Plan Review: 205 Issues Found

Summary: Detail 1/A8.22 specifies the exterior wall assembly as "CEMENT PLASTER O/ (2) LAYERS OF BUILDING PAPER O/ EXPANDED METAL LATH". The notation "O/" indicates "over", which means the building paper is specified to be installed between the expanded metal lath and the cement plaster. CBC Section 2512.1 requires cement plaster to be "applied over metal lath or wire fabric lath", not over building paper.

Why it matters: Cement plaster relies entirely on mechanically bonding (keying) into the expanded metal lath for structural support. Installing building paper between the plaster and the lath blocks this bond, which will cause the heavy cement plaster to completely delaminate and collapse off the facade, creatin...

Suggested next step: Revise the assembly notation in Detail 1/A8.22 to specify the correct order from exterior to interior, placing the metal lath outside the building paper: "Cement Plaster over Expanded Metal Lath over (2) Layers of Building Paper."

RFI draft: Revise the assembly notation in Detail 1/A8.22 to specify the correct order from exterior to interior, placing the metal lath outside the building paper: "Cement Plaster over Expanded Metal Lath over (2) Layers of Building Paper."

Summary: The East interior elevation for the Vestibule (Detail 2, VEST - T12) identifies the doorway for the 'VERTICAL STAGE LIFT WITH ENCLOSURE' (Keynote 14.403). The wall space immediately above this doorway is marked 'OPEN TO BEYOND' with a dashed 'X', creating an open void into the lift enclosure. The California Building Code requires all elevator and hoistway enclosures to be protected shaft enclos...

Why it matters: An unprotected opening ('OPEN TO BEYOND') into a hoistway enclosure provides a direct pathway for smoke and fire to bypass floor assemblies and spread between levels, violating shaft enclosure fire protection requirements and preventing permit approval.

Suggested next step: Clarify the fire-resistance rating of the vertical stage lift enclosure. Provide an approved opening protective (e.g., rated door or fire damper) for the opening above the lift, or extend the shaft enclosure continuously to the rated deck above without open penetrations.

RFI draft: Clarify the fire-resistance rating of the vertical stage lift enclosure. Provide an approved opening protective (e.g., rated door or fire damper) for the opening above the lift, or extend the shaft enclosure continuously to the rated deck above wi...

Summary: The structural notes define the Lateral Force-Resisting System (LFRS) to include 'WOOD STRUCTURAL PANEL SHEAR WALLS' under the 'METAL STUD SHEAR WALLS' category. However, CBC Section 2211A.1.1.2 explicitly prohibits shear wall assemblies in accordance with AISI S400 Sections E5, E6, and E7 (which covers wood structural panel sheathing on cold-formed steel) within the seismic force-resisting sys...

Why it matters: Utilizing a prohibited shear wall assembly for the main lateral force-resisting system will result in rejection of the structural design during plan review or require a complete structural redesign and tear-out if discovered during construction.

Suggested next step: The LFRS description specifies wood structural panel shear walls on metal studs, which are prohibited within the seismic force-resisting system by CBC Section 2211A.1.1.2. Please clarify this discrepancy and revise the lateral system to utilize an approved shear wall assembly.

RFI draft: The LFRS description specifies wood structural panel shear walls on metal studs, which are prohibited within the seismic force-resisting system by CBC Section 2211A.1.1.2. Please clarify this discrepancy and revise the lateral system to utilize an...

Summary: Detail 8/S8.13 shows ceiling joists supported by an 'LUS HGR' (a face-mount joist hanger) which is attached to a 'CONT 18GA TRACK' acting as a ledger across the '2x WOOD STUDS PER PLAN'. There is no solid wood blocking or header specified behind the track. Fastening a face-mount joist hanger to a single layer of unbacked 18-gauge sheet metal spanning between studs fails to provide a complete an...

Why it matters: If ceiling joists land between the wood studs, the hanger fasteners will bear entirely on the thin web of the 18-gauge track. This will lead to localized buckling, fastener pull-out, and potential structural failure of the ceiling framing. This violates the load path requirements of CBC Section 1...

Suggested next step: Revise the detail to provide a continuous solid wood header (e.g., a 2x or 4x member) to serve as a ledger for the LUS hangers, or specify solid wood blocking between the wall studs at every joist hanger location. Clarify the approved fasteners for attaching the hanger through...

RFI draft: Revise the detail to provide a continuous solid wood header (e.g., a 2x or 4x member) to serve as a ledger for the LUS hangers, or specify solid wood blocking between the wall studs at every joist hanger location. Clarify the approved fasteners fo...

Summary: Detail 11 is explicitly titled 'BEAM TO COL FLANGE... NON-MOMENT FRAME', which dictates a simple shear connection designed to allow end rotation without transferring moment forces. However, the detail specifies 'CJP T&B FLANGE TYP' (Complete Joint Penetration welds at the top and bottom beam flanges) and requires column continuity plates. Welding the beam flanges directly to the column with CJP...

Why it matters: If a beam intended to act as a pinned gravity member is constructed with CJP flange welds, the connection will act rigidly. This fundamentally alters the structure's behavior, attracting unintended moment forces into the column and the connection that they were not designed to resist. This violat...

Suggested next step: Clarify the structural intent of Detail 11. If it is meant to be a non-moment (shear) connection, remove the CJP flange welds and column continuity plate requirements. If it is intended to be a moment connection, revise the title accordingly and ensure it meets any applicable ...

RFI draft: Clarify the structural intent of Detail 11. If it is meant to be a non-moment (shear) connection, remove the CJP flange welds and column continuity plate requirements. If it is intended to be a moment connection, revise the title accordingly and e...

Summary: Detail 14/S8.01 references Detail 10/S9.03 for the column base plate. However, Detail 10/S9.03 is only a plan view and explicitly redirects to the Base Plate Schedule with the note "SEE FOR BASE PL AND ANCHOR ROD INFO". The HSS Base Plate Schedule (B/S9.03) only lists the "ANCHOR ROD HOLE SIZE", and its Note 1 creates a circular reference by stating "FOR BASE PLATE DETAIL AND ANCHOR ROD ASSEMBL...

Why it matters: Because of this circular reference, the drawings omit the actual anchor rod sizes (diameters), embedment depths, and an elevation view of the assembly. The spread footings (Detail 14/S8.01) cannot be properly detailed or cast without knowing the required anchor rod sizes and embedment lengths.

Suggested next step: Clarify the required anchor rod diameter, grade, and embedment depth for each HSS column size. Provide an elevation detail of the anchor rod assembly to supplement the plan view in Detail 10/S9.03.

RFI draft: Clarify the required anchor rod diameter, grade, and embedment depth for each HSS column size. Provide an elevation detail of the anchor rod assembly to supplement the plan view in Detail 10/S9.03.

Summary: Detail 1/S8.16 specifies the pipe brace slot width formula as 'SLOT WIDTH = PL 'T' + 1/8" MAX'. The local 'REINF PL SCHEDULE' defines 'PL T' (Reinforcing Plate Thickness) as 5/16" for a 6"XS brace, yielding a calculated slot width of 7/16". However, Schedule A/S8.16 dictates that 'PL T' (Gusset Plate Thickness) for a 6"XS brace is 1 1/2". Detail 2/S8.17 confirms that gusset plates are governed ...

Why it matters: Using the same variable 'PL T' in two different schedules to represent two different plate thicknesses creates a severe detailing conflict. If shop drawings use the local Reinforcing Plate schedule's 'PL T' to cut the brace slots, the demand-critical LFRS braces will arrive on-site with slots tha...

Suggested next step: Please clarify the slot width formula in Detail 1/S8.16. Should the formula reference the Gusset Plate thickness ('PL T') from the BRACE CONNECTION WELDING SCHEDULE A/S8.16 rather than the Reinforcing Plate thickness from the local REINF PL SCHEDULE?

RFI draft: Please clarify the slot width formula in Detail 1/S8.16. Should the formula reference the Gusset Plate thickness ('PL T') from the BRACE CONNECTION WELDING SCHEDULE A/S8.16 rather than the Reinforcing Plate thickness from the local REINF PL SCHEDULE?

Summary: The project's general design criteria specifies the use of the 2022 California Building Code. However, the I-Joist general notes on the details sheet explicitly state that design and fabrication shall conform to the outdated 2019 CBC.

Why it matters: Designing and fabricating structural elements to an outdated building code is a critical error that can lead to non-compliance with the Authority Having Jurisdiction (AHJ), potentially resulting in failed structural plan checks, failed field inspections, or inadequate structural design assumptions.

Suggested next step: Please clarify whether the I-Joist design and fabrication must conform to the 2019 CBC as noted on S9.05, or the 2022 CBC as specified in the project's general design criteria on S1.01. Please update the drawings to reflect the correct governing code.

RFI draft: Please clarify whether the I-Joist design and fabrication must conform to the 2019 CBC as noted on S9.05, or the 2022 CBC as specified in the project's general design criteria on S1.01. Please update the drawings to reflect the correct governing c...

Summary: The specified structural design loads for the Theater roof and Zone 1 wind uplift differ significantly between the drawing and the specification. S9.05 specifies a Theater Roof Design Load of 23.0 PSF DL and a Zone 1 wind uplift load of 3.7 PSF. Conversely, S1.02 specifies a Theater Design Load of 32 PSF DL and a Zone 1 wind uplift load of 1.4 PSF for the same structural areas.

Why it matters: Inconsistent design loads provided to framing manufacturers will result in components being engineered to incorrect capacities. Using 23 PSF instead of 32 PSF for dead load could result in under-designed framing elements that fail to safely support the roof load.

Suggested next step: Please clarify the correct Theater Roof Design Load and Net Wind Uplift Loads for the project. Which set of loads (S9.05 or S1.02) governs the design? Please revise the corresponding structural notes to ensure consistency.

RFI draft: Please clarify the correct Theater Roof Design Load and Net Wind Uplift Loads for the project. Which set of loads (S9.05 or S1.02) governs the design? Please revise the corresponding structural notes to ensure consistency.

Summary: The 'EXIT ANALYSIS AND CODE ANALYSIS BY ROOM' schedule calculates the occupant load for Room T14A ('TELESCOPIC SEATING') using an occupant load factor of 7.4 SF/OCC., resulting in 72 occupants for a 529 SF area. However, CBC Table 1004.5 and Section 1004.6 mandate that the occupant load for 'Assembly with fixed seats' must be determined by the actual number of fixed seats installed (or based on...

Why it matters: Calculating occupant load using an area-based factor rather than the actual seat count or seating length can result in an inaccurate occupant load calculation. If the actual capacity of the telescopic seating is higher than the calculated 72 occupants, it could lead to undersized egress widths or...

Suggested next step: Please revise the occupant load calculation for Room T14A (Telescopic Seating) to be based on the actual number of fixed seats provided or 18 inches per person of seating length, and provide a seating layout to substantiate the occupant load as required by CBC Section 1004.6.

RFI draft: Please revise the occupant load calculation for Room T14A (Telescopic Seating) to be based on the actual number of fixed seats provided or 18 inches per person of seating length, and provide a seating layout to substantiate the occupant load as re...

Summary: The exit analysis classifies the 'TELESCOPIC SEATING' area (T14A) as an 'ASSEMBLY W/ FIXED SEATS' with an occupant load of 72. According to CBC 11B-219.5, areas with fixed seating that accommodate 50 or more persons require a permanently installed assistive listening system. However, the Assistive Listening System Analysis notes explicitly specify provisions for a 'PORTABLE ASSISTIVE LISTENING ...

Why it matters: Relying on a portable assistive listening system in an area that legally requires a permanent installation will result in a plan check rejection. If undiscovered until construction, retrofitting a permanently installed system (such as an induction loop or fixed transmitters) will require costly a...

Suggested next step: Please confirm if a permanently installed assistive listening system will be provided for the theater/telescopic seating area as required by CBC 11B-219.5. If a permanent system is to be used, please update Note 2 in the ALS Analysis and coordinate with the electrical drawings...

RFI draft: Please confirm if a permanently installed assistive listening system will be provided for the theater/telescopic seating area as required by CBC 11B-219.5. If a permanent system is to be used, please update Note 2 in the ALS Analysis and coordinat...

Summary: The Plumbing Fixture Analysis schedule establishes that 3 drinking fountains are required for Men and 3 for Women, totaling 6 required drinking fountains based on the occupant load. However, the schedule indicates only 2 drinking fountains are provided for Men and 2 for Women, totaling 4 provided. This fails to meet the minimum required plumbing fixtures established by the project's own code an...

Why it matters: Failing to provide the minimum required number of drinking fountains violates the plumbing code and will prevent permit issuance or final occupancy. Adding drinking fountains late in the project is expensive due to the need for new water supply lines, sanitary drains, wall backing, and ADA cleara...

Suggested next step: Please revise the plumbing fixture layout and schedule to provide the minimum required 6 drinking fountains, or provide code justification demonstrating how the 4 provided drinking fountains satisfy the plumbing code requirements for the 530 occupant load.

RFI draft: Please revise the plumbing fixture layout and schedule to provide the minimum required 6 drinking fountains, or provide code justification demonstrating how the 4 provided drinking fountains satisfy the plumbing code requirements for the 530 occup...

Summary: Detail 14 shows a parking space marked "VAN ACCESSIBLE\nONLY" with a width of "9' - 0\"" and an adjacent access aisle width of "5' - 0\"". This violates the code which requires van parking spaces to be either 144 inches (12'-0") wide with a 60-inch (5'-0") minimum access aisle, or 108 inches (9'-0") wide with a 96-inch (8'-0") minimum access aisle.

Why it matters: Constructing a van accessible space with these inadequate dimensions will not provide enough clear floor space for wheelchair lift deployment from vans. This non-compliant configuration will lead to a failed accessibility inspection and require costly restriping and potential reconfiguration of t...

Suggested next step: Please revise the dimensions in Detail 14 to provide a compliant van accessible parking space per CBC 11B-502.2. The layout should be updated to either increase the van stall width to 12'-0" (with a 5'-0" aisle) or increase the access aisle width to 8'-0" (with the 9'-0" stall).

RFI draft: Please revise the dimensions in Detail 14 to provide a compliant van accessible parking space per CBC 11B-502.2. The layout should be updated to either increase the van stall width to 12'-0" (with a 5'-0" aisle) or increase the access aisle width ...

Summary: Detail 19 for exterior steps specifies a "2\" WIDE SLIP RESISTANT WARNING\nSTRIP: 1/4\" DEEP x 1/4\" WIDE CONCRETE\nGROOVES". The building code expressly prohibits the use of grooves to satisfy the contrasting warning stripe requirement on stair treads. Additionally, the enlarged detail specifies a "3/4\" RADIUS" for the stair nosing, which exceeds the maximum allowable radius of 1/2 inch per C...

Why it matters: Constructing stair treads with concrete grooves for the warning stripe creates a hazard for canes and mobility aids, and an excessively rounded stair nosing presents a slip hazard. These specific details violate accessibility requirements and will result in a failed inspection, requiring the conc...

Suggested next step: Please revise Detail 19 to remove the requirement for concrete grooves in the warning stripe, instead specifying a compliant flush painted or applied stripe per CBC 11B-504.4.1. Also, please revise the nosing radius dimension to a maximum of 1/2" to comply with CBC 11B-504.5.

RFI draft: Please revise Detail 19 to remove the requirement for concrete grooves in the warning stripe, instead specifying a compliant flush painted or applied stripe per CBC 11B-504.4.1. Also, please revise the nosing radius dimension to a maximum of 1/2" ...

Summary: Detail 20 (EV CHARGER ELEVATION) specifies that the EV charger unit is located 4'-0" (48") above a 4" high concrete pad. However, Detail 16 (EV CHARGER SECTION) shows this pad is only a 14"x14" concrete footing, which is not large enough to provide the required 30"x48" clear floor space on the pad itself. Consequently, a user must operate the charger from the adjacent grade/pavement. Measured f...

Why it matters: Non-compliance with Chapter 11B reach range limits will result in failed accessibility inspections. Correcting this post-construction could require costly modifications to lower the pedestals or expand the concrete pads to provide an elevated clear floor space at the correct height.

Suggested next step: Please revise the EV charger mounting details to ensure all operable parts are located no higher than 48" above the clear floor or ground space from which they are operated. Consider lowering the pedestal or expanding the 4" concrete pad to at least 30"x48" so it can serve as ...

RFI draft: Please revise the EV charger mounting details to ensure all operable parts are located no higher than 48" above the clear floor or ground space from which they are operated. Consider lowering the pedestal or expanding the 4" concrete pad to at lea...