Building Review



Building Review
Review No:1 B-246119_2024-11-08_1st Review by SS Building Review Comments: General: 1. Please add 2022 California Building Code and Santa Cruz County Amendments to the list of applicable codes. 2. Please indicate on the cover sheet that field verification is required for the items listed on the “HERS Feature Summary” of the CF1R-PRF-01E certificate of compliance forms. [CA Administrative Code 10-103(b)3] WUI-SRA: 3. The proposed structure is in the State Responsibility Area (SRA) and the requirements of the Wildland-Urban Interface code (WUI), CBC Chapter 7A or CRC R337 apply. Reviewing the site information on the County’s GIS system the fire severity rating is considered “High/Moderate”. Please note SRA and High/Moderate severity zone on the plans. Please provide material specifications and details for siding, windows, doors, overhangs, valleys, and gutters. [CRC R337/CBC 7A] Approved assemblies are available through the State Fire Marshal at: 2022 WUI Listed Products Handbook (azureedge.net) 8110: Decking 8140: Exterior Wall Siding 8150: Exterior Doors 4. Please note on the cover sheet that the property is in WUI-SRA “High/Moderate”. 5. Please confirm that the proposed roof assembly is a minimum class A. [CRC R902.1.1] 6. Please indicate how the exposed underside of exterior porch ceilings shall be protected. [CBC 6, CRC 337.7.6] 7. Walking surface of decks and exterior stairs shall be ignition resistant material, or fire-retardant wood, or noncombustible, or performance tested per SFM Standard 12/7A-1. Please show compliance. [CRC R337.9 / CBC 709A]. 8. Exterior 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 doors, from exceeding ¹/₈inch (3.2 mm). Gaps between doors and door openings shall be controlled by one of the following methods: Weather stripping products made of materials that: (a) have been tested for tensile strength in accordance with ASTM D638 (Standard Test Method for Tensile Properties of Plastics) after exposure to ASTM G155 (Standard Practice for Operating Xenon Arc Light Apparatus for Exposure of Non-Metallic Materials) for a period of 2,000 hours, where the maximum allowable difference in tensile strength values between exposed and nonexposed samples does not exceed 10 percent and (b) exhibit a V-2 or better flammability rating when tested to UL 94, Standard for Tests for Flammability of Plastic Materials for Parts in Devices and Appliances. Door overlaps onto jambs and headers. Garage door jambs and headers covered with metal flashing. [CRC 337.8.4] Please indicate which of the above methods you will use to control embers. Architectural/ Structural: 9. ADU’s that are attached to a garage or other areas that may not solely be used by the occupants of the ADU are required to have STC 50 assemblies for sound. Please provide assembly details for the floor-ceiling between the garage and the ADU. [CBC 1206, SCC 12.10.220(D] 10. Please provide specifications to demonstrate that the new windows and doors on this project will fully comply with the following minimum code requirements. Tested and labeled to comply with the AAMA standards per CRC, Sec. 609.3. Safety Glazing testing and labeling per CRC, Sections. 308.1 & 308.4 Energy testing and certification per CEnC, Sec. 110.6 11. At the ADU, please locate and detail reinforcement for grab bar installations in at least one bathroom on the entry level 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] 12. Please note that any fasteners and/or connectors in contact with preservative-treated wood shall be of hot-dipped zinc-coated galvanized steel in accordance with ASTM A-153, or of stainless steel. [CRC R317.3.1, CBC 2304.10.5] 13. Please provide the manufacturer’s specification for the proposed surface covering material for the deck. If the surface has a non-impervious covering, submit assembly details and plan notes for construction. 14. Please specify ICC, UL, or other recognized listing approval number for proposed deck materials. [CRC R106.1.1] Energy: 15. Please note on plans that for all remodels, insulation meeting the mandatory feature requirements in the California Energy Code shall be installed at ceilings, walls, floors and water pipes, when these areas are exposed during remodeling. [12.10.250(A)2 SCCC.] Mechanical/ Electrical/ Plumbing: 16. Please provide a gas line schematic that indicates BTU/hr values of all existing and 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 Table 1215.2(1) for natural gas] 17. Please show on the plans that a “DSA Certified” earthquake actuated gas shut off valve will be installed at the gas service meter or regulator. [SCCC 12.10.235(B), CPC 1211.8] 18. 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. (CEC 230.) The minimum service disconnect for each residential unit is 100 amps. [230.79(C)] Please show location and labeling of emergency disconnect on plans. 19. Please specify 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. 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 per R307.2 CRC. Also specify the shower door size to allow minimum 22” clearance. [CPC 408.5] Shikha Singh, Building Plans Examiner \| Shikha.Singh@santacruzcountyca.gov Review No:2 B-246119 Second Review 01/13/25 by LPB *Denotes Second Review Comments —Original Comments retained for reference* General: 1. On Site Plan/A1.1, please show new deck on north and west sides of ADU. Provide a dimension for proposed deck and distance between deck and Proposed Storage Building and Garage/ADU Building. Indicate that the Storage Building is under Permit B-243956. 2. Distance between Garage/ADU building and Storage Building is inconsistent between Site Plan (6’-0”) and Floor Plan (5’-8 ½”). Please coordinate. 3. *The proposed “Office” does not meet the minimum room size requirement. Habitable rooms shall be not less than 7 feet in any horizontal dimension. Also, the County does not recognize “Office” as a room title—it is a Bedroom. Please relabel. [R304.2] Wildland-Urban Interface (WUI): 4. (First Review Comment #5): Please confirm that the proposed roof assembly is a minimum class A. [CRC R902.1.1]* Please update Fire Note on Sheet A1 to reflect this requirement. Architectural/ Structural: 5. Show location of assumed/imaginary fire separation line between Proposed Storage Building (Permit B-243956) and Garage/ADU Building. Provide 1-hour rated construction for exterior walls less than 5 feet from fire separation line for non-sprinklered building per CRC Table R302.1(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. Key provided details clearly. In this situation, it is most logical to have the fire rated construction at the Storage Building. If this is the intent, clearly label plans for this permit to indicate this as a requirement for the Storage Building Permit (B-243956). 6. (First Review Comment #9): ADU’s that are attached to a garage or other areas that may not solely be used by the occupants of the ADU are required to have STC 50 assemblies for sound. Please provide assembly details for the floor-ceiling between the garage and the ADU. [CBC 1206, SCC 12.10.220(D] Clarify which assembly(ies) on Sheet A5.1 are being used. 7. (First Review Comment #6): Please provide the manufacturer’s specification for the proposed surface covering material for the deck. If the surface has a non-impervious covering, submit assembly details and plan notes for construction. Architectural Plans show an impervious waterproof decking material, but Structural Details show 2x decking. Please coordinate. 8. (First Review Comment #14): Please specify ICC, UL, or other recognized listing approval number for proposed deck materials. [CRC R106.1.1] Listing on A5.2 is out of date and not all pages were provided. Be sure to provide details complying with Class A installation (per Table 3 of report). 9. Deck Detail 4/A5 shows 5/8” Type “X” gypsum board under deck. If proposing an enclosed deck, material must be gypsum sheathing which is rated for exterior use. (CRC R337.7) 10. Ventilation is required in enclosed framing for balconies/decks, unless unvented assemblies are shown per CRC R806.5. If filling cavity with foam insulation for an unvented assembly, specify product (cut sheet, including ICC, UL or other recognized listing approval number) to show compliance (air impermeable) with CRC R806.5. Detail 4/A5 shows (what appears to be) batt insulation. 11. Show deck on Exterior Elevations. 12. Please show locations for required guards on Floor Plan and Elevations and key applicable details. Clarify design of guards (Detail 4/A5 shows a partial wall with pickets and 11/SD3 shows full height pickets). Guards shall be 42” high along open-sided walking surface or decks that are more than 30” measured vertically to the floor or grade below at any point within 36” horizontally to the edge of the open side. Openings in guards shall not allow the passage of a 4” diameter sphere. (CRC R312.1) The rail shall be capable of resisting a 50 lb. linear per ft. load and a 200 lb. concentrated load per ASCE 7-10, 4.5.1. [CBC 1607.8.1] 13. Please indicate proposed roof deck drains at the condition shown on Detail 4/A5 and clarify how water is discharged. [CPC 1101.12] Where roof/deck drains are required, secondary (emergency overflow) roof drains or scuppers shall be provided where the roof perimeter construction extends above the roof in such a manner that water will be entrapped if the primary drains allow buildup for any reason. The installation and sizing of secondary emergency overflow drains, leaders and conductors shall comply with Chapter 11 of the California Plumbing Code. [CBC 1503.4.1] 14. Please clearly label new vs. existing construction on Sections and Exterior Elevations. On Floor Framing Plan/S2, clarify if floor joists at ADU Bedroom and “Office” are new. Represent actual condition on Section 2/A4 (which shows a slab?) 15. Special Inspection is required for epoxy hold downs. (CBC 1705.2.1) Please provide a special inspection form PLG-240. The Owner or Owner’s Agent, on the advice of the Registered Design Professional in Responsible Charge, must complete this form, secure signatures by all parties, and incorporate all pages onto the plan sheets. The project engineer is responsible for indicating the special inspection items. This form and a list of approved special inspection agencies is available under “Building Forms and Bulletins” at https://cdi.santacruzcountyca.gov/UPC/FormsPublications.aspx [CBC 1704] 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: 831-454-3229 \| lynne.bryan@santacruzcountyca.gov Review No:3 B-246119 Third Review 03/10/25 by LPB *Denotes Third Review Comments Denotes Second Review Comments retained for reference —Original Comments retained for reference Architectural/ Structural: 1. (Second Review Comment #5): Show location of assumed/imaginary fire separation line between Proposed Storage Building (Permit B-243956) and Garage/ADU Building. Provide 1-hour rated construction for exterior walls less than 5 feet from fire separation line for non-sprinklered building per CRC Table R302.1(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. Key provided details clearly. In this situation, it is most logical to have the fire rated construction at the Storage Building. If this is the intent, clearly label plans for this permit to indicate this as a requirement for the Storage Building Permit (B-243956). This comment still applies. The assumed property line is shown 1’-7” from the proposed deck (please add dimension on plan). Based on this location, the post line of the deck needs to be a 1-hour fire rated wall from deck to grade (where deck is opposite Storage Building) per previous comment. 2. (First Review Comment #6): Please provide the manufacturer’s specification for the proposed surface covering material for the deck. If the surface has a non-impervious covering, submit assembly details and plan notes for construction. (Second Review Comment #7): *Architectural Plans show an impervious waterproof decking material, but Structural Details show 2x decking. Please coordinate. **Please label decking material on Floor Plan and other applicable plans. It’s still a little unclear whether the “Azek” decking is still being used on the rear deck. 3. (First Review Comment #14): Please specify ICC, UL, or other recognized listing approval number for proposed deck materials. [CRC R106.1.1]* (Second Review Comment #8): Listing on A5.2 is out of date and not all pages were provided. Be sure to provide details complying with Class A installation (per Table 3 of report). *For the “Tufdek” to meet a Class A installation per Table 3 of Intertek report, a “Permabase” substrate is required. Please clearly show compliance on Details. 4. (Second Review Comment #10): Ventilation is required in enclosed framing for balconies/decks, unless unvented assemblies are shown per CRC R806.5. If filling cavity with foam insulation for an unvented assembly, specify product (cut sheet, including ICC, UL or other recognized listing approval number) to show compliance (air impermeable) with CRC R806.5. Detail 4/A5 shows (what appears to be) batt insulation. *Response letter indicates that cantilevered deck is “unenclosed” with 5/8” gypsum sheathing below. Detail 4/A5 does not show the gypsum sheathing, and it is unclear how the deck can be unenclosed but have the sheathing below. If fully enclosed, air impermeable (spray foam) insulation would be required in lieu of ventilation. Also, please label deck on Proposed Floor Plan and show guard. 5. (Second Review Comment #14): Please clearly label new vs. existing construction on Sections and Exterior Elevations. On Floor Framing Plan/S2, clarify if floor joists at ADU Bedroom and “Office” are new. Represent actual condition on Section 2/A4 (which shows a slab?) *Please update Section callouts to refer to Sheet A4.1. Section 2/A4.1 still does not seem to match Structural? There seems to be an extra intermediate footing shown. Label deck and key any applicable details. 6. (Second Review Comment 15): Special Inspection is required for epoxy hold downs. (CBC 1705.2.1) Please provide a special inspection form PLG-240. The Owner or Owner’s Agent, on the advice of the Registered Design Professional in Responsible Charge, must complete this form, secure signatures by all parties, and incorporate all pages onto the plan sheets. The project engineer is responsible for indicating the special inspection items. This form and a list of approved special inspection agencies is available under “Building Forms and Bulletins” at https://cdi.santacruzcountyca.gov/UPC/FormsPublications.aspx [CBC 1704] *Thank you for providing Special Inspection Form PLG-240 in plan set. Please be sure that it is signed by the Owner. 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: 831-454-3229 \| lynne.bryan@santacruzcountyca.gov Review No:4 B-246119 Fourth Review 03/26/25 by LPB Denotes Fourth Review Comments Denotes Third Review Comments retained for reference Denotes Second Review Comments retained for reference —Original Comments retained for reference* Architectural/ Structural: 1. (Second Review Comment #5): Show location of assumed/imaginary fire separation line between Proposed Storage Building (Permit B-243956) and Garage/ADU Building. Provide 1-hour rated construction for exterior walls less than 5 feet from fire separation line for non-sprinklered building per CRC Table R302.1(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. Key provided details clearly. In this situation, it is most logical to have the fire rated construction at the Storage Building. If this is the intent, clearly label plans for this permit to indicate this as a requirement for the Storage Building Permit (B-243956). (Third Review Comment #1): This comment still applies. The assumed property line is shown 1’-7” from the proposed deck (please add dimension on plan). Based on this location, the post line of the deck needs to be a 1-hour fire rated wall from deck to grade (where deck is opposite Storage Building) per previous comment. *This comment still applies. This relates to fire separation distance, not WUI (decking surface requirements). Provide a dimension between deck and imaginary property line on Site Plan. Provide a specific detail as to how this requirement is being met. 2. (Second Review Comment #10): Ventilation is required in enclosed framing for balconies/decks, unless unvented assemblies are shown per CRC R806.5. If filling cavity with foam insulation for an unvented assembly, specify product (cut sheet, including ICC, UL or other recognized listing approval number) to show compliance (air impermeable) with CRC R806.5. Detail 4/A5 shows (what appears to be) batt insulation. (Third Review Comment #4): *Response letter indicates that cantilevered deck is “unenclosed” with 5/8” gypsum sheathing below. Detail 4/A5 does not show the gypsum sheathing, and it is unclear how the deck can be unenclosed but have the sheathing below. If fully enclosed, air impermeable (spray foam) insulation would be required in lieu of ventilation. Also, please label deck on Proposed Floor Plan and show guard. Note on 4/A5 regarding 5/8" gypsum sheathing is in a confusing location. If this is meant to be the sheathing on top of deck joists, point arrow to correct location. Double check with Structural which specifies 3/4" plywood membrane. Gypsum sheathing has no structural properties. 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: 831-454-3229 \| lynne.bryan@santacruzcountyca.gov

Building Review

Review No:1

B-246119_2024-11-08_1st Review by SS

Building Review Comments:

General:

1. Please add 2022 California Building Code and Santa Cruz County Amendments to the list of applicable codes.

2. Please indicate on the cover sheet that field verification is required for the items listed on the “HERS Feature Summary” of the CF1R-PRF-01E certificate of compliance forms. [CA Administrative Code 10-103(b)3]

WUI-SRA:

3. The proposed structure is in the State Responsibility Area (SRA) and the requirements of the Wildland-Urban Interface code (WUI), CBC Chapter 7A or CRC R337 apply. Reviewing the site information on the County’s GIS system the fire severity rating is considered “High/Moderate”. Please note SRA and High/Moderate severity zone on the plans. Please provide material specifications and details for siding, windows, doors, overhangs, valleys, and gutters. [CRC R337/CBC 7A]

Approved assemblies are available through the State Fire Marshal at: 2022 WUI Listed Products Handbook (azureedge.net)

8110: Decking
8140: Exterior Wall Siding
8150: Exterior Doors

4. Please note on the cover sheet that the property is in WUI-SRA “High/Moderate”.

5. Please confirm that the proposed roof assembly is a minimum class A. [CRC R902.1.1]

6. Please indicate how the exposed underside of exterior porch ceilings shall be protected. [CBC 6, CRC 337.7.6]

7. Walking surface of decks and exterior stairs shall be ignition resistant material, or fire-retardant wood, or noncombustible, or performance tested per SFM Standard 12/7A-1. Please show compliance. [CRC R337.9 / CBC 709A].

8. Exterior 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 doors, from exceeding ¹/₈inch (3.2 mm). Gaps between doors and door openings shall be controlled by one of the following methods:

Weather stripping products made of materials that: (a) have been tested for tensile strength in accordance with ASTM D638 (Standard Test Method for Tensile Properties of Plastics) after exposure to ASTM G155 (Standard Practice for Operating Xenon Arc Light Apparatus for Exposure of Non-Metallic Materials) for a period of 2,000 hours, where the maximum allowable difference in tensile strength values between exposed and nonexposed samples does not exceed 10 percent and (b) exhibit a V-2 or better flammability rating when tested to UL 94, Standard for Tests for Flammability of Plastic Materials for Parts in Devices and Appliances.
Door overlaps onto jambs and headers.
Garage door jambs and headers covered with metal flashing. [CRC 337.8.4]

Please indicate which of the above methods you will use to control embers.

Architectural/ Structural:

9. ADU’s that are attached to a garage or other areas that may not solely be used by the occupants of the ADU are required to have STC 50 assemblies for sound. Please provide assembly details for the floor-ceiling between the garage and the ADU. [CBC 1206, SCC 12.10.220(D]

10. Please provide specifications to demonstrate that the new windows and doors on this project will fully comply with the following minimum code requirements.

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

11. At the ADU, please locate and detail reinforcement for grab bar installations in at least one bathroom on the entry level 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]

12. Please note that any fasteners and/or connectors in contact with preservative-treated wood shall be of hot-dipped zinc-coated galvanized steel in accordance with ASTM A-153, or of stainless steel. [CRC R317.3.1, CBC 2304.10.5]

13. Please provide the manufacturer’s specification for the proposed surface covering material for the deck. If the surface has a non-impervious covering, submit assembly details and plan notes for construction.

14. Please specify ICC, UL, or other recognized listing approval number for proposed deck materials. [CRC R106.1.1]

Energy:

15. Please note on plans that for all remodels, insulation meeting the mandatory feature requirements in the California Energy Code shall be installed at ceilings, walls, floors and water pipes, when these areas are exposed during remodeling. [12.10.250(A)2 SCCC.]

Mechanical/ Electrical/ Plumbing:

16. Please provide a gas line schematic that indicates BTU/hr values of all existing and 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 Table 1215.2(1) for natural gas]

17. Please show on the plans that a “DSA Certified” earthquake actuated gas shut off valve will be installed at the gas service meter or regulator. [SCCC 12.10.235(B), CPC 1211.8]

18. 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. (CEC 230.) The minimum service disconnect for each residential unit is 100 amps. [230.79(C)] Please show location and labeling of emergency disconnect on plans.

19. Please specify 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. 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 per R307.2 CRC. Also specify the shower door size to allow minimum 22” clearance. [CPC 408.5]

Shikha Singh, Building Plans Examiner | Shikha.Singh@santacruzcountyca.gov

Review No:2

B-246119 Second Review 01/13/25 by LPB

**Denotes Second Review Comments

—Original Comments retained for reference

General:

1. **On Site Plan/A1.1, please show new deck on north and west sides of ADU. Provide a dimension for proposed deck and distance between deck and Proposed Storage Building and Garage/ADU Building. Indicate that the Storage Building is under Permit B-243956.

2. **Distance between Garage/ADU building and Storage Building is inconsistent between Site Plan (6’-0”) and Floor Plan (5’-8 ½”). Please coordinate.

3. **The proposed “Office” does not meet the minimum room size requirement. Habitable rooms shall be not less than 7 feet in any horizontal dimension. Also, the County does not recognize “Office” as a room title—it is a Bedroom. Please relabel. [R304.2]

Wildland-Urban Interface (WUI):

4. (First Review Comment #5): Please confirm that the proposed roof assembly is a minimum class A. [CRC R902.1.1]

**Please update Fire Note on Sheet A1 to reflect this requirement.

Architectural/ Structural:

5. **Show location of assumed/imaginary fire separation line between Proposed Storage Building (Permit B-243956) and Garage/ADU Building. Provide 1-hour rated construction for exterior walls less than 5 feet from fire separation line for non-sprinklered building per CRC Table R302.1(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. Key provided details clearly.

In this situation, it is most logical to have the fire rated construction at the Storage Building. If this is the intent, clearly label plans for this permit to indicate this as a requirement for the Storage Building Permit (B-243956).

6. (First Review Comment #9): ADU’s that are attached to a garage or other areas that may not solely be used by the occupants of the ADU are required to have STC 50 assemblies for sound. Please provide assembly details for the floor-ceiling between the garage and the ADU. [CBC 1206, SCC 12.10.220(D]

**Clarify which assembly(ies) on Sheet A5.1 are being used.

7. (First Review Comment #6): Please provide the manufacturer’s specification for the proposed surface covering material for the deck. If the surface has a non-impervious covering, submit assembly details and plan notes for construction.

**Architectural Plans show an impervious waterproof decking material, but Structural Details show 2x decking. Please coordinate.

8. (First Review Comment #14): Please specify ICC, UL, or other recognized listing approval number for proposed deck materials. [CRC R106.1.1]

**Listing on A5.2 is out of date and not all pages were provided. Be sure to provide details complying with Class A installation (per Table 3 of report).

9. **Deck Detail 4/A5 shows 5/8” Type “X” gypsum board under deck. If proposing an enclosed deck, material must be gypsum sheathing which is rated for exterior use. (CRC R337.7)

10. **Ventilation is required in enclosed framing for balconies/decks, unless unvented assemblies are shown per CRC R806.5. If filling cavity with foam insulation for an unvented assembly, specify product (cut sheet, including ICC, UL or other recognized listing approval number) to show compliance (air impermeable) with CRC R806.5. Detail 4/A5 shows (what appears to be) batt insulation.

11. **Show deck on Exterior Elevations.

12. **Please show locations for required guards on Floor Plan and Elevations and key applicable details. Clarify design of guards (Detail 4/A5 shows a partial wall with pickets and 11/SD3 shows full height pickets). Guards shall be 42” high along open-sided walking surface or decks that are more than 30” measured vertically to the floor or grade below at any point within 36” horizontally to the edge of the open side. Openings in guards shall not allow the passage of a 4” diameter sphere. (CRC R312.1) The rail shall be capable of resisting a 50 lb. linear per ft. load and a 200 lb. concentrated load per ASCE 7-10, 4.5.1. [CBC 1607.8.1]

13. **Please indicate proposed roof deck drains at the condition shown on Detail 4/A5 and clarify how water is discharged. [CPC 1101.12] Where roof/deck drains are required, secondary (emergency overflow) roof drains or scuppers shall be provided where the roof perimeter construction extends above the roof in such a manner that water will be entrapped if the primary drains allow buildup for any reason. The installation and sizing of secondary emergency overflow drains, leaders and conductors shall comply with Chapter 11 of the California Plumbing Code. [CBC 1503.4.1]

14. ** Please clearly label new vs. existing construction on Sections and Exterior Elevations.

On Floor Framing Plan/S2, clarify if floor joists at ADU Bedroom and “Office” are new. Represent actual condition on Section 2/A4 (which shows a slab?)

15. **Special Inspection is required for epoxy hold downs. (CBC 1705.2.1) Please provide a special inspection form PLG-240. The Owner or Owner’s Agent, on the advice of the Registered Design Professional in Responsible Charge, must complete this form, secure signatures by all parties, and incorporate all pages onto the plan sheets.

The project engineer is responsible for indicating the special inspection items. This form and a list of approved special inspection agencies is available under “Building Forms and Bulletins” at https://cdi.santacruzcountyca.gov/UPC/FormsPublications.aspx [CBC 1704]

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: 831-454-3229 | lynne.bryan@santacruzcountyca.gov

Review No:3

B-246119 Third Review 03/10/25 by LPB

***Denotes Third Review Comments

**Denotes Second Review Comments retained for reference

—Original Comments retained for reference

Architectural/ Structural:

1. (Second Review Comment #5): **Show location of assumed/imaginary fire separation line between Proposed Storage Building (Permit B-243956) and Garage/ADU Building. Provide 1-hour rated construction for exterior walls less than 5 feet from fire separation line for non-sprinklered building per CRC Table R302.1(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. Key provided details clearly.

***This comment still applies. The assumed property line is shown 1’-7” from the proposed deck (please add dimension on plan). Based on this location, the post line of the deck needs to be a 1-hour fire rated wall from deck to grade (where deck is opposite Storage Building) per previous comment.

2. (First Review Comment #6): Please provide the manufacturer’s specification for the proposed surface covering material for the deck. If the surface has a non-impervious covering, submit assembly details and plan notes for construction.

(Second Review Comment #7): **Architectural Plans show an impervious waterproof decking material, but Structural Details show 2x decking. Please coordinate.

***Please label decking material on Floor Plan and other applicable plans. It’s still a little unclear whether the “Azek” decking is still being used on the rear deck.

3. (First Review Comment #14): Please specify ICC, UL, or other recognized listing approval number for proposed deck materials. [CRC R106.1.1]

(Second Review Comment #8): **Listing on A5.2 is out of date and not all pages were provided. Be sure to provide details complying with Class A installation (per Table 3 of report).

***For the “Tufdek” to meet a Class A installation per Table 3 of Intertek report, a “Permabase” substrate is required. Please clearly show compliance on Details.

4. (Second Review Comment #10): **Ventilation is required in enclosed framing for balconies/decks, unless unvented assemblies are shown per CRC R806.5. If filling cavity with foam insulation for an unvented assembly, specify product (cut sheet, including ICC, UL or other recognized listing approval number) to show compliance (air impermeable) with CRC R806.5. Detail 4/A5 shows (what appears to be) batt insulation.

***Response letter indicates that cantilevered deck is “unenclosed” with 5/8” gypsum sheathing below. Detail 4/A5 does not show the gypsum sheathing, and it is unclear how the deck can be unenclosed but have the sheathing below. If fully enclosed, air impermeable (spray foam) insulation would be required in lieu of ventilation. Also, please label deck on Proposed Floor Plan and show guard.

5. **(Second Review Comment #14): Please clearly label new vs. existing construction on Sections and Exterior Elevations.

On Floor Framing Plan/S2, clarify if floor joists at ADU Bedroom and “Office” are new. Represent actual condition on Section 2/A4 (which shows a slab?)

***Please update Section callouts to refer to Sheet A4.1. Section 2/A4.1 still does not seem to match Structural? There seems to be an extra intermediate footing shown. Label deck and key any applicable details.

6. (Second Review Comment 15): **Special Inspection is required for epoxy hold downs. (CBC 1705.2.1) Please provide a special inspection form PLG-240. The Owner or Owner’s Agent, on the advice of the Registered Design Professional in Responsible Charge, must complete this form, secure signatures by all parties, and incorporate all pages onto the plan sheets.

The project engineer is responsible for indicating the special inspection items. This form and a list of approved special inspection agencies is available under “Building Forms and Bulletins” at https://cdi.santacruzcountyca.gov/UPC/FormsPublications.aspx [CBC 1704]

***Thank you for providing Special Inspection Form PLG-240 in plan set. Please be sure that it is signed by the Owner.

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: 831-454-3229 | lynne.bryan@santacruzcountyca.gov

Review No:4

B-246119 Fourth Review 03/26/25 by LPB

****Denotes Fourth Review Comments

***Denotes Third Review Comments retained for reference

**Denotes Second Review Comments retained for reference

—Original Comments retained for reference

Architectural/ Structural:

(Third Review Comment #1): ***This comment still applies. The assumed property line is shown 1’-7” from the proposed deck (please add dimension on plan). Based on this location, the post line of the deck needs to be a 1-hour fire rated wall from deck to grade (where deck is opposite Storage Building) per previous comment.

****This comment still applies. This relates to fire separation distance, not WUI (decking surface requirements). Provide a dimension between deck and imaginary property line on Site Plan. Provide a specific detail as to how this requirement is being met.

2. (Second Review Comment #10): **Ventilation is required in enclosed framing for balconies/decks, unless unvented assemblies are shown per CRC R806.5. If filling cavity with foam insulation for an unvented assembly, specify product (cut sheet, including ICC, UL or other recognized listing approval number) to show compliance (air impermeable) with CRC R806.5. Detail 4/A5 shows (what appears to be) batt insulation.

(Third Review Comment #4): ***Response letter indicates that cantilevered deck is “unenclosed” with 5/8” gypsum sheathing below. Detail 4/A5 does not show the gypsum sheathing, and it is unclear how the deck can be unenclosed but have the sheathing below. If fully enclosed, air impermeable (spray foam) insulation would be required in lieu of ventilation. Also, please label deck on Proposed Floor Plan and show guard.

****Note on 4/A5 regarding 5/8" gypsum sheathing is in a confusing location. If this is meant to be the sheathing on top of deck joists, point arrow to correct location. Double check with Structural which specifies 3/4" plywood membrane. Gypsum sheathing has no structural properties.

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: 831-454-3229 | lynne.bryan@santacruzcountyca.gov

CDI - Application Status

B-246119 Second Review 01/13/25 by LPB

B-246119 Third Review 03/10/25 by LPB

B-246119 Fourth Review 03/26/25 by LPB