California Commercial Plan Review: 920 Issues Found

Summary: 44 index entries | 40 perfect matches | 3 mismatched | 1 missing Mismatched (3): LP-0.02: Expected: Planting Schedules and Notes | Actual: PLANTING SCHEDULES (p37) LP-1.04: Expected: Planting Plan | Actual: PLANTING PLAN SHEET (p41) LI-0.02: Expected: Irrigation Legend and Calculations | Actual: IRRIGATION LEGEND &...

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RFI draft: 📄 CS-0.01 Schedule Text: DRAWING INDEX — page 1

Summary: 49 index entries | 5 perfect matches | 16 mismatched | 28 missing Mismatched (16): C1.1: Expected: NOTES & UTILITY SCHEDULES | Actual: THE CANOPY - SITE IMPROVEMENT PLANS NOTES & UTILITY SCHEDULES (p2) C1.2-1.3: Expected: CONDITIONS OF APPROVAL | Actual: CONDITIONS OF APPROVAL (p3) C1.4: Expected: EXISTING CONDITION,...

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RFI draft: 📄 C1.0 Schedule Text: DRAWING INDEX — page 1

Summary: The Title 24 Opaque Surface Assembly Summary on sheet EN-46 specifies a 'Cathedral' roof framed with 2x12s ('Cavity / Frame: R-38 / 2x12'). However, the structural roof framing plan on sheet S6.4 specifies a manufactured truss roof system ('TRUSSES @ 24\' o/c').

Why it matters: This confirms that the energy model provided on sheet EN-46 does not match the structural design of Building 600. Constructing a truss roof when the energy compliance forms require a 2x12 cathedral assembly constitutes a violation of the approved energy model.

Suggested next step: Please verify if the energy model on EN-46 should be revised to reflect the truss roof design shown in the structural plans, or if EN-46 belongs to a different building and should be replaced with the correct forms.

RFI draft: Please verify if the energy model on EN-46 should be revised to reflect the truss roof design shown in the structural plans, or if EN-46 belongs to a different building and should be replaced with the correct forms.

Summary: Title 24 energy forms specify the exterior walls as 'New R-21 Wall' framed with 2x6 studs ('Cavity / Frame: R-21 / 2x6'), which have an actual width of 5.5 inches. Conversely, the structural PT slab plan calls out a '5' WIDE x RAISED CURB AT LIVING AREAS' along the perimeter.

Why it matters: A 5-inch wide concrete curb cannot provide full bearing support for a 5.5-inch wide 2x6 bottom plate, resulting in a 0.5-inch overhang. This contradicts standard framing practices and building code bearing requirements. The concrete curb must be widened to at least 5.5 inches (typically 6 inches) to properly support the 2x6 exterior walls...

Suggested next step: Title 24 requires 2x6 exterior walls (5.5' actual width) for R-21 insulation, but the structural slab plan details a 5' wide raised curb. Please coordinate structural and architectural drawings to increase the concrete curb width to a minimum of 5.5' or 6' to provide full bearing for the 2x6 exterior wall framing.

RFI draft: Title 24 requires 2x6 exterior walls (5.5' actual width) for R-21 insulation, but the structural slab plan details a 5' wide raised curb. Please coordinate structural and architectural drawings to increase the concrete curb width to a minimum of 5.5' or 6' to provide full bearing for the 2x6...

Summary: The Title 24 Energy forms on sheet EN-49 specify the floor construction as a 'Wood Framed' floor (e.g., 'R-0 Floor No... Crawlspace'). However, the structural plan on sheet PT-7 details a concrete post-tensioned slab-on-grade (labeled 'PT. SLAB PLAN' with '30' SQ. x 12' THK.' footings). Furthermore, sheet EN-49 lists the project name as '24-419...

Why it matters: The mismatch in foundation types means the energy model is fundamentally incorrect for the structural design shown, which will invalidate the Title 24 compliance. Slabs have entirely different thermal characteristics than wood-framed floors over crawlspaces. The discrepancy in the building name ('Building 800-2' vs 'Building 700') strongly...

Suggested next step: Please clarify the intended foundation system for Building 700. If the building utilizes a PT concrete slab as shown on PT-7, please update the Title 24 Energy Model to reflect a slab-on-grade foundation and ensure the correct model for Building 700 is referenced on sheet EN-49.

RFI draft: Please clarify the intended foundation system for Building 700. If the building utilizes a PT concrete slab as shown on PT-7, please update the Title 24 Energy Model to reflect a slab-on-grade foundation and ensure the correct model for Building 700 is referenced on sheet EN-49.

Summary: The structural Post-Tensioned (PT) Slab Plans for Building Type 200 explicitly indicate that living areas are located on the ground floor slab (noted as '5' WIDE x RAISED CURB AT LIVING AREAS'). However, the Title 24 Energy models for the Building 200 series (e.g., EN-11 for Bldg 15, EN-13 for Bldg 17) completely omit the concrete slab-on-grade...

Why it matters: Omitting the slab-on-grade assembly from the energy model is a major modeling error that misrepresents the building's thermal envelope and heat transfer with the ground. This discrepancy will be flagged during plan check and will require a revised Title 24 calculation to properly assign the concrete slab-on-grade to the first-floor conditioned...

Suggested next step: Please revise the Title 24 energy models for the Building 200 series (Bldgs 15, 17, 18, 19) to correctly assign and include the conditioned concrete slab-on-grade floor assembly for the ground-floor living areas as shown on the structural PT slab plan. Provide updated LMCC-PRF-01-E compliance forms and coordinate any resulting insulation...

RFI draft: Please revise the Title 24 energy models for the Building 200 series (Bldgs 15, 17, 18, 19) to correctly assign and include the conditioned concrete slab-on-grade floor assembly for the ground-floor living areas as shown on the structural PT slab plan. Provide updated LMCC-PRF-01-E compliance...

Summary: There is a direct contradiction regarding the attic ventilation strategy across the drawing set. The Exterior Elevations (Doc 0, A2.11) specify the installation of O'Hagin attic vents via Keynote 832, which is explicitly shown pointing to the roof surfaces. Conversely, the Roof Plan (Doc 1, A1.12) specifies in the Roof Ventilation Notes that...

Why it matters: This is a critical coordination issue that significantly impacts Title 24 energy compliance, mechanical system design, and building envelope detailing. An unvented attic requires air-impermeable insulation directly under the structural roof sheathing, which is fundamentally incompatible with the installation of the attic roof vents called out...

Suggested next step: Please clarify if the attic spaces for Building 100 are intended to be vented or unvented. If unvented per Title 24, please confirm that Keynote 832 (attic vents) should be removed from the exterior elevations. If vented, please update the Roof Ventilation Notes and Keynote 751 on the Roof Plan, and verify the correct insulation location.

RFI draft: Please clarify if the attic spaces for Building 100 are intended to be vented or unvented. If unvented per Title 24, please confirm that Keynote 832 (attic vents) should be removed from the exterior elevations. If vented, please update the Roof Ventilation Notes and Keynote 751 on the Roof Plan,...

Summary: The mechanical plan's keyed notes indicate the use of a concentric kit with two 4' PVC pipes for the water heater, which is characteristic of a condensing gas water heater. In direct conflict, the Title 24 energy calculations model the water heater as a 'Heat Pump' storage unit (Rheem PROPH50).

Why it matters: A heat pump water heater does not require PVC combustion venting, whereas a gas water heater does. If the contractor installs a gas water heater based on the mechanical keyed notes, the project will fail Title 24 energy compliance and HERS verification. The mechanical and plumbing design must align with the energy model.

Suggested next step: Please clarify the intended water heater type. Should the project use a Heat Pump Water Heater (as modeled in Title 24) or a condensing gas water heater (as implied by Keyed Note 8 requiring PVC concentric venting)? Update the mechanical plans or the Title 24 model to align.

RFI draft: Please clarify the intended water heater type. Should the project use a Heat Pump Water Heater (as modeled in Title 24) or a condensing gas water heater (as implied by Keyed Note 8 requiring PVC concentric venting)? Update the mechanical plans or the Title 24 model to align.

Summary: The Architectural FIRST FLOOR PLAN for Building 700 (Sheet A1.71) indicates an 8-unit building layout. However, the Mechanical HVAC PLAN for BUILDING 700 TYPE (Sheet M-3.3) shows a layout consisting of only 6 attached units.

Why it matters: This inconsistency means that two entire units are missing from the mechanical drawings. This impacts equipment sizing, mechanical pad locations, duct routing, and load calculations, all of which must be fully coordinated before construction begins.

Suggested next step: Please clarify the correct number of units for Building 700. If the building has 8 units as shown on architectural sheet A1.71, please provide updated mechanical drawings for Building 700 reflecting the HVAC layout and equipment sizing for all 8 units.

RFI draft: Please clarify the correct number of units for Building 700. If the building has 8 units as shown on architectural sheet A1.71, please provide updated mechanical drawings for Building 700 reflecting the HVAC layout and equipment sizing for all 8 units.

Summary: The mechanical plans detail several vertical duct runs that drop between floors within interior walls, but the ducts are physically too large to fit inside the architectural wall assemblies. The mechanical 2nd floor specifies a '10'X4' SA DUCT DN TO 1ST FLR.' and a '7'Φ HOOD DUCT UP TO 3RD FLR' within walls that are architecturally tagged as...

Why it matters: Trying to place oversized ducts into standard interior partition walls during construction will result in drywall bulges, structural framing issues (excessive notching), or exposed ductwork. Dedicated chases or furred walls must be added architecturally to accommodate these HVAC pathways.

Suggested next step: Mechanical plans specify oversized vertical ducts (10x4, 6x8, 7-inch round, and 9-inch round) dropping through interior walls that architectural plans specify as standard 2x4 (Type D) or 2x6 (Type C) stud walls. Please clarify if these walls will be furred out, or if architectural chases will be added to conceal this ductwork.

RFI draft: Mechanical plans specify oversized vertical ducts (10x4, 6x8, 7-inch round, and 9-inch round) dropping through interior walls that architectural plans specify as standard 2x4 (Type D) or 2x6 (Type C) stud walls. Please clarify if these walls will be furred out, or if architectural chases will be...

Summary: The Electrical Site Plan shows a parking area equipped with multiple EV chargers adjacent to Building 400. However, the Architectural Site Plan does not depict a parking lot in this location; it instead shows a hatched vehicular access road.

Why it matters: Routing electrical conduit, junction boxes, and chargers to a location that is designated as a fire access road with no parking spaces will result in a major site coordination error during construction, causing rework and schedule delays.

Suggested next step: Please verify whether a parking area is intended adjacent to Building 400. Update either the Architectural Site Plan to include the parking lot or the Electrical Site Plan to remove the EV chargers and associated infrastructure from this access road area.

RFI draft: Please verify whether a parking area is intended adjacent to Building 400. Update either the Architectural Site Plan to include the parking lot or the Electrical Site Plan to remove the EV chargers and associated infrastructure from this access road area.

Summary: The Electrical plan (E-3.1) locates the 800A Residential Pull Main and Meters on the left (west) exterior wall of Building 700, and the 600A Pull Main and Meters on the right (east) exterior wall of Building 800. However, the Architectural First Floor Plans (A1.71, A1.81) show these exact walls containing multiple door openings (tagged 'B2'),...

Why it matters: Large electrical pull sections and meter banks require dedicated, continuous wall space and strict working clearances per the NEC. Placing this equipment over architectural doors or windows is physically impossible and constitutes a major coordination failure. Resolving this will likely require relocating the electrical services to match the...

Suggested next step: Please clarify the intended location for the Residential Pull Mains and meter banks for Buildings 700 and 800. Electrical E-3.1 shows them on walls that Architectural A1.71 and A1.81 indicate have multiple door openings ('B2'). Additionally, please confirm if the 800A service for Building 700 should be relocated to the right exterior wall to...

RFI draft: Please clarify the intended location for the Residential Pull Mains and meter banks for Buildings 700 and 800. Electrical E-3.1 shows them on walls that Architectural A1.71 and A1.81 indicate have multiple door openings ('B2'). Additionally, please confirm if the 800A service for Building 700...

Summary: There is a direct contradiction in the unit layout orientation (handedness) between the Architectural and Electrical plans for Unit 6. The Architectural plans show the layout with the stairwell, laundry, and pantry located on the right side, and the kitchen on the left side. In contrast, the Electrical plans for Unit 6 depict a mirrored layout,...

Why it matters: A mirrored background on the electrical plans will result in electrical rough-ins, panel placements, and fixture locations being specified and installed on the wrong side of the building, completely conflicting with the architectural framing and plumbing locations on site.

Suggested next step: Please confirm the correct handing for Unit 6. Should the Electrical plans for Unit 6 be mirrored to align with the Architectural layout, or does the 'Unit 6 Opt.' electrical layout represent the correct primary handing for this unit?

RFI draft: Please confirm the correct handing for Unit 6. Should the Electrical plans for Unit 6 be mirrored to align with the Architectural layout, or does the 'Unit 6 Opt.' electrical layout represent the correct primary handing for this unit?

Summary: The Architectural plans for the Lift Option specify the 'OPT. LIFT' shaft extending across all three floors, initiating on the 1st Floor. However, the Electrical Lift Option plans incorrectly place the Elevator Pit equipment (keynotes E1 and E3) on the 2nd Floor Power Plan. Additionally, the Electrical 3rd Floor Power Plan fails to show the...

Why it matters: Placing the elevator pit electrical provisions on the wrong floor will lead to conduit routing errors, missed rough-ins in the actual pit (located below the 1st floor), and failed elevator inspections. Furthermore, the missing shaft on the 3rd floor electrical plan means necessary hoistway lighting, receptacles, or alarm devices at the top of...

Suggested next step: Please confirm the vertical extents of the optional lift. Should the elevator pit electrical provisions (E1, E3) be relocated to the 1st Floor Power Plan, and the 3rd Floor Power/Lighting plans be updated to reflect the elevator shaft instead of the standard layout?

RFI draft: Please confirm the vertical extents of the optional lift. Should the elevator pit electrical provisions (E1, E3) be relocated to the 1st Floor Power Plan, and the 3rd Floor Power/Lighting plans be updated to reflect the elevator shaft instead of the standard layout?

Summary: The electrical layout on E-3.0 specifies a 'RESIDENTIAL PULL MAIN 120/208V, 3Φ-4W 600A' with conduit drops labeled 'DN' at the exterior perimeter. The corresponding Slab Interaction Plans for these buildings (e.g., S4.1 and S6.1) detail the foundation at these exterior living area perimeters as a '5 1/2' WIDE x RAISED CURB AT LIVING AREAS'.

Why it matters: A 400A or 600A main electrical service requires multiple large diameter conduit sweeps (typically 3-inch or 4-inch pipes). Attempting to route these massive conduits down through a narrow 5 1/2' concrete curb is physically impossible while maintaining the minimum structural concrete cover over the pipes. This clash will cause severe blowouts of...

Suggested next step: Please coordinate the foundation curb dimensions with the electrical main service underground routing. Consider widening the foundation curb locally at the main pull section locations to accommodate the large service conduits with proper concrete cover, or provide an approved alternate routing path (e.g., external to the curb).

RFI draft: Please coordinate the foundation curb dimensions with the electrical main service underground routing. Consider widening the foundation curb locally at the main pull section locations to accommodate the large service conduits with proper concrete cover, or provide an approved alternate routing...