Plan Review: 183 Issues Found

Summary: 66 index entries | 36 perfect matches | 20 mismatched | 10 missing Mismatched (20): G1-0: Expected: Cover Sheet (G1-0) | Actual: Cover (G1-0)(p1) G2-1: Expected: General Notes Continued (G2-1) | Actual: GENERAL NOTES CONTINUED (null)(p3) G3-0: Expected: Non-residential Mandatory Measures Part 1 (G3-0) | Actual: Green Sheet Part 1 (G3-0)(p4) G4-0: Expected: Non-res...

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: 10 missing, 20 mismatched out of 66 sheets

Summary: The drawings explicitly reference the "2013 California Green Building Standards Code (CALGreen) Section 301" and list non-compliant plumbing fixture flow rates based on that outdated code (e.g., toilets using more than 1.6 gallons per flush, showerheads over 2.5 gpm).

Why it matters: The project is required to comply with the 2022 CALGreen building code. Constructing to the obsolete 2013 standards will result in non-compliant fixtures, failing building inspections, and requiring costly replacements prior to occupancy.

Suggested next step: Please update the general notes to reference the current 2022 CALGreen code and revise all plumbing fixture flow rate thresholds (toilets, urinals, showerheads, faucets) to meet current water conservation requirements.

RFI draft: Please update the general notes to reference the current 2022 CALGreen code and revise all plumbing fixture flow rate thresholds (toilets, urinals, showerheads, faucets) to meet current water conservation requirements.

Summary: Floor Plan Note 7.2 states that all insulation material shall have a flame spread rating not to exceed 200. However, CBC Section 720.2 requires concealed insulation to have a flame spread index of not more than 25, and CBC Section 720.3 requires exposed insulation to also have a flame spread index of not more than 25. The drawing permits insulation with a flame spread index 8 times higher than ...

Why it matters: If insulation with a flame spread index up to 200 is installed per the drawing note, it would create a significant fire hazard and be a direct code violation. This would be caught during inspection and require removal and replacement of all non-compliant insulation, causing substantial constructi...

Suggested next step: Request that the architect revise Floor Plan Note 7.2 to require all insulation materials to have a flame spread index not to exceed 25 and a smoke-developed index not to exceed 450, in accordance with CBC Sections 720.2 and 720.3. Confirm that all insulation specified in Note...

RFI draft: Request that the architect revise Floor Plan Note 7.2 to require all insulation materials to have a flame spread index not to exceed 25 and a smoke-developed index not to exceed 450, in accordance with CBC Sections 720.2 and 720.3. Confirm that al...

Summary: Bathroom 1 is dimensioned at 4'-6" (54") in the direction along the left exterior wall. Per Floor Plan Note 18, all dimensions on this sheet are clear minimums to face of finish. The bathroom contains a water closet, confirming it is a toilet room subject to accessibility requirements. CBC Section 11B-603.2.1 requires a turning space complying with Section 11B-304 within every accessible toilet...

Why it matters: This dimensional deficiency will be flagged during plan check review as a CBC Chapter 11B accessibility violation, likely resulting in plan correction or rejection. Resolving this requires widening Bathroom 1 by a minimum of 6 inches to achieve 60 inches clear, which directly impacts the location...

Suggested next step: Request the architect to redesign Bathroom 1 to provide a minimum clear interior dimension of 60 inches (5'-0") in all plan directions to accommodate the required 60-inch turning space per CBC 11B-603.2.1 and 11B-304.3.1, and the water closet clearance per CBC 11B-604.3.1. Coo...

RFI draft: Request the architect to redesign Bathroom 1 to provide a minimum clear interior dimension of 60 inches (5'-0") in all plan directions to accommodate the required 60-inch turning space per CBC 11B-603.2.1 and 11B-304.3.1, and the water closet clea...

Summary: The Finishes Schedule on sheet A1-5 specifies ceiling finish C-01 as 'POLYSTYRENE HARD DROP CEILING' at 8' height throughout the kitchen. Polystyrene is a foam plastic material. Section 2604.1 of the 2022 CBC explicitly states that foam plastics shall only be installed as interior finish where approved in accordance with the special provisions of Section 2603.9, and must meet the flame spread a...

Why it matters: This is a critical fire safety issue. Plan review authorities will flag a polystyrene ceiling directly above open-flame gas cooking appliances totaling over 360,000 BTU. If the polystyrene material cannot be shown to meet the fire performance requirements of Section 2603.9 and Chapter 8, the ceil...

Suggested next step: Confirm whether the polystyrene ceiling material specified as C-01 has been tested and approved in accordance with CBC Section 2603.9 for use as interior finish, and provide documentation demonstrating compliance with the flame spread index and smoke-developed index requiremen...

RFI draft: Confirm whether the polystyrene ceiling material specified as C-01 has been tested and approved in accordance with CBC Section 2603.9 for use as interior finish, and provide documentation demonstrating compliance with the flame spread index and sm...

Summary: The drawing's wind design section states 'Iw = 1.0' alongside 'BASIC WIND SPEED = 92 MPH'. The 2022 California Building Code does not define or recognize a wind importance factor 'Iw'. The code's wind load variables are explicitly defined as V (basic design wind speed), Vasd (allowable stress design wind speed), W (wind pressure load), and Wi (wind-on-ice) — 'Iw' is not among them. Section 1603...

Why it matters: If the 92 MPH is derived from older code methodology rather than the 2022 CBC wind speed maps, the correct basic design wind speed V could be substantially higher (approximately 119-120 mph if 92 is treated as a Vasd equivalent). Since wind pressures are proportional to V², the actual code-requir...

Suggested next step: Request the structural engineer of record to: (1) confirm the basic design wind speed V as determined from 2022 CBC Figures 1609.3(1) through 1609.3(12) or ASCE 7 for the project location and applicable Risk Category; (2) provide the corresponding Vasd per Section 1609.3.1 and...

RFI draft: Request the structural engineer of record to: (1) confirm the basic design wind speed V as determined from 2022 CBC Figures 1609.3(1) through 1609.3(12) or ASCE 7 for the project location and applicable Risk Category; (2) provide the corresponding...

Summary: The load demand calculation is performed for a '208Y/120-V, 3-PH, 4-WIRE SYSTEM' yielding a net calculated load of 75A, but the single-line diagram specifies the panel as 'PANEL KITCHEN 100A MCB 1P - 3W' (single-phase, 3-wire). These are mutually exclusive system configurations. If the system is indeed single-phase as shown on the single-line diagram, the total demand of 27,001 VA would yield a...

Why it matters: This discrepancy fundamentally invalidates the entire load demand calculation and all downstream equipment sizing. If the installation is single-phase as shown on the single-line diagram, the specified #3 AWG feeder conductors, 90A overcurrent protection, and 100A panel would all be inadequate, r...

Suggested next step: Request the electrical engineer to clarify whether the system is 208Y/120-V, 3-phase, 4-wire (as stated in the load demand calculation) or 120/240V, single-phase, 3-wire (as shown on the single-line diagram as '1P - 3W'). Revise the load demand calculation, conductor sizing, o...

RFI draft: Request the electrical engineer to clarify whether the system is 208Y/120-V, 3-phase, 4-wire (as stated in the load demand calculation) or 120/240V, single-phase, 3-wire (as shown on the single-line diagram as '1P - 3W'). Revise the load demand ca...

Summary: The general notes specify a "44" MAXIMUM CLEAR OPENING HEIGHT" for emergency escape and rescue windows. This directly contradicts the code, which does not restrict the maximum clear opening height of the window itself, but rather mandates that the *bottom* of the clear opening (the sill height) must be a maximum of 44 inches from the floor.

Why it matters: Conflating the maximum sill height with the clear opening height fails to communicate the actual sill height requirement to the contractor. This will likely result in egress windows being installed with non-compliant sill heights (over 44" from the floor) or improperly restricting the window size...

Suggested next step: Please revise the emergency escape and rescue window note to clarify that the bottom of the clear opening (sill height) must be a maximum of 44 inches from the floor, rather than stating a 44-inch maximum clear opening height, per CBC Section 1031.3.3.

RFI draft: Please revise the emergency escape and rescue window note to clarify that the bottom of the clear opening (sill height) must be a maximum of 44 inches from the floor, rather than stating a 44-inch maximum clear opening height, per CBC Section 1031...

Summary: The drawings indicate structural and architectural alterations in the unshaded work area (e.g., demolishing and replacing slabs and exterior walls, per keynotes 02 05 and 02 06). According to CBC 11B-202.4, when alterations are made to an existing building, an accessible path of travel to the altered area must be provided, which explicitly must include the primary entrance and the toilet facili...

Why it matters: Failing to include required accessible path of travel elements (such as the primary entrance and restrooms) in the scope of work for an alteration project will result in the building department rejecting the permit. If constructed as drawn without these upgrades, the owner would be exposed to sig...

Suggested next step: Please revise the scope of work to include the required accessible path of travel upgrades (including the primary entrance, accessible route, and at least one fully compliant accessible restroom) per CBC 11B-202.4, or provide an approved unreasonable hardship application docum...

RFI draft: Please revise the scope of work to include the required accessible path of travel upgrades (including the primary entrance, accessible route, and at least one fully compliant accessible restroom) per CBC 11B-202.4, or provide an approved unreasona...

Summary: The proposed floor plan shows a new 2-hour fire wall (keynote 06 01) separating the active work area from the existing space to remain. Door E1 is located within this new 2-hour fire wall. However, the Door Schedule lists door E1 as '36" x 80", WD frame, WD door, EXISTING DOOR TO REMAIN' with no fire rating indicated. Opening protectives installed in fire-resistance-rated assemblies must comply...

Why it matters: This issue would be flagged during plan check and field inspection. An unrated door in a fire-resistance-rated wall assembly renders the wall non-compliant and defeats the purpose of the 2-hour separation. This could result in a construction stop-work order or significant rework if the existing d...

Suggested next step: Confirm whether Door E1 in the new 2-hour fire wall is to be replaced with a listed and labeled fire-rated door assembly with the appropriate rating per NFPA 80 and CBC requirements. If the existing door is to remain, provide documentation that the door and frame assembly carr...

RFI draft: Confirm whether Door E1 in the new 2-hour fire wall is to be replaced with a listed and labeled fire-rated door assembly with the appropriate rating per NFPA 80 and CBC requirements. If the existing door is to remain, provide documentation that th...

Summary: The load demand calculation explicitly specifies 'CONDUCTOR MATERIAL: Al' (aluminum) with a minimum feeder of '3 AWG XHHW' and 'MINIMUM OVERCURRENT PROTECTION: 90 A'. However, Note 7 on the single-line diagram states 'ALL CONDUCTOR SIZES SHOWN ARE BASED ON NEC FOR COOPER WIRE, 75 C RATED.' Per NEC Table 310.16, #3 AWG aluminum at 75°C has an ampacity of approximately 75A, which is insufficient ...

Why it matters: This contradiction will be flagged during plan review or electrical inspection, causing construction delays and requiring redesign. Undersized conductors are a serious fire hazard due to overheating. The electrical contractor cannot safely proceed without resolution, as the conductor material dir...

Suggested next step: Clarify the intended conductor material (aluminum or copper) for the feeder from the meter to Panel Kitchen. If aluminum is intended, upsize conductors to meet the 90A minimum overcurrent protection requirement per NEC Table 310.16 (e.g., #1 AWG Al at 75°C ≈ 100A) and revise c...

RFI draft: Clarify the intended conductor material (aluminum or copper) for the feeder from the meter to Panel Kitchen. If aluminum is intended, upsize conductors to meet the 90A minimum overcurrent protection requirement per NEC Table 310.16 (e.g., #1 AWG A...

Summary: The Equipment Schedule specifies item 9 as a "42\" CONVECTION OVEN GAS OR ELECTRIC SET UP". The floor plan graphics show this cooking unit labeled '09' with four circular burners located along the top wall. Code requires a Type I hood to be installed at or above all commercial cooking appliances that produce grease vapors. However, the only range hood indicated on the plan is item 12 ("9 FT. W ...

Why it matters: Operating a commercial gas oven/range with open burners without a Type I hood violates mechanical and fire code requirements. This creates a severe fire hazard from unexhausted grease-laden vapors and lack of an automatic fire-extinguishing system above the appliance, which will result in failed ...

Suggested next step: Please clarify if a Type I hood will be added over cooking unit 09 on the top wall, or if unit 09 will be relocated under the existing hood (item 12). Update the mechanical and architectural plans to show the required exhaust hood and fire suppression systems for all grease-pr...

RFI draft: Please clarify if a Type I hood will be added over cooking unit 09 on the top wall, or if unit 09 will be relocated under the existing hood (item 12). Update the mechanical and architectural plans to show the required exhaust hood and fire suppres...

Summary: The equipment schedule specifies the range hood (item #12, Cooler Depot DXXHOOD9) with a depth of 26 inches. The cooking equipment positioned beneath this hood includes the gas range (item #10) with a depth of 32 5/8 inches and the floor fryer (item #13) with a depth of 32 inches. Per Section 508.5.1, for canopy type commercial cooking hoods, the inside edge shall overhang not less than 6 inche...

Why it matters: This undersized hood will fail to capture and contain grease-laden vapors from the cooking equipment, creating a significant fire hazard and health/safety concern. The plan examiner will reject this configuration during plan review, requiring redesign and resubmission. If built as drawn, the inst...

Suggested next step: Request the designer to specify a range hood with a depth of at least 38-5/8 inches to provide the required 6-inch overhang beyond the 32-5/8 inch deep range, or reconfigure the cooking equipment layout so that all cooking surfaces fall within the hood's capture zone with the ...

RFI draft: Request the designer to specify a range hood with a depth of at least 38-5/8 inches to provide the required 6-inch overhang beyond the 32-5/8 inch deep range, or reconfigure the cooking equipment layout so that all cooking surfaces fall within the...

Summary: The equipment schedule identifies item #9 as a '42" CONVECTION OVEN GAS OR ELECTRIC SET UP' located along the top wall of the kitchen. The floor plan shows this oven positioned across the kitchen from the only range hood (item #12), which is located along the bottom wall covering the range (#10), griddle (#11), and fryer (#13). The equipment schedule lists only one hood (item #12). Per Section ...

Why it matters: A commercial convection oven, whether gas or electric, in a food-processing establishment requires a Type I hood per CMC Section 508.1. The absence of a hood over this appliance will result in plan check rejection and will require an additional Type I hood, exhaust ductwork, fire suppression syst...

Suggested next step: Request the designer to clarify whether a Type I hood is planned for the convection oven (item #9). If so, provide the hood specification, size, ductwork routing, and location on the plan, and update the equipment schedule accordingly. If the oven qualifies for an exception un...

RFI draft: Request the designer to clarify whether a Type I hood is planned for the convection oven (item #9). If so, provide the hood specification, size, ductwork routing, and location on the plan, and update the equipment schedule accordingly. If the oven...

Summary: The drawing details for RTU 1 indicate that the duct connections are reversed. The '16"X12" S/A DOWN' (Supply Air) tag incorrectly points to the filter/damper section of the unit (indicated by the box with a single diagonal slash), while the '16"X12" R/A DOWN' (Return Air) tag incorrectly points to the blower section (indicated by the fan symbol).

Why it matters: Supply air must discharge from the blower, and return air must enter through the filter/damper section. Connecting the supply duct to the return inlet and the return duct to the supply fan discharge will pressurize the return duct system and prevent the unit from supplying conditioned air to the ...

Suggested next step: Please confirm if the S/A and R/A duct connection points for RTU 1 are reversed on the drawing. Update the mechanical plan to correctly show the Supply Air duct connected to the blower section and the Return Air duct connected to the filter/damper section.

RFI draft: Please confirm if the S/A and R/A duct connection points for RTU 1 are reversed on the drawing. Update the mechanical plan to correctly show the Supply Air duct connected to the blower section and the Return Air duct connected to the filter/damper...