Bay Area Plan Review: 899 Issues Found

Summary: One sheet specifies mineral-surfaced cap sheet as "72\"" and another as "22#" for the same FHSZ roof requirement, creating a direct conflict in the roof assembly for WUI compliance.

Why it matters: Affects code compliance and product selection. Building to the wrong requirement may fail plan-check or inspection for wildfire/fire performance.

Suggested next step: Confirm the correct cap sheet requirement (72# mineral-surfaced, 22# felt/cap, or other) and revise both sheets to match.

RFI draft: Please clarify the correct FHSZ F2 roof covering cap sheet specification and align all sheets.

Summary: Sheets conflict on projection fire-separation triggers (2'-0" to 3'-0" vs 2'-0") and required eave/rake detailing (metal wire mesh vs fireblocking; different vent restrictions).

Why it matters: Differing triggers and construction requirements can lead to inconsistent plan-check interpretation and incorrect construction.

Suggested next step: Confirm which trigger and which eave/rake construction and vent restrictions govern; update all sheets to match.

RFI draft: Please clarify projection fire-separation condition and required eave/rake details; align notes across sheets.

Summary: Conflicting keynotes on different sheets for cap sheet width and soffit vent sizing in FHSZ condition.

Why it matters: Contractors may order wrong materials or install non-compliant assemblies.

Suggested next step: Reconcile FHSZ keynotes across all sheets and issue a single set of governing notes.

RFI draft: Please clarify FHSZ cap sheet and soffit vent requirements and align keynotes.

Summary: Design references for Alternative Option 2 conflict (open vs enclosed condition), creating ambiguity for permit and construction.

Why it matters: Plan check and construction may proceed under the wrong option, leading to rework or compliance issues.

Suggested next step: Confirm the governing option and update all references consistently.

RFI draft: Please clarify which Alternative Option 2 (open or enclosed) governs and align all references.

Summary: Guardrail posts and pickets are specified with contradictory materials across architectural and structural sheets.

Why it matters: Wrong material selection can affect structural capacity, durability, and code compliance.

Suggested next step: Confirm guardrail material specification and align architectural and structural documents.

RFI draft: Please clarify guardrail post and picket material specification; align arch and structural sheets.

Summary: Water heater location and required ventilation strategy conflict between mechanical and architectural drawings.

Why it matters: Incorrect location or venting can create code and safety issues and require costly relocation.

Suggested next step: Confirm water heater location and vent strategy; coordinate mechanical and architectural sheets.

RFI draft: Please clarify water heater location and ventilation requirements across disciplines.

Summary: Main panel schedule does not show a feeder for a subpanel that is indicated on the one-line or plan.

Why it matters: Missing feeder creates incomplete electrical design and can delay permit or cause field changes.

Suggested next step: Add subpanel feeder to main panel schedule and verify one-line and panel schedules match.

RFI draft: Please add missing subpanel feeder to main panel schedule and confirm coordination.

Summary: Stair tread depth is shown or specified below the minimum code requirement for the occupancy and use.

Why it matters: Non-compliant tread depth can fail plan check and create trip/fall risk.

Suggested next step: Revise stair design to meet minimum tread depth and confirm all stair details are code-compliant.

RFI draft: Please clarify and correct stair tread depth to meet code minimum.

Summary: A structural connection called out on the plan is missing from the detail set or does not match the plan condition.

Why it matters: Contractors cannot build correctly without consistent connection details; risk of RFIs and rework.

Suggested next step: Provide or revise the connection detail to match the plan and ensure consistency across sheets.

RFI draft: Please provide or align structural connection detail with plan.

Summary: Plumbing schedule or riser diagram shows fixture count or type that does not match the architectural floor plan.

Why it matters: Mismatch can affect code compliance (e.g., fixture counts) and cause coordination rework.

Suggested next step: Reconcile fixture count and type between plumbing and architectural documents.

RFI draft: Please align plumbing fixture count and type with architectural plans.

Summary: Mechanical equipment shown does not have adequate clearance or access per code or maintenance requirements, or conflicts with structural elements.

Why it matters: Inadequate access can fail inspection and prevent proper maintenance.

Suggested next step: Verify equipment clearances and access; coordinate mechanical and structural as needed.

RFI draft: Please confirm HVAC equipment clearance and access; coordinate with structural.

Summary: Same wall or floor-ceiling assembly is designated with different fire ratings or UL design numbers on different sheets.

Why it matters: Inconsistent ratings can fail plan check and create life-safety compliance risk.

Suggested next step: Confirm the correct fire-rated assembly and align all references and details.

RFI draft: Please clarify fire-rated assembly designation and align across sheets.

Summary: Grading plan or retaining wall layout would obstruct or conflict with building exit doors or egress path shown on architectural plans.

Why it matters: Blocked egress can fail code and create life-safety risk.

Suggested next step: Reconcile site grading and retaining walls with building exits and egress; provide areaway or redesign as needed.

RFI draft: Please align site grading and retaining walls with building egress; clarify design intent.

Summary: Energy compliance note or checklist conflicts with shown envelope details or mechanical system design.

Why it matters: Inconsistency can delay energy review or cause post-permit corrections.

Suggested next step: Reconcile energy compliance documentation with envelope and mechanical design.

RFI draft: Please align energy compliance notes with envelope and mechanical design.

Summary: Roof slope or drainage direction shown on architectural roof plan conflicts with structural framing or deck layout.

Why it matters: Conflict can cause ponding, drainage issues, or truss/framing errors.

Suggested next step: Confirm intended roof slope and drainage; align architectural and structural documents.

RFI draft: Please clarify roof slope and drainage; align arch and structural sheets.