Restaurant Build-Out: 212 Issues Including Critical Specification & Coordination Conflicts
A comprehensive architectural plan review of a restaurant build-out uncovered 212 issues including critical specification conflicts, unedited guide specs, contradictory material requirements, and extensive document coordination errors—before permit submission.
The Project
A restaurant build-out project at 14733 Gould's Homestead, Florida. InspectMind performed a comprehensive architectural plan review of the final architectural set, identifying critical specification conflicts, unedited guide specifications, contradictory material requirements, duplicate room numbers, undefined material codes, and extensive document coordination errors before permit submission.
Critical Findings (6)
The specification table lists 'Quikrete One Coat Fiberglass Reinforced Stucco – Sanded (no. 1200-80)' under the category 'One Coat Stucco (Premixed)'. The mix column for this product specifies adding '210-250 lb' of sand to an 80 lb bag. However, the stated yield of '10-12 ft² at ¾ inch' is the standard yield for a single 80 lb bag of premixed stucco without additional sand. If 210-250 lbs of sand were added, the yield would be approximately four times higher (~40 ft²).
Plan Detail 9 includes a note stating "NON-COMBUSTABLE CONSTRUCTION GYP. BD. ON MTL FRAMING," while the same detail also calls out "1/2" PLYWOOD SHEATHING" and includes a separate note reading "2X4 FRAMING, REF. TO STRUCTURAL DRAWINGS." This mixes non-combustible construction language with combustible material callouts in the same detail without clearly indicating different wall types/conditions.
Door Mark 2 is scheduled as a 6'-0" wide double door and is assigned Hardware Group '11' in the schedule column. However, Door Remark 7, which is explicitly assigned to Door 2, states 'HARD WARE GROUP 1 PROVIDED'. Hardware Group 1 is configured for a single door leaf (e.g., 3 hinges, 1 pull, 1 closer).
On the LIFE SAFETY PLAN, the "PUBLIC AREA OCCUPANT LOAD" note calculates fixed seating as: (7) 3'-6" tables + (4) 2'-0" tables = 32'-6" total; 32'-6" / 2'-0" = 16.25 (~16) occupants, and concludes 49 occupants total with "SINGLE EXIT PERMITTED." The plan also shows a central island labeled "FIXED BOOTH SEATING WITH FIXED TABLES" with four 3'-6" table bays and seating on both sides (double-sided booths). The images do not confirm that the central island is omitted from the (7) count; it may already be included. However, the central island is clearly double-sided, and the note does not clarify that both seating backrests (both sides) were counted. Under FBC 1004.6, occupant load for booths is based on backrest length (24 in/person); for double-sided booths, both backrests typically must be included. Therefore, the fixed-seating occupant load may be undercounted and should be recalculated/clearly documented.
Code: Florida Building Code
The provided sheet SPEC-4 contains an unedited "Sto Guide Specification 6400" that includes multiple instructions to "(select one)" (e.g., for Primer, Finish, Rough Opening Protection) and lists mutually exclusive options without indicating which are selected for the project. This fails to define the specific scope of work for the Stucco system, unlike the EIFS specification in SPEC-1/SPEC-2 which selects specific products. The contractor cannot determine the correct materials or methods to bid and build.
The drawing's Coded Note 11 explicitly describes the roof assembly as 'SINGLE-PLY ROOF MEMBRANE OVER CONTINUOUS RIGID BOARD INSULATION OVER PLYWOOD SHEATHING,' placing the membrane directly over insulation. The specification requires a 1/2" Dens-Deck Prime Roof Board to be installed over the rigid insulation prior to membrane installation. The drawing's stated assembly sequence directly omits this required component.
Sample High Priority Findings (24 Total)
The Ladder Safety Gate Detail specifies mounting holes as "1/16" DIA. TYP. 4PL." at the universal mounting hinge locations. A 1/16" diameter (0.0625") is approximately 1.6mm - this is far too small to accommodate any structural fastener. For reference, even the smallest practical mounting screw (#4 screw with ~0.112" shaft) would not fit through a 1/16" hole. The detail is for a galvanized safety gate intended for fall protection (FALL PROTECTION USA, LSG-44 or equivalent), which requires substantial fasteners to meet safety requirements.
The equipment schedule shows two different pieces of equipment with the identical manufacturer and model number. Item A0401 lists a 'TANK, BULK CO2' from manufacturer CHART with model 'CARBO-MIZER 450'. Item X1510 lists a 'WASTE GREASE TANK' also from CHART with the identical model 'CARBO-MIZER 450'. The Carbo-Mizer 450 is a bulk CO2 delivery system, not a waste grease collection tank. These are fundamentally different types of equipment serving completely different purposes (beverage carbonation vs. used cooking oil collection).
The floor plan shows two distinct spaces both labeled with room number 105. KITCHEN is labeled '105' in the back-of-house area, while DRIVE THRU is also labeled '105' along the service frontage at the bottom of the plan. This duplication appears consistently across multiple views of the floor plan (global view and multiple tile views), confirming it is not a one-time labeling error.
The Left Side Elevation calls out material code 'EL-1' multiple times along the base/grade area, but EL-1 is not defined in the Exterior Finish Schedule, Canopy Only schedule, or any other legend on sheet A2.1. This code appears to reference a lighting or base element material but has no corresponding specification.
The Left Side Elevation shows a signage callout 'FS-52' pointing to the 'FRESH SINCE DAY ONE EST. 1969' wall sign panel, but the Exterior Signage Schedule on the same sheet does not include FS-52. The schedule lists CA-54, WE-42, MF-51, QR-08, DP-06, AP-44, and AP-45, but FS-52 is absent. This is an internal inconsistency within sheet A2.1.
Detail 64s.16 (Roof / Wall Abutment) explicitly requires the casing bead to be a '2" minimum above roofline'. However, Detail 64s.17 (Saddle Flashing) and Detail 64s.18 (Scupper Penetration) show casing beads at roof/wall intersections without specifying or illustrating this critical clearance dimension.
Screenshot 24 (Limitations) states that 'Fire resistance rated assemblies generally require 7/8 inch (22mm) Portland cement stucco'. However, Screenshot 25 (Regulatory Compliance) specifies that the stucco base complies with ASTM C926 at a 'minimum thickness of ¾ inch (19 mm)' and claims the system 'Meets requirements for 1 hour rating' under the ASTM E 119 row. This creates an explicit conflict where a contractor might install 3/4" stucco for standard compliance, failing to meet the 7/8" requirement specified elsewhere for fire rating.
Detail 1/A5.1 contains two conflicting notes regarding the waterproof membrane vertical termination. One note specifies to 'WRAP UP WALLS 12"', while a separate note in the enlarged bubble specifies 'FULL HEIGHT OF FRP PANELS'. The detail dimensions show the wall finish height as 4'-0", creating a 3-foot discrepancy.
In Detail A (03.png), the note "HOLD TILE SUBSTRATE SHORT OF T.O. TILE" is shown with a 1" dimension at the top of the substrate termination, indicating the tile substrate/backer board is intended to stop 1" below the Top of Tile.
On the provided Roof Plan view, Keynote 26 (Overflow Drain) is shown at an L.P. location at the roof edge and is clustered with Keynotes 2 and 9, indicating a scupper/collector-box type primary drainage condition at this location. Keynote 26's instruction requires the overflow to be "2" higher than the MAIN DRAIN," but no Keynote 27 (Roof Drain/Main Drain) is visible in this view to define what the "main drain" is for this condition.
Issue Categories
Document Coordination
Drawing conflicts, schedule mismatches, sheet numbering errors, and document coordination issues
Specifications
Specification conflicts, material mismatches, product contradictions, and specification coordination errors
Architectural
Door schedules, finish schedules, material specifications, and architectural coordination issues
Code Compliance
Building code violations, code edition conflicts, and compliance requirements
Fire Protection
Fire extinguisher placement, fire safety requirements, and fire protection compliance
Accessibility
ADA compliance, grab bar requirements, and accessibility standards
Value Delivered
"The unedited guide specifications and conflicting material requirements would have caused major bidding confusion and construction delays. Finding 212 issues—including 14 critical permit blockers—before submission saved us from weeks of redesign and permit rejections."
— Project Team, Restaurant Build-Out