Plan Review: 46 Issues Found

Summary: 23 index entries | 20 perfect matches | 3 mismatched | 0 missing Mismatched (3): A-0: Expected: COVER SHEET (A-0) | Actual: Cover Sheet (Page 1)(p1) A-4: Expected: MAIN LEVEL RENOVAION PLAN (A-4) | Actual: MAIN LEVEL RENOVATION PLAN (A-4)(p5) A-5: Expected: LOFT PLAN (A-5) | Actual: LOFT FLOOR PLAN (A-5)(p6)

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: 0 missing, 3 mismatched out of 23 sheets

Summary: Detail 4 'STONE VENEER AT FOUNDATION' explicitly dimensions the weep screed clearance as '2" MIN. AT GRADE' and '1/2" MIN. AT PAVING'. The stone veneer assembly incorporates metal lath, a scratch coat, and mortar setting bed, which constitutes a cement plaster (stucco) application over an exterior stud wall. Section 2512.1.2 of the 2024 NC Building Code requires the weep screed to be placed not...

Why it matters: Insufficient weep screed clearance above grade and paving will trap moisture behind the cladding system, leading to water damage to the sheathing and framing. This will be flagged during building inspection and will require redesign and potential rework of completed foundations, causing construct...

Suggested next step: Request the design team revise Detail 4 to show the weep screed placed not less than 4 inches above earth grade and not less than 2 inches above paved areas in accordance with Section 2512.1.2 of the 2024 NC Building Code. Confirm whether the revised clearances affect the foun...

RFI draft: Request the design team revise Detail 4 to show the weep screed placed not less than 4 inches above earth grade and not less than 2 inches above paved areas in accordance with Section 2512.1.2 of the 2024 NC Building Code. Confirm whether the revi...

Summary: Building Section A-A shows a fireplace with a 5" thick stone veneer located on the Main Level in Family Room 202. The section illustrates that this heavy masonry assembly is supported entirely by the floor framing over the Basement level Living Room 102, rather than extending down to a proper foundation. Section 2104.1.1 explicitly prohibits masonry from being supported on wood girders or wood ...

Why it matters: Supporting a 5-inch thick stone masonry veneer and fireplace assembly directly on a standard wood floor assembly without a continuous masonry foundation to the earth introduces massive dead loads that the floor is not designed to support. This will lead to extreme structural deflection, framing f...

Suggested next step: Clarify the structural support for the fireplace and 5" stone veneer in Family Room 202. Provide structural details showing a concrete or solid masonry foundation extending through the basement to undisturbed earth per Section 2111.3, or confirm if a zero-clearance factory-bui...

RFI draft: Clarify the structural support for the fireplace and 5" stone veneer in Family Room 202. Provide structural details showing a concrete or solid masonry foundation extending through the basement to undisturbed earth per Section 2111.3, or confirm i...

Summary: The structural general notes state that the design is in accordance with the "North Carolina State Building Code: Residential Code, 2018 Edition" and reference residential code sections such as "TABLE R602.3(1)" and "Section R602.10". However, the project is required to comply with the 2024 North Carolina Building Code. Section 1601.1 mandates that the structural design of buildings must be gov...

Why it matters: Relying on an outdated and different code base (2018 Residential Code) instead of the applicable 2024 Building Code will result in the use of incorrect design loads, superseded fastener schedules, and inadequate lateral bracing requirements. This can lead to structural deficiencies and permit rej...

Suggested next step: Please revise the structural general notes, design loads, fastener schedules, and lateral bracing notes to comply with and explicitly reference the 2024 North Carolina Building Code.

RFI draft: Please revise the structural general notes, design loads, fastener schedules, and lateral bracing notes to comply with and explicitly reference the 2024 North Carolina Building Code.

Summary: The drawing specifies removing the 'BOTTOM CHORD AND WEB MEMBERS' of the existing roof structure (noted as existing rafters) in the rear of the new ridge beam to create a vaulted ceiling. Removing these tension ties essentially destroys the truss/rafter assembly's ability to resist outward thrust. While the front vaulted ceiling correctly adds a Parallam beam beneath the existing ridge to creat...

Why it matters: Without a complete structural load path (e.g., a structural ridge beam supported by columns) in the rear vaulted ceiling area, the roof will lack the necessary support to resist dead, live, and environmental loads once the bottom chords are severed. This violates code requirements that truss/raft...

Suggested next step: Please provide a structural load path (such as a new structural ridge beam and supporting columns) for the rear vaulted ceiling area to support the roof once the existing bottom chords and web members are removed. Additionally, please clarify the column support detail at the t...

RFI draft: Please provide a structural load path (such as a new structural ridge beam and supporting columns) for the rear vaulted ceiling area to support the roof once the existing bottom chords and web members are removed. Additionally, please clarify the ...

Summary: The foundation plan specifies CMU piers at "6'-0" CLEAR (MAX.)" between piers. The Structural General Notes on S-0 state that the maximum clear span for crawl girders with pier construction is 4'-8" (which corresponds to 6'-0" on-center spacing). The drawing notation of 6'-0" CLEAR would result in an on-center spacing of approximately 7'-4" (adding the 16" pier dimension), far exceeding the 6'-...

Why it matters: Exceeding the maximum allowable clear span between piers by 28% could result in overstressed girders, excessive deflection, and potential structural failure of the floor system. This is a life-safety concern that would likely be flagged during structural inspection and could require foundation re...

Suggested next step: Request clarification from the Engineer of Record on the correct pier spacing. The structural notes limit clear span to 4'-8" (6'-0" o.c.), but the foundation plan shows 6'-0" clear. Should the annotation read "6'-0" O.C. (MAX.)" instead of "6'-0" CLEAR (MAX.)", or has the eng...

RFI draft: Request clarification from the Engineer of Record on the correct pier spacing. The structural notes limit clear span to 4'-8" (6'-0" o.c.), but the foundation plan shows 6'-0" clear. Should the annotation read "6'-0" O.C. (MAX.)" instead of "6'-0"...

Summary: General Note 1 specifies 'DRYWALL: 1/2" THICK' for all new wall construction, and General Note 5 states 'ALL DRYWALL IN KITCHEN AND BATHROOMS TO BE MOISTURE RESISTANT.' These notes together direct the use of 1/2" moisture-resistant gypsum board on all bathroom walls. Bath.1 (Room 101) clearly includes a shower/tub fixture. Section 2509.2 requires materials used as a base for wall tile in tub an...

Why it matters: If a contractor follows the general notes and installs moisture-resistant gypsum board in the shower/tub surround of Bath.1, the installation would fail code inspection per Sections 2509.2 and 2509.3. The shower walls would need to be demolished and rebuilt with an approved backerboard material f...

Suggested next step: Request that the architect clarify the wall substrate material for shower and bathtub surround areas in Bath.1 (Room 101). General Notes 1 and 5 should be revised to exclude shower/tub wet areas from the moisture-resistant drywall specification, and a separate note or detail s...

RFI draft: Request that the architect clarify the wall substrate material for shower and bathtub surround areas in Bath.1 (Room 101). General Notes 1 and 5 should be revised to exclude shower/tub wet areas from the moisture-resistant drywall specification, a...

Summary: General Note 5 states "ALL DRYWALL IN KITCHEN AND BATHROOMS TO BE MOISTURE RESISTANT." The floor plan shows shower enclosures in both the Master Bath (Room 214) and the Guest Bath (Room 203). Section 2509.2 requires that materials used as a base for wall tile in tub and shower areas and wall and ceiling panels in shower areas shall be of materials listed in Table 2509.2, specifically glass mat...

Why it matters: If a contractor follows General Note 5 as written and installs moisture-resistant gypsum board (commonly 'green board') in shower enclosures instead of the code-required cement board or equivalent backerboard per Table 2509.2, the installation will fail building inspection. This would require dem...

Suggested next step: Revise General Note 5 to clarify that shower and bathtub enclosure walls require backerboard materials compliant with Table 2509.2 (ASTM C1178, ASTM C1288/ISO 8336 Category C, or ASTM C1325), and that moisture-resistant drywall is limited to non-shower and non-bathtub bathroom...

RFI draft: Revise General Note 5 to clarify that shower and bathtub enclosure walls require backerboard materials compliant with Table 2509.2 (ASTM C1178, ASTM C1288/ISO 8336 Category C, or ASTM C1325), and that moisture-resistant drywall is limited to non-s...

Summary: The Loft Floor Plan shows a '24"x24" SCUTTLE' providing access to the attic/unconditioned attic spaces. Section 1209.2 of the 2024 NC Building Code requires attic access openings to be not less than 20 inches by 30 inches. While the 24-inch dimension satisfies the 20-inch minimum, the other 24-inch dimension falls short of the required 30-inch minimum by 6 inches. This is a confirmed dimensiona...

Why it matters: An undersized attic access opening will be flagged during building inspection and will require rework of the framing to enlarge the opening to at least 20"x30". This would cause construction delays and added cost for reframing, patching, and re-inspection. Additionally, the undersized opening imp...

Suggested next step: Request that the architect revise the scuttle opening from the shown 24"x24" to a minimum of 20"x30" (or larger) to comply with Section 1209.2 of the 2024 NC Building Code. Confirm the revised opening dimensions and verify that adequate 30-inch clear headroom is provided at or...

RFI draft: Request that the architect revise the scuttle opening from the shown 24"x24" to a minimum of 20"x30" (or larger) to comply with Section 1209.2 of the 2024 NC Building Code. Confirm the revised opening dimensions and verify that adequate 30-inch cl...

Summary: Detail 4 (Stone Veneer at Foundation) on sheet A-11 explicitly specifies 'SLOPE GRADE 2% MIN.' for the ground immediately adjacent to the foundation. Section 1804.4 of the 2024 NC Building Code requires that the ground immediately adjacent to the foundation be sloped away from the building at a slope of not less than 5 percent (1 unit vertical in 20 units horizontal) for a minimum distance of 1...

Why it matters: Insufficient site grading slope can lead to water pooling near the foundation, causing moisture intrusion, foundation damage, and potential structural issues. A building inspector may reject the grading during site inspections, causing construction delays and requiring rework. If not corrected pr...

Suggested next step: Request the designer to either revise the grading detail to show the code-required 5% minimum slope for a distance of 10 feet from the foundation, or provide documented justification that climatic or soil conditions at this specific project site warrant the use of the 2% excep...

RFI draft: Request the designer to either revise the grading detail to show the code-required 5% minimum slope for a distance of 10 feet from the foundation, or provide documented justification that climatic or soil conditions at this specific project site w...

Summary: The drawing note 'FOUNDATION AT EXISTING WALL' provides complete construction instructions directing the contractor to build a new 8" CMU foundation wall between existing piers, grouted solid, to support new floor joists and a load-bearing stud wall above. However, no footing is specified or referenced for this new load-bearing foundation wall. Per Section 1807.1, 'Foundation walls shall be sup...

Why it matters: Without a properly designed footing under the new 8" CMU infill wall, the wall may bear directly on undisturbed soil or on the inadequate footing of the former 4" brick curtain wall. This new wall is explicitly designated to carry structural loads from floor joists and a load-bearing wall above, ...

Suggested next step: Request the structural engineer to provide a footing design for the new 8" CMU foundation wall between existing piers at the shared wall, including footing width, depth below undisturbed ground surface (minimum 12 inches per Section 1809.4), thickness, concrete strength, and r...

RFI draft: Request the structural engineer to provide a footing design for the new 8" CMU foundation wall between existing piers at the shared wall, including footing width, depth below undisturbed ground surface (minimum 12 inches per Section 1809.4), thick...

Summary: The Basement Renovation Plan shows a dimension of 6'-9" associated with the Living Room (Room 102). Based on the overall building dimension of 24'-0" between grid lines A and B, and accounting for the bedroom depth, hallway clear width of 4'-6", and wall thicknesses, the 6'-9" represents the north-south plan dimension of the Living Room. This dimension of 6'-9" (81 inches) is less than the 7'-0...

Why it matters: This dimensional deficiency would be identified during plan review and would require a redesign of the basement layout to bring the Living Room into code compliance. Construction with the current dimensions would result in a code violation that prevents issuance of a certificate of occupancy, cau...

Suggested next step: Request the architect to confirm the north-south dimension of the Living Room (Room 102) and, if it is indeed 6'-9", revise the floor plan to provide a minimum plan dimension of 7'-0" in all directions for the Living Room as required by Section 1208.1. This may involve adjusti...

RFI draft: Request the architect to confirm the north-south dimension of the Living Room (Room 102) and, if it is indeed 6'-9", revise the floor plan to provide a minimum plan dimension of 7'-0" in all directions for the Living Room as required by Section 12...

Summary: Section 1403.2 requires at least one layer of a "water-resistive barrier" (WRB) to be attached to the sheathing behind the exterior wall veneer to provide weather protection. The wall section details incorrectly specify a "VAPOR BARRIER" on the exterior side of the "3/4" SHEATHING" beneath the "FIBER-CEMENT BOARD AND BATTEN". A vapor barrier (Class I vapor retarder) prevents vapor transmission,...

Why it matters: Placing a vapor barrier on the exterior of the sheathing traps moisture within the wall cavity (especially in mixed/heating climates), leading to condensation, mold, and rot of the wood studs and sheathing. The local building department will likely flag this terminology during plan review, and if...

Suggested next step: Please revise the drawing to specify an approved "water-resistive barrier" (such as housewrap, No. 15 felt, or equivalent) in accordance with Section 1403.2, rather than a vapor barrier, on the exterior side of the sheathing.

RFI draft: Please revise the drawing to specify an approved "water-resistive barrier" (such as housewrap, No. 15 felt, or equivalent) in accordance with Section 1403.2, rather than a vapor barrier, on the exterior side of the sheathing.

Summary: Elevation 13 (GUEST BATH - SOUTH) details a 39-inch vanity comprising a 27-inch sink base abutting the left shower partition, and a 12-inch drawer bank on the right. Assuming the lavatory is centered over the 27-inch sink base (as is standard for a two-door cabinet), the distance from the center of the lavatory to the side obstruction (shower partition) is exactly 13.5 inches. This is a direct ...

Why it matters: Failure to provide the required 15-inch side clearance will result in a plumbing inspection failure. Resolving this issue during construction would require resizing the custom cabinets (e.g., swapping to a 30-inch sink base and a 9-inch drawer section) or modifying the framed shower wall partitio...

Suggested next step: Please revise the Guest Bath vanity cabinetry configuration to ensure the center of the lavatory is at least 15 inches from the adjacent shower partition. Consider adjusting the sink base to a minimum of 30 inches wide, with a corresponding reduction to the adjacent drawer ban...

RFI draft: Please revise the Guest Bath vanity cabinetry configuration to ensure the center of the lavatory is at least 15 inches from the adjacent shower partition. Consider adjusting the sink base to a minimum of 30 inches wide, with a corresponding reduct...

Summary: Sheet S-2 identifies a structural support as a "4x4 POST" and directs to Detail 4 on Sheet S-5. However, Detail 4 specifically illustrates and labels an "HSS 4x4x1/8" COLUMN" (steel), creating a direct material conflict. Furthermore, Detail 4 indicates this column supports a "2-PLY 14" LVL", explicitly noting to "(SEE PLANS)". The Main Level Framing Plan (S-2) does not show a 14" LVL beam at th...

Why it matters: A discrepancy between a wood post and a steel HSS column affects procurement, load-bearing capacity, and connection methods (e.g., steel baseplate and column cap vs. standard wood post hardware). The absence of the referenced 14" LVL beam on the framing plan leaves the load path undefined, which ...

Suggested next step: Please clarify the required material for the support referenced as a "4x4 POST" on the S-2 plan (wood 4x4 vs. steel HSS 4x4x1/8" as shown in Detail 4/S-5). Additionally, please indicate the location and specifications of the beam this support is intended to carry, as the S-2 f...

RFI draft: Please clarify the required material for the support referenced as a "4x4 POST" on the S-2 plan (wood 4x4 vs. steel HSS 4x4x1/8" as shown in Detail 4/S-5). Additionally, please indicate the location and specifications of the beam this support is i...