Plan Review: 135 Issues Found

Summary: 43 index entries | 35 perfect matches | 6 mismatched | 2 missing Mismatched (6): S2.1: Expected: FOUNDATION/FLOOR FRAMING SECTIONS & DETAILS (S2.1) | Actual: FOUNDATION/FLOOR FRAMING SECTIONS & DETAILS I (S2.1)(p34) A2.0: Expected: (E) FLOOR PLAN, (E) ROOF PLAN & DEMO PLAN (A2.0) | Actual: (E) FLOOR PLAN & (E) ROOF PLAN & DEMO PLAN (A2.0)(p9) M1.0: Expected: MECHANICAL PLA...

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: 2 missing, 6 mismatched out of 43 sheets

Summary: Elevation Keynote EL07 on the drawing specifies 'ASPHALT SHINGLE, MINIMUM CLASS C, TYP.' However, Section 705A.1 of the 2022 California Building Code requires that the entire roof covering of every new structure and any roof covering applied in the alteration, repair, or replacement of the roof of every existing structure shall be a fire-retardant roof covering that meets a Class A fire classif...

Why it matters: This is a direct code violation that will be flagged during plan check review, causing permit delays. If the Class C shingles were ordered and installed, they would need to be completely removed and replaced with Class A rated shingles, resulting in significant material waste, re-ordering costs, ...

Suggested next step: Request the architect revise Elevation Keynote EL07 to specify 'ASPHALT SHINGLE, MINIMUM CLASS A, TYP.' in compliance with Section 705A.1 of the 2022 California Building Code. Confirm the selected shingle product has a Class A fire classification when tested per ASTM E108 or U...

RFI draft: Request the architect revise Elevation Keynote EL07 to specify 'ASPHALT SHINGLE, MINIMUM CLASS A, TYP.' in compliance with Section 705A.1 of the 2022 California Building Code. Confirm the selected shingle product has a Class A fire classification ...

Summary: Detail 2/A5.0 (FOUNDATION DETAIL @ GRADE) specifies a '2" MIN' embedment for anchor bolts into the concrete foundation. Additionally, Detail 3/A5.0 (AT WALL) indicates a '4" MIN' embedment. However, CBC Section 2304.3.4 requires that anchor bolts have a 7-inch minimum embedment into concrete or masonry.

Why it matters: Insufficient anchor bolt embedment significantly reduces the pull-out and shear capacity of the sill plate connection. This compromises the structural integrity and lateral-force-resisting system of the building, which can lead to failure during seismic or high-wind events and will fail structura...

Suggested next step: Please revise the foundation details (2/A5.0 and 3/A5.0) to specify a minimum 7-inch embedment for all sill plate anchor bolts into the concrete foundation to comply with CBC Section 2304.3.4.

RFI draft: Please revise the foundation details (2/A5.0 and 3/A5.0) to specify a minimum 7-inch embedment for all sill plate anchor bolts into the concrete foundation to comply with CBC Section 2304.3.4.

Summary: The drawing's structural general notes (Section 03 90 00, Note 3.01.D.2) instruct the contractor to "WEDGE BARS TIGHT AND CENTERED IN THE HOLE WITH WOODEN WEDGES (GOLF TEES) TO HOLD IT IN PLACE UNTIL THE ADHESIVE SETS." This conflicts with CBC Section 1901.3, which dictates that anchoring to concrete must comply with ACI 318. Post-installed adhesive anchors must be installed per the manufacture...

Why it matters: If built according to this detail, the wooden wedges will remain embedded in the adhesive. Over time, the wood can absorb moisture, swell, and rot, leaving voids that compromise the structural capacity of the anchor. This violates the testing parameters of the anchoring system, would fail special...

Suggested next step: Remove the instruction to use wooden wedges or golf tees in adhesive anchor holes. Require that the holes be completely filled with adhesive per the manufacturer's ICC-ES evaluation report. If temporary support is needed while the adhesive cures, specify the use of manufacture...

RFI draft: Remove the instruction to use wooden wedges or golf tees in adhesive anchor holes. Require that the holes be completely filled with adhesive per the manufacturer's ICC-ES evaluation report. If temporary support is needed while the adhesive cures, ...

Summary: Section F details the installation of a Simpson DTT2Z seismic tension tie using a 1/2-inch anchor bolt, but instructs to 'DRILL ¾” HOLE THROUGH (E) 2x'. Drilling a 3/4-inch hole for a 1/2-inch bolt creates a 1/4-inch oversized gap around the fastener.

Why it matters: An excessively oversized hole in a tension tie destroys geometric compatibility, allowing 1/4-inch of unrestrained slip before the bolt engages the wood framing. During a seismic event, this slop prevents the immediate transfer of forces and causes sudden dynamic impact loads that can fracture th...

Suggested next step: Please revise the drill hole size for the 1/2-inch anchor bolt at the DTT2Z tie to comply with maximum allowable wood bolt hole tolerances (typically bolt diameter + 1/16-inch to 1/32-inch maximum) to ensure immediate and rigid seismic load transfer.

RFI draft: Please revise the drill hole size for the 1/2-inch anchor bolt at the DTT2Z tie to comply with maximum allowable wood bolt hole tolerances (typically bolt diameter + 1/16-inch to 1/32-inch maximum) to ensure immediate and rigid seismic load transfer.

Summary: The CF1R compliance report identifies this project as located in Climate Zone 4 with a newly constructed attic for the First Floor Addition. The Opaque Surface Constructions table shows the roof deck construction 'Attic RoofFirst Floor Addition' has no insulation (R-0) with a U-factor of 0.644. Section 150.0(a)1 is a mandatory requirement that in Climate Zone 4, roof decks in newly constructed ...

Why it matters: Section 150.0 requirements are mandatory and cannot be traded off through the performance compliance approach. Per Section 150.1(a)2, a building must meet 'the applicable requirements of Section 150.0 (mandatory features)' in addition to meeting performance or prescriptive standards. Per Section ...

Suggested next step: Request clarification from the energy consultant on how the mandatory roof deck insulation requirement of Section 150.0(a)1 (U-0.184 maximum in Climate Zone 4) is met for the newly constructed First Floor Addition attic, given the CF1R shows the roof deck at U-0.644 with no in...

RFI draft: Request clarification from the energy consultant on how the mandatory roof deck insulation requirement of Section 150.0(a)1 (U-0.184 maximum in Climate Zone 4) is met for the newly constructed First Floor Addition attic, given the CF1R shows the r...

Summary: The Proposed Floor Plan shows Bedroom 3 [107] as an interior room bounded by Kitchen [103] to the west, Closet [123] to the north, Bathroom 3 [111] to the east, and Bathroom 2 [110] to the south. No window tag or exterior door is shown for this room anywhere on the plan. All other bedrooms have designated windows shown on the plan: Bedroom 4 has W101, Bedroom 2 has W103, and the Master Bedroom ...

Why it matters: An interior sleeping room without any emergency escape and rescue opening is a fundamental life-safety deficiency that will be rejected during plan check. Since Bedroom 3 appears to have no exterior walls, resolving this will likely require significant floor plan redesign to either provide the ro...

Suggested next step: Request the Architect to clarify how Bedroom 3 [107] will comply with CFC Section 1031.2 for emergency escape and rescue. If the room has no exterior wall for a code-compliant window, consider redesigning the plan to provide exterior wall access for an emergency escape and res...

RFI draft: Request the Architect to clarify how Bedroom 3 [107] will comply with CFC Section 1031.2 for emergency escape and rescue. If the room has no exterior wall for a code-compliant window, consider redesigning the plan to provide exterior wall access f...

Summary: Drawing Note 6 states: "WATER PIPE AND FITTINGS W/ A LEAD CONTENT WHICH EXCEEDS 8% SHALL BE PROHIBITED PER CPC 604.2.1." CPC Section 604.2.1 applies exclusively to non-drinking water applications. However, this is a Domestic Water Plan for a residential building, supplying water for human consumption. CPC Section 604.2 requires the maximum allowable lead content for pipes, pipe fittings, plumbi...

Why it matters: Applying the 8% lead content limit from CPC 604.2.1 (non-drinking water) instead of the 0.25% limit from CPC 604.2 (drinking water) to a domestic potable water system creates a serious health hazard. Contractors relying on this note could procure and install pipe and fittings with lead content fa...

Suggested next step: Please revise Plumbing Note 6 to reference CPC Section 604.2 instead of CPC 604.2.1, and correct the maximum lead content from 8% to a weighted average of 0.25% for pipes, pipe fittings, plumbing fittings, and fixtures conveying water for human consumption. Additionally, confi...

RFI draft: Please revise Plumbing Note 6 to reference CPC Section 604.2 instead of CPC 604.2.1, and correct the maximum lead content from 8% to a weighted average of 0.25% for pipes, pipe fittings, plumbing fittings, and fixtures conveying water for human co...

Summary: Plumbing Keynote P06 on the drawing states the clothes washer standpipe 'SHALL EXTEND MORE THAN 30 INCHES AND NOT LESS THAN 18 INCHES ABOVE ITS TRAP.' This directly contradicts CPC Section 804.1, which states 'No standpipe receptor for a clothes washer shall extend more than 30 inches (762 mm), or not less than 18 inches (457 mm) above its trap weir.' The code establishes 30 inches as the MAXIM...

Why it matters: If the standpipe is installed as the keynote directs (more than 30 inches above the trap), it will fail plumbing inspection for violating the CPC 804.1 maximum height requirement. This would require rework to lower the standpipe, causing construction delays and added cost. A standpipe that is too...

Suggested next step: Request the designer correct Keynote P06 to state the standpipe 'SHALL NOT EXTEND MORE THAN 30 INCHES AND NOT LESS THAN 18 INCHES ABOVE ITS TRAP' in accordance with CPC Section 804.1, and reissue the corrected drawing.

RFI draft: Request the designer correct Keynote P06 to state the standpipe 'SHALL NOT EXTEND MORE THAN 30 INCHES AND NOT LESS THAN 18 INCHES ABOVE ITS TRAP' in accordance with CPC Section 804.1, and reissue the corrected drawing.

Summary: Bedroom 3 (Room 107) is shown on the proposed floor plan as an interior room with no exterior window or exterior door. All identified window tags on the plan (W100 through W106) are associated with other rooms. The room is surrounded on all visible sides by Kitchen (103), Closet (123), Bathroom 3 (111), and Bathroom 2 (110). CRC Section R310.1 requires every sleeping room to have not less than ...

Why it matters: The absence of an emergency escape and rescue opening in a sleeping room is a critical life-safety violation that will result in plan rejection during building department review. Correcting this would likely require either providing Bedroom 3 with direct exterior wall exposure and an operable win...

Suggested next step: Clarify whether Bedroom 3 (Room 107) has an operable exterior window or exterior exit door that provides emergency escape and rescue capability. If no exterior opening exists or can be provided, revise the floor plan to either provide an EERO for this sleeping room per CRC R31...

RFI draft: Clarify whether Bedroom 3 (Room 107) has an operable exterior window or exterior exit door that provides emergency escape and rescue capability. If no exterior opening exists or can be provided, revise the floor plan to either provide an EERO for ...

Summary: The Wall/Floor Finishes plan designates the garage floor finish as FL105, which is defined in the keynotes as 'NEWAGE STONE COMPOSITE TILE.' NewAge Stone Composite Tiles are stone-plastic composite (SPC) products that contain polymer/PVC materials and are therefore combustible. CRC Section R309.1 explicitly requires that garage floor surfaces shall be of approved noncombustible material. A comb...

Why it matters: This is a direct code violation that will be flagged during plan check and/or field inspection. The garage floor material must be changed to an approved noncombustible surface (e.g., concrete, ceramic tile, or other noncombustible finish). If this is not corrected before construction, the install...

Suggested next step: Request the architect to confirm whether the specified NewAge Stone Composite Tile (FL105) meets the noncombustible material requirement of CRC R309.1 for garage floor surfaces. If it does not, request a revised garage floor finish specification using an approved noncombustibl...

RFI draft: Request the architect to confirm whether the specified NewAge Stone Composite Tile (FL105) meets the noncombustible material requirement of CRC R309.1 for garage floor surfaces. If it does not, request a revised garage floor finish specification u...

Summary: The detail for the "5¼" WIDE, 3 PLY" multi-ply beam specifies that the individual plies are "1¾"" thick and calls for fastening with a "SIMPSON SDS25350 SCREW". The Simpson model number SDS25350 designates a screw that is exactly 3.5 inches long. Because the first two plies combined equal exactly 3.5 inches (1.75" + 1.75"), a 3.5-inch screw will provide zero penetration into the third ply. Howe...

Why it matters: Without the screw adequately penetrating the third ply, the third structural member is completely unattached to the built-up beam assembly. This severs the load path for any loads carried by that ply, directly violating Section R301.1 which requires construction to result in a system that "provid...

Suggested next step: The specified SIMPSON SDS25350 screw is 3.5 inches long, which exactly matches the combined width of the first two 1¾" plies, leaving the third ply completely unfastened. Please review and provide a revised screw specification (e.g., SDS25450 or SDS25600) to ensure adequate pe...

RFI draft: The specified SIMPSON SDS25350 screw is 3.5 inches long, which exactly matches the combined width of the first two 1¾" plies, leaving the third ply completely unfastened. Please review and provide a revised screw specification (e.g., SDS25450 or S...

Summary: Sheet M1.0 HVAC Keynote M03 specifies the air handler shall use 'A MINIMUM MERV 6 FILTER,' while sheet T24.3 lists mandatory energy requirement §150.0(m)12 which states that space conditioning systems with ducts exceeding 10 feet must have 'MERV 13 or equivalent filters.' Furthermore, M1.0 HVAC Note 6 explicitly states 'ALL MANDATORY MEASURES ON SHEET T24.3 SHALL BE FOLLOWED,' creating a direct...

Why it matters: MERV 6 filters capture significantly fewer airborne particles than MERV 13 filters. Installing MERV 6 filters would violate the 2022 California Energy Code §150.0(m)12 mandatory requirement, which could result in failed inspections and non-compliance with Title 24. The contractor may install the ...

Suggested next step: Please clarify the required air handler filter rating. Sheet M1.0 Keynote M03 specifies a minimum MERV 6 filter, but Sheet T24.3 mandatory requirement §150.0(m)12 requires MERV 13 or equivalent. Please revise Keynote M03 to align with the MERV 13 requirement, or confirm whethe...

RFI draft: Please clarify the required air handler filter rating. Sheet M1.0 Keynote M03 specifies a minimum MERV 6 filter, but Sheet T24.3 mandatory requirement §150.0(m)12 requires MERV 13 or equivalent. Please revise Keynote M03 to align with the MERV 13 ...

Summary: The Ceiling Framing Plan on S1.1 calls out '2x6 CLG JOISTS @ 2'-0" OC' in the new porch framing bay between grid lines 3-4 and A-B. However, Section G on S3.3, which cuts through this same area between grid lines A and B, specifies '2x4 CEILING JOIST @ 2'-0" W/LUS24 HGR'. The plan and the section it references directly contradict each other on the depth of the ceiling joists: 2x6 versus 2x4.

Why it matters: A 2x6 joist has significantly greater bending capacity and stiffness than a 2x4 joist. Using the wrong size could result in either an over-designed member (wasted cost) or an under-designed member (structural deficiency, excessive deflection, or code non-compliance). The contractor and framer can...

Suggested next step: Please clarify the correct ceiling joist size for the new porch framing between grid lines A-B and 3-4. The Ceiling Framing Plan (S1.1) indicates 2x6 ceiling joists at 2'-0" OC, while Section G/S3.3 indicates 2x4 ceiling joists at 2'-0" OC with LUS24 hangers. Please confirm wh...

RFI draft: Please clarify the correct ceiling joist size for the new porch framing between grid lines A-B and 3-4. The Ceiling Framing Plan (S1.1) indicates 2x6 ceiling joists at 2'-0" OC, while Section G/S3.3 indicates 2x4 ceiling joists at 2'-0" OC with LU...

Summary: The Architectural Reflected Ceiling Plan (A2.4) designates a 22"x30" attic access hatch centered in the hallway ceiling (between Bedroom 3 and Bathroom 2). However, the Mechanical Plan (M1.0) locates the main 16x16 Ceiling Return (CR) and the mechanical return plenum in this exact same hallway ceiling location.

Why it matters: Both elements are detailed as occupying the identical ceiling footprint in the central hallway. Because the Air Handler (M03) is in the attic directly above, unobstructed code-required access is mandatory. Installing the main return plenum and grille in the same physical space as the framing for ...

Suggested next step: Please clarify the intended layout for the hallway ceiling between Bedroom 3 and Bathroom 2. Should the 22"x30" attic access be relocated, or should the 16x16 ceiling return grille and plenum be shifted to avoid a physical clash?

RFI draft: Please clarify the intended layout for the hallway ceiling between Bedroom 3 and Bathroom 2. Should the 22"x30" attic access be relocated, or should the 16x16 ceiling return grille and plenum be shifted to avoid a physical clash?