Building Review
Review No:1

B-263630 First Review 07/02/26 by LPB

 

General:

1. Please note on the plans that (as applicable to this project) the following codes that apply: 2025 California Building Code, 2025 California Fire Code, 2025 California Plumbing Code, 2025 California Mechanical Code, 2025 California Electric Code, 2025 California Energy Standards, 2025 California Green Building Code, 2025 California Residential Code and Santa Cruz County Amendments.


2. California Energy Compliance: Energy Compliance was done under the previous (2022) code cycle. Please provide an updated version per the current (2025) code. Please update CF-1R accordingly. (CEnC 100.0(a) & (e)2) Further comments may be generated once this is provided. Also, please change jurisdiction to County of Santa Cruz (not City of Capitola), change metal framing to wood, clarify slab, and update any other discrepancies.

 

Architectural/ Structural:

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


4. 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 R328.1.1) Please key details on Floor Plan to clearly show required locations.

 

5. 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]


6. On Exterior Elevations, clarify if there is any stucco (detail on Sheet 54 shows stucco). (CRC R106)

 

7. For proposed unvented assembly, provide cut sheet (ESR or other recognized listing approval number) for proposed “John Manville Corbond IV” insulation 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.” Call out required thickness of product to meet Energy Compliance requirements and which fits in available space.

 

8. Please clearly indicate design criteria in Structural Calcs. It appears that they were run under the previous code cycle. Please update to CBC 2025 (IBC 2024)/ ASCE 7-22. (CRC R106) Also, the Structural Engineer’s stamp expired on 3/31/26. Please provide an updated expiration date on the stamp.

 

Cal Green Residential:

9. Please provide information from the 2025 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. Update Sheets A3 and A4 to the current code.

 

Mechanical/ Electrical/ Plumbing:

10. 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


11. 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 both GFCI/AFCI receptacles using symbols.

 

12. 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.

 

13. Show 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]

 

14. Please provide specifications/manufacturer’s cut sheet for proposed heat pump equipment. (CRC R106)


15. Hot Water Pipe Insulation: The energy code 150.0(j) now defers to the CPC for insulation requirements. CPC 609.12 requires all 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.

 

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-263630 Second Review 10/13/26 by LPB

**Denotes Second Review Comments
—Original Comments retained for reference

Architectural/ Structural:

1. **There shall be a landing or floor on each side of each exterior door. The width of each landing shall be not less than the door served. Landings shall have a dimension of not less than 36 inches measured in the direction of travel. The slope at exterior landings shall not exceed 1/4 unit vertical in 12 units horizontal (2 percent). This applies at the new 3068 door adjacent to the Laundry which is the main egress door. (CRC R318.3)

2. **Provide construction details for the proposed wood deck/landings/steps, including framing, attachment to building, and footings. (CRC R507)

3. (First Review Comment #4): 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 R328.1.1) Please key details on Floor Plan to clearly show required locations. 
**This requirement applies to a full bath. Please show at Master Bath.

4. Aging in Place: Effective July 1, 2024, at least one bathroom and one bedroom on the entry level of each dwelling unit 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. (CRC R328.1.3) 
**For the proposed Master Bedroom door, either specify a 3’-0” door or clarify how the 2’-10” door complies (may need extension hinges to provide adequate clearance). 

5. (First Review Comment #7): For proposed unvented assembly, provide cut sheet (ESR or other recognized listing approval number) for proposed “John Manville Corbond IV” insulation 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.” Call out required thickness of product to meet Energy Compliance requirements and which fits in available space.
**Thank you for providing ESR-4073 for the proposed Heatlok HFO high lift spray insulation. This report is out of date. Please provide a current version.

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