Building Review



Building Review
Review No:1 APP-231030_2023-07-03_1^st Review by Steve May 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. https://sccounty01.co.santa-cruz.ca.us//PlanningapplicationStatus/ 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: Please address the following comments: Sheet A1: At the Site Plan, show the approximate locations of the points of connection to public electricity and gas. Show the proposed routes of the utility lines to the residence. Specify whether the electrical lines will be overhead or underground. Show the location of the main electrical service panel. Show the location of the gas meter. Sheet A2: Under “Keynotes”, 5, clarify that gas fireplaces shall be a direct-vent sealed-combustion type. (GBSC 4.503.1) Sheet A2: Under “Keynotes”, 30, showerheads shall have a maximum fixture flow rate of 1.8 gallons per minute. Sheet A2: At the Exterior Door Schedule, show door 200G as self-closing and self-latching. Sheet A2: Overhead garage doors shall resist the intrusion of embers from entering by preventing gaps between doors and door openings at the bottom, sides and tops of door from exceeding 1/8” (CRC R337.8.4). Sheet A2: At the ADU Living/Dining, at window 101B, show the window on the right as having two panes of tempered glass. At door 101F, show the window adjacent to the operable panel of the sliding glass door as having two panes of tempered glass. Sheet A2: At the Living Room, at windows 205A and 205C, show the windows as having two panes of tempered glass. Sheet A2: At both the primary dwelling and the ADU, at least one bathroom shall be provided with grab bar reinforcement for the water closet, bathtub, and shower. Reinforcement shall be 2x8 nominal lumber. Reinforcement shall be located between 32” and 39-1/4” above the finished floor. Water closet reinforcement shall be installed on both side walls of the fixture, or one side wall and the back wall. Shower reinforcement shall be continuous where wall framing is provided. Bathtub and combination bathtub/shower reinforcement shall be continuous on each end of the bathtub and the back wall. Additionally, back wall reinforcement for a lower grab bar shall be provided with the bottom edge located no more than 6” above the bathtub rim. Show the location of the reinforcement on the plans. Provide interior elevation details of the grab bar reinforcement at the water closet and bathtub/shower. (CRC R327.1.1) Sheet A2: Show the location of the tankless water heater for the ADU. Show the location of the tankless water heater for the primary dwelling (see Energy Code compliance form specifications. Keynote 23?). Sheet A2: At the primary dwelling boiler and water storage tank, appliances installed in garages shall be protected from auto impact by a protective barrier or be located out of the normal path of vehicles. (CMC 305.1.1) Sheet E1: Under “Electrical/Mechanical/Plumbing Notes”, E8, Electrical receptacle outlets, switches and controls intended to be used by occupants, shall be located no more than 48” measured from the top of the outlet box and not less than 15” measured from the bottom of the outlet box above the finish floor. (CRC 327.1.2) Sheet E1: Under “Electrical/Mechanical/Plumbing Notes”, E15, add laundry areas to the spaces required to have AFCI protected electrical receptacles. Sheet E1: The smoke detector adjacent to Bathroom 208 shall be at least 3’ from the opening to the bathroom. Sheet E1: At the ADU, smoke detectors shall be installed a minimum of 20’ horizontal distance from a permanently installed cooking appliance, or as far away as practical, to prevent nuisance activation (Exception: Ionization type: 10’. Photoelectric type: 6’). Sheet E1: At the ADU, GFCI protection is required for all 120-volt through 240-volt electrical receptacles installed in laundry areas. Sheet E1: At the primary dwelling kitchen, a minimum of one GFI/AFCI protected electrical receptacle shall be installed at kitchen peninsular countertops with a surface area of 9 square feet or less. For peninsular countertops with an area of more than 9 square feet, an additional electrical receptacle shall be installed for every additional 18 square feet of countertop surface area. A minimum of three electrical receptacles are required. Receptacles mounted below a countertop shall not be located where the countertop extends more than 6” beyond its support base. (CEC 210.52(C)(2)) Sheet E1: At the primary dwelling, a minimum of one 120-volt WP/GFCI electrical receptacle shall be installed at the exterior of the front and back of the dwelling. Porches that are accessible from inside the dwelling unit shall have at least one WP/GFI electrical receptacle. Sheet E1: Show the electrical receptacles serving the overhead garage door openers as GFI protected. Sheet E1: Automatic garage door openers installed in a residence shall have a battery backup function that is designed to operate when activated in the event of an electrical outage. (California SB 969) Sheet E1: At both the primary dwelling unit and the ADU, water heating systems using gas water heaters shall designate a space at least 2’-6” by 2’-6” and 7’ tall to accommodate a future heat pump water heater by meeting either option A or option B. (A) If the designated space is within 3’ from the proposed water heater, then this space shall include the following: (i) A dedicated 125-volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, 10 AWG copper branch circuit, within 3 feet from the water heater and accessible to the water heater with no obstructions. (ii) Both ends of the unused conductor shall be labeled with the word “spare”. (iii) A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker for the branch circuit for the water heater shall be provided and be labeled with the words “Future 240V Use”. (iv) A condensate drain that is no more than 2” higher than the base of the installed water heater and allow natural draining without pump assistance. Sheet E1: ENERGY STORAGE SYSTEMS (ESS) READY REQUIREMENTS (CRC R328): (A) At least one of the following shall be provided. (i) Energy Storage System (ESS) ready interconnection equipment with a minimum backed-up capacity of 60 amps and a minimum of four ESS-supplied branch circuits. (ii) A dedicated raceway from the main service to a subpanel that that has the capacity to accommodate a minimum of four branch circuits as described in B below. The trade size of the raceway shall be not less than 1”. The ESS subpanel shall be labeled “SUBPANEL SHALL INCLUDE ALL BACKED-UP LOAD CIRCUITS”. (B) A minimum of four branch circuits shall be identified and have their source of supply collocated at a single electrical panel suitable to be supplied by the ESS. At least one circuit shall supply the refrigerator, one lighting circuit shall be located near the primary egress and at least one circuit shall supply a sleeping room receptacle outlet. (C) The main electrical service panel shall have a minimum bus bar rating of 225 amps. (D) Sufficient space shall be reserved to allow future installation of a system isolation equipment /transfer switch within 3’ of the main electrical service panel. Raceways shall be installed between the main electrical service panel and the system isolation equipment/transfer switch location to allow the connection of backup power source. Sheet E1: Show the location of the electrical panels. The main electrical service panel shall have a minimum 200-amp rating with a minimum 225 amp rated bus bar. The ADU panel shall have a minimum 100 amp rating. Sheet E1: All electrical services supplying dwelling units shall be provided with a Type I or Type II surge-protective device. (CEC 230.67) Sheet E1: HEAT PUMP SPACE HEATING READY: At both the primary dwelling and the ADU, heating systems using a gas heating source shall include the following: (i) A dedicated 240-volt branch circuit wiring shall be installed within 3’ from the furnace and accessible to the furnace with no obstructions. The branch circuit conductors shall be rated at 30 amps minimum. The blank cover shall be identified as “240 READY”. (ii) The electrical service panel shall have a reserved space to allow for the installation of a double pole circuit breaker for a future heat pump space heater installation. The reserved space shall be permanently marked as “FOR FUTURE 240V USE”. Sheet E1: At the garage, a minimum of one luminaire shall be controlled by an occupancy or vacancy sensor. (Energy Code 150.0(k)2Ei) Sheet E1: The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging as “EV CAPABLE”. The raceway termination location shall be permanently and visibly marked as “EV CAPABLE”. Sheet E1: All dwelling units shall meet the requirements of ANSI/ASHRAE Standard 62.2 as amended by California Energy Code Section 150.0(o)1. An indoor air quality ventilation fan or system is required. Show the required indoor air quality exhaust ventilation rate on the plans (68 cfm at the primary dwelling and 32 cfm at the ADU) and specify which exhaust fan will be designated as the indoor air quality ventilation fa Bathroom exhaust fans may serve this purpose. E1: Kitchen range exhaust hoods shall meet the minimum airflow requirements of Energy Code Table 150.0-G. The primary dwelling shall have a minimum 110 cfm. The ADU shall have a minimum 160 cfm. Structural: The geotechnical engineer shall affix their seal to the geotechnical soils investigation report. Sheet S0.0: Under “General”, 1, revise the edition of the California Building Code to read “2022”. Sheet S0.0: Under “E. Wood Framing”, 8, revise the Code reference “Table 2304.9.1” to read “Table 2304.10.1”. Sheet S0.0: Under “I. Observation”, geotechnical engineers Dees & Associates, Inc, shall observe and test grading operations, engineered fill placement and compaction, and foundation excavations. Sheet EN.1: The software used to perform the energy calculations is not certified by the California Energy Commission for compliance with the 2022 California Energy Code. The currently certified software programs are: Energy Pro 9.0 or 9.1 and CBECC-Res. 2022.2.0 or 2022.2.1. Sheet EN.2: The California Energy Code mandatory measures come from the 2019 edition. Provide mandatory measures in compliance with the 2022 California Energy Code. 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. Resubmittal Requirements: 1) “Complete sets” of plans with revisions clouded, labeled, and keyed to a revision date list. 2) Written responses referencing revised sheet(s) and/or detail(s). This plan check list may be copied and responses written below each item. 3) Supplemental documents, as required. Resubmittal Information: http://www.sccoplanning.com/Portals/2/County/Planning/bldg/Re-submittal%20Process%207.21.16.pdf 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 CSG Consultants, Inc. at 888-794-2016, planreview@csgengr.com.

Building Review

Review No:1

APP-231030_2023-07-03_1^st Review by Steve May

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. https://sccounty01.co.santa-cruz.ca.us//PlanningapplicationStatus/

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:

Please address the following comments:

Sheet A1: At the Site Plan, show the approximate locations of the points of connection to public electricity and gas. Show the proposed routes of the utility lines to the residence. Specify whether the electrical lines will be overhead or underground. Show the location of the main electrical service panel. Show the location of the gas meter.
Sheet A2: Under “Keynotes”, 5, clarify that gas fireplaces shall be a direct-vent sealed-combustion type. (GBSC 4.503.1)
Sheet A2: Under “Keynotes”, 30, showerheads shall have a maximum fixture flow rate of 1.8 gallons per minute.
Sheet A2: At the Exterior Door Schedule, show door 200G as self-closing and self-latching.
Sheet A2: Overhead garage doors shall resist the intrusion of embers from entering by preventing gaps between doors and door openings at the bottom, sides and tops of door from exceeding 1/8” (CRC R337.8.4).
Sheet A2: At the ADU Living/Dining, at window 101B, show the window on the right as having two panes of tempered glass. At door 101F, show the window adjacent to the operable panel of the sliding glass door as having two panes of tempered glass.
Sheet A2: At the Living Room, at windows 205A and 205C, show the windows as having two panes of tempered glass.
Sheet A2: At both the primary dwelling and the ADU, at least one bathroom shall be provided with grab bar reinforcement for the water closet, bathtub, and shower. Reinforcement shall be 2x8 nominal lumber. Reinforcement shall be located between 32” and 39-1/4” above the finished floor. Water closet reinforcement shall be installed on both side walls of the fixture, or one side wall and the back wall. Shower reinforcement shall be continuous where wall framing is provided. Bathtub and combination bathtub/shower reinforcement shall be continuous on each end of the bathtub and the back wall. Additionally, back wall reinforcement for a lower grab bar shall be provided with the bottom edge located no more than 6” above the bathtub rim. Show the location of the reinforcement on the plans. Provide interior elevation details of the grab bar reinforcement at the water closet and bathtub/shower. (CRC R327.1.1)
Sheet A2: Show the location of the tankless water heater for the ADU. Show the location of the tankless water heater for the primary dwelling (see Energy Code compliance form specifications. Keynote 23?).
Sheet A2: At the primary dwelling boiler and water storage tank, appliances installed in garages shall be protected from auto impact by a protective barrier or be located out of the normal path of vehicles. (CMC 305.1.1)
Sheet E1: Under “Electrical/Mechanical/Plumbing Notes”, E8, Electrical receptacle outlets, switches and controls intended to be used by occupants, shall be located no more than 48” measured from the top of the outlet box and not less than 15” measured from the bottom of the outlet box above the finish floor. (CRC 327.1.2)
Sheet E1: Under “Electrical/Mechanical/Plumbing Notes”, E15, add laundry areas to the spaces required to have AFCI protected electrical receptacles.
Sheet E1: The smoke detector adjacent to Bathroom 208 shall be at least 3’ from the opening to the bathroom.
Sheet E1: At the ADU, smoke detectors shall be installed a minimum of 20’ horizontal distance from a permanently installed cooking appliance, or as far away as practical, to prevent nuisance activation (Exception: Ionization type: 10’. Photoelectric type: 6’).
Sheet E1: At the ADU, GFCI protection is required for all 120-volt through 240-volt electrical receptacles installed in laundry areas.
Sheet E1: At the primary dwelling kitchen, a minimum of one GFI/AFCI protected electrical receptacle shall be installed at kitchen peninsular countertops with a surface area of 9 square feet or less. For peninsular countertops with an area of more than 9 square feet, an additional electrical receptacle shall be installed for every additional 18 square feet of countertop surface area. A minimum of three electrical receptacles are required. Receptacles mounted below a countertop shall not be located where the countertop extends more than 6” beyond its support base. (CEC 210.52(C)(2))
Sheet E1: At the primary dwelling, a minimum of one 120-volt WP/GFCI electrical receptacle shall be installed at the exterior of the front and back of the dwelling. Porches that are accessible from inside the dwelling unit shall have at least one WP/GFI electrical receptacle.
Sheet E1: Show the electrical receptacles serving the overhead garage door openers as GFI protected.
Sheet E1: Automatic garage door openers installed in a residence shall have a battery backup function that is designed to operate when activated in the event of an electrical outage. (California SB 969)
Sheet E1: At both the primary dwelling unit and the ADU, water heating systems using gas water heaters shall designate a space at least 2’-6” by 2’-6” and 7’ tall to accommodate a future heat pump water heater by meeting either option A or option B. (A) If the designated space is within 3’ from the proposed water heater, then this space shall include the following: (i) A dedicated 125-volt, 20 amp electrical receptacle that is connected to the electric panel with a 120/240 volt 3 conductor, 10 AWG copper branch circuit, within 3 feet from the water heater and accessible to the water heater with no obstructions. (ii) Both ends of the unused conductor shall be labeled with the word “spare”. (iii) A reserved single pole circuit breaker space in the electrical panel adjacent to the circuit breaker for the branch circuit for the water heater shall be provided and be labeled with the words “Future 240V Use”. (iv) A condensate drain that is no more than 2” higher than the base of the installed water heater and allow natural draining without pump assistance.
Sheet E1: ENERGY STORAGE SYSTEMS (ESS) READY REQUIREMENTS (CRC R328): (A) At least one of the following shall be provided. (i) Energy Storage System (ESS) ready interconnection equipment with a minimum backed-up capacity of 60 amps and a minimum of four ESS-supplied branch circuits. (ii) A dedicated raceway from the main service to a subpanel that that has the capacity to accommodate a minimum of four branch circuits as described in B below. The trade size of the raceway shall be not less than 1”. The ESS subpanel shall be labeled “SUBPANEL SHALL INCLUDE ALL BACKED-UP LOAD CIRCUITS”. (B) A minimum of four branch circuits shall be identified and have their source of supply collocated at a single electrical panel suitable to be supplied by the ESS. At least one circuit shall supply the refrigerator, one lighting circuit shall be located near the primary egress and at least one circuit shall supply a sleeping room receptacle outlet. (C) The main electrical service panel shall have a minimum bus bar rating of 225 amps. (D) Sufficient space shall be reserved to allow future installation of a system isolation equipment /transfer switch within 3’ of the main electrical service panel. Raceways shall be installed between the main electrical service panel and the system isolation equipment/transfer switch location to allow the connection of backup power source.
Sheet E1: Show the location of the electrical panels. The main electrical service panel shall have a minimum 200-amp rating with a minimum 225 amp rated bus bar. The ADU panel shall have a minimum 100 amp rating.
Sheet E1: All electrical services supplying dwelling units shall be provided with a Type I or Type II surge-protective device. (CEC 230.67)
Sheet E1: HEAT PUMP SPACE HEATING READY: At both the primary dwelling and the ADU, heating systems using a gas heating source shall include the following: (i) A dedicated 240-volt branch circuit wiring shall be installed within 3’ from the furnace and accessible to the furnace with no obstructions. The branch circuit conductors shall be rated at 30 amps minimum. The blank cover shall be identified as “240 READY”. (ii) The electrical service panel shall have a reserved space to allow for the installation of a double pole circuit breaker for a future heat pump space heater installation. The reserved space shall be permanently marked as “FOR FUTURE 240V USE”.
Sheet E1: At the garage, a minimum of one luminaire shall be controlled by an occupancy or vacancy sensor. (Energy Code 150.0(k)2Ei)
Sheet E1: The service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging as “EV CAPABLE”. The raceway termination location shall be permanently and visibly marked as “EV CAPABLE”.
Sheet E1: All dwelling units shall meet the requirements of ANSI/ASHRAE Standard 62.2 as amended by California Energy Code Section 150.0(o)1. An indoor air quality ventilation fan or system is required. Show the required indoor air quality exhaust ventilation rate on the plans (68 cfm at the primary dwelling and 32 cfm at the ADU) and specify which exhaust fan will be designated as the indoor air quality ventilation fa Bathroom exhaust fans may serve this purpose.
E1: Kitchen range exhaust hoods shall meet the minimum airflow requirements of Energy Code Table 150.0-G. The primary dwelling shall have a minimum 110 cfm. The ADU shall have a minimum 160 cfm.
Structural: The geotechnical engineer shall affix their seal to the geotechnical soils investigation report.
Sheet S0.0: Under “General”, 1, revise the edition of the California Building Code to read “2022”.
Sheet S0.0: Under “E. Wood Framing”, 8, revise the Code reference “Table 2304.9.1” to read “Table 2304.10.1”.
Sheet S0.0: Under “I. Observation”, geotechnical engineers Dees & Associates, Inc, shall observe and test grading operations, engineered fill placement and compaction, and foundation excavations.
Sheet EN.1: The software used to perform the energy calculations is not certified by the California Energy Commission for compliance with the 2022 California Energy Code. The currently certified software programs are: Energy Pro 9.0 or 9.1 and CBECC-Res. 2022.2.0 or 2022.2.1.
Sheet EN.2: The California Energy Code mandatory measures come from the 2019 edition. Provide mandatory measures in compliance with the 2022 California Energy Code.

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.

Resubmittal Requirements:

1) “Complete sets” of plans with revisions clouded, labeled, and keyed to a revision date list.

2) Written responses referencing revised sheet(s) and/or detail(s). This plan check list may be copied and responses written below each item.

3) Supplemental documents, as required.

Resubmittal Information: http://www.sccoplanning.com/Portals/2/County/Planning/bldg/Re-submittal%20Process%207.21.16.pdf

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 CSG Consultants, Inc. at 888-794-2016, planreview@csgengr.com.

CDI - Application Status