Plan Review: 23 Issues Found

Summary: 12 index entries | 0 perfect matches | 0 mismatched | 12 missing Missing (12) — listed in drawing index but not found in the document: SHT: - SHT 1.) PLOT PLAN - SHT 2.) FLOOR PLAN - EXISTING - SHT 3.) FLOOR PLAN - NEW - SHT 4.) ELECTRICAL - SECTION - SHT 5.) ELEVATIONS - EXISTING AND NEW - SHT 6.) ELEVATIONS - EXISTING AND NEW - SHT 7.) FOUNDATION PLAN ...

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: 12 missing, 0 mismatched out of 12 sheets

Summary: Detail 4 'SHEAR WALL AT ROOF' includes a note stating 'OK TO USE #8 X 5/8" PANHEAD SCREWS' pointing to the boundary nailing and structural hardware (LTP4 clip) connection area. Using a 5/8" long screw to fasten either minimum 1/2" roof sheathing or metal framing clips to wood framing provides essentially zero structural penetration into the framing member (only 1/8" to 1/2" embedment depending ...

Why it matters: Using severely undersized, non-structural screws for critical load path connections (such as boundary nailing or shear wall uplift clips) will cause the connection to fail under design wind or seismic forces, detaching the roof diaphragm from the interior shear walls. A structural inspector will ...

Suggested next step: Please revise Detail 4 to remove the note 'OK TO USE #8 X 5/8" PANHEAD SCREWS' and specify appropriate structural fasteners (e.g., 8d common nails or manufacturer-approved structural screws with sufficient embedment) for boundary nailing and hardware connections to ensure the ...

RFI draft: Please revise Detail 4 to remove the note 'OK TO USE #8 X 5/8" PANHEAD SCREWS' and specify appropriate structural fasteners (e.g., 8d common nails or manufacturer-approved structural screws with sufficient embedment) for boundary nailing and hardw...

Summary: The floor plan shows a room labeled 'BEDROOM' measuring 7'-9" x 5'-6" located near the front entry. The only window in this vicinity, labeled '2030SC', is located in the adjacent bathroom — it is shown associated with the 'CL OF TOILET' dimension, and the graphic content of the plan confirms 'The BATHROOM shows a sink, toilet, and part of a shower/tub enclosure. A window labeled 2030SC is visib...

Why it matters: A sleeping room without a code-compliant emergency escape and rescue opening is a critical life safety deficiency. This will be rejected at plan check and during field inspection. Correcting this will likely require adding a new window to the bedroom's exterior wall, redesigning the floor plan in...

Suggested next step: Clarify whether the room labeled 'BEDROOM' at 7'-9" x 5'-6" is intended as a sleeping room. If so, provide an emergency escape and rescue opening directly within the bedroom that meets the minimum requirements stated in the general notes: 5.7 sq ft net clear opening area, mini...

RFI draft: Clarify whether the room labeled 'BEDROOM' at 7'-9" x 5'-6" is intended as a sleeping room. If so, provide an emergency escape and rescue opening directly within the bedroom that meets the minimum requirements stated in the general notes: 5.7 sq f...

Summary: The roof framing plan specifies that manufactured trusses and 2x8 roof framing members are to be installed at 24" on center. However, the connection details (Detail 3 and Detail 4) direct the installation of H2.5 and H2.5A wind uplift clips at 48" on center. This 48" spacing leaves every other rafter or truss without a designated uplift connection to the top plate, which directly contradicts th...

Why it matters: Wind uplift forces affect the entire roof structure, not just every other rafter. Skipping uplift ties on 50% of the roof members breaks the required continuous load path to the foundation, severely compromising the roof's performance during high-wind events. This discrepancy will result in a fai...

Suggested next step: Please clarify the roof tie-down spacing. Specifically, revise Details 3 and 4 to require H2.5/H2.5A uplift clips at 24" O.C. to match the roof framing layout, ensuring every individual truss and rafter is properly secured to the wall assemblies per CRC Section R802.11.

RFI draft: Please clarify the roof tie-down spacing. Specifically, revise Details 3 and 4 to require H2.5/H2.5A uplift clips at 24" O.C. to match the roof framing layout, ensuring every individual truss and rafter is properly secured to the wall assemblies p...

Summary: Foundation Note 4 on the drawing specifies "USE 2500 PSI CONCRETE UNLESS OTHERWISE SPECIFIED" as the default concrete strength. The project is classified as Occupancy Type R-3 and is a one-story building, which is not more than three stories above grade plane. Per CBC Section 1904.1 Exception, for Group R-3 occupancies not more than three stories above grade plane, the specified compressive str...

Why it matters: Using concrete with insufficient compressive strength in foundation walls can compromise durability and structural integrity of the foundation. This would be flagged during plan check, causing a correction cycle and potential delay. If not caught, concrete placed at 2,500 PSI could require remova...

Suggested next step: Request that the structural designer revise Foundation Note 4 to specify a minimum of 3,000 PSI concrete for foundation walls and any other concrete elements exposed to weather, in accordance with CBC Section 1904.1. Clarify whether 2,500 PSI is acceptable for any non-structur...

RFI draft: Request that the structural designer revise Foundation Note 4 to specify a minimum of 3,000 PSI concrete for foundation walls and any other concrete elements exposed to weather, in accordance with CBC Section 1904.1. Clarify whether 2,500 PSI is a...

Summary: The floor plan shows a room explicitly labeled "BEDROOM" with dimensions of 7'-9" x 5'-6". According to Section 1208.1, habitable spaces (which includes bedrooms) must have a minimum plan dimension of 7 feet. Furthermore, Section 1208.4 requires sleeping units and habitable rooms to have a minimum net floor area of 70 square feet. The labeled plan dimension of 5'-6" and the resulting calculated...

Why it matters: Labeling a room as a bedroom legally classifies it as a habitable space under the building code. A room that falls below the minimum dimensional and area requirements will be flagged as a code violation during plan review, causing permitting delays. If the room is actually intended to be a bathro...

Suggested next step: Clarify the intended use of the room labeled 'BEDROOM 7'-9" X 5'-6"'. If it is intended to be a bathroom, revise the room label accordingly to avoid classification as a habitable space. If it is intended to be a bedroom, redesign the space to provide a minimum plan dimension o...

RFI draft: Clarify the intended use of the room labeled 'BEDROOM 7'-9" X 5'-6"'. If it is intended to be a bathroom, revise the room label accordingly to avoid classification as a habitable space. If it is intended to be a bedroom, redesign the space to prov...

Summary: The drawing note states the 'CONTRACTOR TO CHOOSE FOLLOWING BEAM BASED ON SLIDING DOOR SPECS AND FIELD CONDITIONS' among three options with differing materials, sizes, and deflection performance (3/8" vs 1/4" deflection). Section 1603.1 requires that 'Construction documents shall show the material, size, section and relative locations of structural members.' By delegating the beam selection to ...

Why it matters: This could cause delays during plan review as the building official may reject the documents for not definitively specifying the structural member size. During construction, the wrong beam selection by the contractor could result in inadequate structural performance—notably the Parallam option ha...

Suggested next step: Request the structural engineer of record specify the required beam size and material for this location based on the actual sliding door opening and loading conditions, rather than delegating this structural design decision to the contractor. If multiple options are needed due...

RFI draft: Request the structural engineer of record specify the required beam size and material for this location based on the actual sliding door opening and loading conditions, rather than delegating this structural design decision to the contractor. If m...

Summary: Carpentry Note 4 specifies a minimum Modulus of Elasticity of '2.0 X 10-6PSI' for all Parallam members. This is a severe typographical error specifying a nearly zero stiffness (0.000002 PSI) instead of the standard structural value (typically 2.0 x 10^6 PSI).

Why it matters: Strict adherence to this material specification is structurally impossible. It will cause immediate RFIs, procurement failure, and construction delays, as no structural composite lumber exists with an MOE of 10^-6 PSI.

Suggested next step: Please confirm if the required Modulus of Elasticity for Parallam members should be revised to 2.0 x 10^6 PSI instead of 2.0 x 10^-6 PSI.

RFI draft: Please confirm if the required Modulus of Elasticity for Parallam members should be revised to 2.0 x 10^6 PSI instead of 2.0 x 10^-6 PSI.

Summary: The foundation plan specifies a concrete slab assembly with a 2" sand layer placed between the concrete slab and the vapor barrier. This contradicts CBC Section 1907.4, which explicitly requires the vapor retarder to be placed directly between the base course or subgrade and the concrete floor slab.

Why it matters: Placing a sand layer over the vapor retarder breaks the required direct contact with the concrete slab. This configuration allows the sand to act as a 'blotter layer' that can trap and hold water directly under the slab. This trapped moisture can lead to long-term vapor drive, causing severe conc...

Suggested next step: Please revise the concrete slab assembly note to place the vapor retarder directly beneath the concrete floor slab to comply with CBC Section 1907.4. The sand layer should either be omitted or relocated beneath the vapor retarder.

RFI draft: Please revise the concrete slab assembly note to place the vapor retarder directly beneath the concrete floor slab to comply with CBC Section 1907.4. The sand layer should either be omitted or relocated beneath the vapor retarder.

Summary: The energy compliance documentation requires special water heating features to be installed for compliance (demand response heat pump water heater and demand control recirculation), but lists the building's only water heating system as an "Existing DHW System". An existing, unchanged water heater cannot simultaneously be a new installation with these required special features.

Why it matters: Because the energy model relies on mandatory features that are not actually being installed, the documentation is contradictory and fails to validly demonstrate that the building's energy consumption complies with the standard design energy budget. This will result in plan check rejection or fiel...

Suggested next step: Clarify whether a new demand-response heat pump water heater with demand control recirculation is being installed, or if the existing water heater is being retained. Update the Title-24 energy model and compliance documents to accurately reflect the design and ensure the build...

RFI draft: Clarify whether a new demand-response heat pump water heater with demand control recirculation is being installed, or if the existing water heater is being retained. Update the Title-24 energy model and compliance documents to accurately reflect t...

Summary: The floor plan designates a room as a 'BEDROOM' with dimensions of 7'-9" x 5'-6", yielding a total area of approximately 42.6 square feet. According to the code, bedrooms are classified as habitable rooms, which must have a floor area of not less than 70 square feet and a minimum horizontal dimension of 7 feet. The room's 5'-6" dimension and 42.6 sq. ft. area both directly violate these minimum...

Why it matters: Submitting plans with a space labeled as a bedroom that does not meet the minimum habitable space requirements will lead to immediate rejection during the permit review process. If the space is actually intended to be constructed and used as a bedroom, it would be unsafe, non-compliant, and lack ...

Suggested next step: Clarify the intended use of the room labeled 'BEDROOM 7'-9" X 5'-6"'. If it is intended to be a bathroom, update the room label accordingly. If it is intended to be a bedroom, revise the floor plan layout to provide a minimum of 70 sq. ft. of floor area and a minimum dimension...

RFI draft: Clarify the intended use of the room labeled 'BEDROOM 7'-9" X 5'-6"'. If it is intended to be a bathroom, update the room label accordingly. If it is intended to be a bedroom, revise the floor plan layout to provide a minimum of 70 sq. ft. of floo...

Summary: The 7'-9" x 5'-6" bedroom is equipped with a single window tagged "2030SC" (a 2'-0" wide by 3'-0" high sliding or casement window). A window with a nominal rough overall area of just 6.0 square feet cannot physically provide the 5.0 to 5.7 square feet of net clear opening required for an emergency escape and rescue opening.

Why it matters: Section R319.2.1 requires every sleeping room to have an operable emergency escape window providing a net clear opening of at least 5.7 square feet (or 5.0 square feet for grade-floor windows). An operable 2030 window will yield a clear opening of less than 3 square feet, creating a severe life-s...

Suggested next step: Enlarge the bedroom window specification to ensure the required 5.0 sq ft (grade floor) or 5.7 sq ft net clear opening is satisfied (e.g., upgrade to a minimum 4040 slider or 3050 single hung depending on the manufacturer's clear opening specifications).

RFI draft: Enlarge the bedroom window specification to ensure the required 5.0 sq ft (grade floor) or 5.7 sq ft net clear opening is satisfied (e.g., upgrade to a minimum 4040 slider or 3050 single hung depending on the manufacturer's clear opening specifica...

Summary: The electrical plan shows a combination Smoke/Carbon Monoxide Detector (SD) located immediately outside the Master Bath doorway.

Why it matters: CRC Section R310.3(4) requires smoke alarms to be installed not less than 3 feet (914 mm) horizontally from the door or opening of a bathroom containing a bathtub or shower. Placing the detector immediately adjacent to the bathroom door violates this requirement and can lead to false alarms from ...

Suggested next step: Please relocate the Smoke/Carbon Monoxide Detector (SD) outside the Master Bath to be at least 3 feet horizontally from the bathroom door to comply with CRC Section R310.3.

RFI draft: Please relocate the Smoke/Carbon Monoxide Detector (SD) outside the Master Bath to be at least 3 feet horizontally from the bathroom door to comply with CRC Section R310.3.

Summary: The Title 24 notes specify insulating the new 2x8 vaulted ceiling with 3.5 inches of spray foam and an R-15 batt (which is typically 3.5 inches thick). A nominal 2x8 rafter has an actual depth of 7.25 inches. Combining 7.0 inches of insulation leaves only 0.25 inches of airspace. However, the mechanical notes explicitly specify that the attic/roof is to be vented.

Why it matters: CRC Section R806.3 requires a minimum 1-inch space between the insulation and the roof sheathing for vented roof assemblies to allow the free flow of air. Attempting to install 7 inches of insulation within a 7.25-inch framing cavity will physically block the required ventilation clearance. If th...

Suggested next step: Clarify if the 2x8 vaulted ceiling is intended to be a vented or unvented roof assembly. If vented, please revise the rafter size or insulation thickness to provide the minimum 1-inch ventilation clearance per CRC R806.3. If unvented, provide details demonstrating compliance w...

RFI draft: Clarify if the 2x8 vaulted ceiling is intended to be a vented or unvented roof assembly. If vented, please revise the rafter size or insulation thickness to provide the minimum 1-inch ventilation clearance per CRC R806.3. If unvented, provide deta...

Summary: Details 2 and 3 show a 'WALL / POST' and a 'NEW POST' bearing directly on the existing concrete slab and new footing. The details do not show or specify any mechanical connection, embedment, or post base to restrain the bottom of the column against lateral displacement.

Why it matters: CRC Section R407.3 requires columns to be restrained at the bottom end to prevent lateral displacement. Failing to provide positive restraint could cause the post to shift or kick out under lateral loads (such as seismic or wind forces), leading to structural instability and failure. This issue w...

Suggested next step: Please revise Details 2 and 3 to specify an approved post base bracket, anchor, or other positive connection to secure the column/post to the concrete footing, in compliance with CRC Section R407.3.

RFI draft: Please revise Details 2 and 3 to specify an approved post base bracket, anchor, or other positive connection to secure the column/post to the concrete footing, in compliance with CRC Section R407.3.