B-263780_2026-07-22_1st Review by JAD

Building Review Comments

1.            Sheet A0 – Name and contact information of owner, architect/designer, engineer(s), and energy consultant are missing, please create a Project Directory and add to sheet. (PLG-280 D. 2)

2.            Sheet A0 – Under current applicable building codes, please add “Santa Cruz County Code Amendments”. (PLG-280 D. 6)

3.            Sheet A0 – Please add Windows to List of deferred submittals. (See comment #X to understand if windows need to be added to the list of deferred submittals). [PLG-280 D. 7]

4.            Sheet A0 – Cover sheet is missing the ECC Features Summary from Energy Compliance Report. Please add to the cover sheet. (PLG-280 D. 8)

5.            Architectural Sheets – The renewal or expiration date is missing from the architectural stamp. Please provide on all architectural stamped sheets.

In accordance with BPC Section 5536.1, documents stamped (sealed) and signed by an architect, must include the expiration date of the architect’s license.

6.            Architectural Sheets – Please specify under-floor ventilation method and minimum vent sizes, based on 1 square foot of vents for 150 square feet of under-floor area.  One vent opening shall be within 3’ of each corner. Reduced vented area is permitted if a Class 1 vapor retarder is used. Unvented crawl spaces are permitted if a vapor retarder and mechanical ventilation or conditioned air is provided per CRC R408.3. (CRC R408.2)

7.            Sheet A1 – In conversation with Elizabeth Hayward, the Mudroom can be labeled as a Hall without having to remove the door. Because a garage cannot open into a bedroom per code, the Mudroom needs to be recognized as something other than a bedroom. Renaming the Mudroom to Hall avoids having to reduce the space to under 70 sq. ft. (spaces under 70 sq. ft. are not recognized as a bedroom)

8.            Sheet A1 – Insulation Requirements Box – Please update the last note in the box to call out the required insulation per the CF1R (Title 24) report. R-xxx should be filled in with the appropriate information.

9.            Sheet A1 – At proposed remodeled areas where wall cavities may be exposed, unless existing R-11 insulation is present, please specify minimum R-13 insulation for 2x4 walls and minimum R-20 insulation for 2x6 walls.  Also, minimum R-19 raised floor insulation and R-19 minimum roof insulation is required if these cavities are exposed due to the remodel. [CEnC 150 and SC County Code 12.10.250(C)5.201.1.3]

10.        Sheet A1 – Please specify the shower door size to allow minimum 22” clearance. (CPC 408.6)

11.        Sheet A1 – Please indicate that the shower door enclosures shall have tempered safety glazing. (CRC R308.4)

12.        Sheet A1 – Structural plans show new crawl space accesses through foundation walls to the new construction. Please locate a crawl space access that allows for access to these new access spaces. (CRC R408.4)

13.        Sheet A1 – Please provide the following note:

Installation of Fireplaces, Decorative Gas Appliances and Gas Logs

When a fireplace is installed, it shall comply with Section 110.5, Section 4.503 of Part 11, and shall have the following:

1.      Closable metal or glass doors covering the entire opening of the firebox; and

2.      A combustion air intake to draw air from the outside of the building, which is at least 6 square inches in area and is equipped with a readily accessible, operable and tight-fitting damper or combustion-air control device; and

Exception to Section 150.0(e)2: An outside combustion-air intake is not required if the fireplace will be installed over concrete slab flooring and the fireplace will not be located on an exterior wall.

3.   A flue damper with a readily accessible control.

Exception to Section 150.0(e)3: When a gas log, log lighter or decorative gas appliance is installed in a fireplace, the flue damper shall be blocked open if required by the CMC or the manufacturer's installation instructions.

[CEnC 150.0(e)]

PROHIBITED FEATURES

Masonry or factory-built fireplaces:

Pilot Light - Continuously burning pilot lights are not allowed for indoor and outdoor fireplaces.

Closable Doors - Masonry or factory-built fireplaces must have a closable metal or glass door covering the entire opening of the firebox.

Combustion Intake - Masonry or factory-built fireplaces must have a combustion outside air intake, which is at least six square inches in area and is equipped with a readily accessible, operable, and tight-fitting damper or combustion-air control device.

Flue Damper - Masonry or factory-built fireplaces must have a flue damper with a readily accessible control.

Code Reference: 2025 Title 24, Part 6 Standards §150.0(e)

14.        Sheets A1 & S3 – Please locate and specify minimum 22” by 30” attic access in each area with readily accessible location to the attic spaces. Attic access is required at areas that exceed 30 square feet and vertical height is 30” or greater, measured from the top of the ceiling framing members to the underside of the roof framing members. Attic access openings in walls shall be a minimum of 22” wide by 30” high. [CRC R807.1] Please update the structural drawings to align with the attic accesses in the architectural plans.

15.        Sheet A3 – Please provide window manufacturer specifications to verify compliance with energy and performance regulations or list this as a deferred submittal on the cover sheet of the plan set. (2025 CA Energy Standards 110.6)

16.        Sheet MP1 – Please provide details demonstrating compliance for special venting for island fixtures for the proposed island sink. (CPC 909.1)

Traps for island sinks and similar equipment shall be roughed in above the floor and shall be permitted to be vented by extending the vent as high as possible, but not less than the drainboard height and then returning it downward and connecting it to the horizontal sink drain immediately downstream from the vertical fixture drain. The return vent shall be connected to the horizontal drain through a wye-branch fitting and shall, in addition, be provided with a foot vent taken off the vertical fixture vent by means of a wye branch immediately below the floor and extending to the nearest partition and then through the roof to the open air, or shall be permitted to be connected to other vents at a point not less than 6 inches (152 mm) above the flood-level rim of the fixtures served. Drainage fittings shall be used on the vent below the floor level, and a slope of not less than ¹/₄ inch per foot (20.8 mm/m) back to the drain shall be maintained. The return bend used under the drainboard shall be a one-piece fitting or an assembly of a 45-degree (0.79 rad), a 90-degree (1.57 rad), and a 45-degree (0.79 rad) elbow in the order named. Pipe sizing shall be as elsewhere required in this code. The island sink drain, upstream of the returned vent, shall serve no other fixtures. An accessible cleanout shall be installed in the vertical portion of the foot vent.

17.        Sheet MP1 – The gas pipe diagram is incomplete. Please remove the xxx filler text and provide the proper sizing for the gas pipe. Please indicate 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 and Table 1215.2(1) or Table 1215.2(27) for propane]

18.        Sheets MP1 & A1 – The FAU note on sheet A1 calls out a new FAU unit. However, MP1 calls out for the existing FAU to remain. Please correct the notes to agree with each other.

19.        Sheet E1 – Please identify at least one island countertop receptacle for the first 9 sf of countertop, and another receptacle for every additional 18 sf of countertop.  The location of the receptacle may not be more than 12” below the countertop, or beneath a countertop that extends more than 6” beyond the support base. [CEC 210.52(C)(2)]

20.        Sheet E1 – Please locate at least one required GFCI protected receptacle for the garage. [CEC 210.8(B), 210.52(G)(1)] Ok to show an existing receptacle, please label with an (e).

21.        Sheet E1 – Please provide at least one GFCI protected receptacle in a waterproof enclosure, accessible from grade level and not more than 6.5 ft. above grade at the front and rear of the dwelling. [CEC 210.52 (E)(1), 210.8(A)(3), 406.9(B)(1)] This requirement is missing at the Entry.

22.        Sheet E1 – The 200amp panel is called out on sheet A1. Please revise the electrical panel note to include 200amp (to match A1).

23.        Supplemental Documents – Please submit the fireplace manufacturer’s specifications or note manufacturer and model number to verify the proposed fireplace conforms to the listing requirements.  If not selected at this time, note the listed installation manual to be available at the jobsite. [CMC 302.1]

24.        Sheet S4 – Ridge beam 1 is labeled as 4x10 on the structural plans. However, page 23 of the structural calculations call for a 4x12 beam. Please update S4 to show a 4x12 ridge beam.

Jennifer Dye Plans Examiner | jennifer.dye@santacruzcountyca.gov