Plan Review: 60 Issues Found

Summary: 17 index entries | 5 perfect matches | 10 mismatched | 2 missing Mismatched (10): A1.0: Expected: PROPOSED FLOOR AND DIMENSION PLAN (A1.0) | Actual: PROPOSED FLOOR AND DIMENSION PLANS (A1.0)(p4) A2.0: Expected: PROPOSED ROOF PLAN (A2.0) | Actual: PROPOSED ROOF PLAN AND R.C.P. (A2.0)(p5) CGBC.1: Expected: CALIFORNIA GREEN BUILDING STANDARDS (CGBC.1) | Actual: CALIFORN...

Why it matters: Addressing this before construction prevents rework and supports code compliance.

Suggested next step: Review drawings and specifications to resolve before construction.

RFI draft: Please clarify: Drawing Index Audit: 2 missing, 10 mismatched out of 17 sheets

Summary: The Structural Design Criteria on sheet SN1 explicitly states "FLOOR DEAD LOAD =0 PSF." However, the same sheet specifies an elevated wood floor system including floor sheathing ("FLOOR SHEATHING SHALL BE 3/4" T&G OR 23/32" APA RATED SHEATHING GLUED AND NAILED") and includes detailed floor joist fastening requirements in the fastening schedule (items 21 through 29, including joist-to-sill, rim ...

Why it matters: Using a floor dead load of 0 PSF means the structural design of all floor-supporting members—joists, beams, girders, posts, and foundations—does not account for the self-weight of the floor construction. This results in underdesigned structural elements that could fail to meet strength and servic...

Suggested next step: Request the structural engineer to confirm and correct the floor dead load value used in design. The actual weight of the floor construction materials (sheathing, joists, blocking, finishes, etc.) must be calculated and indicated on the construction documents per CBC Section 1...

RFI draft: Request the structural engineer to confirm and correct the floor dead load value used in design. The actual weight of the floor construction materials (sheathing, joists, blocking, finishes, etc.) must be calculated and indicated on the constructi...

Summary: Detail 2 ('SHEAR TRANSFER AT GABLE END') explicitly directs the installation of 2x4 outlookers using a 'NOTCHED TRUSS MEMBER'. This member is also identified as a 'DRAG TRUSS'. Trusses are pre-engineered structural components designed to TPI 1 standards, and field-notching their members compromises their structural capacity. This violates the code requirement for construction methods to be base...

Why it matters: Notching the top chord of a drag truss to recess 2x4 outlookers will severely diminish its axial and bending strength. This will compromise the lateral force-resisting system's ability to transfer design drag forces, resulting in failed structural inspections, a voided truss warranty, and the nee...

Suggested next step: Clarify the gable end roof framing detail to explicitly prohibit field-notching of truss members. Recommend specifying a drop-top-chord gable truss, where the manufacturer engineers the top chord at a lower elevation to accommodate continuous 2x4 outlookers without requiring s...

RFI draft: Clarify the gable end roof framing detail to explicitly prohibit field-notching of truss members. Recommend specifying a drop-top-chord gable truss, where the manufacturer engineers the top chord at a lower elevation to accommodate continuous 2x4 ...

Summary: The floor plan designates the main entry door in the Living Room as a '2668' door (2'-6" or 30 inches nominal width). The drawing's 'EMERGENCY OPENING NOTES' correctly state that at least one egress door per dwelling unit must be side-hinged and provide a minimum clear width of 32 inches. A 30-inch nominal door provides approximately 28 inches of clear width, which directly violates this requir...

Why it matters: Providing adequate egress width is a fundamental life-safety requirement. Failing to provide a compliant primary egress door will impede emergency evacuation and will cause plan review rejection or mandatory reframing during construction.

Suggested next step: Please revise the primary egress door in the Living Room from a 2668 to a minimum 3068 (3'-0" wide) door to satisfy the 32-inch minimum clear width requirement.

RFI draft: Please revise the primary egress door in the Living Room from a 2668 to a minimum 3068 (3'-0" wide) door to satisfy the 32-inch minimum clear width requirement.

Summary: The gas piping notes specify "PROVIDE 'B' TYPE VENTING FOR WATER HEATER" (Note 1) while simultaneously identifying the appliance as an "INTERNAL (INDOOR CONDENSING TANKLESS WATER HEATER" (Note 2). A condensing water heater is a Category IV appliance. Per CMC Section 802.4, the type of venting system to be used shall be in accordance with Table 802.4, and per CMC Section 802.11, vent connectors ...

Why it matters: Installing a Type B vent on a condensing (Category IV) water heater would fail mechanical inspection and require removal and replacement with proper venting material (typically PVC, CPVC, polypropylene, or stainless steel special gas vent per the manufacturer's instructions). This would cause con...

Suggested next step: Clarify the water heater vent type to be consistent with the specified condensing tankless water heater. If a condensing (Category IV) unit is being installed, revise the venting specification from Type B to a special gas vent or plastic piping system in accordance with the ap...

RFI draft: Clarify the water heater vent type to be consistent with the specified condensing tankless water heater. If a condensing (Category IV) unit is being installed, revise the venting specification from Type B to a special gas vent or plastic piping sy...

Summary: The Proposed Floor Plan shows the only side-hinged exterior door in the Living Room area tagged as '2668,' which per standard door nomenclature designates a 2'-6" wide by 6'-8" tall door (30" nominal width). All other exterior doors shown on the plan are sliding glass doors (SGD), which are not side-hinged. CRC R311.2, as quoted in the drawing's own Emergency Opening Notes, requires that the eg...

Why it matters: This violation would likely result in plan check rejection by Contra Costa County. If not caught before construction, the installed undersized door would fail field inspection, requiring removal, reframing of the rough opening, and installation of a properly sized door (minimum 3'-0" / 36" nomina...

Suggested next step: Please clarify the intended egress door size at the Living Room exterior entry. The floor plan tags this door as '2668' (2'-6" x 6'-8"), which cannot achieve the 32" minimum clear width required by CRC R311.2. Please confirm whether this door should be revised to at least a '3...

RFI draft: Please clarify the intended egress door size at the Living Room exterior entry. The floor plan tags this door as '2668' (2'-6" x 6'-8"), which cannot achieve the 32" minimum clear width required by CRC R311.2. Please confirm whether this door shou...

Summary: The Proposed West Elevation note explicitly states 'COMPOSITION ROOFING SHALL HAVE A CLASS-B FIRE RATING AND BE PLACED OVER 2 LAYERS 15# FELT UNDERLAYMENT.' However, CRC Section R337.5.1 mandates that the entire roof covering of every new structure shall be a fire-retardant roof covering that is at least Class A rating fire classification. Class B is a lower fire classification than Class A, so...

Why it matters: Installing a Class B rated roof on a new structure in California will fail inspection. The roofing material would need to be removed and replaced with a Class A rated product, causing significant construction delay and cost overrun. This is a statewide California requirement that applies regardle...

Suggested next step: Request the architect revise the roofing specification on all elevation drawings and cross sections to require a minimum Class A fire-rated composition roofing in compliance with CRC Section R337.5.1. Confirm the selected roofing product is tested and listed per ASTM E108 or U...

RFI draft: Request the architect revise the roofing specification on all elevation drawings and cross sections to require a minimum Class A fire-rated composition roofing in compliance with CRC Section R337.5.1. Confirm the selected roofing product is tested...

Summary: Detail 2 (SHEAR TRANSFER AT GABLE END) explicitly directs the contractor to frame the roof overhang using '2x4 OUTLOOKERS AT 24"O.C. USE (2)16d AT NOTCHED TRUSS MEMBER'. Trusses are engineered components that rely on fully intact members. Field-notching a truss member compromises its structural capacity and severs the internal load path. This directly violates Section R301.1, which requires tha...

Why it matters: Instructing framers to notch truss members will lead to structurally compromised trusses. This will result in failed framing inspections and necessitate costly, time-consuming engineer-designed repairs (such as scabs or gussets) or a complete replacement of the damaged trusses.

Suggested next step: Please revise Detail 2 to remove the instruction to notch the truss member. Confirm if a dropped-chord gable end truss should be specified to accommodate the outlookers, or provide an alternative overhang framing detail that maintains the structural integrity of the truss.

RFI draft: Please revise Detail 2 to remove the instruction to notch the truss member. Confirm if a dropped-chord gable end truss should be specified to accommodate the outlookers, or provide an alternative overhang framing detail that maintains the structur...

Summary: Sheet A2.0 (Proposed Roof Plan) explicitly calls out a 'DIRECT VENT FURNACE/AIR UNIT w/CONCENTRIC AIR KIT' installed on a truss-supported platform in the attic, with associated furnace clearance notes specifying minimum clearances typical of a gas-fired appliance. However, the Title 24 Energy Report on sheet T2.0—the very energy report referenced by A2.0—models the HVAC system as a 'Central spl...

Why it matters: This conflict directly undermines the validity of the Title 24 energy compliance calculation because the modeled equipment does not match what is shown on the construction drawings. If the actual installed equipment is a gas furnace as shown on A2.0, the energy report's heat pump modeling would b...

Suggested next step: Please clarify which HVAC system type will be installed: the direct vent furnace/air unit with concentric air kit as shown on A2.0, or the central split heat pump as modeled in the Title 24 Energy Report on T2.0. Whichever system is correct, please revise the conflicting docum...

RFI draft: Please clarify which HVAC system type will be installed: the direct vent furnace/air unit with concentric air kit as shown on A2.0, or the central split heat pump as modeled in the Title 24 Energy Report on T2.0. Whichever system is correct, pleas...

Summary: The Proposed Dimension Plan establishes the left wing exterior wall vertical dimension at 14'-6". The Proposed Roof Plan specifies a 4:12 pitch for this wing, with a central horizontal ridge draining towards the top and bottom. Over a 14'-6" span, a 4:12 pitch yields a maximum exterior roof peak rise of 29 inches (7.25 feet run * 4/12 pitch = 2.41 feet). However, the Roof Plan also specifies pl...

Why it matters: Installing mechanical equipment in an attic space requires strict adherence to minimum code clearances for service access and fire safety. The current roof pitch over the specified floor footprint does not provide the vertical volume required to meet these clearances. This conflict will cause ins...

Suggested next step: Please verify the location of the F.A.U. and attic access. The 4:12 roof pitch over the 14'-6" wing span provides a maximum peak exterior height of 29", which conflicts with the required 30" minimum clear headroom. Please clarify if the roof pitch should be increased, or if th...

RFI draft: Please verify the location of the F.A.U. and attic access. The 4:12 roof pitch over the 14'-6" wing span provides a maximum peak exterior height of 29", which conflicts with the required 30" minimum clear headroom. Please clarify if the roof pitch...

Summary: There are distinct contradictions regarding exterior doors between the Proposed Floor Plan and the exterior Elevations. On the West facade, the Proposed Floor Plan locates a '12'x8' SGD' sliding glass door and a '2668' swing entry door; however, the Proposed West Elevation depicts only the sliding glass door and completely omits the '2668' entry door. On the South facade, the Floor Plan calls f...

Why it matters: This misalignment across the Floor Plan and exterior elevations will cause significant confusion during structural framing. Accurately locating and specifying exterior doors is critical for correctly sizing headers, verifying egress compliance, and establishing continuous shear wall segments on t...

Suggested next step: Please clarify the exact types and locations of all exterior doors on the West and South facades. Update the corresponding Elevations on sheet A4.0 to ensure the 2668 entry door is included on the West Elevation, and that the correct door type (5080 SGD vs. single swing entry ...

RFI draft: Please clarify the exact types and locations of all exterior doors on the West and South facades. Update the corresponding Elevations on sheet A4.0 to ensure the 2668 entry door is included on the West Elevation, and that the correct door type (50...

Summary: Drawing Detail 5 (HOLDOWN AND ANCHOR BOLT AT SHEAR WALLS) specifies 'HDU2 - USE SSTB20 ANCHOR.' in the SSTB Specifications table. However, the Structural Notes & Specifications Foundation Notes require 'HDU2 - 4X POST MINIMUM WITH SSTB24 ANCHOR' for monolithic conditions. The drawing calls out an SSTB20, which is a smaller/shorter anchor than the SSTB24 required by the specification.

Why it matters: Using an undersized anchor bolt (SSTB20 vs. SSTB24) for the HDU2 holdown connection at shear walls could result in insufficient uplift capacity at the holdown-to-foundation connection. This directly affects the lateral force-resisting system and could lead to a failed inspection or, worse, a stru...

Suggested next step: Request the structural engineer confirm the correct SSTB anchor for the HDU2 holdown. The specification Foundation Note B calls for an SSTB24, while Detail 5 on sheet D1.0 calls for an SSTB20. Please clarify which anchor is correct and revise the drawing or specification accor...

RFI draft: Request the structural engineer confirm the correct SSTB anchor for the HDU2 holdown. The specification Foundation Note B calls for an SSTB24, while Detail 5 on sheet D1.0 calls for an SSTB20. Please clarify which anchor is correct and revise the ...

Summary: The proposed floor plan shows the exterior entry door to the living room labeled '2668', indicating a 2'-6" wide × 6'-8" tall door. Per standard door sizing convention, a 2'-6" (30-inch) nominal door provides a clear opening width of approximately 28 inches when measured between the face of the door and the stop with the door open 90 degrees. Section 1010.1.1 of the 2022 California Building Cod...

Why it matters: This undersized egress door will be flagged during plan check and will likely result in permit rejection or a correction notice. A 2'-6" door must be replaced with at minimum a 3'-0" wide door (which provides approximately 34 inches clear opening) to satisfy the 32-inch minimum. This change could...

Suggested next step: Request that the architect confirm the entry door size '2668' and verify that the dwelling unit's required egress door provides a minimum 32-inch clear opening width per CBC Section 1010.1.1. A minimum 3'-0" wide side-hinged door (e.g., '3068' or '3080') should be specified fo...

RFI draft: Request that the architect confirm the entry door size '2668' and verify that the dwelling unit's required egress door provides a minimum 32-inch clear opening width per CBC Section 1010.1.1. A minimum 3'-0" wide side-hinged door (e.g., '3068' or ...

Summary: The proposed floor plan shows Bedroom #2 with a single window tagged '3050 SL' (3'-0" × 5'-0" horizontal slider) on its exterior wall. As a sleeping room in a Group R occupancy, Section 1031.2 requires an emergency escape and rescue opening. Section 1031.3.2 requires a minimum net clear opening width of 20 inches. For a standard two-panel horizontal slider window with a 3'-0" (36-inch) nominal ...

Why it matters: An inadequate emergency escape and rescue opening in a sleeping room is a life-safety code violation that will be flagged during plan review and will require correction before permit issuance. The window must be upsized to at minimum a 4'-0" wide slider (e.g., '4050 SL'), which would provide appr...

Suggested next step: Request that the architect verify the emergency escape and rescue opening for Bedroom #2. The specified '3050 SL' slider window cannot provide the 20-inch minimum net clear opening width required by CBC Section 1031.3.2. Request that a compliant window size and type be specifi...

RFI draft: Request that the architect verify the emergency escape and rescue opening for Bedroom #2. The specified '3050 SL' slider window cannot provide the 20-inch minimum net clear opening width required by CBC Section 1031.3.2. Request that a compliant w...

Summary: The drawing's Shower Notes (Note 10) and Caulking and Sealants Notes (Note 8) both list four acceptable backer materials for wall tile in tub and shower areas: "FIBER-CEMENT, FIBERMAT REINFORCED CEMENT, GLASS MAT GYPSUM BACKERS AND FIBER-REINFORCED GYPSUM BACKERS." However, CBC Section 2509.2 and Table 2509.2 only list three approved backerboard materials: Glass mat gypsum backing panel (ASTM C...

Why it matters: If a contractor installs fiber-reinforced gypsum panels as backer for tile in a shower or tub area based on this note, it would fail inspection per CBC Section 2509.2. This would require demolition of the installed tile and backer, procurement of an approved material, and reinstallation—causing s...

Suggested next step: Request that the Architect revise Shower Note 10 and Caulking/Sealants Note 8 to remove "FIBER-REINFORCED GYPSUM BACKERS" from the list of approved backer materials for tub and shower areas, ensuring the note aligns with the three materials listed in CBC Table 2509.2: Glass ma...

RFI draft: Request that the Architect revise Shower Note 10 and Caulking/Sealants Note 8 to remove "FIBER-REINFORCED GYPSUM BACKERS" from the list of approved backer materials for tub and shower areas, ensuring the note aligns with the three materials listed...