Plan Review: 84 Issues Found

Summary: 87 index entries | 30 perfect matches | 24 mismatched | 33 missing Mismatched (24): T-400: Expected: KIDDIE ACADEMY SECIFICATIONS (T-400) | Actual: SPECIFICATIONS (T-400)(p6) T-401: Expected: KIDDIE ACADEMY SECIFICATIONS (T-401) | Actual: SPECIFICATIONS (T-401)(p7) T-402: Expected: KIDDIE ACADEMY SECIFICATIONS (T-402) | Actual: SPECIFICATIONS (T-402)(p8) T-403: Ex...

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: 33 missing, 24 mismatched out of 87 sheets

Summary: The specifications require preschool classroom and restroom egress doors to be 3'-0" x 3'-6" with a welded metal frame and top cap. A door frame with a welded top cap at 3'-6" (42 inches) restricts the doorway's vertical clearance. This directly violates IBC Section 1010.1.1, which mandates that means of egress doors must have a minimum clear opening height of 80 inches.

Why it matters: A clear opening height of 42 inches severely obstructs adult occupants, such as teachers and emergency responders, from entering or safely evacuating the classrooms and restrooms. This non-compliant egress design will cause immediate rejection during plan review and poses a severe life-safety haz...

Suggested next step: Please revise the door specifications for preschool classrooms and restrooms to require a minimum clear opening height of 80 inches (e.g., standard 3'-0" x 7'-0" doors) to comply with IBC 1010.1.1.

RFI draft: Please revise the door specifications for preschool classrooms and restrooms to require a minimum clear opening height of 80 inches (e.g., standard 3'-0" x 7'-0" doors) to comply with IBC 1010.1.1.

Summary: The 'TYPICAL LOCATIONS OF SPRINKLER HEADS' section details a 'DRY SYSTEM' in the unconditioned 'ATTIC' that drops through the ceiling to a 'WET PENDANT HEAD'. Using a standard wet pendant head on a drop from a dry system in an unheated space is a critical design flaw. Condensation or trip water will accumulate in the unheated drop and freeze, violating the IBC requirement that fire protection s...

Why it matters: If standard wet pendant heads are installed on a dry system drop as detailed, the trapped water will freeze and burst the piping during cold weather. This will result in catastrophic system failure and severe water damage. Dry-type pendant sprinklers (which seal at the heated branch line connecti...

Suggested next step: The typical section detail explicitly specifies a 'WET PENDANT HEAD' on the drop from the 'DRY SYSTEM' in the attic. Please confirm that dry pendant sprinklers should be utilized in these locations to prevent freezing and ensure compliance with proper installation standards.

RFI draft: The typical section detail explicitly specifies a 'WET PENDANT HEAD' on the drop from the 'DRY SYSTEM' in the attic. Please confirm that dry pendant sprinklers should be utilized in these locations to prevent freezing and ensure compliance with pr...

Summary: The P-101 'PLUMBING FIXTURE SCHEDULE' specifies WC-1 and WC-3 as tank-type water closets with flush volumes of 1.28 GPF and 1.1 GPF, requiring a 1/2" CW supply and contributing 2.0 CW fixture units. In direct contradiction, the P-200 'WATER SUPPLY FIXTURE UNIT LOAD CALCULATOR' lists the water closets (WC-1, WC-2, WC-3) as '1.6 GPF FLUSHOMETER VALVE' units, specifying a 1" minimum cold water bra...

Why it matters: This is a major design discrepancy. Flushometer valves require a larger branch size (1") and have a significantly higher instantaneous flow demand (10 WSFU) compared to tank-type water closets (1/2" branch, 2 WSFU). This conflict directly impacts the total domestic water load calculation and main...

Suggested next step: Please clarify the intended specification for the water closets (WC-1, WC-2, WC-3). Are they tank-type (1.28/1.1 GPF) or flushometer valve-type (1.6 GPF)? Please update the fixture schedule, load calculator, and corresponding branch pipe sizes to ensure consistency.

RFI draft: Please clarify the intended specification for the water closets (WC-1, WC-2, WC-3). Are they tank-type (1.28/1.1 GPF) or flushometer valve-type (1.6 GPF)? Please update the fixture schedule, load calculator, and corresponding branch pipe sizes to ...

Summary: The electrical specifications require a general duplex outlet to be installed in the last cubby of classrooms at 66" AFF. Electrical outlets are operable parts and must be placed within accessible reach ranges. The maximum allowed unobstructed high forward reach is 48" AFF. The specified mounting height of 66" AFF significantly exceeds this maximum limit and is therefore non-compliant.

Why it matters: If installed at 66" AFF, the outlet will not be accessible to individuals using wheelchairs, leading to a failure during accessibility inspections. Relocating the electrical box and repairing the finished wall after construction would cause unnecessary delays and cost overruns.

Suggested next step: Please confirm if the duplex outlet specified at 66" AFF in the cubbies is intended for a dedicated piece of equipment (e.g., a wall clock or fan) that may be exempt from reach range requirements. If it is intended for general use, please revise the mounting height to a maximu...

RFI draft: Please confirm if the duplex outlet specified at 66" AFF in the cubbies is intended for a dedicated piece of equipment (e.g., a wall clock or fan) that may be exempt from reach range requirements. If it is intended for general use, please revise t...

Summary: The specifications require diaper stations to include a "sink cabinet" and a "cabinet below" the diaper unit. Under A117.1 Section 603.5, diaper changing tables must comply with Section 902, which requires a forward approach with knee and toe clearance beneath the work surface (902.2). Additionally, Section 606.2 requires sinks to provide a forward approach with knee and toe clearance. Because ...

Why it matters: Providing full cabinets beneath sinks and work surfaces is a common accessibility failure. If fabricated as specified with base cabinets, the casework will block wheelchair access and fail ADA/accessibility inspections. The contractor would be forced to tear out the lower cabinets, rebuild the st...

Suggested next step: Please clarify if the "sink cabinet" and "cabinet below" the diaper unit are intended to have removable fronts or recessed designs that provide the required forward approach knee and toe clearances per A117.1 Sections 606.2 and 902.2. If standard full-depth base cabinets are p...

RFI draft: Please clarify if the "sink cabinet" and "cabinet below" the diaper unit are intended to have removable fronts or recessed designs that provide the required forward approach knee and toe clearances per A117.1 Sections 606.2 and 902.2. If standard ...

Summary: Elevations 1D, 2B, and 3D specify the bottom of the wall-mounted lavatories at "2'-0" MAX." (24 inches) above the finished floor. However, Section 306.3.1 defines knee clearance as the space between 9 inches and 27 inches above the floor, and Section 306.3.3 requires a minimum depth of 8 inches at the 27-inch height. The 24-inch maximum lavatory height physically obstructs the required knee cle...

Why it matters: Failing to provide the required 27-inch minimum knee clearance prevents forward approach access for wheelchair users. Without an explicit, approved variance for child use, this will result in failed accessibility inspections, requiring the lavatories and associated plumbing to be relocated during...

Suggested next step: Please confirm if child accessibility dimensions are intended and approved by the AHJ for this project. If not, revise the lavatory mounting details to provide a minimum 27-inch knee clearance from the floor to the bottom of the apron.

RFI draft: Please confirm if child accessibility dimensions are intended and approved by the AHJ for this project. If not, revise the lavatory mounting details to provide a minimum 27-inch knee clearance from the floor to the bottom of the apron.

Summary: Elevations 1B, 2D, and 3B show the recessed toilet paper dispenser (Keynote 2) mounted at a centerline height of "1'-2"" (14 inches) above the floor. Section 309.3 requires operable parts to be placed within the reach ranges specified in Section 308. Section 308.2.1 dictates that the low forward reach shall be "15 inches (380 mm) minimum above the floor." The 14-inch mounting height falls below...

Why it matters: Mounting operable accessories below the minimum reach range violates accessibility standards, making them inaccessible to individuals with mobility impairments. This non-compliance will lead to failed inspections, necessitating wall patching, FRP repair, and relocation of the dispensers, leading ...

Suggested next step: Please clarify if the 14-inch mounting height is based on an approved child exception not shown in the standard code context. If not, revise the mounting height of the toilet paper dispensers to a minimum of 15 inches above the floor to comply with the low reach requirements.

RFI draft: Please clarify if the 14-inch mounting height is based on an approved child exception not shown in the standard code context. If not, revise the mounting height of the toilet paper dispensers to a minimum of 15 inches above the floor to comply wit...

Summary: The 'FULL SERVICE KITCHEN EQUIPMENT CHECK LIST' specifies a wall-mounted microwave shelf (Item 5). Detail 3 indicates the electrical outlet for this 'MICROWAVE' is to be mounted at 5'-10" (70 inches) above the finished floor. Consequently, the microwave and its operable parts will be located at or above this height. Section 309.3 requires operable parts to be placed within accessible reach rang...

Why it matters: Mounting a microwave at 70 inches violates accessibility standards for operable parts, preventing use by individuals with limited reach or who use wheelchairs. Additionally, retrieving hot food from above shoulder height poses a significant ergonomic and scalding hazard for users. This non-compli...

Suggested next step: Please revise the mounting height for the microwave shelf and its associated electrical outlet to ensure the appliance controls are located at or below the 48-inch maximum accessible reach height, or clarify if an alternate accessible microwave is provided in this area.

RFI draft: Please revise the mounting height for the microwave shelf and its associated electrical outlet to ensure the appliance controls are located at or below the 48-inch maximum accessible reach height, or clarify if an alternate accessible microwave is...

Summary: The drawing permits the manual actuation device to be mounted up to '48 INCHES ABOVE FLOOR LEVEL TO CENTER OF PUSH STATION'. Because the device and its interactive components have physical dimensions, placing the center of the push station at exactly 48 inches guarantees that the uppermost operable portion of the device will exceed the 48-inch maximum high forward reach limit mandated by the bu...

Why it matters: If the contractor installs the push station at the maximum permitted height of 48 inches to the center, the highest operable part will fall outside the accessible reach range. This will cause a definitive failure during ADA/accessibility inspections, requiring the device, associated surface mount...

Suggested next step: Please revise the mounting height note for the manual actuation device to specify a maximum height of 48 inches to the 'highest operable part' rather than to the 'center of push station' to ensure the entire operable mechanism remains within the accessible reach range.

RFI draft: Please revise the mounting height note for the manual actuation device to specify a maximum height of 48 inches to the 'highest operable part' rather than to the 'center of push station' to ensure the entire operable mechanism remains within the a...

Summary: Detail A ('STANDARD MOUNTING HEIGHTS') specifies 'LIGHT SWITCHES' and 'TSTAT/SENSOR OR ANNUNCIATOR' to be mounted at '4'-0"' (48 inches) above the floor. The detail indicates that light switches are mounted 48 inches from the floor to the bottom of the switch box. Placing the bottom of the device at 48 inches ensures that the operable parts (the switches and buttons themselves) will be located ...

Why it matters: Failing to mount electrical and mechanical controls within accessible reach limits violates ICC A117.1 code. If devices are roughed in at this height, the contractor will fail accessibility inspections, requiring costly rework to reopen walls, relocate the junction boxes lower, and patch/repaint ...

Suggested next step: Please confirm that the mounting height for light switches, thermostats, and other operable parts should be measured to the top operable part at a maximum of 48 inches above the finished floor, rather than 48 inches to the bottom of the box, to comply with ICC A117.1 Section 3...

RFI draft: Please confirm that the mounting height for light switches, thermostats, and other operable parts should be measured to the top operable part at a maximum of 48 inches above the finished floor, rather than 48 inches to the bottom of the box, to co...

Summary: Detail A ('STANDARD MOUNTING HEIGHTS') shows a 'RECEPTACLE' mounted '1'-0"' (12 inches) above a cabinet counter, where the cabinet has a maximum height of '44" MAX' from the 'FLOOR'. This results in the receptacle being positioned up to 56 inches above the finished floor. Section 309.3 dictates that operable parts must fall within accessible reach ranges. For an obstructed high forward reach, S...

Why it matters: Cabinets and counters create an obstructed forward reach. Mounting convenience receptacles at 56 inches makes them inaccessible, violating building accessibility codes. Addressing this during construction requires relocating electrical rough-ins, rerouting wire, and repairing wall and backsplash ...

Suggested next step: Please provide a revised mounting height for the receptacle located above the cabinet that complies with the maximum obstructed high forward reach limit of 48 inches (or 44 inches depending on counter depth) per ICC A117.1 Section 308.2.2.

RFI draft: Please provide a revised mounting height for the receptacle located above the cabinet that complies with the maximum obstructed high forward reach limit of 48 inches (or 44 inches depending on counter depth) per ICC A117.1 Section 308.2.2.

Summary: The Plumbing Fixture Schedule indicates that fixture SH-1 is a 'FREEDOM ADA TRANSFER SHOWER' with dimensions of 40"x39". However, ANSI/ICC A117.1-2009 Section 608.2.1.1 dictates that transfer-type shower compartments must have a clear inside dimension of exactly 36 inches in width and 36 inches in depth. The specified 40"x39" shower unit is too large and violates this specific size requirement.

Why it matters: Transfer showers are specifically sized at 36"x36" so that a person seated on the transfer seat can easily reach the grab bars and controls on the opposite wall. Installing an oversized transfer shower creates an accessibility hazard, will fail ADA compliance inspections, and will require costly ...

Suggested next step: Please clarify the intended shower type and dimensions for SH-1. The schedule specifies an ADA transfer shower at 40"x39", but code Section 608.2.1.1 requires exactly 36"x36" clear inside dimensions. Should the fixture model be revised to a compliant 36"x36" transfer shower, o...

RFI draft: Please clarify the intended shower type and dimensions for SH-1. The schedule specifies an ADA transfer shower at 40"x39", but code Section 608.2.1.1 requires exactly 36"x36" clear inside dimensions. Should the fixture model be revised to a compli...

Summary: Fire Alarm Note 3 indicates the installation of 'BATTERY OPERATED CARBON MONOXIDE DETECTOR/ALARM' units. However, Section 702.1 of the building code requires that accessible audible and visible alarms be 'powered by a commercial light and power source' and 'permanently connected to the wiring of the premises electric system.' A device that is strictly battery-operated fails to meet this permane...

Why it matters: Providing strictly battery-operated life safety alarms violates accessibility and fire alarm codes regarding permanent power connections. This will likely result in a failed inspection by the fire marshal or building inspector, requiring the electrical contractor to retrospectively run conduit an...

Suggested next step: Please confirm that carbon monoxide detectors/alarms must be hardwired to the premises electric system with a battery backup, rather than strictly battery-operated, to comply with A117.1 Section 702.1 and applicable life-safety codes. Please provide updated wiring details.

RFI draft: Please confirm that carbon monoxide detectors/alarms must be hardwired to the premises electric system with a battery backup, rather than strictly battery-operated, to comply with A117.1 Section 702.1 and applicable life-safety codes. Please provi...

Summary: The specifications indicate that all cot closet doors shall be a pair of 2'-6" x 7'-0" doors. Under IBC Section 1010.1.1, when a door opening includes two door leaves without a mullion, at least one of the leaves must provide a minimum clear opening width of 32 inches. A 2'-6" (30-inch) door leaf physically cannot provide a 32-inch clear opening. Unless these cot closets are less than 10 square...

Why it matters: During plan review or field inspection, the building inspector will flag these double doors because neither leaf offers a compliant 32-inch clear width for egress or accessibility. Correcting this post-installation requires reframing the rough opening and ordering new doors and frames (e.g., chan...

Suggested next step: Please review the specified pair of 2'-6" doors for the cot closets against IBC 1010.1.1. Recommend revising the door schedule to provide at least one leaf that meets the minimum 32-inch clear opening width (e.g., an unequal pair such as 3'-0" and 2'-0" doors, or a single 3'-0...

RFI draft: Please review the specified pair of 2'-6" doors for the cot closets against IBC 1010.1.1. Recommend revising the door schedule to provide at least one leaf that meets the minimum 32-inch clear opening width (e.g., an unequal pair such as 3'-0" and...