Attachment 7 - Plan Check CommentsCO'Brien
Code
Consulting, hie.
September 9, 2009
Mr. Anthony Ghiossi, Building Official
Town of Los Gatos
P.O. Box 949
110 East Main Street
Los Gatos, CA 95031
Fax: 408 / 354 -7593
Town of Los Gatos — First Review
Town Application Nos.: B09 -0447 and 0448
OCC Job Nos.: 2009 - 001 -048 and 049
Re: Plan Review: Schmidt — SFD Addition / Remodel & (N) Detached Garage
Address: 130 Massol Avenue
Dear Mr. Ghiossi:
O'Brien Code Consulting (OCC) has completed the first review of the following documents on
behalf of the Town of Los Gatos:
1. Plans: Two (2) copies sheets Cover through "Site Plan Grading & Drainage Plan" (18
sheets) cover sheet not dated, by Roaten Hinson, Architect.
2. Energy Calculations: One (1) copy dated July 27, 2009, by Frank R. Iannucci, Title 24
Energy Consultant.
3. Soils Report: One (1) copy dated September 2, 2008, by Associates Terra Consultants, Inc.
4. Structural Calculations: One (1) copy dated August 11, 2009, by Roaten Hinson, Architect.
The 2007 California Building, Mechanical, Electrical, Plumbing and Energy Codes (i.e., 2006
IBC, 2006 UMC, 2006 UPC, and 2005 NEC as amended by the State of California and the Town
of Los Gatos) were used as the basis of our review. Our comments follow on the attached list.
Please submit an itemized response letter and four (4) sets of complete and revised
documents, "wet" stamped and signed, with all revisions clouded directly to the Town of Los
Gatos Building Department.
Sincerely,
O'Brien Code Consulting, Inc.
Susan O'Brien, P.E., LEED AP
Civil Engineer
ICC /IRC Plans Examiner
P.O. Box 112346, Campbell, CA 95011 -2346
Phone / Fax: 408.370.1585 email: obriencode @gmail.com
ATTACHMENT 7
Schmidt — SFD Addidon/Remodel & (N) Detached Garage
130 Massol Avenue
September 9, 2009
Re:
Occupancy Group:
Type of Construction:
Sprinklers:
Stories:
Square Footage:
GENERAL COMMENTS:
House
R -3
V -B
Required
Two + Basement
2,391 SF (addition only)
First Review - Town of Los Gatos
OCC Project No. 2009- 001- 048 -049
Page 2
Gara e
U
V -B
Required
One
522 SF
A. The following plan review documents are based on the Town of Los Gatos Building
Regulations. For your convenience, the following comments are referred to the 2007
California Building, Mechanical, Plumbing, Energy and Electrical Codes (i.e., 2006 IBC,
2006 UMC, 2006 UPC, and 2005 NEC, as amended by the State of California and the
Town of Los Gatos) unless otherwise noted. In addition, structural review is based on the
ASCE 7 -05.
B. Please respond in writing to each comment by marking the attached comment list or
creating a response letter. Indicate which detail, specification, or calculation shows the
requested information. Your complete and clear responses will expedite the re -check and
hopefully, approval of this project. Thank you for your assistance.
C. NOTE: The following code comments reflect a review of building plans only. If site - related
comments are applicable to this project, they will be generated by others (e.g., Town
Engineering, Public Works, Health, etc.).
ARCHITECTURAL COMMENTS:
Al. Please be sure to include on the resubmittal the architect's "wet" stamp, signature,
registration number and expiration date on all sheets of plans. CBC Appendix 106.1
A2. Please be sure to include a concise response letter to each of the comments from all other
departments (i.e. Planning, Fire, Public Works, etc.) with your resubmittal. The other
department comments can be found on the cover letter from the Town Building Official,
attached to the front of these comments. Please note: If your resubmittal does not
include all comment responses, it will not be accepted by the Town permit counter.
A3. Sheet 1: Please amend the cover sheet of the plans to provide the following:
A. Provide a table listing the existing, the proposed and the total floor area for each
floor of the dwelling, the garage, decks, etc. Based on the dimensions provided
on the floor plan, plan checker has calculated the floor area as follows:
(N) Dwelling = 2,391 SF total (768 SF at cellar + 972 SF at I't Floor + 651 SF at
2 "d floor (excluding stairway)).
Schmidt —SFD Addition/Remodel & (N) Detached Garage
130 Massol Avenue
September 9, 2009
First Review - Town of Los Gatos
OCC Project No. 2009 - 001- 048 -049
Page 3
(N) Balcony at 2 "d floor= 63 SF
(N) Detached Garage = 522 SF
B. This project includes remodel of the existing dwelling. Please amend the cover
sheet of the plans to list the floor area of remodel for the dwelling. Based on the
dimensions provided on the floor plan, plan checker has calculated the floor area
of remodel to be 672 SF.
A4. The scope of this project includes addition/remodel to a single family dwelling. As a
result, please provide the following:
A. Demolition Affidavit. The project architect, engineer, contractor, and property
owner are required to sign a demolition affidavit stating their understanding of the
demolition policy. Contact the Planning Department or your project planner for
clarification.
B. Sheet 3: Town Planning Department to review the "colorized" exterior elevations
and wall area calculations for compliance with Town Demolition Regulations. No
further action required by the architect.
A5. Sheet 1: Please amend the plans to specify automatic fire sprinkler system throughout the
new detached garage located in the Town Hazardous Fire Area. Please contact the Santa
Clara County Fire Department regarding specific questions pertaining to fire sprinklers.
A6. Sheet 1: Please amend the plans to specify automatic fire sprinkler system throughout the
entire dwelling, as the plans show an addition 500 square feet or larger for this project
located in the Town Hazardous Fire Area. Please contact the Santa Clara County Fire
Department regarding specific questions pertaining to fire sprinklers.
AT Sheet 5: The Proposed 2nd Story Floor Plan shows a note listing 616.2 SF for the floor
area of the 2nd Story. However, based on the dimensions provided on the plans, plan
checker has calculated the floor area of the 2 "d Story as 651 SF, excluding the stairway.
A8. Sheets 1 and 11: Amend the plans to show the dimension of the eave projection at the
detached garage. Eave overhang and/or other projections beyond the exterior wall shall not
extend any closer than 24 inches to the property line. CBC Section 704.2
A9. Sheet 5: Please amend the Proposed Cellar Plan to label the use (i.e. Living Room, Game
Room, etc.) of the cellar.
A10. Sheet 5: Please amend the plans to show minimum 7 -foot in any plan dimension at the
following habitable room: Computer Room. CBC 1208.1
Al 1. Sheet 5: Amend the plans to show minimum 70 square feet floor area for the following
habitable room: Computer Room. CBC 1208.3
A 12. Sheet 1: Please amend Architectural Note no. 9 to specify egress window has the bottom of
Schmidt— SFD Addition/Remodel & (N) Detached Garage First Review - Town of Los Gatos
130 Massol Avenue OCC Project No. 2009 -001- 048 -049
September 9, 2009 Page 4
the clear oneninQ not more than 44 inches above the floor. Plans currently specify the sill
height, which was previous Code requirement. CBC Section 1026
A13. Sheet 5: Please amend the plans to specify the operation (i.e. slider, single -hung, fixed, etc.)
of each window on the plan so that natural ventilation provisions and emergency egress
provisions (where required at the Cellar and sleeping rooms) can be confirmed. CBC 1026,
1203.1 and 1203.4.1
A14. Sheet 5: Amend plans to specify type and size of natural light source (window, skylight)
with an area of not less than 8 percent of the floor area in the Cellar. CBC 1205
A15. Sheet 5: Amend plans to specify type and openable size of natural ventilation by means of
an opening (window, openable skylight) with an area of not less than 4 percent of the floor
area in the Cellar, OR provide mechanical ventilation in accordance with the 2007 CMC
Chapter 4. CBC 1203.1 and 1203.4.1
A16. Sheet 5: For the basement windows providing natural ventilation, please amend the plans
to show the horizontal clear space measured perpendicular to the opening is at least 1 -1/2
times the depth of the opening. CBC 1203.4.1.2
All. Sheet 5: Amend the plans to specify glazing at the Master Bathroom windows adjacent to
the bathtub, within 60 inches above a standing surface and drain inlet shall be fully
tempered, laminated safety glass or approved plastic. CBC Sections 2406.3, #5
A18. Sheet 5: Amend the plans to specify at each location safety (i.e. tempered) glazing at
hazardous locations - such as: (1) Family Room and Master Suite exterior doors; and (2)
windows adjacent to and within 24 inches of either edge of the Family Room and Master
Suite exterior doors. CBC Section 2406.3, #7.
A19. Sheet 12: Amend plans to show exhaust fan in the portion of the Master Bathroom
containing the bathtub and shower. CBC 1203.4.2.1
A20. Sheet 13: Please amend the Mechanical Requirements note to remove the option of natural
ventilation at bathrooms. The 2007 CBC now requires all bathrooms containing bathtubs
and showers to have exhaust fans. CBC 1203.4.2.1
A21. Sheet 11: Amend floor plans to show a minimum 36- inch deep landing outside all garage
exterior man-doors not more than 7 -3/4 inches lower than threshold for in- swinging doors.
CBC 1008.1.4 and 1008.1.5
A22. Sheet 5: Specify handrails have a 1 -1/4 - 2 inch grippable cross section with no sharp
corners, and terminate at newel posts or return to walls. CBC 1012
A23. Sheet 5: For the interior guard shown at the 2 "d Story plans, please specify intermediate
rails spaced such that a sphere 4 inch in diameter cannot pass through. CBC 1013
Schmidt —SFD Addidon1Remodel & (/v) Detached Garage First Review - Town of Los Gatos
130 Massol Avenue OCCProject No. 1009 -001- 048 -049
September 9, 2009 Page 5
A24. Sheet 5: Provide interior guard construction details capable of resisting a 200 pound load
applied in any direction at any point along the top rail (show member sizes, connections,
etc.). CBC Section 1013 and 1607.7
A25. Sheets 5 and 12: Regarding the proposed fireplace at the Living Room, please provide the
following:
A. Specifications (i.e. "cut" sheets) for the proposed fireplace showing the approved
listing and that the fireplace is gas only and has no wood burning components.
B. Please note on the plans: Gas fireplaces installed in the Town of Los Gatos shall
have no wood burning components.
C. Amend plans to show location of accessible gas shutoff valve for gas fireplace
located outside the firebox and within 6 feet of the appliance. CMC 1312.4
A26. Sheet 6: Provide exterior guard construction details capable of resisting a 200 pound load
applied in any direction at any point along the top rail (show member sizes, connections,
etc.). CBC Section 1013 and 1607.7
A27. Sheet 5: Specify minimum 1/4 inch per ft slope for Master Suite exterior balcony. CBC
Section 1401.1
A28. Sheet 8: Provide calculations on the plans showing the required quantity of vents and
specify type, size, and locations of ventilation for attic and enclosed rafter spaces. CBC
1203.2
A29. Sheet 10: Revise enclosed rafter spaces at Master Bedroom vaulted ceiling condition to
provide 1 inch of air space plus thickness of insulation for ventilation of each rafter space.
CBC 1203.2
A30. Sheet 1: Note on the cover sheet of the plans the following: "Prior to Building Permit Final
approval, the property shall be in compliance with the vegetation clearance requirements
prescribed in California Public Resources Code 4291 and California Government Code
51182.
A31. Sheet 11: For the detached garage roof, please show the following:
A. Specify on the plans the roof covering has a Class "A" rating. CBC 1505
B. Note on the plans the method to prevent the accumulation of leaves and debris in the
gutters. CBC 704A.1.5
C. For roof and attic vents, amend plans to specify such openings shall be covered with
corrosion - resistant wire mesh with mesh openings of '/ inch maximum. CBC
704A.2.1
D. Eave and cornice vents are not permitted. CBC 704A.2.2
Schmidt —SFD Addition/Remodel & (N) Detached Garage First Review - Town of Los Gatos
130 Massol Avenue OCC Project No. 2009 - 001- 048 -049
September 9, 2009 Page 6
E. Provide details on the plans showing how eaves and soffits will be protected by
ignition- resistant materials or non - combustible construction, on the exposed
underside. CBC 704A.2.3
A32. Sheet 11: For the detached garage exterior walls, please show the following:
A. Exterior walls constructed of non - combustible materials (i.e. fiber cement siding,
three -coat stucco), ignition - resistant materials, heavy timber, or materials complying
with SFM 12 -7A -1. CBC 704A.3.1
B. Provide details on the plans showing the exterior wall covering extending from the
top of the foundation to the roof, and terminating at 2 -inch nominal solid wood
blocking between rafters at all roof overhangs, or terminate at enclosed eaves. CBC
704A3.1.1
C. For exterior wall vents (i.e. crawl space vents, combustion air vents, etc.), amend
plans to specify such openings shall be covered with corrosion- resistant wire mesh
with mesh openings of Y inch maximum. CBC 704A.3.2.1
A33. Sheet 11: For the detached garage exterior windows, please show the following:
A. All exterior windows shall utilize insulating -glass (i.e. minimum dual pane) with a
minimum of one tempered pane (inner or outer pane), OR
B. Glass block units, OR
C. Approved, listed, 20- minute rated windows, OR
D. Windows complying with SFM 12 -7A -2.
E. For items C and D, provide specifications showing approved listing to Building
Official, upon plan review submittal. CBC 704A.3.2.2
A34. Sheet 11: For the detached garage exterior man- doors, please show the following:
A. All exterior doors other than vehicular access doors to garages shall be solid -core,
not less than 1 -3/8 inches thick or utilize multiple - glazed panels consisting of not
less than dual pane glazing, with at least one tempered glass pane. OR
B. Approved, listed, 20- minute rated door, OR
C. Noncombustible construction.
D. For items B and C, provide specifications showing approved listing to Building
Official, upon plan review submittal. CBC 704A.3.2.3
MECHANICAL PLUMBING, AND ELECTRICAL COMMENTS:
P 1. Sheet 5: Please amend the plans to show the following for the gas meter:
A. Show the location of the service regulator vent.
B. Amend the plans to confirm there are no air vents, openable windows, and entry
doors to habitable space within a rectangular area extending 18 inches beyond either
Schmidt —SFD Addition/Remodel & (N) Detached Garage First Review - Town of Los Gatos
130 Massol Avenue OCC Project No. 2009 -001- 048 -049
September 9, 2009 Page 7
side of and 10 feet above the service regulator vent.
P2. Sheet 1: The scope of work for this project includes plumbing. As a result, please amend
the plans to verify a backwater valve is installed. Town Ordinance 6.50.025 requires an
approved backwater valve on drainage piping serving fixtures that have flood level rims less
than 12- inches above the elevation of the next upstream manhole. CPC 710.0.
P3. Sheet 5: The drainage piping serving the basement fixtures if located below the crown level
of the main sewer shall discharge into an approved watertight sump. From such sump
pump the sewage shall be lifted into the building drain by approved ejectors or pumps.
Show pipe routing on plan. CPC 710.2
P4. Sheet 5: For the sewage pump /ejector receiving the discharge of water closet provide
response to the following comments (UPC 710.3):
A. Shall have a minimum discharge capacity of twenty (20) gallons per minute.
B. Shall be capable of passing a 1/1/2" diameter solid ball and the discharge piping
shall have a backwater and gate valve of a minimum 2" diameter.
P5. Sheet 5: The discharge line from the sewage tank ejector shall be provided with an
accessible backwater valve and gate valve. UPC 710.4
E1. Sheet 12: Amend the plans to specify a dedicated 20 -amp circuit is required to serve the
required bathroom outlets. This circuit cannot supply any other receptacles, lights, fans,
etc. (Exception -where the circuit supplies a single bathroom, outlets for other equipment
within the same bathroom shall be permitted to be supplied.) CEC 210.11(C)(3) and
210.52(D)
E2. Sheet 12: Amend plans to eliminate plugs within a bathtub space even if enclosed in a
weatherproof enclosure. See the Master Bathtub. CEC Article 406.8(C).
T -24 ENERGY COMPLIANCE COMMENTS:
TI. Sheet 10: Section C -C shows R -13 wall insulation. However, the Title 24 Energy
Calculations specify R -19 wall insulation at the new walls. Please make the plans and
energy calculations agree.
T2. Sheets 12 and 13: Amend the electrical plan to show compliance with CA Energy Code
Section 150(k) for lighting, which include the following:
A. Regarding the Kitchen lighting, amend the plans to show all lights in the kitchen
are high efficacy luminaries or comply with the exceptions as follows:
i. At least 50% of the installed wattage must be high efficacy.
ii. Provide completed WS -5R form on the plans confirming required wattage.
Schmidt —SFD Addition/Remodel & (N) Detached Garage
130 Massol Avenue
September 9, 2009
First Review - Town of Los Gatos
OCC Project No. 2009 - 001- 048 -049
Page 8
Clearly Identify on the plans the location and type of lighting fixtures in
the kitchen, corresponding to the fixtures specified on the WS -5R.
iii. High efficacy lighting must be switched separately from low efficacy
lighting. Clearly show and identify switch types and locations on the
plans.
(Note: Lighting in areas adjacent to the kitchen, including but not limited to
dining and nook areas are considered kitchen lighting if they are not separately
switched from kitchen lighting)
B. Regarding the Bathroom, Laundry Room, and Utility room lighting, amend the
plans to show all lights in these rooms are high efficacy luminaries or comply with
the exception as follows:
i. Provide a manual -on occupancy sensor and motion sensor that complies
with CEC Section 119(d) and shall not have a control that allows the
luminaries to be turned on automatically or that has an override allowing
the luminaries to be always on. Please note: Dimmer switches are not an
exception to the high efficacy lighting requirements at bathrooms. Master
Bathroom currently shows dimmer switches.
C. Regarding all other rooms (i.e. bedrooms, hallways, stairs, dining rooms, etc.),
amend the plans to show all lights in these rooms are high efficacy luminaries or
comply with the exceptions as follows:
i. Provide dimmer switch.
ii. Provide a manual -on occupancy sensor and motion sensor that complies
with CEC Section 119(d) and shall not have a control that allows the
luminaries to be turned on automatically or that has an override allowing
the luminaries to be always on.
iii. Closets less than 70 SF are exempt from lighting requirements.
D. Regarding the outdoor lighting, amend the plans to show all lights permanently
mounted to the residential building or to other buildings on the same lot are high
efficacy luminaries or comply with the exceptions as follows:
i. Lights are to be controlled by a motion sensor with integral photo control.
ii. Lighting not attached to the buildings (i.e. landscape lighting) are exempt.
STRUCTURAL COMMENTS:
S 1. Please be sure to include on the resubmittal the engineer's "wet" stamp, signature,
registration number and expiration date on all sheets of plans and cover sheets of
calculations. CBC Appendix 106.1
S2. Soils Report page no. 9: The Seismic Design Criteria provided within the soils report is
based on the 1997 UBC. This project is subject to compliance with the 2007 CBC (based
on the 2006 IBC). Please provide an updated soils report (or letter from the soils engineer)
providing any new recommendations for the construction as a result of the 2007 CBC code
requirements for seismic design.
Schmidt — SFD AddXon/Remodel & (N) Detached Garage First Review - Town of Los Gatos
130Massol Avenue OCC Project No. 2009 - 001- 048 -049
September 9, 2009 Page 9
S3. Submit a letter from the soil engineer confirming that the foundation plan, grading plan, and
specifications have been reviewed and that it has been determined that the
recommendations in the soil report are properly incorporated into the plans.
S4. Specify on plans that the soil engineer shall be retained to provide observation and testing
services during the grading and foundation phase of construction per soil report
recommendations and that inspection and testing reports shall be submitted to the Building
Department.
S5. Calculations sheet no. 1: Since S> > 0.75, please amend the plans to specify Seismic Design
Category E. Calculations currently specify Seismic Design Category C. ASCE Section 11.6
S6. Calculations sheet no. 2: The Lateral Analysis Key Plan shows MST48 straps at Shear Wall
B. Please locate where these straps are shown on the framing plan on sheet 8 of the plans.
ST Sheets 7 and 8: Please amend the Framing and Foundation Plans to provide a holdown
symbol legend distinguishing the different symbols for the holdowns. Calculations sheet
no. 2.
S8. Sheet 8, Calculations sheet no. 3: Plans show several shear walls supported by beams (i.e.
at Line C and D). Provide calculations to check each beam for dead + live + wind/seismic
loads. Check uplift and connections at the ends of each beam. Be sure to multiply the load
by the omega factor.
S9. Sheet 8, Calculations sheet no. 5: At Shear Wall Line I, plans show a 4 foot long shear
panel with a 10 foot wall height. Amend lateral design to result in designed shear walls
being limited to a height -to -width ratio NOT exceeding 2:1, OR show compliance to
footnote exceptions to this Table or other approved methods (i.e. perforated shear wall
design). CBC 2305.3.4
S 10. Sheet 8: The Shear Wall Schedule specifies 64" o.c. spacing for the anchor bolts at
Shearwall Type 1. However, calculations sheet no. 7 specify maximum 48" o.c. spacing
for the anchor bolts at this wall type. Please make the plans and calculations agree.
S 11. Calculations sheet no. 7: The Epoxied Anchors note specifies Simpson SET epoxy.
Please amend the plans to specify Simpson SET -XP which has current ICC Report ESR-
2508, or other approved epoxy product.
S12. Calculations sheet no. 10: Calculations are provided for the "N Roof /Wall over E Roof'.
However, plan checker is unable to locate this beam on the framing plans on sheet 8.
Please locate.
S13. Sheet 8: The Second Floor Framing Plan shows a 6x8 post supporting a "6x8 post
above" that is supporting the Continuous Ridge Beam over the Master Suite /Bath.
However, the Roof Framing Plan shows a 4x8 post supporting this beam (not a 6x8 as
Schmidt —SFD Addition/Remodel & (n') Detached Garage First Review - Town of Los Gatos
130 Massol Avenue OCC Project No. 2009- 001- 048 -049
September 9, 2009 Page 10
noted on the Second Floor Framing Plan). Please reconcile.
S14. Sheet 7: The House Foundation Plan shows section "cut" D/6 at the window well.
However, there is no section "cut" D on sheet 6. Is the correct section reference A/7?
S15. Sheet 9: Section A -A shows section "cut" D/6 at the stairway. However, there is no
section "cut" D on sheet 6. Is the correct section reference A/7?
S16. Sheet 7: Regarding the proposed basement, please amend the plans to show /provide the
following:
A. Please amend the basement foundation plan to specify the basement excavation
construction sequence and earth stabilization method.
B. Shoring plans and calculations may be required for all excavations which exceed
five feet in depth or which remove lateral support from an existing building, an
adjacent property, or the public right of way.
C. Shoring plans and calculations shall be prepared by a CA licensed engineer and
shall confirm with Cal /OSHA regulations.
SIT Obtain two (2) copies of the Town of Los Gatos Special Inspection and Testing form and
include them with your resubmittal, completely filled -out and signed by all requested
parties. Note that special inspection per CBC 1704 is required for installation of epoxy
anchors for holdowns. Please note. Town Special Inspection forms are available for
download from the Town of Los Gatos website at www.loszatosca..gov.
For any questions regarding the above comments, please contact Susan O'Brien at 408.370.1585.