California Residential Plan Review: 87 Issues Found

Summary: 48 index entries | 38 perfect matches | 10 mismatched | 0 missing Mismatched (10): E-300: Expected: TITLE 24 | Actual: ELEC. T-24 (p13) M-100: Expected: HVAC VENTILATION SCHEDULE | Actual: HVAC PLAN VENTILATION SCHEDULE (p15) E-001: Expected: SPECIFICATIONS, SYMBOLS LIST AND SHEET INDEX | Actual: ELEC. COVER SHEET...

Why it matters:

Suggested next step:

RFI draft: 📄 G0.01 Schedule Text: DRAWING INDEX — page 1 --- 📄 E-001 Schedule Text: DRAWING INDEX — page 10 --- 📄 M-001 Schedule Text: DRAWING INDEX — page 14 --- 📄 P-001 Schedule Text: DRAWING INDEX — page 19 --- 📄 A0 Schedule Text: DRAWING INDEX — page 27

Summary: The NRCC-MCH-E Certificate of Compliance (Page 2 of 6) explicitly states that Mandatory Measures Compliance 'DOES NOT COMPLY.' Table Q (Page 5 of 6) further indicates that 'Compliance with Mandatory Measures documented through MCH Mandatory Measures Note Block' is marked 'No,' and the 'Duct Insulation per 120.4' plan sheet location is listed as...

Why it matters: A Certificate of Compliance submitted with a 'DOES NOT COMPLY' status for mandatory measures will be rejected by the Authority Having Jurisdiction during plan review. This will delay permit issuance and prevent the start of construction. The mandatory duct insulation requirements per Title 24 Section 120.4 must be addressed and properly...

Suggested next step: Request the mechanical engineer of record to resolve the 'DOES NOT COMPLY' status for Mandatory Measures on the NRCC-MCH-E form. Specifically: (1) Confirm duct insulation compliance per Section 120.4 and document it on the appropriate plan sheet. (2) Update Table Q to reference the correct plan sheet location for all mandatory measures. (3)...

RFI draft: Request the mechanical engineer of record to resolve the 'DOES NOT COMPLY' status for Mandatory Measures on the NRCC-MCH-E form. Specifically: (1) Confirm duct insulation compliance per Section 120.4 and document it on the appropriate plan sheet. (2) Update Table Q to reference the correct plan...

Summary: The LAVATORY KNEE & TOE CLEARANCE detail on sheet G0.02 specifies the bottom of the mirror reflective surface at '4'-0' MAX.' which equals 48 inches above the finish floor. CBC Section 11B-603.3 requires that mirrors located above lavatories shall be installed with the bottom edge of the reflecting surface at 40 inches (1016 mm) maximum above...

Why it matters: This accessibility reference sheet will be used by contractors across the project for lavatory installations. If mirrors are installed per this detail at 48' AFF, they will fail the CBC accessibility inspection, requiring removal and reinstallation at the correct 40' maximum height. This impacts every accessible restroom and lavatory...

Suggested next step: RFI to Architect: The LAVATORY KNEE & TOE CLEARANCE detail on G0.02 shows the bottom of the mirror reflective surface at 4'-0' (48') max AFF. Per CBC Section 11B-603.3, mirrors above lavatories shall have the bottom edge of the reflecting surface at 40 inches (1016 mm) maximum above the finish floor. Please confirm and revise the detail to show...

RFI draft: RFI to Architect: The LAVATORY KNEE & TOE CLEARANCE detail on G0.02 shows the bottom of the mirror reflective surface at 4'-0' (48') max AFF. Per CBC Section 11B-603.3, mirrors above lavatories shall have the bottom edge of the reflecting surface at 40 inches (1016 mm) maximum above the finish...

Summary: The door schedule lists door D03 serving the CYLINDER STOR. room as 'MINIMUM 45 MINUTES FIRE RATED,' and drawing note 19 specifies 'MINIMUM 45 MINUTES FIRE RATED DOOR ASSEMBLY.' The CYLINDER STOR. room stores medical gas cylinders (N2O, O2) with nitrous oxide and oxygen manifolds (item 11). The room is located along the existing CMU exterior...

Why it matters: This under-rated door assembly is a direct code violation that will be flagged during plan review. A 45-minute rated door and frame must be replaced with a 1-hour rated assembly, which affects procurement, lead times, and potentially the frame/wall rough-in dimensions. If not corrected before construction, the incorrect door would need to be...

Suggested next step: Request the architect to revise door D03 to a minimum 1-hour fire protection rated door assembly with self-closing smoke- and draft-control hardware, in compliance with CBC Section 427.2.1. Update the door schedule and note 19 accordingly. Confirm the door frame is also listed and rated for 1 hour, and verify that the wall assembly enclosing...

RFI draft: Request the architect to revise door D03 to a minimum 1-hour fire protection rated door assembly with self-closing smoke- and draft-control hardware, in compliance with CBC Section 427.2.1. Update the door schedule and note 19 accordingly. Confirm the door frame is also listed and rated for 1...

Summary: The THERMOSTAT LOCATION detail on sheet M-200 specifies a mounting height of 4'-8' (56 inches) above the finished floor for thermostats and/or temperature sensors. Section 11B-308.1.1 requires that controls and switches used by occupants to control cooling, heating and ventilating equipment shall comply with Section 11B-308 reach ranges....

Why it matters: This is a confirmed ADA/accessibility violation under the 2022 California Building Code. A plan check reviewer will reject this detail, requiring revision before a building permit is issued. If constructed as shown, all thermostat installations throughout the project would need to be relocated, resulting in significant rework costs including...

Suggested next step: Revise the THERMOSTAT LOCATION detail to specify a maximum mounting height of 48 inches (4'-0') above finished floor to comply with CBC Section 11B-308.2.1 / 11B-308.3.1 reach range requirements. Confirm the revised height applies to all thermostat and temperature sensor locations project-wide, and coordinate with the electrical discipline for...

RFI draft: Revise the THERMOSTAT LOCATION detail to specify a maximum mounting height of 48 inches (4'-0') above finished floor to comply with CBC Section 11B-308.2.1 / 11B-308.3.1 reach range requirements. Confirm the revised height applies to all thermostat and temperature sensor locations project-wide,...

Summary: The electrical power plan shows medical gas connections labeled 'N2O' (nitrous oxide), 'O2' (oxygen), 'WAGD' (waste anesthetic gas disposal), and 'VAC' (vacuum) serving the two procedure rooms. The presence of N2O sedation and WAGD confirms that patients will be rendered incapable of self-preservation during treatment, classifying this dental...

Why it matters: The absence of an essential electrical system for an ambulatory care facility is a critical life-safety deficiency. If utility power is lost during sedation procedures, patients under N2O sedation would be in a life-threatening situation without emergency power for ventilation, medical vacuum, lighting, and fire alarm systems. This omission...

Suggested next step: Request clarification from the design team on whether this dental facility is classified as an ambulatory care facility under 2022 CBC given the use of N2O sedation and WAGD (rendering patients incapable of self-preservation). If so, an essential electrical system per CBC Section 422.6 and 2702.2.1 must be provided, including an emergency power...

RFI draft: Request clarification from the design team on whether this dental facility is classified as an ambulatory care facility under 2022 CBC given the use of N2O sedation and WAGD (rendering patients incapable of self-preservation). If so, an essential electrical system per CBC Section 422.6 and...

Summary: The drawing explicitly states Site Class D (DEFAULT) with Ss = 2.031 and shows SDS = 1.354. Back-calculating: SDS = 2/3 × Fa × Ss → 1.354 = 2/3 × Fa × 2.031 → Fa = 1.0. However, CBC Section 1613.2.3 mandates that when Site Class D is selected as the default site class, Fa shall not be less than 1.2. Using the required Fa = 1.2: SMS = 1.2 ×...

Why it matters: This underestimation of the design spectral response acceleration parameter directly reduces all seismic design forces by approximately 20%. Every structural element sized for seismic loads—shearwalls, holdowns, diaphragm nailing, connections, and foundations—would be under-designed. This will be flagged during plan review and could result in...

Suggested next step: Request the Structural Engineer of Record to revise the seismic design criteria using Fa = 1.2 (minimum required for default Site Class D per CBC 1613.2.3), recalculate SDS, Cs, and the design base shear, and confirm that all structural members and connections have been designed for the corrected seismic forces. Alternatively, if a...

RFI draft: Request the Structural Engineer of Record to revise the seismic design criteria using Fa = 1.2 (minimum required for default Site Class D per CBC 1613.2.3), recalculate SDS, Cs, and the design base shear, and confirm that all structural members and connections have been designed for the...

Summary: The floor plan shows a dedicated medical gas cylinder storage room labeled 'CYLINDER STOR.' containing oxygen (O2) and nitrous oxide (N2O) cylinders. The wall enclosing this room is identified as a 'NEW 1-HR FIRE BARRIER UL U305.' The door schedule lists door D03 (the door to CYLINDER STOR.) as 'MINIMUM 45 MINUTES FIRE RATED.' However, CFC...

Why it matters: This discrepancy will likely be caught during plan review or field inspection by the fire code official, resulting in a stop-work or correction notice. Replacing or upgrading a door assembly from a 45-minute to a 1-hour fire protection rating impacts the door, frame, and hardware procurement and could delay the project. Since 1-hour rated door...

Suggested next step: RFI to the Architect: CFC Section 5306.2.1 and 5306.2.2 require openings in medical gas storage rooms separated by 1-hour fire barriers to have a fire protection rating of not less than 1 hour. Door D03 to the CYLINDER STOR. room is currently specified as a minimum 45-minute fire rated door assembly. Please confirm whether door D03 should be...

RFI draft: RFI to the Architect: CFC Section 5306.2.1 and 5306.2.2 require openings in medical gas storage rooms separated by 1-hour fire barriers to have a fire protection rating of not less than 1 hour. Door D03 to the CYLINDER STOR. room is currently specified as a minimum 45-minute fire rated door...

Summary: General Note 57 on the Mechanical Cover Sheet states: 'ENVIRONMENTAL EXHAUST TERMINATIONS SHALL BE MINIMUM 3.0' FROM OPENINGS INTO THE BUILDING.' The use of the inch symbol (') indicates a clearance requirement of 3.0 inches. However, 2022 CMC Section 502.2.1 requires environmental air duct exhaust to terminate not less than 3 feet (914 mm)...

Why it matters: This error on the cover sheet general notes, which govern all mechanical work on the project, would direct the contractor to install exhaust terminations only 3 inches from building openings. This is a significant life-safety concern as contaminated exhaust air could re-enter the building. An inspector would reject the installation during a...

Suggested next step: RFI to the Mechanical Engineer: General Note 57 states environmental exhaust terminations shall be minimum 3.0' (inches) from openings into the building. Per 2022 CMC Section 502.2.1, the required clearance is 3 feet (914 mm), not 3 inches. Please confirm this is a typographical error and revise Note 57 to read '3.0 FEET' or '36 INCHES' to...

RFI draft: RFI to the Mechanical Engineer: General Note 57 states environmental exhaust terminations shall be minimum 3.0' (inches) from openings into the building. Per 2022 CMC Section 502.2.1, the required clearance is 3 feet (914 mm), not 3 inches. Please confirm this is a typographical error and revise...

Summary: General Note #2 on sheet P-001 explicitly states 'ALL WORK SHALL COMPLY WITH THE 2019 CALIFORNIA PLUMBING CODE.' Since the project is being reviewed under the 2022 California Mechanical Code (CMC), the corresponding California Plumbing Code (CPC) in effect is the 2022 edition. CMC Section 312.1 requires water supply, sanitary drainage, and...

Why it matters: This discrepancy would be flagged during plan check by the Authority Having Jurisdiction, as all construction documents must comply with the currently adopted codes. The plan checker will reject the submittal for referencing the wrong code edition, causing permitting delays. Any code sections, fixture requirements, or installation standards...

Suggested next step: Please confirm the applicable code edition for this project. General Note #2 references the 2019 California Plumbing Code, but the project appears to fall under the 2022 code cycle. Please update all general notes (including Notes #2, #19, and #50) to reference the 2022 California Plumbing Code (and 2022 California Fire Code where applicable),...

RFI draft: Please confirm the applicable code edition for this project. General Note #2 references the 2019 California Plumbing Code, but the project appears to fall under the 2022 code cycle. Please update all general notes (including Notes #2, #19, and #50) to reference the 2022 California Plumbing Code...

Summary: The ventilation schedule on M-100 uses the standard California Mechanical Code Ventilation Rate Procedure (Section 403.0 / Table 402.1) with Rp = 5 CFM/person and Ra = 0.06 CFM/ft², treating the entire suite as a single 690 sq ft 'DENTAL OFFICE' zone with 180 CFM outdoor air provided. However, the Compressed Air and Vacuum System Construction...

Why it matters: If the plan reviewer or OSHPD determines this facility is a health care facility or ambulatory care facility (given the administration of inhalation anesthetics with piped N2O and O2), the entire ventilation system design approach would need to be revised from the Table 402.1 rate procedure to ASHRAE 170 / Table 4-A requirements. This could...

Suggested next step: Request the design team to clarify the occupancy classification and confirm whether this dental facility, which administers N2O inhalation anesthetics, is classified as an ambulatory care facility or health care facility under the 2022 CBC. If classified as a health care facility, the ventilation design must be revised to comply with CMC...

RFI draft: Request the design team to clarify the occupancy classification and confirm whether this dental facility, which administers N2O inhalation anesthetics, is classified as an ambulatory care facility or health care facility under the 2022 CBC. If classified as a health care facility, the...

Summary: The drawing explicitly designates the ceiling space as a return air plenum per Mechanical Key Note 2: 'PROVIDE RETURN GRILL W/ CEILING PLENUM.' Simultaneously, Mechanical Key Note 3 states 'VACUUM PIPE ABOVE CEILING,' routing the vacuum piping through this same ceiling plenum space. The Vacuum System Requirements note specifies the pipe...

Why it matters: This is a fire and life safety violation. Standard PVC piping in a return air plenum creates a significant fire hazard—PVC can produce toxic hydrogen chloride gas when burning. A plan checker will likely reject this detail, causing a permit delay. Resolution may require either re-routing the vacuum piping outside the plenum space, enclosing it...

Suggested next step: RFI to Mechanical Engineer: The vacuum piping specified per ASTM D1785 (PVC) in Key Note 3 is routed above the ceiling through the return air ceiling plenum designated in Key Note 2. Per CMC Section 602.2, plastic piping installed in plenums must be tested per ASTM E84 or UL 723. Please clarify how this conflict will be resolved—options include...

RFI draft: RFI to Mechanical Engineer: The vacuum piping specified per ASTM D1785 (PVC) in Key Note 3 is routed above the ceiling through the return air ceiling plenum designated in Key Note 2. Per CMC Section 602.2, plastic piping installed in plenums must be tested per ASTM E84 or UL 723. Please clarify...

Summary: Detail 1 'PIPE PENETRATION @ RATED WALL' on sheet A5.01 shows a vent pipe penetrating a fire-resistance-rated gypsum wall assembly and specifies only generic 'FIRE CAULKING SEALANT' at the penetration. The detail note references 'CRC R302.4' (California Residential Code) as the applicable standard. However, CPC Section 1404.3 requires...

Why it matters: This deficiency will likely result in plan check rejection by the Authority Having Jurisdiction. During field inspection per CPC Section 1406.4, the AHJ must verify that F and T ratings of the penetration firestop system match the hourly rating of the assembly being penetrated and that the system is installed as tested. Without a specified...

Suggested next step: Request the design team revise Detail 1 'PIPE PENETRATION @ RATED WALL' to specify an approved penetration firestop system tested in accordance with ASTM E814 or UL 1479 per CPC Section 1404.3, including the required F rating (and T rating where applicable for floor penetrations) matching the fire-resistance rating of each assembly being...

RFI draft: Request the design team revise Detail 1 'PIPE PENETRATION @ RATED WALL' to specify an approved penetration firestop system tested in accordance with ASTM E814 or UL 1479 per CPC Section 1404.3, including the required F rating (and T rating where applicable for floor penetrations) matching the...

Summary: The Vacuum System Requirements notes on sheet M-100 specify vacuum piping as 'SCHEDULE 40 OR SCHEDULE 80, COMPLYING WITH ASTM D1785.' ASTM D1785 is the standard specification for PVC (polyvinyl chloride) plastic pipe. CPC Section 1319.1 requires piping for medical vacuum systems to be constructed of hard-drawn seamless copper tube (per ASTM...

Why it matters: Using PVC piping for a medical vacuum system will not pass inspection under the 2022 California Plumbing Code. The entire vacuum piping distribution — both above-ceiling and underground runs — would need to be removed and replaced with approved copper or stainless steel tubing. This constitutes a major rework, causing significant construction...

Suggested next step: RFI to the mechanical engineer: The Vacuum System Requirements specify PVC pipe per ASTM D1785 with DWV fittings for the medical vacuum piping. CPC Section 1319.1 requires medical vacuum piping to be hard-drawn seamless copper tube (ASTM B88, B280, or B819) or stainless steel tube (ASTM A269 or A312). Please revise the vacuum piping material...

RFI draft: RFI to the mechanical engineer: The Vacuum System Requirements specify PVC pipe per ASTM D1785 with DWV fittings for the medical vacuum piping. CPC Section 1319.1 requires medical vacuum piping to be hard-drawn seamless copper tube (ASTM B88, B280, or B819) or stainless steel tube (ASTM A269 or...

Summary: The plumbing specification includes gas work in its scope, but the “JOINTS” requirements allow copper tubing to be joined using “95-5 SOLDER.” For fuel gas piping, the 2022 California Plumbing Code requires copper tubing joints to be made with approved gas tubing fittings, brazed with a melting point in excess of 1000°F, or listed press-connect...

Why it matters: If copper tubing is used for any fuel gas piping under this specification, soldered joints would fail inspection and can create a significant leak/safety hazard, requiring rework/replacement of installed piping and fittings and causing schedule delays.

Suggested next step: Confirm whether any fuel gas piping is intended to be copper tubing under this project’s plumbing scope. If yes, revise the plumbing specification to prohibit soldered joints for fuel gas copper tubing and require joints per CPC 1208.6.10.2 (approved gas tubing fittings, brazing >1000°F, or listed press-connect). If no copper is intended for...

RFI draft: Confirm whether any fuel gas piping is intended to be copper tubing under this project’s plumbing scope. If yes, revise the plumbing specification to prohibit soldered joints for fuel gas copper tubing and require joints per CPC 1208.6.10.2 (approved gas tubing fittings, brazing >1000°F, or...