Multi-Story Residential: 430 Issues Found in Pre-Permit Review

On the same detail drawing (WH3 Piping Detail), Equipment Note 7 identifies the water heater as 'ELECTRIC WATER HEATER' while the narrative specification states 'WATER HEATERS (2) SHALL BE HIGH EFFICIENCY, GAS-FIRED, STORAGE TYPE.' The Water Heater Schedule on P901 confirms WH3 is ELECTRIC with 18 KW input at 208/3/60.

Sheet S002 Steel Lintel Schedule shows ML1 as W8x24 and ML2 as HSS16x8x1/2. However, Note 11 on sheet S104 defines ML1 as (2) 6x3 1/2x5/16 (LLV) and ML2 as W16x40 LINTEL. These are completely different steel member types - double angles versus wide flange for ML1, and hollow structural section versus wide flange for ML2.

The Wood Lintel Schedule on S002 specifies WL1 as (3) 2x8 and WL2 as (2) 2x8. However, Note 11 on the Roof Framing Plan S107 defines WL1 as (3) 2x10 and WL2 as (2) 2x10. The lumber depth differs by 2 inches (8" nominal vs 10" nominal), representing a significant difference in section modulus and load-carrying capacity.

Multiple versions of the International Building Code are referenced in this document. Found references to year(s) 2015 alongside 2021. The 2021 International Building Code (2021) was selected as the applicable code since it is the latest edition, but older version(s) are still referenced on some sheets.

The drawing shows wall assembly W605-SB explicitly labeled as "(SMOKE BARRIER)" but this assembly is based on the W405/W605 construction which is labeled "NON-RATED". The W605-SB shows only "5 1/2" WD FRMG" as its defining characteristic, with the base W405 assembly consisting of 5/8" GWB on both sides of 3 1/2" wood framing. IBC Section 709.3 requires smoke barriers to have a 1-hour fire-resistance rating.

Code: 2021 International Building Code

The door schedule shows inconsistent fire protection ratings for interior exit stairway doors across floors. First floor doors ST1-1 and ST2-1 have 45-minute fire rating. Second floor doors ST1-2 and ST2-2 have 3-hour fire rating. Third floor doors ST1-3 and ST2-3 have 90-minute fire rating. Per Section 1023.2, interior exit stairway enclosures connecting four stories or more shall have a fire-resistance rating of not less than 2 hours.

Code: 2021 International Fire Code

Multiple versions of the National Electrical Code (NFPA 70) are referenced in this document. Found references to year(s) 2017 alongside 2020. The 2020 NFPA 70: National Electrical Code (NEC) (2020) was selected as the applicable code since it is the latest edition, but older version(s) are still referenced on some sheets.

The 'TENSION DEVELOPMENT AND LAP SPLICE LENGTH (FOR MASONRY ONLY)' schedule lists lap splice lengths that violate the minimum requirements for Allowable Stress Design (ASD). IBC Section 2107.2.1 explicitly states that for ASD, 'The length of the lapped splice shall be not less than 40 bar diameters.' For #3 bars (0.375" diameter), the minimum is 15 inches (40 * 0.375), but the schedule lists 12 inches.

Code: 2021 International Building Code

The details show "CMU SOAP" installed directly against the web of a steel "WF LINTEL" without detailing any mechanical anchorage or lath system. Relying solely on mortar adhesion to smooth structural steel is not a code-compliant method for supporting masonry (veneer or otherwise).

Code: 2021 International Building Code

Section 2 details a wood shear wall hold-down system connected to a "CONT. 3/8" BENT P" via a welded threaded stud. However, the detail fails to specify any vertical anchorage (such as embedded anchor bolts) connecting this bent plate to the supporting "8" CMU" bond beam to resist the concentrated uplift forces generated by the hold-down.

Code: 2021 International Building Code

The drawing contains conflicting information regarding the structural construction of the elevator shaft. Note 15 explicitly mandates a "MASONRY SHAFT" that is "GROUTED SOLID & REINFORCED". However, the framing plan (Reference 2) depicts the elevator shaft walls with thin lines consistent with the surrounding wood framing and references wood framing tags (e.g., "WL1") and wood framing details.

Code: 2021 International Building Code

The drawing details (Sections 6, 7, and 8) specify "3/4"φ EXP. ANCHORS @ 24" o/c STAGGERED" connecting a 2x wood ledger to an 8" CMU wall. The wall reinforcement note ("w/ REINF. PER PLAN NOTES") implies standard reinforced masonry, which is typically partially grouted (grout only at reinforced cells). 3/4-inch diameter expansion anchors generally require a solid substrate (solid grout or concrete) to function and are not listed for use in the hollow face shells of CMU.

Code: 2021 International Building Code

The drawing contains a critical contradiction regarding pile spacing dimensions. General Note 4 states "CENTER TO CENTER PILE SPACING SHALL BE 4'-6"." However, the specific dimensions on Details PC5, PC7, PC8, and PC10 explicitly show pile spacings of 3'-3" and 3'-11", which directly contradict the general note.

Code: 2021 International Building Code

The drawings specify a "14 GA. BENT PL" connected with "(2) 3/4"Ø EPOXY BOLTS" to anchor the wood framing to the CMU wall. 14 gauge steel (approx. 0.075" thick) is disproportionately thin for use with large 3/4" diameter structural anchors. The bearing area provided by 14 gauge steel is insufficient to develop the capacity of a 3/4" bolt.

Code: 2021 International Building Code

The mechanical plans (Details 1, 2, 3/M701) depict the VRP HVAC unit located inside an enclosed Mechanical Closet. Detail 4/M701 shows the ERV supplying fresh air directly into this closet ('SA DUCT DUMP IN MECHANICAL CLOSET'). However, there are no return air transfer grilles, undercut specifications, or return air ductwork shown connecting the habitable dwelling unit space to the Mechanical Closet.

Code: 2021 International Building Code

The detail shows a '4" DUCT METAL CONDUIT' and an intake opening penetrating the enclosure of a '2 HR. RATED SHAFT'. While the refrigerant piping note specifies a 'UL TESTED JOINT SYSTEM', there is no corresponding firestopping specification or damper shown for the 4" ventilation conduit penetrations.

Code: 2021 International Building Code

The drawing specifies 'EPDM FLASHING MEMBRANE' in direct contact with 'RUBBERIZED ASPHALT SEALANT'. Rubberized asphalt and other petroleum-based products are chemically incompatible with EPDM membranes, causing the membrane to swell, degrade, and fail, leading to leaks.

Code: 2021 International Building Code

The Roof Plan (Sheet M105) shows a "PIPING ROOF CURB" located directly within the enclosure labeled "ELEVATOR HOISTWAY". The leader line points to a penetration symbol inside the hoistway footprint. IBC Section 713.8.1 prohibits penetrations in shaft enclosures other than those necessary for the purpose of the shaft.

Code: 2021 International Building Code

In Plan 1, the Return Air system (green ductwork) serving 'CCU 06A' and 'MAINT. OFFICE 221' is incorrectly connected to grilles in 'TOILET 228' and 'TOILET 229'. The grilles in the toilets are labeled 'R2' (Return) and share the same ductwork as the office.

The Drawing indicates a VRF (Variable Refrigerant Flow) system design by calling for "BRANCH BOXES ON UNISTRUT" in the refrigerant shaft area. Branch boxes (selector boxes) are specific components of Heat Recovery VRF systems. However, the Specification's Sequence of Operation explicitly describes "Ducted Split System[s]" and "Wall Mounted Split System[s]" each paired with an "Associated Heat Pump".

Fire Protection

Fire sprinkler systems, fire alarm systems, standpipe systems, smoke barriers, fire-resistance ratings, and fire code compliance

Structural

Steel lintels, wood framing, masonry construction, seismic connections, load paths, foundation design, and structural code compliance

Architectural

Door schedules, stair enclosures, fire ratings, wall assemblies, roof ventilation, fireblocking, and building code compliance

Mechanical

HVAC systems, ventilation strategies, ERV systems, return air paths, equipment conflicts, and mechanical code compliance

Plumbing

Water heaters, fuel types, roof drains, piping systems, and plumbing code compliance

Electrical

Electrical code references, NEC compliance, and electrical system coordination

Code Compliance

IBC compliance, IFC compliance, code edition conflicts, and building code violations

Document Coordination

Drawing conflicts, schedule mismatches, specification contradictions, and document coordination issues