Gulf Coast Multifamily: 102 Issues Found

Summary: 77 indexed pages | 62 match | 14 minor mismatch | 0 mismatch | 1 missing Minor Mismatch (14): A 1.0: Expected: ARCHITECTURAL SITE PLAN (A 1.0) | Actual: ARCHITECTURAL SITE PLAN (A1.0)(p7) | Reason: Same sheet; parsed sheet number omits the space. A 2.2b: Expected: ENLARGED PLAN PROCEDURE 1 &2 (A 2.2b) | Actual: ENLARGED...

Why it matters:

Suggested next step:

RFI draft: 📄 T 1.0 Schedule Text: DRAWING INDEX — page 1 --- 📄 E 0.1 Schedule Text: DRAWING INDEX — page 34 --- 📄 M 0.1 Schedule Text: DRAWING INDEX — page 47 --- 📄 P0.1 Schedule Text: DRAWING INDEX — page 62 --- 📄 F 0.1 Schedule Text: DRAWING INDEX — page 74

Summary: The one-line diagram shows a single automatic transfer switch (ATS-EM, 450A, 4-pole) serving all three branches of the essential electrical system — Life Safety (panel LSL1), Critical (panel CRL1), and Equipment (panel EQL1) — through a common 450A wireway. The generator load summary confirms the three distinct branches: Life Safety Branch =...

Why it matters: This is a fundamental design issue for a health care essential electrical system. The authority having jurisdiction will very likely require separate automatic transfer switches and separate raceway paths for the life safety branch and critical branch during plan review. A single ATS failure would disable all three emergency branches...

Suggested next step: Confirm whether the essential electrical system design complies with NEC 517.31(C)(1) independence requirements. The current design shows a single ATS-EM and common wireway serving the life safety branch (LSL1), critical branch (CRL1), and equipment branch (EQL1). NEC 517.31(C)(1)(b) prohibits life safety and critical branch conductors from...

RFI draft: Confirm whether the essential electrical system design complies with NEC 517.31(C)(1) independence requirements. The current design shows a single ATS-EM and common wireway serving the life safety branch (LSL1), critical branch (CRL1), and equipment branch (EQL1). NEC 517.31(C)(1)(b) prohibits...

Summary: The wall type E section details for the 1-hour fire-rated partition specify '3' SOUND ATTENUATION INSULATION' in the stud cavity. However, the UL Design No. U419 detail on the same sheet specifies 'INSULATION: 3-1/2' THICK GLASS FIBER BATT INSULATION' and explicitly notes 'STUD AND INSULATION SIZES ARE MINIMUM UNLESS OTHERWISE STATED IN...

Why it matters: If constructed as detailed with only 3' insulation, every Type E wall in the project would fail to meet the tested UL 419 assembly configuration, potentially invalidating the 1-hour fire-resistance rating. This would be flagged during inspection and could require removal and replacement of insulation in all 1-hour rated partitions, causing...

Suggested next step: Request that the designer confirm and correct the insulation thickness for all Type E (1-hour rated) wall section details to match the UL Design No. U419 minimum of 3-1/2' thick glass fiber batt insulation. Verify whether 'SOUND ATTENUATION INSULATION' also meets the UL-listed insulation type requirements (glass fiber batt). Update all...

RFI draft: Request that the designer confirm and correct the insulation thickness for all Type E (1-hour rated) wall section details to match the UL Design No. U419 minimum of 3-1/2' thick glass fiber batt insulation. Verify whether 'SOUND ATTENUATION INSULATION' also meets the UL-listed insulation type...

Summary: Plan 2 is titled 'MECH MEZZ' and the note in Staff Lounge 126 below explicitly states 'SHADED AREA - MEZZANINE ABOVE,' both indicating the elevated platform is classified as a mezzanine under IBC Section 505.2. However, the room label on the same plan reads 'EQUIPMENT PLATFORM 200, 344 SF,' which would fall under Section 505.3 instead. These...

Why it matters: This conflicting classification directly affects code compliance for building area calculations, fire area determinations, means of egress, and structural design. If the building official classifies this as a mezzanine, the project would fail the area limitation of Section 505.2.1, potentially requiring the platform to be counted as a separate...

Suggested next step: Request the architect to clarify whether the elevated platform above Staff Lounge 126 is to be classified as a mezzanine under IBC Section 505.2 or as an equipment platform under IBC Section 505.3. If classified as a mezzanine, demonstrate compliance with the 1/3 area limitation of Section 505.2.1 by providing the floor area of the room below,...

RFI draft: Request the architect to clarify whether the elevated platform above Staff Lounge 126 is to be classified as a mezzanine under IBC Section 505.2 or as an equipment platform under IBC Section 505.3. If classified as a mezzanine, demonstrate compliance with the 1/3 area limitation of Section...

Summary: The COMcheck Mechanical Compliance Certificate on sheet M 7.1 explicitly states 'Credits: 10.0 Required 0.0 Proposed' under the Additional Efficiency Package(s) section. This means the project requires 10 additional efficiency credits per 2021 IECC Section C406, but the mechanical design currently proposes zero credits. IBC Section 1301.1.1...

Why it matters: This deficiency will result in the mechanical permit application being rejected by the authority having jurisdiction. The project cannot demonstrate energy code compliance without meeting the required 10 additional efficiency package credits under 2021 IECC Section C406. Resolving this will likely require design modifications to the mechanical,...

Suggested next step: Request that the mechanical engineer identify which Additional Efficiency Package options per 2021 IECC Section C406 will be selected to achieve the required 10.0 credits, update the COMcheck compliance report to reflect 'Proposed' credits equal to or exceeding 'Required' credits, and revise the construction documents accordingly.

RFI draft: Request that the mechanical engineer identify which Additional Efficiency Package options per 2021 IECC Section C406 will be selected to achieve the required 10.0 credits, update the COMcheck compliance report to reflect 'Proposed' credits equal to or exceeding 'Required' credits, and revise the...

Summary: The 1-hour fire-rated wall type E section details explicitly reference UL Design No. U419 as the basis for the 1-hour fire rating and specify '3' SOUND ATTENUATION INSULATION' in the stud cavity. However, Detail 01 on the same sheet, which documents the UL 419 assembly, specifies 'INSULATION: 3-1/2' THICK GLASS FIBER BATT INSULATION' and...

Why it matters: If constructed as detailed with only 3' insulation, the 1-hour fire-rated partitions would not comply with the UL 419 tested assembly. This would be flagged during inspection, requiring removal and replacement of insulation in all Type E fire-rated walls, causing significant construction delays and cost overruns. The deficiency affects life...

Suggested next step: Request that the designer confirm the required insulation thickness for the 1-hour rated Type E partitions per UL Design No. U419. The wall section details show 3' sound attenuation insulation, but the UL 419 listing detail on the same sheet requires a minimum of 3-1/2' glass fiber batt insulation. Please clarify whether the wall section...

RFI draft: Request that the designer confirm the required insulation thickness for the 1-hour rated Type E partitions per UL Design No. U419. The wall section details show 3' sound attenuation insulation, but the UL 419 listing detail on the same sheet requires a minimum of 3-1/2' glass fiber batt...

Summary: The drawing's Design Criteria specifies a cooling indoor design temperature of 72°F for 'ALL OTHER SPACES UNLESS NOTED OTHERWISE.' Section C302.1 of the 2015 IECC requires the interior design temperature used for cooling load calculations to be a minimum of 75°F (24°C). The stated 72°F cooling setpoint is 3°F below the code-mandated minimum,...

Why it matters: Using a lower cooling design temperature results in larger calculated cooling loads, leading to oversized cooling equipment and increased energy consumption — the exact outcome the IECC is designed to prevent. Because Section C403.2.1 requires heating and cooling loads to be determined using the design parameters specified in Chapter 3 (which...

Suggested next step: Request the mechanical engineer to confirm the cooling indoor design temperature. Per IECC Section C302.1, the minimum cooling design temperature shall be 75°F. Please revise the design criteria to comply and confirm whether equipment sizing and energy compliance calculations have been updated accordingly.

RFI draft: Request the mechanical engineer to confirm the cooling indoor design temperature. Per IECC Section C302.1, the minimum cooling design temperature shall be 75°F. Please revise the design criteria to comply and confirm whether equipment sizing and energy compliance calculations have been updated...

Summary: The Mechanical Compliance Certificate explicitly states 'Additional Efficiency Package(s) Credits: 10.0 Required 0.0 Proposed.' This means the project has not demonstrated compliance with any additional efficiency package option. Section C406.1 of the IECC requires buildings to comply with at least one of six listed additional efficiency...

Why it matters: This is a mandatory code requirement that will prevent permit approval. The code official cannot approve construction documents that fail to demonstrate compliance with C406. Resolving this late in the design process could require significant redesign of mechanical, electrical, or plumbing systems depending on which package option is ultimately...

Suggested next step: Request the mechanical engineer clarify which additional efficiency package option(s) per Section C406.1 will be pursued to achieve the required credits. Update the COMcheck compliance report and construction documents to demonstrate compliance with at least one option. Coordinate with all affected disciplines (mechanical, electrical, plumbing)...

RFI draft: Request the mechanical engineer clarify which additional efficiency package option(s) per Section C406.1 will be pursued to achieve the required credits. Update the COMcheck compliance report and construction documents to demonstrate compliance with at least one option. Coordinate with all...

Summary: The gravity riser diagram shows multiple 4' VTR vent-through-roof terminations connected to separate 4'V vent stacks, but none of these vent stacks are shown connecting to the building drain (4'S horizontal main) or serving as stack vents (extensions of drainage stacks continuing full size through the roof). The 4'V vent stacks are labeled as...

Why it matters: Without at least one vent pipe that connects to the building drain or one drainage stack extending full size through the roof as a stack vent, the drainage system lacks adequate pressure equalization at the building drain level. This is a fundamental vent system requirement that will fail plumbing plan review and inspection, requiring redesign...

Suggested next step: Request the plumbing engineer to show at least one vent pipe that connects to the building drain or at least one drainage stack that extends full size through the roof as a stack vent, in compliance with IPC Sections 904.1 and 904.1.1. Clarify on the riser diagram how the required vent-to-building-drain connection is achieved.

RFI draft: Request the plumbing engineer to show at least one vent pipe that connects to the building drain or at least one drainage stack that extends full size through the roof as a stack vent, in compliance with IPC Sections 904.1 and 904.1.1. Clarify on the riser diagram how the required...

Summary: Med Gas Detail 2 on P6.2 identifies 'PROCEDURE ROOM #1-117' and 'OR #1 - 115', and the combination vacuum note references 'OR #1, #2, #3'. However, the Floor Plan on P 3.0 shows PROCEDURE 1 as room 109 (373 SF), PROCEDURE 2 as room 110 (380 SF), and PROCEDURE 3 as room 139 (376 SF). Room 117 on the floor plan is ELECTRICAL (81 SF), and room 115...

Why it matters: Incorrect room numbers on the medical gas detail could cause medical gas outlets, zone valve boxes, and piping to be routed to an electrical room (Room 117) or a hallway (Room 115) instead of the actual procedure rooms (Rooms 109, 110, 139). This is a critical life-safety issue in a healthcare/ASC facility. Installation based on the incorrect...

Suggested next step: Request the engineer update Med Gas Detail 2 with the correct room numbers matching the floor plan: PROCEDURE 1 = Room 109, PROCEDURE 2 = Room 110, PROCEDURE 3 = Room 139. Clarify whether 'OR' designations in the detail and the combination vacuum system note should be changed to 'PROCEDURE'. Confirm the correct room numbers for all medical gas...

RFI draft: Request the engineer update Med Gas Detail 2 with the correct room numbers matching the floor plan: PROCEDURE 1 = Room 109, PROCEDURE 2 = Room 110, PROCEDURE 3 = Room 139. Clarify whether 'OR' designations in the detail and the combination vacuum system note should be changed to 'PROCEDURE'....

Summary: The fire protection floor plan shows STERILE SUPPLY 112 tagged with keynote '1,' which per the drawing's Fire Protection Key Notes denotes 'ORDINARY HAZARD GROUP 1 CLASSIFICATION AREA.' However, the Fire Protection Design Criteria on F 0.1 specifies that all storage rooms shall be classified as Ordinary Hazard Group II. Sterile Supply is a...

Why it matters: This misclassification directly impacts sprinkler system design. Ordinary Hazard Group II requires a design density of 0.20 GPM/SF, while Ordinary Hazard Group I only requires 0.15 GPM/SF. If the contractor designs the sprinkler system based on the lower OH Group I density for this storage room, the system would be under-designed by...

Suggested next step: Request clarification on the hazard classification for STERILE SUPPLY 112 and any other storage rooms. The Fire Protection Design Criteria on F 0.1 requires all storage rooms to be classified as Ordinary Hazard Group II (0.20 GPM/SF), but the floor plan on F1.0 only shows Ordinary Hazard Group 1 (keynote 1). Please confirm whether a keynote for...

RFI draft: Request clarification on the hazard classification for STERILE SUPPLY 112 and any other storage rooms. The Fire Protection Design Criteria on F 0.1 requires all storage rooms to be classified as Ordinary Hazard Group II (0.20 GPM/SF), but the floor plan on F1.0 only shows Ordinary Hazard Group 1...

Summary: General Note 6 directs the contractor to 'PROVIDE 6' SOUND BATT INSULATION ABOVE CEILINGS NOTED WITH 'SAB'' as a blanket instruction for all SAB-tagged rooms. Multiple rooms marked with SAB on the reflected ceiling plan also contain recessed luminaires: Staff Lounge 126 and Office 124 show 2x4 light fixtures recessed into ACT-1 suspended...

Why it matters: Sound batt insulation (fiberglass or mineral wool batts) constitutes thermal insulation material regardless of its acoustic purpose. Installing 6 inches of insulation directly over non-Type IC recessed luminaires creates a fire hazard from heat buildup and will fail electrical inspection per NEC 410.116(B). This condition affects multiple rooms...

Suggested next step: Request clarification on whether recessed luminaires in SAB-designated rooms (including Staff Lounge 126, Office 124, Staff Toil/Shwr 129, Staff Toil 131, and all other SAB rooms with recessed fixtures) are required to be Type IC rated per NEC 410.116(B). If non-IC fixtures are specified, request that the architectural insulation note or a...

RFI draft: Request clarification on whether recessed luminaires in SAB-designated rooms (including Staff Lounge 126, Office 124, Staff Toil/Shwr 129, Staff Toil 131, and all other SAB rooms with recessed fixtures) are required to be Type IC rated per NEC 410.116(B). If non-IC fixtures are specified,...

Summary: Site Plan Keynote 1 specifies a 'GENERATOR EMERGENCY POWER OFF (EPO) BUTTON WITH STOP BREAK GLASS' (Schneider 9001KYK116) with an engraved plate to read 'GENERATOR EMERGENCY POWER OFF BUTTON.' NEC 445.18(C) requires generators with greater than 15 kW rating to be provided with 'a remote emergency stop switch to shut down the prime mover,' which...

Why it matters: If the EPO button is installed per the keynote and wired to disconnect electrical output only (as the 'Power Off' designation implies), the generator prime mover would continue running after activation, posing safety risks from hot exhaust, fuel, and moving parts. This would fail NEC 445.18(C) inspection, requiring rewiring to the generator...

Suggested next step: Clarify whether the EPO button specified in Keynote 1 is intended to serve as the remote emergency stop switch per NEC 445.18(C) that shuts down the generator prime mover. If so, revise the keynote to explicitly require the device to: (1) shut down the prime mover, (2) disable all prime mover start control circuits per NEC 445.18(B)(1), and (3)...

RFI draft: Clarify whether the EPO button specified in Keynote 1 is intended to serve as the remote emergency stop switch per NEC 445.18(C) that shuts down the generator prime mover. If so, revise the keynote to explicitly require the device to: (1) shut down the prime mover, (2) disable all prime mover...

Summary: The generator detail shows circuit labels 'LSL1-5', 'LSL1-7', and 'LSL1-9' at keyed notes 2, 3, and 4, while the adjacent raceway callout is only '3#10, 1#10G, 3/4\'C.' The keynotes define notes 2, 3, and 4 as three separate '120V, 1Ø LIFE SAFETY BRANCH CONNECTION' points. Three 120V line-to-neutral branch connections cannot be installed from...

Why it matters: If installed as drawn, the generator battery charger, controls, and heater connections will require field redesign, added conductors, or circuit revisions before rough-in and termination. Because these are life-safety generator accessory connections, this can delay startup, inspection, and emergency power commissioning.

Suggested next step: Please revise the generator accessory wiring detail for notes 2, 3, and 4 to show a code-compliant conductor count. If a multiwire branch circuit is intended, show the grounded conductor in the raceway and identify the simultaneous disconnecting means at the source.

RFI draft: Please revise the generator accessory wiring detail for notes 2, 3, and 4 to show a code-compliant conductor count. If a multiwire branch circuit is intended, show the grounded conductor in the raceway and identify the simultaneous disconnecting means at the source.

Summary: Room 129 (STAFF TOIL/SHWR) is a combined toilet and shower room. The reflected ceiling plan designates the ceiling for this room as GWB-2 (Moisture Resistant Gypsum Board). Per the ceiling legend, GWB-2 is 'MOISTURE RESISTANT GYPSUM BOARD.' Section 2509.2 requires that ceiling panels in shower areas be of materials listed in Table 2509.2, which...

Why it matters: Installing moisture-resistant gypsum board as the ceiling in a shower area will fail code inspection. The material is not resistant to the sustained moisture and humidity conditions of a shower environment, which can lead to deterioration, mold growth, and structural degradation of the ceiling assembly. Rework to replace the ceiling with a...

Suggested next step: Request clarification on the ceiling material for Staff Toil/Shwr 129. The GWB-2 ceiling designation does not comply with Section 2509.2 and Table 2509.2 for shower area ceilings. Please revise the ceiling specification to an approved material per Table 2509.2 (e.g., glass mat gypsum backing panel per ASTM C1178) at least over the shower...

RFI draft: Request clarification on the ceiling material for Staff Toil/Shwr 129. The GWB-2 ceiling designation does not comply with Section 2509.2 and Table 2509.2 for shower area ceilings. Please revise the ceiling specification to an approved material per Table 2509.2 (e.g., glass mat gypsum backing...