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Review No:1 APP-241060 First Review 12/03/24 by LPB General:
1. Fire Department Notes reference the 2019 Fire Code. Please update to the current 2022 Fire Code.
2. Please remove “FOR PLAN CHECK ONLY” designation from Civil plans.
3. The Civil plans are not signed by the Engineer of Record. Plans are required to be stamped and signed by the California licensed architect or engineer, or other person, responsible for the plan preparation or which contain their analysis. Please include the California license number, seal, and the date the plans are signed. [§5536.1, 6735 California Business and Profession Code]
4. 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 under “Permit Engineering Group” at https://cdi.santacruzcountyca.gov/UPC/FormsPublications.aspx.
Architectural/ Structural:
5. Show the floor surface of the garage sloping toward the main vehicle entry per CRC R309.1.
6. On Proposed Floor Plan, 2 window are tagged on the west side of Bedroom 2 (“W16” and “W17”). Per the Window Schedule, “W17” is a transom; however, this window is not shown on the Exterior Elevation. Please coordinate.
7. Aging in Place: Effective July 1, 2024, at least one bathroom and one bedroom on the entry level shall provide a doorway with a net clear opening of not less than 32 inches, measured with the door positioned at an angle of 90 degrees from the closed position. Please specify 3’-0” hinged or 2’-8” pocket doors in required locations (Doors “C” and “E” on lower floor). (CRC R327.1.3)
8. 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. This applies to Doors “A,” “F,” “I,” and “J.”
9. Please locate and detail reinforcement for grab bar installations in at least one bathroom on the entry level of each dwelling unit (ADU) 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).
10. Please provide additional details of the required guard at decks and top of interior stair, including attachment. 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. 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. (CRC R312.1) If using a manufactured rail system, please provide listing information such as an ICC ES-Report/manufacturer’s cut sheets. Provide manufacturer’s or Engineer’s substantiation for attachment details.
11. 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.
12. For proposed under-floor ventilation at under-floor area, provide calculation of required vent sizes, based on 1 square foot of vents for 150 square feet of under-floor area. Unvented crawl spaces are permitted if a vapor retarder and mechanical ventilation or conditioned air is provided per CRC R408.3.
13. Show proposed enclosed eaves/rafter space ventilation. [CRC R806] Or, specify an assembly that does not require venting and show compliance with CRC R806.5, “Unvented attic and unvented enclosed rafter assemblies.” 14. 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)
15. 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.
16. Please provide specifications for proposed fireplace. 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) 17. Heating and/or air-conditioning systems shall be sized, designed and have their equipment selected using the following methods: 1). The heat loss and heat gain is established according to ACCA Manual J, ASHRAE handbooks or other equivalent design software or methods. 2). Duct systems are sized according to ACCA 29-D Manual D, ASHRAE handbooks or other equivalent design software or methods. 3). Select heating and cooling equipment according to ACCA 36-S Manual S or other equivalent design software or methods. Please design and provide documentation or note that this will be a deferred item. (CA Green Building Code 4.507.2)
18. Provide additional information regarding EV Charging Connection and clarify if charger is being installed at this time. Provide listed cabinet, box or other enclosure to provide for a future electric vehicle charge with “EV CAPABLE” marking. A listed raceway to accommodate a 208/240-volt branch circuit to this area shall be provided. The electrical panel overcurrent device for the future charger shall be identified as “EV CAPABLE”. Please provide this additional information on plans. [4.106.4.1] https://cdi.santacruzcountyca.gov/UPC/BuildingPermitsSafety/ApplyforaBuildingPermit/ElectricalVehicleChargingStations.aspx Mechanical/ Electrical/ Plumbing:
19. Indicate service disconnect rating for main electrical service panel. The main electrical service panel shall have a minimum bus bar rating of 225 amps. 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 If more than one disconnect is provided, they shall be grouped. Each disconnect shall be labeled per CEC 230.85.
20. 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
21. Electric Readiness: Gas or propane water heaters must be installed in or adjacent to a space large enough to accommodate a heat pump water heater (2.5’ x 2.5’ x 7’). If the future installation space is within 3 ft. of the water heater, it requires a dedicated 125-volt/20 amp outlet with a 120/240-volt 3 conductor branch circuit. (CEnC 150.0(n)1A) If the designated space is more than 3 ft. from the water heater, then the requirements of CEnC 150.0(n)1B apply.
22. 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 (Electrical Plan Note #4 regarding outlets indicates 12” height). 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)
23. CEC Section 210.12 requires arc-fault circuit-interrupter protection in kitchens and laundry rooms in addition to GFCI protection. CEC 210.8(A)(6) and CEC 210.12(A). Please show combination GFCI/AFCI receptacles using symbols.
24. 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.
25. 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 lighting must be high efficacy. Show high efficacy luminaire types and specify if JA8-2016 or JA8-20160-E labeling is required. CEnC 150.0(k)1A, 150.0(k)1G, 150.0(k)2K, Table 150.0-A. Bathrooms, Garage, Laundry Rooms, and Utility Rooms: At least one luminaire in bathrooms, garages, laundry rooms, and utility rooms must be controlled by a vacancy sensor. Please revise the plans to include this requirement via symbols. [CA Energy Standard 150(k)(2)(J)] 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. [CA Energy §150.0(k)2.K] Exterior: Exterior lighting, attached to any building shall be controlled by a motion sensor with photocontrol, or controlled with an astronomical time clock.
26. 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.
27. Please indicate fuel/power type for proposed kitchen range.
28. A local exhaust fan is required for the kitchen, which may be achieved by a range hood. 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. For an open kitchen with an electric range in a dwelling unit over 1500 sf, it shall have a CE of 50% or 110 cfm. For gas, it shall have a CE of 70% or 180 cfm. Capture efficiency ratings shall be determined in accordance with ASTM E3087 and listed in a product directory approved by the Energy Commission. HERS field verification is required.
29. 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.
30. Please note an earthquake-actuated gas shutoff valve is required at the location of the gas line valve. CPC 1211.7
31. Equipment Schedule/A7-1 indicates that the water heater “E Q-1” is located under the stair, but plan shows it on the exterior of the building. Please coordinate.
32. The Energy Documents indicate a tankless gas water heater. Mandatory measures of the California Energy Code require that the gas line for the water heater be sized for a demand of 200,000 BTU’s (regardless of actual size of water heater). 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(1) for natural gas or Table 1216.2(27) for propane) [CA Energy Standard 150(n)]. If this is a deferred submittal item, please add to list on Cover Sheet. 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 Review No:2APP-241060 Second Review 04/14/25 by LPB**Denotes Second Review Comments —Original Comments retained for reference General:
1. (First Review Comment #4): 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 under “Permit Engineering Group” at https://cdi.santacruzcountyca.gov/UPC/FormsPublications.aspx.
**Per Environment Planning Review, this comment still applies.
Architectural/ Structural:
2. (First Review Comment #8): 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. This applies to Doors “A,” “F,” “I,” and “J.”
**This comment still applies to doors on Upper Floor (Sheet A3-2): Door "A" into Bath #2 (2'-6" swinging) and Door "F" into Water Closet (2'-4" pocket). Also, call out Door "G" into Grand Closet as a pocket door on Schedule.
3. (First Review Comment #9): Please locate and detail reinforcement for grab bar installations in at least one bathroom on the entry level of each dwelling unit (ADU) 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). **Please clearly show on Proposed Floor Plan where this occurs (also required all walls of shower). 4. (First Review Comment #12): For proposed under-floor ventilation at under-floor area, provide calculation of required vent sizes, based on 1 square foot of vents for 150 square feet of under-floor area. Unvented crawl spaces are permitted if a vapor retarder and mechanical ventilation or conditioned air is provided per CRC R408.3. **Please provide specifications for proposed Class 1 vapor retarder (as defined per CRC R202 having a perm rating less than or equal to 0.1 per Procedure A of ASTM E96) to show compliance.
5. (First Review Comment #14): 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)
**Please specify proposed 3/16” drainage material and provide listing for proposed use. Mechanical/ Electrical/ Plumbing:
6. (First Review Comment #19): Indicate service disconnect rating for main electrical service panel. The main electrical service panel shall have a minimum bus bar rating of 225 amps. 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 If more than one disconnect is provided, they shall be grouped. Each disconnect shall be labeled per CEC 230.85.
**Thank you for providing note regarding main electrical service panel. Please also show location on Site Plan and Electrical Plan.
7. (First Review Comment #21): Electric Readiness: Gas or propane water heaters must be installed in or adjacent to a space large enough to accommodate a heat pump water heater (2.5’ x 2.5’ x 7’). If the future installation space is within 3 ft. of the water heater, it requires a dedicated 125-volt/20 amp outlet with a 120/240-volt 3 conductor branch circuit. (CEnC 150.0(n)1A) If the designated space is more than 3 ft. from the water heater, then the requirements of CEnC 150.0(n)1B apply.
**Please clarify note on Equipment Schedule/A7-1 for “EQ-1” which indicates that its location is under stair.
8. (First Review Comment #22): 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 (Electrical Plan Note #4 regarding outlets indicates 12” height). 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)
**Clarify on plans that the required 15” is measured from the bottom of the outlet box and the 48” is measured from the top of the outlet box.
9. (First Review Comment #23): CEC Section 210.12 requires arc-fault circuit-interrupter protection in kitchens and laundry rooms in addition to GFCI protection. CEC 210.8(A)(6) and CEC 210.12(A). Please show combination GFCI/AFCI receptacles using symbols.
**This comment also applies to the receptacles at the kitchen island.
10. (First Review Comment #26): 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.
**Note on Sheet GN-1 under Mechanical Notes indicates that Bathroom Exhaust Fans shall be Energy Star rated. Please note that this applies to all appliances for which an Energy Star rating is available.
11. (First Review Comment #29): 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.
**Makeup air must come from conditioned space. Door "G" is an exterior door. This should apply to Door "F" (interior door).
12. (First Review Comment #31): Equipment Schedule/A7-1 indicates that the water heater “E Q-1” is located under the stair, but plan shows it on the exterior of the building. Please coordinate.
**Please clarify note on Equipment Schedule/A7-1 for “EQ-1” which indicates that its location is under stair. 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
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