HomeMy WebLinkAboutBLDG-2572-2021_BV_BLDG_Review_V1
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PLAN REVIEW COMMENT LIST
PREPARED FOR: Ernie Kim, Architect
NEW SFD
2151 SAN LUIS DRIVE
CITY OF SAN LUIS OBISPO
PLAN CHECK No. BLDG-2572-2021
INITIAL SUBMITTAL
11/19/2021
USE OF STRUCTURE OCCUPANCY CONSTRUCTION TYPE AREA (S.F.) STORIES
SFD R-3 V-B 2813 1
FIRE SPRINKLERS: Yes
HIGH FIRE HAZARD ZONE: “Community at risk”, Muni. Code §15.04.030 (F)
SOILS REPORT: Yes
FLOOD AREA: X
REVIEWED BY: Jose L. Martinez
EMAIL: jose.c.martinez@bureauveritas.com
NOVEMBER 19, 2021 BLDG-2572-2021
INITIAL SUBMITTAL 2151 SAN LUIS DRIVE. SLO
PAGE 2 OF 10
INSTRUCTIONS
This plan review has been made to verify conformance to minimum requirements of codes and
ordinances adopted by the City of San Luis Obispo. Codes in effect for this project include the 2019
editions of the California Building Code (CBC), California Green Building Code (CGBC), California
Plumbing Code (CPC), California Mechanical Code (CMC), California Electrical Code (CEC), a nd
California Energy Code (CEnC). The CBC is based on the 2018 editions of the International Building
Code which was published by the International Code Council. The CPC and CMC are based on
the 2018 edition of the Uniform Plumbing and Mechanical Codes, respectively, which were
published by IAPMO. The CEC is based on the 2017 edition of the National Electrical Code
published by the National Fire Protection Association (NFPA). Applicable code sections are
referenced after each item in this list.
Before approval for code compliance or issuance of a building permit, the plans and application for
this construction require the information, revisions and comments indicated on the following pages.
The approval of plans and specifications does not permit the violation of any section of the building
code, or other ordinance or law.
Plan check fee provides for the initial plan check and one recheck. There will be an additional plan
check fee for any additional plan checks.
Application for which no permit is issued within 180 days following the date of application shall
expire by limitation.
On the “RESPONSE__________________________” line located below the comment item, write the
sheet number and detail number indicating where the comment is located.
If you do not respond to each comment item, we will assume that the comment remains and return
the plans to you to complete.
If there is a comment that is on the red-marked plans, provide responses in green next to the
comment. Please write the sheet number and detail number indicating where the comment is
located.
Please “cloud” all revisions made on plans due to this comment list as well as any other design
changes. This will facilitate review of all changes and expedite your recheck.
Submit a list showing any changes to the plan or previously submitted documents that are not the
result of the plan check comments.
IN ORDER TO EXPEDITE THIS PLAN REVIEW PROCESS PLEASE PROVIDE THE NAME AND PHONE NUMBER
OF THE INDIVIDUAL WHO PREPARED THESE PLAN REVIEW RESPONSES.
NAME: _____________________________________ PHONE: ____________________________
Please submit two new sets of prints along with the original submittal set to:
City of San Luis Obispo
Building and Safety Division
990 Palm Street
San Luis Obispo, CA 93401
NOVEMBER 19, 2021 BLDG-2572-2021
INITIAL SUBMITTAL 2151 SAN LUIS DRIVE. SLO
PAGE 3 OF 10
2019 CBC COMMENTS
GENERAL
PLANS ARE INCOMPLETE FOR THE PROPOSED WORK. Provide complete architectural and structural plans
prepared by an architect or engineer. Plans shall be signed by the licensed professional who prepared
them. The correction list reflects only obvious deficiencies and in no way represents a complete
correction list. Plan check will CONTINUE upon receipt of complete, legible, and accurately drawn
plans. [§ R106.1.1 CRC]
1. Confirm that this project will be all electric (no gas) and amend plans as necessary.
RESPONSE:__________________________________________________________________________________
2. All sheets of the final revised plans and the first sheet of the calculations are required to be signed
by the California licensed architect or engineer responsibl e for the plan preparation. Please include
the California license number, seal, date of license expiration and the date the plans are signed. [§
R5536.1, 6735 California Business and Profession Code]
RESPONSE:__________________________________________________________________________________
3. Provide a letter from the soils engineer confirming that the foundation plans, retaining walls, slope
setbacks, grading plans and specifications have been reviewed and that it has been determined
that the recommendations in the soil report are properly incorporated in the plans. [§ R401.4 CRC]
RESPONSE:__________________________________________________________________________________
4. Structural sheets defer to the architect for construction details at furred walls alon g the concrete
walls. Please provide construction details.
RESPONSE:__________________________________________________________________________________
FIRE/LIFE SAFETY
5. Provide construction details for the proposed exterior deck; to include, how deck will be sloped,
guardrail connectors and heights, etc. Additional comments may be forthcoming.
RESPONSE:__________________________________________________________________________________
6. Show distance from foundation to edge of cut or fill slopes and show slope and heights of cuts and
fills. [§ R403.1.7 CRC]
RESPONSE:__________________________________________________________________________________
7. Garages and/or carports beneath habitable rooms shall be separated from all habitable rooms
above by not less than 5/8” type X gypboard. Provide a construction detail on plan. [§ Table
R302.6 CRC ]
RESPONSE:__________________________________________________________________________________
8. Clearly show on plan; floors of garages/carports used for parking of automobiles or other vehicles
shall be sloped to a drain or toward the main vehicle entry doorway. [§ R309.1, 309.2 CRC]
RESPONSE:__________________________________________________________________________________
9. Show on plan; newly constructed one- and two-family dwellings and townhouses with attached
private garages shall comply with EV infrastructure requirements in accordance with the California
Green Building Standards Code, Chapter 4, Division 4.1. [§R309.8 CRC]
RESPONSE:__________________________________________________________________________________
10. Note on the plans the floor, wall, and ceiling finishes of each room/space. [§R106.1.1 CRC]
RESPONSE:__________________________________________________________________________________
11. Provide section details for the building.
RESPONSE:__________________________________________________________________________________
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12. Show on plan; required ceiling height for habitable space, hallways and portions of basements
containing these spaces shall be not less than 7 feet. Bathrooms, toilet rooms and laundry rooms
shall have a ceiling height of not less than 6 feet 8 inches. [§R305.1 CRC]
RESPONSE:__________________________________________________________________________________
13. For rooms with sloped ceilings, a minimum ceiling height of 7’-0” shall be provided in at least 50% of
the room. No portion of the required area can be less than 5’ [§ R305.1 CRC Exception]
RESPONSE:__________________________________________________________________________________
14. Show on plan; the clear space in front of any water closet or bidet shall not be less than twenty -four
24 inches deep by 30 inches wide centered on the toilet. [§402.5 CPC ]
RESPONSE:__________________________________________________________________________________
GLASS AND GLAZING
15. Show on plan the following: [§R308.4 CRC]
a) Where the glazing is within 24 inches of either side of the door, in the plan e of the door, in a
closed position (except where there is an intervening wall between the door and the glazing).
b) Where the glazing is on a wall less than 180 degrees from the plane of the door in a closed
position and within 24 inches of the hinge side of an in -swinging door.
c) Glazing greater than 9 square feet with the bottom edge less than 18” above the floor and the
top edge greater than 36” above the floor (unless the glazing is more than 36” horizontally away
from walking surfaces or if a complying protective bar is installed)
d) Glazing in walls or fences enclosing, containing or facing, within 5 feet horizontally, hot tubs,
spas, whirlpools, saunas, steam rooms, indoor and outdoor pools, shower and bathtubs where
the bottom edge is less than 5’ measured vertically.
e) Glazing in swinging and sliding doors.
f) Glazing adjacent to stairways, landings and ramps within 36” horizontally of a walking surface
when the glazing is less than 36” above the plane of the adjacent walking surface. Glazing
adjacent to stairways within 60” horizontally of the bottom tread in any direction when the
exposed surface of the glazing is less than 36” above the nose of the tread. See exceptions.
RESPONSE:___________________________________________________________________________
16. Provide a door and window schedule and include egress requirements (notes) and safety glazing
locations.
RESPONSE:__________________________________________________________________________________
17. Show on plan; landings at exterior doors equal to the width of the door and a length in the direction
of travel equal to 36 inches. Slope of exterior landings shall not exceed ¼” per foot (2% slope).
[§R311.3 CRC]
RESPONSE:__________________________________________________________________________________
18. Show on plan; landings at the required egress door shall not be more than 1-1/2” lower than the top
of the threshold. Landings with doors that do not swing over the landing may have a difference in
elevation of 7 ¾” maximum below the top of the threshold. [§R311.3.1 CRC]
RESPONSE:__________________________________________________________________________________
19. Landings at doors other than the required egress door shall not be more than 7-3/4” below the top
of the threshold. Show on plan. [§ R311.3.2 CRC]
RESPONSE:__________________________________________________________________________________
STAIRWAYS
20. Provide construction details for what appears to be exterior concrete stairs and steps.
RESPONSE:__________________________________________________________________________________
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PAGE 5 OF 10
21. Provide a section detail of the interior stairs and detail stairway profile to comply with the
requirements of CRC Sec. R311.5.1
RESPONSE:__________________________________________________________________________________
22. The enclosed space under the stairs accessed by a door or access panel shall be protected on the
enclosed side with ½” gypsum board. [§R302.7 CRC]
RESPONSE:__________________________________________________________________________________
23. Show a landing at the top and bottom of each stairway, with a minimum width equal to the width
of the stairway and a minimum dimension of 36” in the direction of travel. A landing is not required
at the top of an interior stairway, provided a door does not swing over the stairs. [§R311.7.6 CRC]
RESPONSE:__________________________________________________________________________________
24. Provide light over stairs with switch top and bottom. Show on plan. [§R303.7 CRC]
RESPONSE:__________________________________________________________________________________
25. Provide a minimum of 6 feet 8 inches clear above all portions of the stairs and landings. [§R311.7.2
CRC] This dimension is measured from a plane tangent to the stairway tread nosing.
RESPONSE:__________________________________________________________________________________
26. Show stair width clearance of 36 inches minimum at all points above the permitted handrail height
and below the required headroom height. Minimum clear width of the stairway at and below the
handrail height is 31-1/2” where a handrail is installed on one side, and 27” where handrails are
installed on both sides. [§R311.7.1 CRC]
RESPONSE:__________________________________________________________________________________
27. Stairway riser height shall not exceed 7.75 inches maximum and minimum run shall be 10 inches.
[§R311.7.5 CRC]
RESPONSE:__________________________________________________________________________________
28. Handrails shall be placed between 34 inches and 38 inches above the nosing of treads and
landings. [§R311.7.8.1 CRC]
RESPONSE:__________________________________________________________________________________
29. Space between handgrip and wall shall be not less than 1 ½ inches. [§R311.7.8.3 CRC]
RESPONSE:__________________________________________________________________________________
30. Spacing between intermediate rails of open handrails serving as required guards shall be less than 4
3/8 inches. [§R312.1.3 CRC Exception]
RESPONSE:__________________________________________________________________________________
31. Handrails are required on at least one side of each continuous run of treads with four or more risers.
Show stairway railing/handrail on the floor plan. [§ R311.7.8 CRC]
RESPONSE:__________________________________________________________________________________
32. The walking surface of treads and landings of stairways shall not be sloped greater than 1:48 (2%
slope). Show on plan. [§R311.7.7 CRC]
RESPONSE:__________________________________________________________________________________
ROOF
33. Minimum 1” clearance shall be provided between the attic insulation and the roof sheathing where
eave or cornice vents are installed. [§ R806.3 CRC]
RESPONSE:__________________________________________________________________________________
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34. Show location of attic access with a minimum size of 22” x 30” unless the maximum vertical
headroom height in the attic is less than 30”. The opening shall be located in a hallway or other
location with ready access. Where mechanical equipment is installed in the attic the mini mum
dimensions are 22”x30” and at least as large as the largest component of the appliance. Access
must be provided to each separated attic area, with a 30” headroom clearance above the
opening. [§R807.1 CRC]
RESPONSE:__________________________________________________________________________________
35. Provide a controlled roof drainage system to collect and discharge runoff to the ground surface at
least 5 feet from foundation walls or approved drainage system where expansive or collapsible soils
exist. [§ R801.3 CRC]
RESPONSE:__________________________________________________________________________________
FIRE SPRINKLERS, SMOKE ALARMS, CARBON MONOXIDE ALARMS
36. Note on plan; required smoke alarms shall receive their primary power from the building wiring
where such wiring is served from a commercial source and shall be equipped with a battery
backup. Smoke alarms shall emit a signal when the batteries are low. Wiring shall be permanent and
without a disconnecting switch other than as required for overcurrent protection. [§R314.6 CRC]
RESPONSE:__________________________________________________________________________________
37. [§R314.3 CRC] Smoke alarms shall be installed and maintained at all of the following locations,
please revisit the locations shown on plan (at each story (upper/lower stairs) and outside of each
sleeping area):
Outside of each separate sleeping area in the immediate vicinity of the bedrooms .
In each sleeping room.
In each story within a dwelling unit, including basements and habitable attics but not
including crawl spaces and uninhabitable attics.
Split-level dwellings or dwelling units without an intervening door between the adjacent
levels, where the lower level is located one full story or more below the upper level.
RESPONSE:___________________________________________________________________________
38. Note on plan; smoke alarms shall be installed not less than 3 feet horizontally fro m the door or
opening of a bathroom that contains a bathtub or shower unless this would prevent placement of a
smoke alarm required by Section R314.3.
RESPONSE:__________________________________________________________________________________
39. Show on plan a carbon monoxide alarm within the master bedroom [§R315.3 CRC].
RESPONSE:__________________________________________________________________________________
40. Show on plan the following Guardrail requirements [§R312.1 CRC]:
Shall be installed along open-sided walking surfaces, including stairs, ramps, and landings,
that are located more than 30” above the floor or grade below at any point within 36”
horizontally to the edge of the open side. [§R312.1.1 CRC]
Shall have a height of not less than 42” measured vertically above the walking surface, or
the line connecting the leading edges of the treads. Guards located on the open side of
stairs may have a height not less than 34”. [§R312.1.2 CRC]
Shall be detailed showing adequacy of connections to resist the live loads prescribed in CRC
Table R301.5.
Openings between railings shall be less than 4”. The triangular opening formed by the riser,
tread and bottom element of a guardrail at a stair shall be less than 6”. Guards on the open
sides of stairs shall have openings less than 4-3/8”. [§R312.1.3 CRC]
RESPONSE:___________________________________________________________________________
PLUMBING
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PAGE 7 OF 10
41. Sheet C-1: Show on plan the size and type of the proposed gas piping, referenced on plan, and the
water pipe size and type.
RESPONSE:__________________________________________________________________________________
42. The plumbing plans are incomplete. Provide complete plumbing plans or show on the floor plan
fixtures, equipment location and access, and how combustion air is achieved for gas appliances.
Additional corrections may apply. [§R106.1 CRC]
RESPONSE:__________________________________________________________________________________
43. Show the location of the water heater on the floor plans. [§R106.1 CRC]
RESPONSE:__________________________________________________________________________________
44. For the installation of tankless water heaters specify whether they are electric or gas and add the
following notes to the plans: “Tankless water heaters shall be nationally listed and be installed in
accordance with the installation instructions that were approved as part of their listing.” “The gas
piping serving this appliance must be sized in compliance with the water heater’s listed installation
instructions and the 2019 California Plumbing Code.” [§R504.3.1 CRC]
RESPONSE:__________________________________________________________________________________
45. Show on plan; showers and shower-tubs shall be provided with individual control valves of the
pressure balance, thermostatic, or combination pressure balance/thermostatic mixing valve type
that provide scald and thermal shock protection. [§408.3 CPC]
RESPONSE:__________________________________________________________________________________
46. Show on plan all shower compartments, regardless of shape, shall have a minimum finished interior
of 1024 sq. in. and shall also be capable of encompassing a 30 inch circle. [§408.6 CPC]
RESPONSE:__________________________________________________________________________________
47. Special venting for island sink is required. Provide a construction detail on plan. [§909.0 CPC]
RESPONSE:__________________________________________________________________________________
MECHANICAL
48. The mechanical plans are incomplete. Provide complete mechanical plans or show on the floor
plan equipment location and access, and how combustion air is achieved for gas appliances.
Additional corrections may apply. [§R106.1 CRC]
RESPONSE:__________________________________________________________________________________
49. Show the location of the forced air unit (F.A.U.) and return air grill on the floor plan. [§R106.1 CRC]
RESPONSE:__________________________________________________________________________________
50. Provide the manufacturer’s listing and installation instructions so that working space, equipment
loads, combustion air, etc. can be checked. [§R106.1 CRC]
RESPONSE:__________________________________________________________________________________
51. [§304.4 CMC] Show the following on the plans for heating/cooling equipment installed in the attic:
Attic access a minimum of 22”x30” not over 20’ from the equipment.
Unobstructed passageway 24” wide x 30” high with solid continuous flooring from the access
to the equipment/control panel. The passageway shall be at least as large as the largest
component of the appliance.
A level, unobstructed work platform not less than 30” square in front of the equipment with
30” headroom. [§304 CMC]
A 120V receptacle and a light near the equipment. The light switch shall be located at the
attic access.
RESPONSE:___________________________________________________________________________
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INITIAL SUBMITTAL 2151 SAN LUIS DRIVE. SLO
PAGE 8 OF 10
52. Note on plan and if applicable; place the F.A.U. which is in the garage on top of a platform which
places the source of ignition at least 18” above the floor level. Appliances such as the FAU, installed
in the garage where they may be subject to mechanical damage, shall be elevated or installed
behind protective barriers. [§305 CMC]
RESPONSE:__________________________________________________________________________________
53. Show on plan; clothes dryer moisture exhaust ducts shall terminate outside the building and have a
back-draft damper. Exhaust duct is limited to 14’ with two elbows. This shall be reduced 2’ for every
elbow in excess of two or in accordance with manufacturer’s installation instructions. Show
minimum 4” diameter, smooth, metal duct, and show duct route on plan. [§504.4 CMC]
RESPONSE:__________________________________________________________________________________
54. Dryer exhaust duct shall terminate no less than 3’-0” from openings into the building. Show on plan.
[§502.2.1 CMC]
RESPONSE:__________________________________________________________________________________
ELECTRICAL
55. Provide a single line diagram when using sub -panels. Additional corrections may apply. [§R106.1
CRC]
RESPONSE:__________________________________________________________________________________
56. The panel is located in the middle of a shear wall. Revise the location of the panel or have the
engineer of record address shear transfer, increased loading, and edge reinforcing around the
opening in the wall. [§2305.1.1 CBC]
RESPONSE:__________________________________________________________________________________
57. [§210.8 CEC] Show on plan; ground Fault Circuit Interrupter (GFCI) receptacle protection as
required.
RESPONSE:___________________________________________________________________________
58. Show a minimum of one wall switch-controlled lighting outlet in every habitable room. In other than
kitchens and bathrooms, one or more receptacles controlled by a wall switch are permitted in lieu
of lighting outlets. [§210.70 CEC]
RESPONSE:__________________________________________________________________________________
59. A switched light shall be installed at all exterior doors (see lower floor entry). [§210.70 CEC]
RESPONSE:__________________________________________________________________________________
ENERGY
60. The preliminary energy compliance forms call out for roof radiant barrier; please assure this is shown
on the roof construction details.
RESPONSE:__________________________________________________________________________________
61. Please submit the registered version of the energy compliance forms and assure the Certificate of
Compliance is signed by the documentation author AND either the designer or owner. [§10-103
CAC]
RESPONSE:__________________________________________________________________________________
62. Show SHGC and U-Factor on the window schedules as per the energy compliance forms.
RESPONSE:__________________________________________________________________________________
GREEN BUILDING
63. Sheet T-2: Imprint checklist which legibly shows the check-off columns and assure the column is
properly completed to project requirements. Sheet T-3: Same correction as above.
RESPONSE:__________________________________________________________________________________
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INITIAL SUBMITTAL 2151 SAN LUIS DRIVE. SLO
PAGE 9 OF 10
64. Show on plan how storm water, per Green Building Standards Code Section 4.106, will be managed.
[§R300.1 CRC]
RESPONSE:__________________________________________________________________________________
65. Submit a construction waste management plan reducing waste at least 65%. [§R334.1 CRC]
RESPONSE:__________________________________________________________________________________
PHOTOVOLTAIC SYSTEMS
66. Corrections may be forthcoming if the resubmitted energy compliance forms specify a PV system.
RESPONSE:__________________________________________________________________________________
STRUCTURAL
67. Sheet S-3: Please revisit all notes and construction detail callouts on plan. Most all reference to
details that were not submitted and are not shown on the referenced plan sheet – and other detail
callouts do not match the area referenced. Additional corrections may be forthcoming.
RESPONSE:__________________________________________________________________________________
68. Sheet S-4: Please revisit all notes and construction detail callouts on plan. Most all reference to
details that were not submitted and are no t shown on the referenced plan sheet – and other detail
callouts do not match the area referenced. Additional corrections may be forthcoming.
RESPONSE:__________________________________________________________________________________
69. Girder and Drag Trusses shown on plan do not match the truss calculations. Revised Truss designs
shall be stamped and signed by the design engineer .
RESPONSE:__________________________________________________________________________________
70. Please have the design professional of record review the truss calculations for conformance with the
design of the project.
RESPONSE:__________________________________________________________________________________
71. Provide gridlines on plan sheets as referenced in the structural cal culations.
RESPONSE:__________________________________________________________________________________
72. Correlate all construction details on sheets S5.0 – S-7 to the corresponding plan sheet; or, remove
unused construction details.
RESPONSE:__________________________________________________________________________________
73. Provide beam, header, studs and post schedules.
RESPONSE:__________________________________________________________________________________
74. Include in plan Simpson/Hardie wall manufacturer’s specifications and sheets. Shall be reviewed
and approved by the architect or engineer of record prior to plan approval . 107.3.4
RESPONSE:__________________________________________________________________________________
75. [§1603.1 CBC] Provide the following design criteria on the construction documents (information in
the calculations only is not sufficient):
[§1603.1.1 CBC] Floor Live Loads:
i. Uniformly Distributed Load = _____
ii. Concentrated Load = _____
iii. Impact Load = _____
iv. Live Load Reduction: Y/N and justification per 1607.9
[§1603.1.2 CBC] Roof Live Load
[§1603.1.4 CBC] Wind Design Data:
i. Basic Wind Speed (3-mile gust) = _____
ii. Wind Importance Factor I = _____
iii. Wind Exposure(s) = _____
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iv. The Applicable Internal Pressure Coefficient = _____
v. Design Wind Pressure(s) for Components And Cladding (not specifically designed by
the Registered Design Professional) = ____________
[§1603.1.5 CBC] Earthquake Design Data
i. Seismic Importance Factor I = _____
ii. Risk Category = _____
iii. Mapped Spectral Response Accelerations, SS = _____ & S1 = _____
iv. Site Class = _____
v. Spectral Response Coefficients, SDS = _____ and SD1 = _____
vi. Seismic Design Category = _____
vii. Basic Seismic-Force Resisting System(s) = ________
viii. Design Base Shear = _____
ix. Seismic Response Coefficient(s), CS = ____________
x. Response Modifications Factor(s), R = ____________
xi. Analysis Procedure Used: ________________________________
[§1603.1.7 CBC] Flood Design Data as applicable.
RESPONSE:___________________________________________________________________________
76. Please see and address additional comments and items marked upon original check submittal. Provide
responses that address ALL markups on the plans in a green color of pencil or ink adjacent to the markup.
RESPONSE:__________________________________________________________________________________
77. Please indicate here if any changes have been made to the plans that are not a result of comments from this
list. If there are other changes, please briefly describe them and where they are located in the plans.
RESPONSE:__________________________________________________________________________________
Administrative Information and Instructions:
Please return the originally submitted set of plans along with two new revised sets. If the original marked-up set is
not returned and / or a response is not provided for EACH comment item, a re-check will NOT be done and the
plans will be returned.
[END]