Plan Review: 163 Issues Found

Summary: 63 index entries | 33 perfect matches | 10 mismatched | 20 missing Mismatched (10): A720: Expected: BUILDING SECTIONS (A720) | Actual: BUILDING SECTIONS (A700)(p13) A730: Expected: BUILDING SECTIONS (A730) | Actual: BUILDING SECTIONS (A700)(p13) A740: Expected: BUILDING SECTIONS (A740) | Actual: BUILDING SECTIONS (A700)(p13) A750: Expected: BUILDING SECTIONS (A750...

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: 20 missing, 10 mismatched out of 63 sheets

Summary: The basement electrical plan shows an attached private garage (large area bounded by heavy dashed lines on the left side of the plan) with communicating door openings to the habitable dwelling spaces via a utility corridor. The electrical legend defines symbols for CARBON MONOXIDE DETECTOR and SMOKE DETECTOR AND CARBON MONOXIDE DETECTOR, yet no CO detection devices are placed anywhere on the pl...

Why it matters: This is a life safety violation that will be flagged during plan review by the building department and fire code official. Carbon monoxide from vehicles in the attached garage can migrate through communicating openings into sleeping and living areas. Without CO detection, the project cannot pass ...

Suggested next step: Request the electrical engineer add carbon monoxide detectors or combination smoke/CO detectors in the dwelling unit locations required by Section 915.2, particularly between the attached garage communicating openings and the sleeping/habitable areas of the basement. Clarify w...

RFI draft: Request the electrical engineer add carbon monoxide detectors or combination smoke/CO detectors in the dwelling unit locations required by Section 915.2, particularly between the attached garage communicating openings and the sleeping/habitable ar...

Summary: The concrete cover schedule on Sheet S010 specifies a minimum cover of 3/4" for #4 reinforcing bars in the 'EXPOSED TO EARTH OR WEATHER' condition. Per ACI 318 Section 20.5 (Table 20.5.1.3.1), which is the governing standard referenced by 2022 CBC Table 1808.8.2 for concrete cover, the minimum cover for No. 5 bars and smaller exposed to earth or weather is 1-1/2". The code groups No. 5 bars and...

Why it matters: The specified 3/4" cover is a 50% deficiency from the required 1-1/2" minimum for concrete exposed to earth or weather. If contractors follow this incorrect specification, the insufficient cover will lead to premature corrosion of reinforcement in exposed concrete elements such as retaining walls...

Suggested next step: Request the structural engineer of record to correct the minimum concrete cover for #4 reinforcing bars exposed to earth or weather from 3/4" to 1-1/2" on the concrete cover schedule. Per ACI 318 Section 20.5 (referenced by CBC Table 1808.8.2), the minimum cover for No. 5 bars...

RFI draft: Request the structural engineer of record to correct the minimum concrete cover for #4 reinforcing bars exposed to earth or weather from 3/4" to 1-1/2" on the concrete cover schedule. Per ACI 318 Section 20.5 (referenced by CBC Table 1808.8.2), th...

Summary: The drawings explicitly instruct the general contractor to field determine the height of concrete curbs for structural shear walls, trim walls to unspecified heights, and verify that hold-down and anchoring systems meet manufacturer requirements. This violates the building code, which mandates that the registered design professional must provide construction documents that explicitly show the s...

Why it matters: Delegating the sizing of primary foundation elements (concrete curbs) and the detailing of lateral anchorage to the contractor removes the design professional's oversight of the lateral force-resisting system. Incorrect curb heights or inadequate anchoring could compromise the shear walls' abilit...

Suggested next step: Please revise the plans to provide explicit, engineered dimensions for all concrete curb heights and wall trim heights. Additionally, provide specific, engineered detailing and sizing for all hold-down and anchoring systems at shear wall locations, removing notes that instruct...

RFI draft: Please revise the plans to provide explicit, engineered dimensions for all concrete curb heights and wall trim heights. Additionally, provide specific, engineered detailing and sizing for all hold-down and anchoring systems at shear wall locations...

Summary: Detail 4 "OFFSET SHEARWALL" explicitly states that additional shearwall hold downs "MAY NOT BE SHOWN ON FOUNDATION PLANS! ADD AS REQUIRED." This delegates the design and placement of critical structural components to the contractor in the field. This directly violates the CBC requirement that construction documents must show the dimensioned relative locations of all structural members to provid...

Why it matters: Failing to explicitly dimension and locate hold-downs on the foundation plans will highly likely result in them being missed during the concrete pour. Retrofitting these anchors post-pour requires costly epoxy or mechanical anchor solutions, delays construction, and can compromise the building's ...

Suggested next step: Please update the foundation plans to explicitly show the dimensioned locations and sizes of all required additional shearwall hold downs, and remove the note permitting field delegation ("ADD AS REQUIRED") from Detail 4.

RFI draft: Please update the foundation plans to explicitly show the dimensioned locations and sizes of all required additional shearwall hold downs, and remove the note permitting field delegation ("ADD AS REQUIRED") from Detail 4.

Summary: Details 2 and 3 show the 42-inch minimum high aluminum guardrail system attached to 6x blocking, which is connected to the structural framing using only "A35 @ EACH END OF BLOCKING". Section 1015.2 requires that guards be "adequate in strength and attachment in accordance with Section 1607.9." A35 light-gauge framing angles are designed strictly for shear connections and lack the capacity to re...

Why it matters: If constructed as detailed, the guardrail blocking could easily rotate under lateral loads, leading to a catastrophic failure of the guard system and creating a severe fall hazard. A building inspector or structural plan reviewer will reject this connection. A properly engineered moment connectio...

Suggested next step: Request the Structural Engineer of Record to provide a revised, engineered connection detail for the guardrail blocking capable of resisting the required lateral loads and overturning moments per Section 1607.9, replacing the inadequate A35 shear clips.

RFI draft: Request the Structural Engineer of Record to provide a revised, engineered connection detail for the guardrail blocking capable of resisting the required lateral loads and overturning moments per Section 1607.9, replacing the inadequate A35 shear ...

Summary: Details 4 and 5 depict a 4" collapsible form running continuously between the bottom of the concrete grade beam/footing and the top of the concrete pier foundation. This detailing severs the direct concrete-to-concrete connection, forcing the vertical dowels to carry the entire compressive load of the wall across a 4" void. This violates the code requirement that foundation walls must be direct...

Why it matters: A collapsible form is intended to prevent soil uplift by creating a void under the grade beam between piers. Detailing it directly over the pier prevents the foundation wall from being properly supported by the deep foundation. If constructed as detailed, the void form will compress under the wal...

Suggested next step: Revise Details 4 and 5 to show the concrete grade beam bearing directly on the pier foundation. Clarify that the 4" collapsible form is only to be installed under the grade beam between the pier locations.

RFI draft: Revise Details 4 and 5 to show the concrete grade beam bearing directly on the pier foundation. Clarify that the 4" collapsible form is only to be installed under the grade beam between the pier locations.

Summary: The Title 24 Summary on this sheet specifies ROOF RAFTER insulation at R-13. The accompanying note states there are no ventilated attic spaces and that all insulation is spray-on adhered to the bottom of roof plywood, confirming insulation is installed at the rafter/roof level. Section 150.0(a)2 of the 2022 California Energy Code mandates that ceilings and rafter roofs shall be insulated betwee...

Why it matters: This is a mandatory requirement (Section 150.0) that applies to all single-family residential buildings regardless of whether the project uses performance or prescriptive compliance. Failing to meet this mandatory insulation minimum will result in rejection during plan check or field inspection, ...

Suggested next step: Request that the architect revise the Title 24 Summary to specify roof rafter insulation of R-22 or greater (or demonstrate an area-weighted average assembly U-factor not exceeding U-0.043) in compliance with Section 150.0(a)2. Confirm the updated insulation specification is c...

RFI draft: Request that the architect revise the Title 24 Summary to specify roof rafter insulation of R-22 or greater (or demonstrate an area-weighted average assembly U-factor not exceeding U-0.043) in compliance with Section 150.0(a)2. Confirm the updated...

Summary: The Cover Sheet states 'FIRE HAZARD SEVERITY: VERY HIGH' and 'FIRE RESPONSIBILITY: LRA' while simultaneously stating 'WILDLAND-URBAN INTERFACE: NO'. Per the 2022 California Fire Code definition, the Wildland-Urban Interface (WUI) explicitly includes areas identified as Fire Hazard Severity Zones under Government Code Sections 51175 through 51189, which govern Local Responsibility Areas. Section...

Why it matters: This incorrect WUI designation could result in the project failing to comply with the wildfire protection building construction requirements of California Building Code Chapter 7A and California Residential Code Section R337, which govern exterior materials, roofing, vents, eaves, decking, glazin...

Suggested next step: Request the design team to correct the Wildland-Urban Interface designation from 'NO' to 'YES' and confirm that the project complies with all applicable WUI construction requirements per Section 4905.2, including California Building Code Chapter 7A, California Residential Code...

RFI draft: Request the design team to correct the Wildland-Urban Interface designation from 'NO' to 'YES' and confirm that the project complies with all applicable WUI construction requirements per Section 4905.2, including California Building Code Chapter 7...

Summary: The basement electrical plan labels a furnace ('FURN') in the utility corridor area, and General Note 2 identifies 'GAS' as a utility to be provided for this project. The electrical legend on this sheet includes distinct symbols for 'CARBON MONOXIDE DETECTOR' and 'SMOKE DETECTOR AND CARBON MONOXIDE DETECTOR,' confirming these devices are part of the project's design vocabulary. However, no carb...

Why it matters: Absence of carbon monoxide detection in a residential basement containing sleeping rooms and served by a furnace is a critical life safety deficiency. This omission would be identified during plan review or field inspection by the fire code official, resulting in a failed inspection or stop-work ...

Suggested next step: Request the electrical engineer confirm whether the furnace ('FURN') shown in the utility corridor is fuel-burning (gas-fired). If so, carbon monoxide detectors must be added to the basement electrical plan in all locations required by CFC Section 915.1.3 and Section 915.2, in...

RFI draft: Request the electrical engineer confirm whether the furnace ('FURN') shown in the utility corridor is fuel-burning (gas-fired). If so, carbon monoxide detectors must be added to the basement electrical plan in all locations required by CFC Section...

Summary: The Stairs & Railings Notes on the drawing specify that winder treads must have a minimum depth of 10 inches at the walk line and 6 inches within the clear width. However, Section 1011.5.2 of the code requires winder treads to have a minimum depth of 11 inches at the walkline and 10 inches within the clear width of the stair.

Why it matters: Winder treads that are constructed too narrow pose a serious life safety and egress hazard. Constructing stairs with these non-compliant dimensions will result in a failed inspection, requiring complete removal and reconstruction of the winder stairs, which could severely impact the architectural...

Suggested next step: Please revise the minimum winder tread depths in Note 5 of the Stairs & Railings Notes to comply with Section 1011.5.2, requiring 11 inches at the walkline and 10 inches within the clear width. Ensure the stairwell framing footprint on the architectural plans can accommodate t...

RFI draft: Please revise the minimum winder tread depths in Note 5 of the Stairs & Railings Notes to comply with Section 1011.5.2, requiring 11 inches at the walkline and 10 inches within the clear width. Ensure the stairwell framing footprint on the archite...

Summary: Note 1 directs that through penetrations of fire-resistance rated assemblies be protected with "appropriate fire rated materials". This lacks the specific detail required by CPC Section 1402.1, which mandates that construction documents "indicate with sufficient detail how penetrations... shall be firestopped". Additionally, CPC Section 1404.3 requires an "approved penetration firestop system i...

Why it matters: Failing to specify tested firestop systems and instead allowing generic "fire rated materials" compromises the fire-resistance rating of the wall and floor assemblies. This will lead to rejected plans during plan check and severe life-safety risks if unlisted materials are installed.

Suggested next step: Please update the general notes to specify that penetrations of fire-resistance-rated assemblies must be protected by an approved penetration firestop system tested in accordance with ASTM E119, ASTM E814, UL 263, or UL 1479, and provide specific UL assembly details per CPC 14...

RFI draft: Please update the general notes to specify that penetrations of fire-resistance-rated assemblies must be protected by an approved penetration firestop system tested in accordance with ASTM E119, ASTM E814, UL 263, or UL 1479, and provide specific ...

Summary: Floor Plan Note 15 on Sheet A010 states that 'EXTERIOR BALCONIES LESS THAN 650 SF AND ONLY ACCESSIBLE FROM A DOOR ARE PERMITTED TO HAVE A LANDING LESS THAN 36" MEASURED IN THE DIRECTION OF TRAVEL.' However, Section R311.3 Exception of the 2022 California Residential Code limits this exception to 'Exterior balconies less than 60 square feet (5.6 m2).' The note overstates the threshold by nearly ...

Why it matters: This error in the general notes could lead contractors to omit the required 36-inch landing dimension at exterior doors serving balconies between 60 SF and 650 SF. Since landings at exterior doors are a means-of-egress life-safety requirement, non-compliant construction would be flagged during in...

Suggested next step: Request the architect correct Floor Plan Note 15 to match the exception in CRC Section R311.3: the balcony area threshold for reduced landing dimensions shall be changed from 650 SF to 60 SF (5.6 m²). Confirm no balconies on the project exceed 60 SF that rely on this exception.

RFI draft: Request the architect correct Floor Plan Note 15 to match the exception in CRC Section R311.3: the balcony area threshold for reduced landing dimensions shall be changed from 650 SF to 60 SF (5.6 m²). Confirm no balconies on the project exceed 60 ...

Summary: The basement electrical plan clearly shows an attached garage (the large area bounded by a heavy dashed line on the left side of the plan) with a door opening communicating to the habitable portion of the dwelling. The electrical legend on this sheet distinguishes three separate detector symbols: 'SMOKE DETECTOR,' 'CARBON MONOXIDE DETECTOR,' and 'SMOKE DETECTOR AND CARBON MONOXIDE DETECTOR.' Ho...

Why it matters: The absence of carbon monoxide alarms is a life-safety deficiency that will be flagged during plan review and will prevent permit approval or cause a failed inspection. CO alarms must be installed per code, and this omission must be corrected on the electrical plans before construction proceeds.

Suggested next step: Request that the electrical engineer add carbon monoxide alarms (or combination smoke/CO alarms) to the basement electrical plan in compliance with CRC Section R315.2.1, given the presence of an attached garage communicating with the dwelling unit. Confirm locations comply wit...

RFI draft: Request that the electrical engineer add carbon monoxide alarms (or combination smoke/CO alarms) to the basement electrical plan in compliance with CRC Section R315.2.1, given the presence of an attached garage communicating with the dwelling unit...

Summary: Keynote SSW8 and wall annotations specify a proprietary engineered shear wall panel (SIMPSON WSWH 24X13 STRONG WALL SYSTEM) and explicitly instruct the contractor to "TRIM TO REQUIRED HEIGHT AS REQUIRED (VIF)". Manufactured high-strength shear walls rely on factory-assembled connections and precise panel dimensions for their engineered lateral load capacity. Field-cutting or trimming the height...

Why it matters: If the contractor follows the drawing note and field-cuts the manufactured shear wall panel, it will void the product's listing and tested shear capacity. This will compromise the building's lateral load path and fail structural framing inspections, requiring a costly removal and replacement of t...

Suggested next step: Remove the instruction to field-trim the Simpson WSWH Strong Wall panel. Specify the exact manufactured panel height required for the framing condition. If the factory heights do not match the framing dimensions perfectly, provide an engineered detail for an approved structura...

RFI draft: Remove the instruction to field-trim the Simpson WSWH Strong Wall panel. Specify the exact manufactured panel height required for the framing condition. If the factory heights do not match the framing dimensions perfectly, provide an engineered de...