Building Review
Review No:1

 APP-231084 First Review 02/12/24 by LPB (SFD) and SS (ADU)


Comments apply to both buildings unless designated by (SFD) which apply to the SFD only, or (ADU) which apply to ADU only.


General:

  1. Please remove the “Remodel” nomenclature from the Title Block, since this is an application for a new Single Family Residence and ADU.


  1. 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.   


  1. For deferred submittals on the cover sheet of the plans, provide note on plans that the deferred submittal items shall not be installed until their design and submittal documents have been approved by the Building Official. Documents for deferred submittal items must be reviewed by the registered design professional in responsible charge. The documents shall include a review stamp and/or a notation indicating that they have been reviewed and are in general conformance with the design of the building. [CBC 107.3.4.2]


  1. 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 athttp://www.sccoplanning.com/PlanningHome/Environmental/GeologyandSoils.aspx.



Architectural/ Structural:

  1. On Proposed Floor Plans provide a Wall Legend to distinguish new wall types (2x6 vs. 2x4, fire rated, insulated vs. not, for example.) Clearly indicate that exterior walls are 2x6 w/R21 insulation.


  1. (ADU) Revise the bedroom size, it does not meet the minimum size requirements.

Habitable rooms shall be not less than 7 feet (2134 mm) in any horizontal dimension. [R304.2]



  1. (ADU) Show window #36 on the proposed Floor plan.


  1. (SFD) The proposed exterior stair is located less than 3’-0” from the property line. Therefore, the post line is considered a wall line and must be a solid 1-hr. fire rated wall below stair. 1-hour rated construction for exterior walls less than 3 feet from property line is required for sprinklered building per CRC Table R302.1(2). 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. (SFD) Show the floor surface of the garage sloping toward the main vehicle entry per CRC R309.1.


  1. Provide at least one (1) cross section through the ADU and an additional section (in opposite direction) at SFD to indicate the important details of the relationship of foundation, floors, walls, ceiling, roof, and other construction. Be sure to indicate cross section cut lines on the Floor Plan.


  1. On Sections, please provide additional information. Call out thermal boundary/insulation values as required by Energy Compliance Analysis (R-21 in walls, R-30 at ceiling and R-19 at floor over garage).


  1. (SFD) Garages shall be separated from the dwelling unit and its attic area by a minimum of ½” gypsum board applied on the garage side and a minimum of 5/8” Type X gypsum board between garage and habitable rooms above. Please indicate on Section. (CRC R302.6)


  1. 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:

    1. Tested and labeled to comply with the AAMA standards per CRC, Sec. 609.3.
    2. Safety Glazing testing and labeling per CRC, Sections. 308.1 & 308.4
    3. Energy testing and certification per CEnC, Sec. 110.6


  1. (SFD) Please provide details for guards to indicate compliance with window fall protection for Windows #2 and #3 the Family Room. Where the top of the sill of an operable window opening is located less than 24 inches above the finished floor and greater than 72 inches above the finished grade or other surface below on the exterior of the building, the operable window shall comply with one of the following:
    1. Operable window openings will not allow a 4-inch-diameter sphere to pass through where the openings are in their largest opened position.
    2. Operable windows are provided with window fall prevention devices that comply with ASTM F2090.
    3. Operable windows are provided with window opening control devices that comply withSection R312.2.2.


  1. Please specify glazing within 5’ horizontally and vertically from tub or shower floors to be tempered or safety glazed. [CRC R308.4.5]


  1. (SFD) For each dwelling unit, at least one side-hinged exterior door shall be provided for egress purposes with a minimum clear opening of 32” wide and 78” high (3’-0” x 6’-8”) per CRC Section R311.2.  Door #6 at the SFD is called out as a 2’-10” door. Please clearly show how this meets the requirement of 32” clear opening where measured between the face of the door and the stop, with the door open 90 degrees. Usually a 3’-0” door is required to meet this criteria.


  1. Please show landings at exterior doors. 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. Show steps from exterior doors to decks as required. (CRC R311.3)


  1. (SFD) Santa Cruz County Code 12.10.215(J) requires a minimum 30-inch net clear opening for all new or reframed doorways, excluding shower doors or doors serving closets that are less than 36” deep. Water closets are not exempt. Please specify 2’-8” hinged or 2’-6” pocket doors. The 2’-4” pocket door into Pantry does not comply.


  1. Specify the shower/tub enclosure type. If glass, note that the shower door enclosures shall have tempered safety glazing. [CRC R308.4]


  1. Please locate and detail reinforcement for grab bar installations in at least one bathroom on the entry level of each dwelling unit (ADU and residence) on the drawings.  Include a note that the information and/or drawings identifying the location of grab bar reinforcement shall be placed in the operation and maintenance manual for the homeowner.  (CRC R327.1)


  1. (SFD) Provide details for proposed interior and exterior stairs on the plans, either on a section or as separate details (not just general notes). Provide dimensions to indicate minimum required width and landing depth. Stairways shall be not less than 36 inches in clear width and the landings shall not be less than 36 inches in the direction of travel. (CRC R311.7.1 & R311.7.6) 
    1. Handrail:  Please indicate a graspable handrail on at least one side of each continuous run of treads or flight with four or more risers.  CRC R311.7.8 Handrail height shall be 34 – 38 inches above the stair nosing. Show locations of handrails on Floor Plans and at least partially on Exterior Elevations. Update height dimension shown on South Elevation. (CRC R311.7.8.1)
    2. Grip Size:  Please indicate the proposed grip-size of the required handrail.  (CRC R311.7.8.3).  Space between handgrip and wall shall be not less than 1 ½ inches.
    3. Nosing:  A nosing not less than 3/4- inch but not more than 1-1/4- inches shall be provided on stairways with solid risers and treads less than 11-inches in depth.  (CRC R311.7.5.3)
    4. Risers: Maximum riser height is 7 3/4" inches. Open risers are limited in R-3 occupancies to spaces less than 4-inches wide (show dimension of open space on Exterior Stair Detail C/3). CRC R311.7.5.1
    1. Tread: Minimum tread depth is 10 inches.  Winder treads must have a minimum depth of 6 inches at any point, and 10 inches minimum at walkline per CRC R311.7.5.2.1


  1. (SFD) Please indicate that enclosed accessible space under interior stair shall have walls, under-stair surface and any soffits protected on the enclosed side with ½” gypsum board per CRC R302.7.


  1. (SFD) Please key all stair, guard and deck details on Floor Plans and/or other applicable plans.


  1. (SFD) Please provide listing information such as an ICC ES-Report for the glass guardrail system to include the mounting connection to verify the assembly meets the requirements of CBC 2403.2 for support and is designed to resist a concentrated load of 200 pounds, with required safety factor of 4.  (CBC 1607.8.1.1) Detail 3/A3.0 indicates ESR-3842—please provide report in “SUP” file.


  1. (SFD) For stucco installation, the water resistive barrier shall be installed as required in Section R703.2. Santa Cruz County is considered a marine climate. Where applied over wood-based sheathing stucco shall comply with Section R703.7.3.2. Please indicate how the requirements, either item 1 or 2 for addition drainage material will be provided on the exterior side of the water resistive barrier. Please provide details for the stucco assembly and specify proposed materials. (CRC R703.7.3, CBC 2510.6.2)


  1. (SFD) Please clarify which roofing is being installed. Some drawings indicate standing seam roofing and some (including specs in “SUP” file) indicate asphalt shingles.


  1. (SFD) Where balcony or other elevated walking surfaces are exposed to water from direct or blowing rain, snow, or irrigation, and the structural framing is protected by an impervious moisture barrier, the construction documents shall include details for all elements of the impervious moisture barrier system. The construction documents shall include manufacturer’s installation instructions. Please provide spec sheet, approved listing and all pertinent details for waterproofing system. Provide listing (ICC ESR Report or equivalent) for “Gacoflex” and show that it is approved for tile installation as shown on Detail 4/A3.0. (CBC 107.2.7).


  1. (SFD) 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.  [CBC 2304.12.2.6]


  1. (SFD) The decks shall be designed with 1.5 times the live load (total of 60 psf).   [CBC Table 1607.1]


  1. Please provide all applicable construction drawings for the ground level deck. Include foundation, ledger, framing, decay resistant lumber, lateral ties, etc. Per Santa Cruz County ordinance, a permit is required for decks that are attached to a dwelling and serves an exterior egress door exiting onto the deck (SCC 122.10.315(A)(5) and CRC 507.1)


  1. (SFD) Special inspection is required (for welding). Please complete and submit (in “SUP” file) a special inspection form PLG-240 that includes an agreement page and Statement of Special Inspection.   This form and a list of approved special inspection agencies is available under “forms” athttp://www.sccoplanning.com/PlanningHome/BuildingSafety.aspx .   [CBC 1704]


  1. Clearly note the following on the foundation plan: “The soils report (and any addendums), number_______________prepared by____________________ dated_____________ is part of these plans and all recommendations there in shall be complied with.” Foundation Note #1/S0.0 indicates that there is no soils report but this is inaccurate.


  1. A minimum 10-mil (0.010 inch; 0.254 mm) vapor retarder conforming to ASTM E1745 Class A requirements with joints lapped not less than 6 inches (152 mm) shall be placed between the concrete floor slab and the base course or the prepared subgrade where a base course does not exist. Please update Detail 1/A3.0 which only shows a 6-mil vapor retarder.


  1. (SFD) 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).  Provide specifications for the proposed 1” rigid insulation to meet all requirements of this section. 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 (from termites, UV and physical damage) or provide a thermal isolation system which does not involve insulation on the exterior of the building.  (CRC 318.4)


  1. Structural Calculations were not provided. Aspects of the structural design do not meet the provisions of conventional construction in the 2022 California Residential and California Building Code (see following comments). Please provide structural calculations for both vertical and lateral loads. Include design of beams, posts, footings, and shear resistive construction. by a person licensed in the State of California for structural design.  Plans related to the calculations and the cover sheet of the calculations shall be signed by a licensed architect or registered engineer for that portion that they are responsible for [CRC R301.1.3, §5536.1, 6735 California Business and Profession Code]



Cal Green Residential:

Please provide the following information from the 2022 California Green Building Code in plan notes and documents.  The county has adopted only the mandatory requirements.  This code may be viewed athttp://www.bsc.ca.gov/default.htm.


  1. (SFD) Please provide specifications for proposed “direct vent gas fire unit”.

Factory-built fireplaces shall be installed in accordance with their listing and the manufacturer’s installation instructions.The manufacturer’s instructions must be present on the job site for the installer and the inspector.

Gas fireplaces shall be direct-vent type (4.503.1)




Mechanical/ Electrical/ Plumbing:


  1. Note that grounding electrode systems in all new buildings shall be an electrode encased by at least two inches of concrete located within and near the bottom of a concrete foundation or footing that is in direct contact with earth. The electrode shall consist of at least 20 feet of one or more steel reinforcing bars or rods, of not less than ½ inch diameter.


  1. The minimum service disconnect for each residential unit is 100 amps. (230.79(C)) Show location and labeling of emergency disconnect on plans. For one- and two-family dwelling units, all service conductors shall terminate in disconnecting means having a short-circuit current rating equal to or greater than the available fault current, installed in a readily accessible outdoor location. If more than one disconnect is provided, they shall be grouped. Each disconnect shall be labeled per CEC 230.85.


  1. Surge-Protective Device: All services supplying dwelling units shall be provided with a surge-protective device (SPD). The SPD shall be an integral part of the service equipment or shall be located immediately adjacent thereto. CEC 230.67


  1. Energy Storage Systems Ready §150.0(s) Mandatory Requirements New homes have Mandatory requirements for being ready for the future installation of battery storage systems, also called energy storage systems (ESS). In new homes, ESSs must meet requirements 1-4.

1.) At least one of the following must be provided:


A.) ESS-ready interconnection equipment with a minimum backed up capacity of 60 amps and a minimum of four ESS supplied branch circuits, or


B.) A dedicated raceway from the main service to a panelboard (subpanel) that supplies the branch circuits in §150.0(s)2: All branch circuits are permitted to be supplied by the main service panel prior to the installation of an ESS. The trade size of the raceway must be not less than one inch. The panelboard that supplies the branch circuits (subpanel) must be labeled “Subpanel must include all backed-up load circuits.”


2.) A minimum of four branch circuits must be identified and have their source of supply collocated at a single panelboard suitable to be supplied by the ESS. At least one circuit must supply the refrigerator, one lighting circuit near the primary egress, and at least one circuit must supply a sleeping room receptacle outlet.


3.) The main panelboard must have a minimum busbar rating of 225 amps.


4.) Sufficient space must be reserved to allow future installation of a system isolation equipment/transfer switch within 3 ft of the main panelboard. Raceways must be installed between the panelboard and the system isolation equipment/transfer switch location to allow the connection of backup power source.



  1. Please note on the plans that receptacle outlets, switches and controls (including controls for heating, ventilation and air conditioning) shall be located no more than 48 inches measured from the top of the outlet box and note less than 15 inches measured from the bottom of the outlet box above the finish floor.   Exceptions are dedicated receptacle outlets, floor receptacle outlets, controls mounted on ceiling fans and ceiling lights, controls located on appliances, and receptacle outlets where a window or other built-in feature prevents a receptacle outlet to be installed not less than 15 inches above finish floor. (CRC R327.1.2)


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


  1. Please specify lighting and/or switch choices on the floor plan that meet the 2022 California Energy Code section 150(k). Notation alone is not acceptable.

Exterior: Exterior lighting, attached to any building shall be controlled by a motion sensor with photocontrol, or controlled with an astronomical time clock. Please add photocontrol to exterior lighting on Electrical Plan.


  1. JA8 marking is required for the following:

--All light sources in ceiling recessed downlight luminaires. Note that ceiling recessed downlight luminaires shall not have screw bases regardless of lamp type as described in Section 150.0(k)1.C.

--GU-24 sockets containing LED light sources. A GU24 lamp fitting is a two-pin connector for compact fluorescent lamps (CFL) or LED lamps that uses abayonet mount-like twist-lock two-pin connector instead of an Edison screw fitting.

--Any light source not otherwise listed above and certified to the Commission as complying with Joint Appendix 8.



  1. Fixtures recessed into ceilings shall be listed for zero clearance insulation contact (IC), have a label that certifies that the fixture is airtight with air leakage less than 2.0 CFM at 75 Pascal’s (AT), be sealed with a gasket or caulk to the ceiling, have accessible ballasts/drivers if hardwired, and not contain a screw base sockets. They shall contain light sources that comply with References Joint Appendix JA8, including the elevated temperature requirements, and that are marked “JA8-2019 or 2016-E”. (CEnC 150.0(k)(1)(C)).


  1. (ADU) Indicate the clothes washer/dryer hookup. Each dwelling shall be provided with a clothes washer hookup. [CPC Table 422.1]


  1. Show how provision for makeup air is accomplished for dryer.  When a clothes dryer is installed in an enclosed space (defined by having a volume of less than 50 cu ft per 1000 BTU/h of appliances in the space by CMC 205.0), a minimum opening of 100 square inches for makeup air shall be provided. CMC 504.4.1.


  1. (SFD) Provide a specification/cut sheet for the combi boiler.


  1. (SFD) Please clarify the fuel source for the range. The Electrical Plan/E1.0 shows it as gas, but the Floor Plan/A2.0 shows it as electric.


  1. (ADU) Per Energy Documents, heating system is a heat pump/mini split. Please remove “Radiant Heating Buildup” note on Foundation Plan/S2.1.


  1. (SFD) Please identify, locate and provide specification for, the whole building ventilation system on the plans. 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. Per Energy Compliance, IAQ must be a minimum 64 cfm and comply with requirements for a balanced IAQ fan (0.437 W/CFM, Heat Recovery 84 SRE & 87 ASRE, cores accessible) (CA Energy Standards 150(o)/ASHRAE 62.2)


  1. (ADU) Please identify and locate the whole building ventilation system on the electrical plans. The energy documents design a minimum 24 cfm exhaust fan. (CA Energy Standards 150(o)/ASHRAE 62.2)


  1. A local exhaust fan is required for the kitchen (show on Floor Plan and/or Electrical Plan), which may be achieved by a range hood. Minimum airflow must be based on cooktop fuel source and minimum sone rating in CA Energy Standard 150(o)1G. (ASHRAE Standard 62.2) Please note on the plan that the new range hood shall be labeled that it meets HVI 916 or is sound rated to meet 7.2 of ASRRAE 6.2. 

The system shall meet or exceed either the minimum airflow in accordance with Table 150.0-E or the minimum capture efficiency in accordance with Table 150.0-E, and Table 150.0-G. Capture efficiency ratings shall be determined in accordance with ASTM E3087 and listed in a product directory approved by the Energy Commission.



  1. (ADU) For the proposed smoke detectors, update locations per the following (CRC R 314.3.3):

(4) Shall not be installed within 20ft horizontally of cooking appliances and no closer than 3ft to mechanical registers, ceiling fans and bathroom doors with a bathtub or shower unless this would prevent placement of a smoke detector (314.3(4)). Smoke detectors within 10 feet to 20 feet of the stove shall be ionization type with alarm silencing switch. Smoke detectors within 6 feet and 10 feet of the cooktop shall be photoelectric type. (CRC R314.3.3)


  1. (SFD) Please show a smoke detector in Bedroom 1.



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 emailLynne.Bryan@santacruzcountyca.gov orShikha.Singh@santacruzcountyca.gov

Review No:2

APP-231084 Second Review 06/21/24 by LPB/SS

**Denotes Second Review Comments

—Original Comments retained for reference

 

Comments apply to both buildings unless designated by (SFD) which apply to the SFD only, or (ADU) which apply to ADU only.

 

General:


1. **Per County of Santa Cruz Building Permit Application Requirements, no red “ink” is allowed on the plans. This color is reserved for County use. Please change color of any markups that are red and could be confused with County markups.


 

Architectural/ Structural:

2. (First Review Comment): (ADU) Revise the bedroom size, it does not meet the minimum size requirements. Habitable rooms shall be not less than 7 feet (2134 mm) in any horizontal dimension. [R304.2]

 

**Renaming this room as “Storage” is not acceptable since it is clearly a sleeping room due to the overall configuration of the ADU. Please increase the length by 4 inches to make the room compliant.



3. (First Review Comment): (SFD) The proposed exterior stair is located less than 3’-0” from the property line. Therefore, the post line is considered a wall line and must be a solid 1-hr. fire rated wall below stair. 1-hour rated construction for exterior walls less than 3 feet from property line is required for sprinklered building per CRC Table R302.1(2). 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.

 

**This comment applies to the line of the stair which is closest to the property line, not the wall of the SFD. Please show compliance.



4. **(ADU) Windows in “hazardous locations” shall have fully tempered safety glazing. Window #25 is considered hazardous due to being within 24 inches of a door where the glazing is on a wall less than 180 degrees from the plane of the door in a closed position and within 24 inches of the hinge side of an in-swinging door. (CRC R308.4.2(2))

 

 

5. (First Review Comment):Please locate and detail reinforcement for grab bar installations in at least one bathroom on the entry level of each dwelling unit (ADU and residence) on the drawings. Include a note that the information and/or drawings identifying the location of grab bar reinforcement shall be placed in the operation and maintenance manual for the homeowner. (CRC R327.1)

 

**Thank you for providing notes. For showers, please show actual locations in plan view. Blocking shall be continuous on all sides. For water closets without side walls, please provide provisions for foldaway grab bars at rear wall behind water closets (CRC R327.1 .1 Exception 1)



6. (First Review Comment): (SFD) The decks shall be designed with 1.5 times the live load (total of 60 psf). [CBC Table 1607.1]

 

**The 60 psf live load for the deck design was not found in the calcs and is not listed under “Design Loads” on Sheet S0.0.



7. (First Review Comment):Please provide all applicable construction drawings for the ground level deck. Include foundation, ledger, framing, decay resistant lumber, lateral ties, etc. Per Santa Cruz County ordinance, a permit is required for decks that are attached to a dwelling and serves an exterior egress door exiting onto the deck (SCC 122.10.315(A)(5) and CRC 507.1)

 

**This information was not found in the resubmitted documents.



8. (First Review Comment): (SFD) Special inspection is required (for welding). Please complete and submit (in “SUP” file) a special inspection form PLG-240 that includes an agreement page and Statement of Special Inspection. This form and a list of approved special inspection agencies is available under “forms” at http://www.sccoplanning.com/PlanningHome/BuildingSafety.aspx . [CBC 1704]

 

**This comment still applies. The Special Inspection Form PLG-240 was not found.

 

9. (First Review Comment):Structural Calculations were not provided. Aspects of the structural design do not meet the provisions of conventional construction in the 2022 California Residential and California Building Code (see following comments). Please provide structural calculations for both vertical and lateral loads. Include design of beams, posts, footings, and shear resistive construction. by a person licensed in the State of California for structural design. Plans related to the calculations and the cover sheet of the calculations shall be signed by a licensed architect or registered engineer for that portion that they are responsible for [CRC R301.1.3, §5536.1, 6735 California Business and Profession Code]

 

**Structural Calculations were not found in the resubmitted documents. Please provide.

 


Cal Green Residential:

Please provide the following information from the 2022 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.

 

10. (First Review Comment): (SFD) Please provide specifications for proposed “direct vent gas fire unit”.

Factory-built fireplaces shall be installed in accordance with their listing and the manufacturer’s installation instructions. The manufacturer’s instructions must be present on the job site for the installer and the inspector.

Gas fireplaces shall be direct-vent type (4.503.1)

 

**Specifications for the proposed gas fireplace was not found in the resubmitted documents.


 

Mechanical/ Electrical/ Plumbing:

11. (First Review Comment):The minimum service disconnect for each residential unit is 100 amps. (230.79(C)) Show location and labeling of emergency disconnect on plans. For one- and two-family dwelling units, all service conductors shall terminate in disconnecting means having a short-circuit current rating equal to or greater than the available fault current, installed in a readily accessible outdoor location. If more than one disconnect is provided, they shall be grouped. Each disconnect shall be labeled per CEC 230.85.

 

**Please also show the electrical service disconnect location and rating for the ADU.



12. (First Review Comment):Surge-Protective Device: All services supplying dwelling units shall be provided with a surge-protective device (SPD). The SPD shall be an integral part of the service equipment or shall be located immediately adjacent thereto. CEC 230.67

 

 

**Per response letter, this was provided in general Electrical and Plumbing Notes on Sheet A0.0. Please also show on Electrical Plan.

13. (First Review Comment):Energy Storage Systems Ready §150.0(s) Mandatory Requirements New homes have Mandatory requirements for being ready for the future installation of battery storage systems, also called energy storage systems (ESS). In new homes, ESSs must meet requirements 1-4.

 

1.) At least one of the following must be provided:

 

A.) ESS-ready interconnection equipment with a minimum backed up capacity of 60 amps and a minimum of four ESS supplied branch circuits, or

 

B.) A dedicated raceway from the main service to a panelboard (subpanel) that supplies the branch circuits in §150.0(s)2: All branch circuits are permitted to be supplied by the main service panel prior to the installation of an ESS. The trade size of the raceway must be not less than one inch. The panelboard that supplies the branch circuits (subpanel) must be labeled “Subpanel must include all backed-up load circuits.”

 

2.) A minimum of four branch circuits must be identified and have their source of supply collocated at a single panelboard suitable to be supplied by the ESS. At least one circuit must supply the refrigerator, one lighting circuit near the primary egress, and at least one circuit must supply a sleeping room receptacle outlet.

 

3.) The main panelboard must have a minimum busbar rating of 225 amps.

 

4.) Sufficient space must be reserved to allow future installation of a system isolation equipment/transfer switch within 3 ft of the main panelboard. Raceways must be installed between the panelboard and the system isolation equipment/transfer switch location to allow the connection of backup power source.

 

**Please also show surge protection at the ADU.



14. (First Review Comment): (ADU) Indicate the clothes washer/dryer hookup. Each dwelling shall be provided with a clothes washer hookup. [CPC Table 422.1]

 

**This requirement has been satisfied by providing a clothes washer for the ADU in a shared garage. However, if this is to be a shared/common space, additional fire and sound separation will apply per following  comment:



15. **Garages that are attached to an ADU or SFD or other areas that may not solely be used by the occupants of the ADU are required to have fire and sound separation.

A minimum 1/2-hour fire-resistive construction assembly for buildings with fire sprinklers and sound transmission classification (STC) 50 minimum are required between dwelling units. Construction that supports fire-resistive assemblies shall have equal or greater fire-resistance rating. These 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). CRC R302.3, CBC 1206, SCC 12.10.220(D)


 

16. (First Review Comment): (SFD) Please clarify the fuel source for the range. The Electrical Plan/E1.0 shows it as gas, but the Floor Plan/A2.0 shows it as electric.


**Thank you for indicating that the range at the SFD is gas. Please provide a gas line schematic, indicating BTU values of all proposed gas appliances, the developed length from the meter to each appliance outlet, the minimum pipe size and the proposed gas pipe material. (CPC 1215.0 (and Table 1216.2(1) for natural gas) [CA Energy Standard 150(n)]


 

17. (First Review Comment): (ADU) Per Energy Documents, heating system is a heat pump/mini split. Please remove “Radiant Heating Buildup” note on Foundation Plan/S2.1.

 

**The Foundation Plan on Sheet S2.1 still has a note indicating “Radiant Heating Buildup.” Please remove if this is no longer applicable.

 

 

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 or Shikha.Singh@santacruzcountyca.gov

Review No:3

APP-231084 Third Review 10/16/24 by LPB


***Denotes Third Review Comments

**Denotes Second Review Comments retained for reference

—Original Comments retained for reference

 

Comments apply to both buildings unless designated by (SFD) which apply to the SFD only, or (ADU) which apply to ADU only.

 

Architectural/ Structural:


1. (First Review Comment): (SFD) The proposed exterior stair is located less than 3’-0” from the property line. Therefore, the post line is considered a wall line and must be a solid 1-hr. fire rated wall below stair. 1-hour rated construction for exterior walls less than 3 feet from property line is required for sprinklered building per CRC Table R302.1(2). 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.

 

(Second Review Comment #3): **This comment applies to the line of the stair which is closest to the property line, not the wall of the SFD. Please show compliance.

 

***This comment still applies. Since the post line of the stair is at the property line, it must be a 1-hour fire rated wall with no openings. The proposed heavy timber construction does not comply due to the fact that it is open from the stair to grade.



2. (First Review Comment): Please locate and detail reinforcement for grab bar installations in at least one bathroom on the entry level of each dwelling unit (ADU and residence) on the drawings. Include a note that the information and/or drawings identifying the location of grab bar reinforcement shall be placed in the operation and maintenance manual for the homeowner. (CRC R327.1)

 

(Second Review Comment #5): **Thank you for providing notes. For showers, please show actual locations in plan view. Blocking shall be continuous on all sides. For water closets without side walls, please provide provisions for foldaway grab bars at rear wall behind water closets (CRC R327.1 .1 Exception 1)

 

***Please also show compliance on wall behind water closets.



3. (First Review Comment): Please provide all applicable construction drawings for the ground level deck. Include foundation, ledger, framing, decay resistant lumber, lateral ties, etc. Per Santa Cruz County ordinance, a permit is required for decks that are attached to a dwelling and serves an exterior egress door exiting onto the deck (SCC 122.10.315(A)(5) and CRC 507.1)

 

(Second Review Comment #7): **This information was not found in the resubmitted documents.

 

***This comment still applies. It refers to the ground-level wood deck (“Exterior Landing” as shown on Main Floor Plan 1/A2.0) between the SFD and ADU.

 


 

Mechanical/ Electrical/ Plumbing:


4. (First Review Comment): Energy Storage Systems Ready §150.0(s) Mandatory Requirements New homes have Mandatory requirements for being ready for the future installation of battery storage systems, also called energy storage systems (ESS). In new homes, ESSs must meet requirements 1-4.

 

1.) At least one of the following must be provided:

 

A.) ESS-ready interconnection equipment with a minimum backed up capacity of 60 amps and a minimum of four ESS supplied branch circuits, or

 

B.) A dedicated raceway from the main service to a panelboard (subpanel) that supplies the branch circuits in §150.0(s)2: All branch circuits are permitted to be supplied by the main service panel prior to the installation of an ESS. The trade size of the raceway must be not less than one inch. The panelboard that supplies the branch circuits (subpanel) must be labeled “Subpanel must include all backed-up load circuits.”

 

2.) A minimum of four branch circuits must be identified and have their source of supply collocated at a single panelboard suitable to be supplied by the ESS. At least one circuit must supply the refrigerator, one lighting circuit near the primary egress, and at least one circuit must supply a sleeping room receptacle outlet.

 

3.) The main panelboard must have a minimum busbar rating of 225 amps.

 

4.) Sufficient space must be reserved to allow future installation of a system isolation equipment/transfer switch within 3 ft of the main panelboard. Raceways must be installed between the panelboard and the system isolation equipment/transfer switch location to allow the connection of backup power source.

 

(Second Review Comment #13): **Please also show surge protection at the ADU.

 

***The surge protection requirement has been satisfied. However, the ESS-ready comment from the first review still applies. Please show compliance.

 

 

5. (First Review Comment): (ADU) Per Energy Documents, heating system is a heat pump/mini split. Please remove “Radiant Heating Buildup” note on Foundation Plan/S2.1.

 

(Second Review Comment #17): **The Foundation Plan on Sheet S2.1 still has a note indicating “Radiant Heating Buildup.” Please remove if this is no longer applicable.

 

***This note still exists on the Foundation Plan/S2.1 for the main residence. Please remove if it does not apply.


 

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 or Shikha.Singh@santacruzcountyca.gov