Building Review



Building Review
Review No:1 B-246388 First Review 12/06/24 by LPB General: 1. Please add Santa Cruz County Amendments to list of applicable codes on the Cover Sheet of the drawings and remove reference to City of Santa Cruz Code (instead of “SCMC Chapter 18,” which is for the City of Santa Cruz). [ 107.2 CBC] 2. California Energy Compliance: The CF1R forms have requirements for HERS field verification. Please note this fact on the cover sheet of the drawings. [CA Administrative Code 10-103(b)3] 3. Per Environmental Planning Review, a soils report is required to be submitted. The foundation design will be re-reviewed when this report is provided. 4. Once soils report is provided, please provide a plan review letter or review form “PLG-300” from 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 under “Permit Engineering Group” at https://cdi.santacruzcountyca.gov/UPC/FormsPublications.aspx. Wildland-Urban Interface (WUI): 5. 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 “Moderate”. All additions, and any replacements of building wood siding, windows, roofing, attic vents and foundation vents used in the exterior design and construction of existing buildings located within any Fire Hazard Severity Zone within State Responsibility Areas must comply with the requirements noted in Sec R337 of the 2022 California Residential Code. Please indicate “SRA Moderate” severity zone on the Cover Sheet of plans. SCCC 12.10.215(E) Products Handbook: Approved assemblies are available through the State Fire Marshal at: https://osfm.fire.ca.gov/divisions/fire-engineering-and-investigations/building-materials-listing/bml-search-building-materials-listing 8110: Decking 6. Vents: Vents at gable ends, ridge ends, under eaves, crawl spaces, foundation and other vertical wall vents shall be listed by the California State Fire Marshal. CRC R337.6.2, or shall be WUI vents listed to ASTM E2886 meeting ember, flame, and temperature requirements. CRC R337.6.3 7. Decking: Clarify if any new decking is being replaced. 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. [CRC R337.9] A minimum 6” metal flashing shall be installed vertically up the exterior wall at deck to wall intersections. CRC R337.9.1.1 Architectural/ Structural: 8. The proposed under-floor access is located on top of exterior foundation wall and does not appear to allow the required minimum clearance for access. A minimum 16 x 24 inch underfloor through the wall access or 18 x 24 inch through the floor at all crawl spaces is required. (CRC R408.4). 9. For proposed under-floor ventilation, provide specifications/listing for vents to show compliance with WUI requirements per Comment #6 above. Verify that NFVA provided by manufacturer is accounted for in calculations. 10. On Floor Plan, please provide a dimension for the depth of the deck. 11. Please indicate size and grade of proposed deck ledger. Deck ledgers shall be a minimum 2 inch by 8 inch (2x8) and shall be preservative-treated Grade 2 or better. Structural shows a 2x6 ledger and Architectural E/A3 shows a 2x8 ledger. Please coordinate. (CRC R507.9.1.1) 12. Ledger shall be attached as set forth in CRC Table R507.9.1.3 with 1/2-inch minimum lag screws or bolts with washers, all hot-dip galvanized or stainless steel. Lag screws or bolts shall be placed 2” in from bottom and top of deck ledger and shall be staggered. (CRC Table R507.9.1.3(2). If using SDS screws, indicate that fasteners are to be spaced and staggered per manufacturer’s Technical Data requirements (for a 6’-0” deck, spacing should be 9” o.c.). Indicate that the lag screws or SDS screws shall be long enough to penetrate the rim joist. Or, provide substantiation for engineered alternative. 13. At deck, please provide lateral load connection devices in accordance with CRC Figure R507.9.2 (1) or R507.9.2 (2) or provide structural calculations and details to design the deck for lateral loads Where the lateral load connection is provided in accordance with Figure R507.9.2 (1), hold-down tension devices shall be installed in not less than two locations per deck, within 24 inches of each end of the deck. Each device shall have an allowable stress design capacity of not less than 1,500 pounds. Where the lateral load connections are provided in accordance with Figure R507.9.2(2), the hold-down tension devices shall be installed in not less than four locations per deck, and each device shall have an allowable stress design capacity of not less than 750 pounds. [CRC R507.9.2] 14. Show a minimum 6” metal flashing installed vertically up the exterior wall at deck to wall intersections to protect the wall from flame spread along the deck per WUI requirements—see Comment #7 above. 15. Provide specifications for proposed finish decking material to show compliance with a WUI-compliant finish deck material at Deck per WUI Comment #7 above. Not all “Trex” composite decking is compliant. 16. The deck shall be designed with 1.5 times the live load (total of 60 psf) [CRC Table R301.5] Calculations only lists a live load of 40 psf. Please update. 17. For new foundations, please note on the plans that concrete compressive strength shall be a minimum of 3,000 psi and Grade 60 reinforcing steel for foundation walls of residential structures assigned to Seismic Design Category D0, D1, or D2 unless supported by an alternate structural design. [CRC R404.1.3.3.1] [CRC R404.1.3.3.7.2] 18. 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.” 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. Please indicate code cycle on Sheets G1 and G2. Mechanical/ Electrical/ Plumbing: 19. 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. ALL new or replaced lighting must be high efficacy. (CEnC 150.0(k)1A, 150.0(k)1G, 150.0(k)2K, Table 150.0-A.) The light over the lavatory in the bathroom is shown as incandescent. No low efficacy lighting is allowed. Dimmers or vacancy sensors shall control all luminaires required to have light sources compliant with Reference Joint Appendix JA8 per Table 150.0-A. Exceptions are provided for closets smaller than 70 ft2 in floor area and light fixtures for hallways. Please show compliance in “Office.” [CA Energy §150.0(k)2.K] 20. Energy Compliance Documents indicate that the heating system is ducted but the plans indicate a ductless minisplit system. Please coordinate. 21. Energy Documents indicate that the water heater is a tankless propane water heater but Sheet E1 has a specification for an electric heat pump water heater. If gas water heater is proposed, please provide a gas line schematic that indicates BTU values of all 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 1216.2(27) for propane) [CA Energy Standard 150(n)]. If this is a deferred submittal item, please list on Cover Sheet. 22. If installing the proposed heat pump water heater, please indicate which model (size) is being used. Show accurately on the Electrical Plan (20”+/- diameter) and clarify if this is being installed in the bedroom. Provide seismic strapping in the upper & lower third of the water heater a minimum of 4” above controls. (CPC 507.2) 23. Please provide specifications for “heated floor” system to show that it meets the requirements for supplemental heating in the California Energy Code Section 150.1(c)6 Exception. The unit thermal capacity shall not exceed 2 kW or 7,000 Btu/hr and shall be controlled by a time-limiting device not exceeding 30 minutes. 24. Please note on plans that any new appliances (installed as part of any remodel, addition or new construction) shall be Energy Star appliances per Santa Cruz County Code 4.201.1.2. 25. Santa Cruz County requires all residential permit applications verification of smoke and carbon monoxide alarms at the existing residence(s). Please note on the plans that smoke detectors will be installed in each sleeping room and on each floor level, and smoke and co alarms outside each sleeping area on each floor level. Combination alarms are permitted. [CRC R314.3] [CRC R315.2] Note: For the referenced code information, go to http://www.bsc.ca.gov/Codes.aspx and/or Building Codes & Resources (santacruzcountyca.gov) Lynne Bryan Certified Plans Examiner - Architect \| Tel: 831-454-3229 \| lynne.bryan@santacruzcountyca.gov

Building Review

Review No:1

B-246388 First Review 12/06/24 by LPB

General:

1. Please add Santa Cruz County Amendments to list of applicable codes on the Cover Sheet of the drawings and remove reference to City of Santa Cruz Code (instead of “SCMC Chapter 18,” which is for the City of Santa Cruz). [ 107.2 CBC]

2. California Energy Compliance: The CF1R forms have requirements for HERS field verification. Please note this fact on the cover sheet of the drawings. [CA Administrative Code 10-103(b)3]

3. Per Environmental Planning Review, a soils report is required to be submitted. The foundation design will be re-reviewed when this report is provided.

4. Once soils report is provided, please provide a plan review letter or review form “PLG-300” from 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 under “Permit Engineering Group” at https://cdi.santacruzcountyca.gov/UPC/FormsPublications.aspx.

Wildland-Urban Interface (WUI):

5. 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 “Moderate”. All additions, and any replacements of building wood siding, windows, roofing, attic vents and foundation vents used in the exterior design and construction of existing buildings located within any Fire Hazard Severity Zone within State Responsibility Areas must comply with the requirements noted in Sec R337 of the 2022 California Residential Code.

Please indicate “SRA Moderate” severity zone on the Cover Sheet of plans. SCCC 12.10.215(E)

Products Handbook: Approved assemblies are available through the State Fire Marshal at: https://osfm.fire.ca.gov/divisions/fire-engineering-and-investigations/building-materials-listing/bml-search-building-materials-listing

8110: Decking

6. Vents: Vents at gable ends, ridge ends, under eaves, crawl spaces, foundation and other vertical wall vents shall be listed by the California State Fire Marshal. CRC R337.6.2, or shall be WUI vents listed to ASTM E2886 meeting ember, flame, and temperature requirements. CRC R337.6.3

7. Decking: Clarify if any new decking is being replaced. 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. [CRC R337.9] A minimum 6” metal flashing shall be installed vertically up the exterior wall at deck to wall intersections. CRC R337.9.1.1

Architectural/ Structural:

8. The proposed under-floor access is located on top of exterior foundation wall and does not appear to allow the required minimum clearance for access. A minimum 16 x 24 inch underfloor through the wall access or 18 x 24 inch through the floor at all crawl spaces is required. (CRC R408.4).

9. For proposed under-floor ventilation, provide specifications/listing for vents to show compliance with WUI requirements per Comment #6 above. Verify that NFVA provided by manufacturer is accounted for in calculations.

10. On Floor Plan, please provide a dimension for the depth of the deck.

11. Please indicate size and grade of proposed deck ledger. Deck ledgers shall be a minimum 2 inch by 8 inch (2x8) and shall be preservative-treated Grade 2 or better. Structural shows a 2x6 ledger and Architectural E/A3 shows a 2x8 ledger. Please coordinate. (CRC R507.9.1.1)

12. Ledger shall be attached as set forth in CRC Table R507.9.1.3 with 1/2-inch minimum lag screws or bolts with washers, all hot-dip galvanized or stainless steel. Lag screws or bolts shall be placed 2” in from bottom and top of deck ledger and shall be staggered. (CRC Table R507.9.1.3(2). If using SDS screws, indicate that fasteners are to be spaced and staggered per manufacturer’s Technical Data requirements (for a 6’-0” deck, spacing should be 9” o.c.). Indicate that the lag screws or SDS screws shall be long enough to penetrate the rim joist. Or, provide substantiation for engineered alternative.

13. At deck, please provide lateral load connection devices in accordance with CRC Figure R507.9.2 (1) or R507.9.2 (2) or provide structural calculations and details to design the deck for lateral loads Where the lateral load connection is provided in accordance with Figure R507.9.2 (1), hold-down tension devices shall be installed in not less than two locations per deck, within 24 inches of each end of the deck. Each device shall have an allowable stress design capacity of not less than 1,500 pounds. Where the lateral load connections are provided in accordance with Figure R507.9.2(2), the hold-down tension devices shall be installed in not less than four locations per deck, and each device shall have an allowable stress design capacity of not less than 750 pounds. [CRC R507.9.2]

14. Show a minimum 6” metal flashing installed vertically up the exterior wall at deck to wall intersections to protect the wall from flame spread along the deck per WUI requirements—see Comment #7 above.

15. Provide specifications for proposed finish decking material to show compliance with a WUI-compliant finish deck material at Deck per WUI Comment #7 above. Not all “Trex” composite decking is compliant.

16. The deck shall be designed with 1.5 times the live load (total of 60 psf) [CRC Table R301.5] Calculations only lists a live load of 40 psf. Please update.

17. For new foundations, please note on the plans that concrete compressive strength shall be a minimum of 3,000 psi and Grade 60 reinforcing steel for foundation walls of residential structures assigned to Seismic Design Category D0, D1, or D2 unless supported by an alternate structural design. [CRC R404.1.3.3.1] [CRC R404.1.3.3.7.2]

18. 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.”

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. Please indicate code cycle on Sheets G1 and G2.

Mechanical/ Electrical/ Plumbing:

19. 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.

ALL new or replaced lighting must be high efficacy. (CEnC 150.0(k)1A, 150.0(k)1G, 150.0(k)2K, Table 150.0-A.) The light over the lavatory in the bathroom is shown as incandescent. No low efficacy lighting is allowed.

Dimmers or vacancy sensors shall control all luminaires required to have light sources compliant with Reference Joint Appendix JA8 per Table 150.0-A. Exceptions are provided for closets smaller than 70 ft2 in floor area and light fixtures for hallways. Please show compliance in “Office.” [CA Energy §150.0(k)2.K]

20. Energy Compliance Documents indicate that the heating system is ducted but the plans indicate a ductless minisplit system. Please coordinate.

21. Energy Documents indicate that the water heater is a tankless propane water heater but Sheet E1 has a specification for an electric heat pump water heater. If gas water heater is proposed, please provide a gas line schematic that indicates BTU values of all 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 1216.2(27) for propane) [CA Energy Standard 150(n)]. If this is a deferred submittal item, please list on Cover Sheet.

22. If installing the proposed heat pump water heater, please indicate which model (size) is being used. Show accurately on the Electrical Plan (20”+/- diameter) and clarify if this is being installed in the bedroom. Provide seismic strapping in the upper & lower third of the water heater a minimum of 4” above controls. (CPC 507.2)

23. Please provide specifications for “heated floor” system to show that it meets the requirements for supplemental heating in the California Energy Code Section 150.1(c)6 Exception. The unit thermal capacity shall not exceed 2 kW or 7,000 Btu/hr and shall be controlled by a time-limiting device not exceeding 30 minutes.

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

25. Santa Cruz County requires all residential permit applications verification of smoke and carbon monoxide alarms at the existing residence(s). Please note on the plans that smoke detectors will be installed in each sleeping room and on each floor level, and smoke and co alarms outside each sleeping area on each floor level. Combination alarms are permitted. [CRC R314.3] [CRC R315.2]

Note: For the referenced code information, go to http://www.bsc.ca.gov/Codes.aspx and/or Building Codes & Resources (santacruzcountyca.gov)

Lynne Bryan Certified Plans Examiner - Architect | Tel: 831-454-3229 | lynne.bryan@santacruzcountyca.gov

CDI - Application Status

B-246388 First Review 12/06/24 by LPB