Plan Review: 221 Issues Found

Summary: Multiple typical footing details (e.g., Details 17 and 20) specify a "3"" bottom concrete cover for the reinforcement. Simultaneously, the details require the "4"Ø PIPE PILES PER PLAN" to be embedded "4" MIN." into the footing, topped with a solid steel "BEARING PLATE BY PILE SUPPLIER, TYP.". Because the pile and bearing plate extend at least 4" into the footing, they physically intersect the c...

Why it matters: It is geometrically impossible to install continuous horizontal reinforcement through a solid steel pipe pile and bearing plate. To construct this, the contractor would have to cut the continuous reinforcement (violating ACI 318-19 Section 25.4.1.1 for reinforcement development and continuity), r...

Suggested next step: Please clarify the footing detailing at the pipe pile connections. Should the bottom concrete cover be increased to allow continuous reinforcement to pass over the pile bearing plates, or should the pile embedment be reduced? Provide an updated detail demonstrating how reinfor...

RFI draft: Please clarify the footing detailing at the pipe pile connections. Should the bottom concrete cover be increased to allow continuous reinforcement to pass over the pile bearing plates, or should the pile embedment be reduced? Provide an updated de...

Summary: Details 3 and 4 show stair stringers ('STRINGER PER PLAN') rigidly connected to landing beams ('BEAM PER PLAN') using standard face-mount joist hangers ('IUS 3.56/11.88 HANGER' and 'HU46 HANGER') and rigid nailing ('16d @ 8"oc'). ASCE 7-16 Section 13.5.10 requires egress stairs not part of the seismic force-resisting system to be detailed to accommodate seismic relative displacements using slid...

Why it matters: During a seismic event, interstory drift will force the rigidly attached stair stringers to act as diagonal struts between floors. The induced axial and compressive forces will rapidly exceed the capacity of the standard hangers and nails, leading to brittle connection failure. This creates a sev...

Suggested next step: Please revise the stair stringer connection details (Details 3 and 4) to provide sliding connections (such as slotted holes or sliding bearing supports) at one end of the stair runs to accommodate the required seismic relative displacements without loss of vertical support, in...

RFI draft: Please revise the stair stringer connection details (Details 3 and 4) to provide sliding connections (such as slotted holes or sliding bearing supports) at one end of the stair runs to accommodate the required seismic relative displacements withou...

Summary: The Plumbing Equipment Schedule specifies the identical proprietary seismic strap model (HOLDRITE: HQS50P) for both the 80-gallon swing tank (SWT-1) and the massive 455-gallon storage tank (ST-1). A 455-gallon tank contains over 3,700 lbs of water and exerts drastically higher seismic forces than an 80-gallon tank. This violates ASCE 7 Section 13.6.4.1, which mandates that proprietary standard ...

Why it matters: Using a light-duty or residential/light-commercial strap intended for smaller tanks to secure a heavy commercial 455-gallon storage tank will result in catastrophic failure of the component support during a seismic event. This poses a severe life-safety hazard, risks massive structural and water ...

Suggested next step: Please provide an engineered structural support and anchorage detail for the 455-gallon storage tank (ST-1) designed for the calculated seismic forces in accordance with ASCE 7 Section 13.6.4, and remove the specification for the inadequate strap.

RFI draft: Please provide an engineered structural support and anchorage detail for the 455-gallon storage tank (ST-1) designed for the calculated seismic forces in accordance with ASCE 7 Section 13.6.4, and remove the specification for the inadequate strap.

Summary: The floor plan designates a corridor outside of Stair 1 with a 'REQUIRED WIDTH' of 44 inches. However, the egress door (ST1-1A) is shown swinging outward into this corridor. A dimension line clearly indicates that when the door is 'FULLY OPEN', it leaves a clearance of only 22 inches between the edge of the open door and the opposite wall.

Why it matters: Allowing an egress door to obstruct exactly half of the required corridor width creates a severe life safety hazard by causing a major bottleneck during emergency evacuations. This directly violates the building code requirement that minimum corridor capacities must remain unobstructed. This will...

Suggested next step: Please review the egress door swing at STAIR 1 (ST1-1A). Redesign the door configuration (e.g., recessing the door into an alcove or widening the adjacent corridor segment) to ensure it does not reduce the required 44-inch corridor width to 22 inches when fully open.

RFI draft: Please review the egress door swing at STAIR 1 (ST1-1A). Redesign the door configuration (e.g., recessing the door into an alcove or widening the adjacent corridor segment) to ensure it does not reduce the required 44-inch corridor width to 22 inc...

Summary: The drawings indicate that typical dropped gypsum soffits at the interior of units (excluding kitchens) are installed at 7'-5" above the finished floor. According to IBC Section 1208.2, habitable spaces (such as bedrooms and living areas within residential units) must have a ceiling height of not less than 7'-6" (90 inches). A soffit placed at 7'-5" directly violates this minimum height require...

Why it matters: Ceiling heights below the minimum code requirements in habitable spaces will result in failed building inspections. Correcting this issue during or after construction would require extensive and costly rework of the ceiling framing, drywall, and any MEP components routed within these soffits to r...

Suggested next step: General Note 4 and the RCP Legend indicate a typical unit interior soffit height of 7'-5" A.F.F., which is less than the 7'-6" minimum ceiling height required by IBC 1208.2 for habitable spaces. Please advise if the soffit framing can be raised to a minimum of 7'-6" A.F.F. to ...

RFI draft: General Note 4 and the RCP Legend indicate a typical unit interior soffit height of 7'-5" A.F.F., which is less than the 7'-6" minimum ceiling height required by IBC 1208.2 for habitable spaces. Please advise if the soffit framing can be raised to...

Summary: Detail 15 illustrates a 1-hour fire barrier intersecting a non-rated partition, where the continuous gypsum board of the 1-hour wall is interrupted. The detail claims that '1 1/2" OF BLOCKING PROVIDES 1 HOUR PROTECTION'. The 'FIRE BARRIER NOTES' attempt to justify this by stating 'CONTINUITY IS PROVIDED BY FIRE RESISTANCE OF EXPOSED WOOD MEMBERS IN ACCORDANCE WITH 722.1... THE NOMINAL CHAR RATE...

Why it matters: Combustible 1.5" wood blocking is not a recognized 1-hour fire-resistance-rated assembly or fire-resistant joint system. If constructed as drawn, the fire barriers separating critical spaces (such as dwelling units, corridors, stairs, or shafts) will have unprotected gaps at every intersecting pa...

Suggested next step: Revise Detail 15 to maintain the continuity of the 1-hour fire barrier. Either run the gypsum board continuously behind the intersecting non-rated partitions, or provide a tested and approved 1-hour fire-resistant joint system at the intersection. Remove the claim that 1.5" of...

RFI draft: Revise Detail 15 to maintain the continuity of the 1-hour fire barrier. Either run the gypsum board continuously behind the intersecting non-rated partitions, or provide a tested and approved 1-hour fire-resistant joint system at the intersection....

Summary: The framing plan details connections for wood flush beams framing into structural steel members (such as HSS4x4x1/4 columns and W10x45 beams) using Simpson Strong-Tie face-mount hangers (HUCQ410, HUCQ610) fastened with '4 1/2" SDS SCREWS'. SDS (Strong-Drive Structural) screws are wood screws and cannot physically penetrate or be structurally driven into structural steel tubing or W-shape flange...

Why it matters: This is a critical unconstructable detail that violates IBC 1604.2 and IBC 2205.1 (which requires steel connections to follow AISC 360). During construction, the framer will be unable to install the hangers as detailed because the screws cannot tap into the steel members. This will result in an i...

Suggested next step: Please revise the hanger connection details at all structural steel intersections (e.g., W10 beams and HSS columns) to specify an appropriate attachment method for steel (such as welded hangers or bolted connections) instead of SDS wood screws, and update the framing plan call...

RFI draft: Please revise the hanger connection details at all structural steel intersections (e.g., W10 beams and HSS columns) to specify an appropriate attachment method for steel (such as welded hangers or bolted connections) instead of SDS wood screws, an...

Summary: Detail 8 allows a vertical penetration of up to "3 1/2\" MAX." through a 2x4 plate for a party wall with one-sided shear. Because a standard 2x4 plate has an actual width of 3.5 inches, a 3.5-inch penetration completely severs the wood plate. However, the drawing note instructs the contractor to "PROVIDE CTS218 STRAP ON ONE SIDE OF PLATE IF DIMENSIONS EXCEED WHAT IS SHOWN BELOW." This explicitl...

Why it matters: Allowing top or bottom plates to be entirely severed without a reinforcing tension strap destroys the structural continuity of the wall. This breaks the load path for shear transfer and axial forces, preventing the structure from safely supporting factored loads and leading to potential localized...

Suggested next step: Please revise Detail 8 to mandate an approved tension strap (e.g., CTS218 or equivalent) across the top and bottom plates for any penetration that significantly reduces the plate's cross-section, and especially for a 3-1/2" penetration which completely severs a 2x4 plate.

RFI draft: Please revise Detail 8 to mandate an approved tension strap (e.g., CTS218 or equivalent) across the top and bottom plates for any penetration that significantly reduces the plate's cross-section, and especially for a 3-1/2" penetration which compl...

Summary: Details 8 and 15 explicitly require that "PLYWOOD MUST BE CONTINUOUS ACROSS PARTY WALLS". However, IBC Section 706.1.1 requires that party walls be constructed as fire walls and "shall create separate buildings." Mandating continuous combustible floor sheathing (plywood) across the party wall structurally links the floor assemblies on either side, directly violating the requirement that party w...

Why it matters: If a structural failure or severe fire compromises one side of the party wall, the continuous plywood floor sheathing can transfer loads, pull on the shared party wall, or spread fire, compromising the fire wall's required structural independence. This violates fundamental fire separation princip...

Suggested next step: Remove the requirement for continuous plywood across party walls. Revise the floor-to-wall intersection details to ensure the party wall completely separates the floor framing and sheathing on each side, maintaining structural independence and creating separate buildings in co...

RFI draft: Remove the requirement for continuous plywood across party walls. Revise the floor-to-wall intersection details to ensure the party wall completely separates the floor framing and sheathing on each side, maintaining structural independence and cre...

Summary: Details 09 and 10 specify the use of "HILTI FS-ONE" to firestop penetrations of "SPEARS CPVC" sprinkler drops through the rated ceiling lid. Hilti FS-ONE intumescent firestop sealant is chemically incompatible with CPVC piping and its use is strictly prohibited by both the CPVC manufacturer (Spears) and the sealant manufacturer. Specifying a product contrary to the manufacturer's compatibility ...

Why it matters: Applying chemically incompatible intumescent sealants to CPVC pipe induces environmental stress cracking (ESC). This chemical attack degrades the plastic structure, causing the piping to become brittle and eventually burst under the water pressure of the system. This will result in catastrophic w...

Suggested next step: Please revise Details 09 and 10 to specify a firestop sealant that is explicitly tested and approved as chemically compatible with Spears CPVC piping (e.g., specific sealants listed under the FBC System Compatible program).

RFI draft: Please revise Details 09 and 10 to specify a firestop sealant that is explicitly tested and approved as chemically compatible with Spears CPVC piping (e.g., specific sealants listed under the FBC System Compatible program).

Summary: The drawing details specify the use of "HILTI FS-ONE" for the firestop penetration of a rated lid around a "SPEARS CPVC ADJ HP ADAPTER". Standard Hilti FS-ONE intumescent firestop is not listed as chemically compatible with CPVC piping (such as Spears) under the FBC System Compatible program, as it can cause environmental stress cracking. IBC Section 714.2 mandates that "A listed penetration fi...

Why it matters: Applying a chemically incompatible intumescent firestop sealant to CPVC piping will lead to pipe embrittlement, stress cracking, and eventual rupture. This poses a severe risk of catastrophic water damage and failure of the life safety system during a fire event. The penetration must be protected...

Suggested next step: Please confirm if the firestop specification for CPVC penetrations should be revised from standard Hilti FS-ONE to a product explicitly listed and chemically compatible with Spears CPVC pipe (such as Hilti FS-ONE MAX or equivalent), to comply with the manufacturer's listing cr...

RFI draft: Please confirm if the firestop specification for CPVC penetrations should be revised from standard Hilti FS-ONE to a product explicitly listed and chemically compatible with Spears CPVC pipe (such as Hilti FS-ONE MAX or equivalent), to comply with...

Summary: The 'FIRE BARRIER NOTES' specify that continuity of 1-hour fire barriers is achieved using the fire resistance of exposed wood members calculated per NDS Chapter 16, which dictates a nominal char rate of 1.5 inches per hour. Detail 15 explicitly states that '1 1/2" OF BLOCKING PROVIDES 1 HOUR PROTECTION'. However, according to NDS 16.2.1.1 and 16.2.1.2, a 1-hour fire exposure yields a nominal c...

Why it matters: Because a 1.5-inch thick block will completely burn through before the 1-hour fire resistance rating is achieved, the integrity of the fire barrier will be compromised. This violation of fire barrier continuity will lead to rejection by the building inspector and requires structural or architectu...

Suggested next step: Please revise Detail 15 to specify a wood blocking thickness that satisfies the 1-hour fire resistance requirement per NDS Chapter 16 (which requires accounting for the 1.5 inch/hour nominal char rate and 1.8 inch effective char depth), or specify a listed firestopping assembl...

RFI draft: Please revise Detail 15 to specify a wood blocking thickness that satisfies the 1-hour fire resistance requirement per NDS Chapter 16 (which requires accounting for the 1.5 inch/hour nominal char rate and 1.8 inch effective char depth), or specify...

Summary: The framing plan specifies '11 7/8 TJI 110' floor joists running longitudinally along the corridor, supported by transverse flush beams designated as '5 1/4x5 1/4 1.8E PSL FB'. Because the flush beams are only 5-1/4 inches deep while the joists framing into them are 11-7/8 inches deep, it is geometrically impossible to install joist hangers that fully support the depth of the joist ends. NDS 4....

Why it matters: A flush beam must be at least as deep as the joists it supports to allow for proper hanger installation and full-depth bearing. Hanging an 11-7/8 inch joist on a 5-1/4 inch beam leaves over half the joist depth completely unrestrained and hanging below the beam, severely compromising rotational s...

Suggested next step: Revise the corridor transverse beams from 5-1/4"x5-1/4" to a depth that matches or exceeds the 11-7/8" TJI joists (e.g., 5-1/4"x11-7/8" PSL FB) to allow for proper hanger attachment and joist end rotational restraint.

RFI draft: Revise the corridor transverse beams from 5-1/4"x5-1/4" to a depth that matches or exceeds the 11-7/8" TJI joists (e.g., 5-1/4"x11-7/8" PSL FB) to allow for proper hanger attachment and joist end rotational restraint.

Summary: Detail 'HANGER "X" DETAIL' on the drawings instructs driving a '5/16"x 2 1/4" DEWALT HANGERMATE' vertically upward into the bottom flange of a 'TJI JOIST' to support a pipe 'UP TO 4"' in diameter. The drawing does not state that design values for this concentrated load on the bottom flange were obtained from the manufacturer, which violates NDS 7.4.2. Additionally, driving a 2-1/4" long fastene...

Why it matters: The bottom flange of a wood I-joist is designed primarily for tension from bending, not to resist significant vertical pull-off forces from concentrated loads like water-filled 4" pipes. Unapproved point loads on the bottom flange can cause it to detach from the web. Furthermore, a fastener penet...

Suggested next step: Submit an RFI to the Structural Engineer of Record (SEOR) and joist manufacturer to review the 'HANGER "X" DETAIL'. Request an approved detail that transfers the hanger load to the top flange or provides engineered blocking and web stiffeners to prevent exceeding the flange ca...

RFI draft: Submit an RFI to the Structural Engineer of Record (SEOR) and joist manufacturer to review the 'HANGER "X" DETAIL'. Request an approved detail that transfers the hanger load to the top flange or provides engineered blocking and web stiffeners to p...

Summary: Drawing A2.01 identifies partition walls (such as those separating 'WATER/FIRE 109' and 'DROP IN OFFICE 111') with wall type tag '1B'. However, Drawing A10.01 defines assembly '1B - INT-2X6' as having wall faces constructed from '1" THICK ACOUSTICAL CEILING PANEL'. Acoustical ceiling panels are not structurally viable or code-compliant as primary wall sheathing for interior room partitions.

Why it matters: Using ceiling panels for full-height wall construction lacks structural integrity, impact resistance, and appropriate fire ratings, particularly for utility spaces like a Water/Fire room. This is highly likely a drafting error in the wall assembly schedule that will halt construction or result in...

Suggested next step: Please clarify the intended wall finish material for Wall Type 1B. Should Detail 1B specify Gypsum Board instead of '1" THICK ACOUSTICAL CEILING PANEL'?

RFI draft: Please clarify the intended wall finish material for Wall Type 1B. Should Detail 1B specify Gypsum Board instead of '1" THICK ACOUSTICAL CEILING PANEL'?