Building Review



Building Review
Review No:1 B-245390 First Review 10/21/24 by LPB General: 1. On Site Plan A1.1, please provide dimensions from all structures (including stairs and decks) to all property lines. 2. Indicate any deferred submittal items on the cover sheet of the plans (for example, duct sizing). 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] 3. Per Zoning, the Great Room addition is not allowed. Assuming this is the case, some comments may end up not applying or further comments may be generated. 4. EPlan: Files (“SUP” file) have restrictions. Submittals cannot be restricted/locked by digital signatures or otherwise. See EPlan User Guide located at: http://scceplanreview.santacruzcounty.us/ Architectural/ Structural: 5. Portions of the proposed exterior stair, landing and roof deck are located less than 5’-0” from the property line. One-hour rated construction for exterior walls less than 5 feet from property line is required for sprinklered building per CRC Table R302.1(1). Therefore, the wall line supporting stair must be a solid 1-hr. fire rated wall below stair. 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. 6. Per CRC Table R302.2(1), projections between 2’-0” and <5’-0” from the property line require 1-hour fire rated construction on the underside per CRC Table R302.2(1) for unsprinklered buildings. This applies to the portion of the exterior stair and landing which are cantilevered/not supported by posts. Please provide a fire rated detail showing specifically how this will be accomplished. or clearly indicate on eave detail that solid fireblocking is being used for this requirement per CRC Table R302.1(1), footnote “a”. No eave vents are allowed. 7. Provide additional details for stairs on the plans, either on a section or as separate details (not just general notes). a) 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 7.5.3) b) Risers: Maximum riser height is 7 3/4" inches. Open risers are limited in R-3 occupancies to spaces less than 4-inches wide. CRC R311.7.5.1 c) 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 8. On Proposed Floor Plan, please provide additional dimensions to locate all interior partitions. 9. Windows in “hazardous locations” shall have fully tempered safety glazing. The location of Window “NW-7”adjacent to Door “NDR-3” is considered hazardous due to being within 24 inches of a door. (CRC R308.4.2) 10. 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(B)2 SCCC] 11. For proposed “Bayseal” spray foam insulation, provide cut sheet (ESR, “Intertek” or other recognized listing approval report) which qualifies for an assembly that does not require venting and show provisions for compliance with CRC R806.5, “Unvented attic and unvented enclosed rafter assemblies.” 12. Please clarify whether the portion of roof deck which is not over living space is enclosed. 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] 13. For proposed guards, please coordinate drawings and supporting documents. Architectural is calling out “Viewrail” railing and Structural is calling out “Feeney” railing. 14. Please indicate size and height for “overflow above” at proposed roof deck drains on Roof Plan/A3.2 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] 15. Special inspection is required. (For epoxy hold downs, etc.). Please complete and submit a Special Inspection and Testing Form PLG-240. Be sure to fill out all the appropriate sections including signatures of owner, designer, contractor, and the special inspection agency you will retain for services. You may download a copy of these forms from our website at https://cdi.santacruzcountyca.gov/UPC/FormsPublications.aspx. The engineer of record may perform the epoxy anchor special inspection. Otherwise, refer to the special inspection agency list. (CBC 1704) 16. Per geotechnical report (page 14), conventional shallow footings should all be 18” deep. Exterior Wall Footing Detail 1/S4.2 only shows 12” depth for footing. Please coordinate. 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. 17. Indicate on the plans that 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 (in this case add the above note to drawings). (CA Green Building Code 4.507.2) Mechanical/ Electrical/ Plumbing: 18. Please indicate service disconnect rating (panel size) of existing main electrical panel on Electrical Plan. 19. Each bathroom containing a bathtub, shower or tub/shower combination shall be mechanically ventilated for purposes of humidity control in accordance with the California Mechanical Code, Chapter 4; and the California Green Building Standards Code, Chapter 4, Division 4.5. Mechanical ventilation capable of 50 cfm exhausted directly to the outside. (CRC R303.3.1) Please provide at Half Bath. 20. Hot Water Pipe Insulation: The energy code 150.0(j) now defers to the CPC for insulation requirements. CPC 609.12 requires all (new) domestic hot water piping to be insulated. Hot water pipe insulation shall have a minimum wall thickness of not less than the diameter of the pipe for a pipe up to 2 inches (50 mm) in diameter. Insulation wall thickness shall be not less than 2 inches (51 mm) for a pipe of 2 inches (50 mm) or more in diameter. Exceptions: 1) Piping that penetrates framing members shall not be required to have pipe insulation for the distance of the framing penetration. 2) Hot water piping between the fixture control valve or supply stop and the fixture or appliance shall not be required to be insulated. Please update note on Sheet A3.1. 21. Duct system sizing is required on an altered duct system when 75% or more of the duct system is replaced. Duct systems are sized according to ACCA 29-D Manual D, ASHRAE handbooks or other equivalent design software or methods. Please clarify extent of duct alterations and submit the sizing design documents, as applicable. This may be noted as a deferred submittal. [CEnC 150.2(b)1C] 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:2 B-245390 Second Review 04/22/25 by LPB *Denotes Second Review Comments —Original Comments retained for reference* Architectural/ Structural: 1. (First Review Comment #6): Per CRC Table R302.2(1), projections between 2’-0” and <5’-0” from the property line require 1-hour fire rated construction on the underside per CRC Table R302.2(1) for unsprinklered buildings. This applies to the portion of the exterior stair and landing which are cantilevered/not supported by posts. Please provide a fire rated detail showing specifically how this will be accomplished or clearly indicate on eave detail that solid fireblocking is being used for this requirement per CRC Table R302.1(1), footnote “a”. No eave vents are allowed. It appears that heavy timber construction is being used to meet the 1-hour fire rated construction required at the stair and landing. Heavy timber must meet the criteria of CBC Table 2304.11. The minimum size for beams is 6x10. Apologies, but the portion of the comment relating to projections meeting the fireblocking exception does not apply to this situation. 2. (First Review Comment #13): For proposed guards, please coordinate drawings and supporting documents. Architectural is calling out “Viewrail” railing and Structural is calling out “Feeney” railing. For proposed “Viewrail” glass railing, please provide details and listing information such as an ICC ES-Report/manufacturer’s cut sheets. Provide manufacturer’s or Engineer’s substantiation for attachment details. Glass guardrail systems shall be designed with a safety factor of 4. (CRC R301.5) Please provide specifications for glass used in guardrails, including type and thickness. This shall be laminated glass constructed of fully tempered or heat-strengthened glass, unless there is no walking surface below or the walking surface is permanently protected from the risk of falling glass. (CBC 2407.1) 3. (First Review Comment #16): Per geotechnical report (page 14), conventional shallow footings should all be 18” deep. Exterior Wall Footing Detail 1/S4.2 only shows 12” depth for footing. Please coordinate. Applicable Structural Details are located on Sheet S4.2. However, this sheet was not included in the resubmitted drawing set. Please provide. 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-245390 First Review 10/21/24 by LPB

General:

1. On Site Plan A1.1, please provide dimensions from all structures (including stairs and decks) to all property lines.

2. Indicate any deferred submittal items on the cover sheet of the plans (for example, duct sizing). 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]

3. Per Zoning, the Great Room addition is not allowed. Assuming this is the case, some comments may end up not applying or further comments may be generated.

4. EPlan: Files (“SUP” file) have restrictions. Submittals cannot be restricted/locked by digital signatures or otherwise. See EPlan User Guide located at: http://scceplanreview.santacruzcounty.us/

Architectural/ Structural:

5. Portions of the proposed exterior stair, landing and roof deck are located less than 5’-0” from the property line. One-hour rated construction for exterior walls less than 5 feet from property line is required for sprinklered building per CRC Table R302.1(1). Therefore, the wall line supporting stair must be a solid 1-hr. fire rated wall below stair. 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.

6. Per CRC Table R302.2(1), projections between 2’-0” and <5’-0” from the property line require 1-hour fire rated construction on the underside per CRC Table R302.2(1) for unsprinklered buildings. This applies to the portion of the exterior stair and landing which are cantilevered/not supported by posts. Please provide a fire rated detail showing specifically how this will be accomplished. or clearly indicate on eave detail that solid fireblocking is being used for this requirement per CRC Table R302.1(1), footnote “a”. No eave vents are allowed.

7. Provide additional details for stairs on the plans, either on a section or as separate details (not just general notes).

a) 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 7.5.3)

b) Risers: Maximum riser height is 7 3/4" inches. Open risers are limited in R-3 occupancies to spaces less than 4-inches wide. CRC R311.7.5.1

c) 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

8. On Proposed Floor Plan, please provide additional dimensions to locate all interior partitions.

9. Windows in “hazardous locations” shall have fully tempered safety glazing. The location of Window “NW-7”adjacent to Door “NDR-3” is considered hazardous due to being within 24 inches of a door. (CRC R308.4.2)

10. 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(B)2 SCCC]

11. For proposed “Bayseal” spray foam insulation, provide cut sheet (ESR, “Intertek” or other recognized listing approval report) which qualifies for an assembly that does not require venting and show provisions for compliance with CRC R806.5, “Unvented attic and unvented enclosed rafter assemblies.”

12. Please clarify whether the portion of roof deck which is not over living space is enclosed. 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]

13. For proposed guards, please coordinate drawings and supporting documents. Architectural is calling out “Viewrail” railing and Structural is calling out “Feeney” railing.

14. Please indicate size and height for “overflow above” at proposed roof deck drains on Roof Plan/A3.2 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]

15. Special inspection is required. (For epoxy hold downs, etc.). Please complete and submit a Special Inspection and Testing Form PLG-240. Be sure to fill out all the appropriate sections including signatures of owner, designer, contractor, and the special inspection agency you will retain for services. You may download a copy of these forms from our website at https://cdi.santacruzcountyca.gov/UPC/FormsPublications.aspx. The engineer of record may perform the epoxy anchor special inspection. Otherwise, refer to the special inspection agency list. (CBC 1704)

16. Per geotechnical report (page 14), conventional shallow footings should all be 18” deep. Exterior Wall Footing Detail 1/S4.2 only shows 12” depth for footing. Please coordinate.

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.

17. Indicate on the plans that 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 (in this case add the above note to drawings). (CA Green Building Code 4.507.2)

Mechanical/ Electrical/ Plumbing:

18. Please indicate service disconnect rating (panel size) of existing main electrical panel on Electrical Plan.

19. Each bathroom containing a bathtub, shower or tub/shower combination shall be mechanically ventilated for purposes of humidity control in accordance with the California Mechanical Code, Chapter 4; and the California Green Building Standards Code, Chapter 4, Division 4.5. Mechanical ventilation capable of 50 cfm exhausted directly to the outside. (CRC R303.3.1) Please provide at Half Bath.

20. Hot Water Pipe Insulation: The energy code 150.0(j) now defers to the CPC for insulation requirements. CPC 609.12 requires all (new) domestic hot water piping to be insulated. Hot water pipe insulation shall have a minimum wall thickness of not less than the diameter of the pipe for a pipe up to 2 inches (50 mm) in diameter. Insulation wall thickness shall be not less than 2 inches (51 mm) for a pipe of 2 inches (50 mm) or more in diameter. Exceptions: 1) Piping that penetrates framing members shall not be required to have pipe insulation for the distance of the framing penetration. 2) Hot water piping between the fixture control valve or supply stop and the fixture or appliance shall not be required to be insulated.

Please update note on Sheet A3.1.

21. Duct system sizing is required on an altered duct system when 75% or more of the duct system is replaced. Duct systems are sized according to ACCA 29-D Manual D, ASHRAE handbooks or other equivalent design software or methods. Please clarify extent of duct alterations and submit the sizing design documents, as applicable. This may be noted as a deferred submittal. [CEnC 150.2(b)1C]

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:2

B-245390 Second Review 04/22/25 by LPB

**Denotes Second Review Comments

—Original Comments retained for reference

Architectural/ Structural:

1. (First Review Comment #6): Per CRC Table R302.2(1), projections between 2’-0” and <5’-0” from the property line require 1-hour fire rated construction on the underside per CRC Table R302.2(1) for unsprinklered buildings. This applies to the portion of the exterior stair and landing which are cantilevered/not supported by posts. Please provide a fire rated detail showing specifically how this will be accomplished or clearly indicate on eave detail that solid fireblocking is being used for this requirement per CRC Table R302.1(1), footnote “a”. No eave vents are allowed.

**It appears that heavy timber construction is being used to meet the 1-hour fire rated construction required at the stair and landing. Heavy timber must meet the criteria of CBC Table 2304.11. The minimum size for beams is 6x10. Apologies, but the portion of the comment relating to projections meeting the fireblocking exception does not apply to this situation.

2. (First Review Comment #13): For proposed guards, please coordinate drawings and supporting documents. Architectural is calling out “Viewrail” railing and Structural is calling out “Feeney” railing.

**For proposed “Viewrail” glass railing, please provide details and listing information such as an ICC ES-Report/manufacturer’s cut sheets. Provide manufacturer’s or Engineer’s substantiation for attachment details. Glass guardrail systems shall be designed with a safety factor of 4. (CRC R301.5)

Please provide specifications for glass used in guardrails, including type and thickness. This shall be laminated glass constructed of fully tempered or heat-strengthened glass, unless there is no walking surface below or the walking surface is permanently protected from the risk of falling glass. (CBC 2407.1)

3. (First Review Comment #16): Per geotechnical report (page 14), conventional shallow footings should all be 18” deep. Exterior Wall Footing Detail 1/S4.2 only shows 12” depth for footing. Please coordinate.

**Applicable Structural Details are located on Sheet S4.2. However, this sheet was not included in the resubmitted drawing set. Please provide.

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-245390 Second Review 04/22/25 by LPB