Plan Review: 130 Issues Found

Summary: 46 index entries | 29 perfect matches | 8 mismatched | 9 missing Mismatched (8): S1.1: Expected: GENERAL NOTES (S1.1) | Actual: GENERAL NOTES (S-1.1)(p20) S2.1: Expected: FOOTING PLAN (S2.1) | Actual: FOOTING PLAN (S - 2 . 1)(p21) S2.3: Expected: Roof Framing Plan (S2.3) | Actual: ROOF FRAMING PLAN (S-2.3)(p23) S3.1: Expected: Framing Section (S3.1) | Actual...

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: 9 missing, 8 mismatched out of 46 sheets

Summary: Floor Framing Note 1 specifies '3/4" PLYWOOD CDX, PII 32/16 T & G' for the floor sheathing. The span rating '32/16' indicates a maximum recommended floor joist spacing of 16 inches on center per DOC PS 1 and DOC PS 2 standards. However, the 1st Floor Framing Layout shows TJI 110 joists at 19.2" O.C. and 24" O.C. in multiple framing bays, exceeding the 16-inch maximum floor span rating of the sp...

Why it matters: Using floor sheathing beyond its rated span capacity risks excessive deflection, bouncy floors, or potential structural failure under design loads. This discrepancy will cause construction delays as it must be resolved before sheathing installation. Either the plywood specification must be upgrad...

Suggested next step: Request clarification on the floor sheathing specification in Note 1. The specified span rating of 32/16 limits maximum floor joist spacing to 16" O.C., but the framing plan shows joist spacings of 19.2" and 24" O.C. Please confirm whether the floor sheathing should be revised...

RFI draft: Request clarification on the floor sheathing specification in Note 1. The specified span rating of 32/16 limits maximum floor joist spacing to 16" O.C., but the framing plan shows joist spacings of 19.2" and 24" O.C. Please confirm whether the flo...

Summary: The drawing states mapped spectral response acceleration Ss = 2.87g, Site Class = D, and design spectral response acceleration SDS = 1.392g. Per CBC Section 1613.2.3, SDS is derived via SMS = Fa × Ss (Equation 16-20) and SDS = 2/3 × SMS (Equation 16-22). Back-calculating from the drawing's values: Fa = SDS × 3 / (2 × Ss) = 1.392 × 3 / (2 × 2.87) ≈ 0.73. The code explicitly states that where Sit...

Why it matters: An underestimated SDS directly reduces the design seismic base shear and all member forces derived from it. Seismic design forces could be underestimated by 39% or more (comparing 1.392g to the code-minimum 2.296g for default Site Class D). This affects all structural member sizing, shear wall de...

Suggested next step: Request the structural engineer of record to verify the SDS and SD1 calculations using the code-prescribed equations SMS = Fa × Ss (Equation 16-20) and SDS = 2/3 × SMS (Equation 16-22) per CBC Section 1613.2.3, with the appropriate Fa value from Table 1613.2.3(1) for the state...

RFI draft: Request the structural engineer of record to verify the SDS and SD1 calculations using the code-prescribed equations SMS = Fa × Ss (Equation 16-20) and SDS = 2/3 × SMS (Equation 16-22) per CBC Section 1613.2.3, with the appropriate Fa value from T...

Summary: The enlarged bathroom plan explicitly dimensions the wheelchair turning circle with a diameter of 2'-6" (Ø 2' - 6", which equals 30 inches). The building code requires a minimum circular clear turning space of 60 inches in diameter.

Why it matters: Specifying a 30-inch diameter for the turning space fails to provide adequate maneuvering room for wheelchair users. Whether this is a drafting typo (e.g., intending a radius instead of diameter) or a design error, it contradicts accessibility requirements and would lead to failed inspections if ...

Suggested next step: Please revise the bathroom turning circle dimension to specify a compliant 60-inch minimum diameter (e.g., update the callout to Ø 5'-0" or R 2'-6").

RFI draft: Please revise the bathroom turning circle dimension to specify a compliant 60-inch minimum diameter (e.g., update the callout to Ø 5'-0" or R 2'-6").

Summary: The drawings improperly instruct the contractor to verify the structural adequacy of an existing shear wall on site (Note 4 in the Shear Wall Table Schedule) and to select holdown sizes 'IF CHANGE IN SHEARWALL REQUIRED ON SITE' (Note 4 in the Holdown Schedule). The structural design, analysis of load paths, and sizing of lateral force-resisting elements must be performed by the registered desig...

Why it matters: Delegating structural analysis to the contractor circumvents the requirement for a rational engineering analysis and building official review. Field modifications or unverified existing structures could compromise the lateral force-resisting system, posing a life-safety risk during wind or seismi...

Suggested next step: Please provide a complete engineering analysis confirming the adequacy of the existing shear wall. Remove notes allowing field personnel to modify shear walls and select holdowns on site; any required modifications must be designed by the engineer of record and formally issued.

RFI draft: Please provide a complete engineering analysis confirming the adequacy of the existing shear wall. Remove notes allowing field personnel to modify shear walls and select holdowns on site; any required modifications must be designed by the engineer...

Summary: The Wall Legend on sheet A7 explicitly defines raised floor assemblies 3B and 3C, both of which utilize 11 7/8" TJI Plywood Web Joists supported on concrete grade beams, but neither assembly includes any insulation. Assembly 3B is specified as 'Tile finish, mortar mix, 3/4" Plywood Sheeting, 11 7/8" TJI Plywood Web Joist' and assembly 3C as 'Hardwood flooring, subflooring, vapor retarder, 3/4" ...

Why it matters: This is a mandatory energy code requirement applicable to all climate zones for single-family residential buildings. Failure to include raised floor insulation will result in the building failing energy compliance inspections and the CF-1R compliance documentation will not be approvable. Retrofit...

Suggested next step: Request that the design team revise raised floor assemblies 3B and 3C in the Wall Legend to include a minimum R-19 insulation (or demonstrate U-0.037 compliance) within the joist cavity, per Section 150.0(d). Updated assembly descriptions, insulation specifications, and corres...

RFI draft: Request that the design team revise raised floor assemblies 3B and 3C in the Wall Legend to include a minimum R-19 insulation (or demonstrate U-0.037 compliance) within the joist cavity, per Section 150.0(d). Updated assembly descriptions, insulat...

Summary: The Panel A schedule specifies a system voltage of '240/120V, 1Φ, 3W' but lists the feeder protection as a '200A-1P C/B Bus Plug'. A 240/120V single-phase system requires a 2-pole circuit breaker to properly disconnect both ungrounded (hot) conductors.

Why it matters: Providing a 1-pole breaker for a 240/120V feeder leaves one phase leg permanently energized and prevents the operation of 240V connected appliances (such as the ACU and Range). This is a severe life safety hazard, violates fundamental California Electrical Code (CEC) requirements for disconnectin...

Suggested next step: Please revise the Panel A schedule to specify a '200A-2P' (2-pole) circuit breaker for the feeder protection, matching the 240/120V system voltage.

RFI draft: Please revise the Panel A schedule to specify a '200A-2P' (2-pole) circuit breaker for the feeder protection, matching the 240/120V system voltage.

Summary: Detail 'G' specifies a #4 AWG copper Main Bonding Jumper (MBJ) and indicates 4/0 AWG service conductors. According to California Electrical Code (CEC) Table 250.66, for 4/0 AWG copper service conductors, the MBJ must be a minimum of #2 AWG copper. The specified #4 AWG conductor is undersized.

Why it matters: An undersized main bonding jumper may not safely carry fault currents, preventing overcurrent protective devices from operating effectively. This creates a severe fire and electrical shock hazard, explicitly violating CEC Section 250.28(D), and will result in a failed inspection.

Suggested next step: Please revise Detail 'G' to specify a minimum #2 AWG copper Main Bonding Jumper to comply with CEC Table 250.66 for 4/0 AWG service conductors.

RFI draft: Please revise Detail 'G' to specify a minimum #2 AWG copper Main Bonding Jumper to comply with CEC Table 250.66 for 4/0 AWG service conductors.

Summary: The Plumbing Fixture Flow Rate schedule specifies lavatory faucets at 1.2 gpm @ 60 psi. The CALGreen WS-1 Baseline Water Use Calculation Table establishes a baseline flow rate of 0.5 gpm @ 60 psi for nonresidential lavatory faucets. The specified flow rate is 140% above the code baseline. Since CALGreen requires a minimum 20% reduction from the baseline water use (per WS-2), specifying fixtures...

Why it matters: If lavatory faucets are procured and installed at 1.2 gpm, they will fail plan check review and/or field inspection against the California Green Building Standards Code. All installed faucets would need to be replaced with compliant 0.5 gpm fixtures, resulting in material waste, re-work costs, an...

Suggested next step: Request the design team revise the Plumbing Fixture Flow Rate schedule to specify lavatory faucets at a maximum of 0.5 gpm @ 60 psi (or less to achieve the required water use reduction per WS-2), consistent with the CALGreen WS-1 baseline and the Water Saving Standards note al...

RFI draft: Request the design team revise the Plumbing Fixture Flow Rate schedule to specify lavatory faucets at a maximum of 0.5 gpm @ 60 psi (or less to achieve the required water use reduction per WS-2), consistent with the CALGreen WS-1 baseline and the ...

Summary: The mechanical drawings indicate four supply branches connected to the indoor unit (IDU-01), serving the Master Bedroom, Entry, Living Room, and Kitchen w/Bar. Each branch is labeled to deliver 200 CFM, totaling 800 CFM of supply air. However, the return air duct connecting to IDU-01 is sized at 10"x8" (80 square inches of cross-sectional area). Forcing 800 CFM through a 10"x8" return duct woul...

Why it matters: An air velocity of >1,400 FPM in a residential return duct will create enormous static pressure and friction loss, effectively choking the system. It will fail to deliver the required 800 CFM of airflow to the conditioned spaces, causing severe noise, equipment strain, and potential freezing of t...

Suggested next step: Review the required total system airflow (800 CFM) and provide revised, appropriately sized return air duct and grille dimensions that comply with ACCA Manual D limits for velocity and pressure drop.

RFI draft: Review the required total system airflow (800 CFM) and provide revised, appropriately sized return air duct and grille dimensions that comply with ACCA Manual D limits for velocity and pressure drop.

Summary: Detail 13 (DISHWASHER INSTALLATION DETAIL) illustrates the dishwasher drain hose being routed through a high loop and connecting directly to a "Branch tail piece or dishwasher tail piece to receive dishwasher waste connection". The California Plumbing Code Section 807.3 expressly prohibits direct connection of a domestic dishwashing machine to the drainage system without an approved dishwasher ...

Why it matters: Omitting the required air gap fitting creates a direct cross-connection. In the event of a drain blockage, wastewater could siphon back into the dishwasher, creating a severe health and sanitation hazard. The plumbing inspector will fail the installation for lacking an air gap on the sink deck or...

Suggested next step: Please revise Detail 13 to remove the direct high-loop connection and clearly specify an approved dishwasher air gap fitting installed with its flood-level marking at or above the flood level of the sink or drainboard, in compliance with CPC Section 807.3.

RFI draft: Please revise Detail 13 to remove the direct high-loop connection and clearly specify an approved dishwasher air gap fitting installed with its flood-level marking at or above the flood level of the sink or drainboard, in compliance with CPC Secti...

Summary: The Plumbing / General Notes direct the temperature and pressure (T&P) relief valve drain pipe to "TERMINATE TO THE EXTERIOR OF THE BUILDING OVER WINDOW, DOOR OR VISIBLE LOCATION." This directly violates CPC Section 608.5(3), which requires the discharge pipe to terminate outside the building at a height not exceeding 2 feet and not less than 6 inches above the ground, pointing downwards. Termi...

Why it matters: If an active T&P relief valve discharges boiling water over a door or window, it creates a severe life safety and liability hazard for anyone entering, exiting, or standing near the building. This detail will fail plumbing and safety inspections and requires immediate revision.

Suggested next step: Please revise Note 1 in the Plumbing / General Notes to specify that the T&P relief valve discharge pipe must terminate outside the building between 6 inches and 24 inches above finished grade, pointing downwards, and routed away from doors, windows, and pedestrian pathways, i...

RFI draft: Please revise Note 1 in the Plumbing / General Notes to specify that the T&P relief valve discharge pipe must terminate outside the building between 6 inches and 24 inches above finished grade, pointing downwards, and routed away from doors, windo...

Summary: The PLUMBING / GENERAL NOTES on the drawing specify that plumbing vents must terminate not less than "10”" (10 inches) from any window, door opening, or air intake. This directly conflicts with the 2022 California Plumbing Code Section 906.2, which mandates a minimum clearance of 10 feet for vent terminations.

Why it matters: Allowing a plumbing vent to terminate only 10 inches from an openable window, door, or air intake introduces a severe health and safety risk, as toxic and flammable sewer gases could easily enter the building. This explicit misstatement of the code will lead to failed plumbing inspections, code v...

Suggested next step: Please clarify the required vent termination clearance. Note 6 under the PLUMBING / GENERAL NOTES indicates "10”" (10 inches), but the 2022 CPC Section 906.2 requires a minimum clearance of 10 feet from openable windows, doors, and air intakes. Should this note be revised to 1...

RFI draft: Please clarify the required vent termination clearance. Note 6 under the PLUMBING / GENERAL NOTES indicates "10”" (10 inches), but the 2022 CPC Section 906.2 requires a minimum clearance of 10 feet from openable windows, doors, and air intakes. Sh...

Summary: The Door Schedule lists all project doors with their operations and sizes. Per R311.2, each dwelling unit requires at least one side-hinged egress door providing a minimum clear width of 32 inches. Reviewing every door in the schedule: Door 1 (72" × 80") is listed as "Slide" operation, not side-hinged. Doors 2 (15" × 80") are "Side Lite Fixed", not operable. Door 5 is a "Barn Door", not side...

Why it matters: This is a life-safety egress requirement that will be verified at inspection. If doors are procured and installed per this schedule, the dwelling unit will fail the framing/final inspection for lacking a code-compliant egress door. Correction post-framing would require enlarging a rough opening a...

Suggested next step: Request clarification on which door is intended to serve as the required egress door per R311.2. Confirm whether Door 4 (shown in the Door Legend at 6'-0" × 6'-8") should be added to the Door Schedule as the egress door. If Door 1 is intended to be side-hinged rather than a sl...

RFI draft: Request clarification on which door is intended to serve as the required egress door per R311.2. Confirm whether Door 4 (shown in the Door Legend at 6'-0" × 6'-8") should be added to the Door Schedule as the egress door. If Door 1 is intended to b...

Summary: Elevation 3A depicts a heavy brick/masonry chimney extending to the base level, but the corresponding Foundation plan explicitly specifies a continuous '12"x18" GRADE BEAM' along the perimeter of that area. Section R1003.2 of the building code requires footings for masonry chimneys to extend not less than 6 inches beyond the face of the foundation or support wall on all sides. A 12-inch wide gr...

Why it matters: Placing a heavy masonry chimney on a narrow, 12-inch grade beam without the required expanded footing will concentrate excessive loads on an inadequate bearing area. This risks eccentric loading, differential settlement, structural cracking, and complete failure of the chimney structure, and will...

Suggested next step: Please revise the foundation plan to include a dedicated concrete footing for the masonry chimney that meets the 6-inch minimum projection requirements on all sides per Section R1003.2.

RFI draft: Please revise the foundation plan to include a dedicated concrete footing for the masonry chimney that meets the 6-inch minimum projection requirements on all sides per Section R1003.2.