum ceiling height in the living space shall be not less than 7’ clear. The bathroom may have a ceiling height of 6’8”. Please revise the sections on Sheet A6 to include the dimensions from the finished floor to the lowest point of the ceiling such that the headroom heights comply. CRC R305
7. Please correct the keynote marks on Sheet ME.1 to correspond with the Mechanical Electrical notes. For example, keynote marks M6, M8 and M12 do not match up.
8. There is a discrepancy between foundation details on Sheet A7 with foundation details on S2.0. Please coordinate details.
9. To utilize the existing footings, steel verification is required to verify minimum 2 horizontal steel bars, located at the bottom and top of the footing.. Please provide written verification from a testing agency qualified to perform such analysis that the reinforcing steel has been installed according to the submitted plans prior to approval of this application. Ultrasonic, non-destructive testing is typically used for this testing. This report may also include verification of the foundation widths and depths, otherwise, these footings will need to be exposed or use another method to provide verification for the building inspector.
10. Please complete and submit a special inspection form PLG-240 that includes an agreement page and Statement of Special Inspection for epoxy holdown anchors. This form and a list of approved special inspection agencies is available under “forms” at http://www.sccoplanning.com/PlanningHome/BuildingSafety.aspx. [CBC 1704]
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 . For eplan resubmittal requirements, please see http://www.sccoplanning.com/PlanningHome/BuildingSafety/ePlanReview.aspx Please be advised that if plan check comments are required to be addressed leading to a 3rd plan check, additional charges will be added to your permit fee at an hourly rate.
If you have any questions regarding these building plan check comments, please contact Laura Mellish at laura.mellish@santacruzcounty.us
Review No:3
1. Please coordinate the architectural plans for the framing and footings for the stairs and guard details with the structural plans. The deck joist 2x10 spacing needs to be specified. The posts supporting the 6x10 and 4x10 deck beams at the house appear to be shown within the exterior wall on detail 1/A3. This will require details on weather proofing and flashing where the beam enters the exterior wall. Detail 3/A7 does not correspond with detail 20/S3.1. Detail 5/A7 does not correspond with detail 16/S3.1. Sheet S3 shows partial deck plan outline that does not correspond with detail 1/A3.
2. Where floor assemblies are required to be fire-resistance rated by Section R302.3, the supporting construction of such assemblies shall have an equal or greater fire-resistance rating. Please specify and/or detail existing walls that support the one-hour floor ceiling assembly to be equally rated. CRC R302.3.1
3. Section A-A on Sheet A-6 still shows 6’8” ceiling height from floor to bottom of ceiling at the ADU space. Habitable space and hallways shall have a ceiling height of not less than 7 feet. Bathrooms, toilet rooms and laundry rooms shall have a ceiling height of not less than 6 feet 8 inches. Please revise the plans. CRC R305.1
4. To utilize the existing footings, steel verification is required to verify minimum 2 horizontal steel bars, located at the bottom and top of the footing. Please provide written verification from a testing agency qualified to perform such analysis that the reinforcing steel has been installed according to the submitted plans prior to approval of this application. Ultrasonic, non-destructive testing is typically used for this testing. This report may also include verification of the foundation widths and depths, otherwise, these footings will need to be exposed or use another method to provide verification for the building inspector.
5. The special inspection form will need to have epoxy holdown anchors marked. Currently, this is not marked on form PLG-420. This inspection is under Concrete, item 4, in the form.
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 . For eplan resubmittal requirements, please see http://www.sccoplanning.com/PlanningHome/BuildingSafety/ePlanReview.aspx Please be advised that if plan check comments are required to be addressed leading to a 3rd plan check, additional charges will be added to your permit fee at an hourly rate.
If you have any questions regarding these building plan check comments, please contact Laura Mellish at laura.mellish@santacruzcounty.us
Review No:4

B-211385 Fourth Review 07/20/23 by LPB


****Denotes Fourth Review Comments

—Previous Comments in italics retained for reference

  1. (Third Review Comment #1): Please coordinate the architectural plans for the framing and footings for the stairs and guard details with the structural plans. The deck joist 2x10 spacing needs to be specified. The posts supporting the 6x10 and 4x10 deck beams at the house appear to be shown within the exterior wall on detail 1/A3. This will require details on weather proofing and flashing where the beam enters the exterior wall. Detail 3/A7 does not correspond with detail 20/S3.1. Detail 5/A7 does not correspond with detail 16/S3.1. Sheet S3 shows partial deck plan outline that does not correspond with detail 1/A3.

****It appears that the landing is attached to the building using a 3x10 ledger. Detail 1/A7 does not call out fasteners or show joist hangers. Fastener information was not found on any other drawing.

It is still unclear whether the 4x10 rim and the 6x10 beam shown on 1/A3 (perpendicular to the ledger) are surface mounted (using HU hangers?) or penetrate the building envelope. Please provide additional details and more clearly show flashing/waterproofing.


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 .