Plan Review: 67 Issues Found

Summary: The foundation plan specifies that new foundation walls connect to existing walls using '3-#4x12" EQUAL SPACING, MIN 4" EMBED LOOSE (NO ADHESIVE)'. However, ASCE 7-10 Section 1.4.2 requires all parts of a structure between separation joints to be interconnected to form a continuous load path, and smaller portions must be tied with strength to resist at least 5% of their weight. Because another ...

Why it matters: Providing a slip joint (loose dowels) at the foundation walls while rigidly tying the footings creates a severe structural incompatibility. During a seismic or high-wind event, out-of-plane lateral forces will attempt to pull the loosely connected walls apart. Since the walls cannot resist this t...

Suggested next step: Please clarify the use of 'LOOSE (NO ADHESIVE)' embedment for the wall dowels. If the intent is to form a continuous lateral load path and meet the 5% tie requirement of ASCE 7-10 Section 1.4.2, should these dowels be installed with an approved structural epoxy? If a separatio...

RFI draft: Please clarify the use of 'LOOSE (NO ADHESIVE)' embedment for the wall dowels. If the intent is to form a continuous lateral load path and meet the 5% tie requirement of ASCE 7-10 Section 1.4.2, should these dowels be installed with an approved st...

Summary: The drawing for the exterior deck indicates the 'PT DECK JST PER PLAN' is attached to the 'FULL DEPTH PT LEDGER BOARD w/ 1/2" MECH AB @ 16" O.C. STAGGERED' using only a 'HANGER JST TO LEDGER BOARD'. Section 1.4.4 of the code mandates that 'A positive connection for resisting a horizontal force acting parallel to the member shall be provided'. A standard joist hanger relies on face-nails in with...

Why it matters: Omitting a positive lateral tension connection means outward forces (e.g., from wind, seismic activity, or live loads) can pull the deck joists out of their hangers. This breaks the structural load path and introduces a severe risk of the deck detaching from the ledger board, potentially resultin...

Suggested next step: Please clarify the lateral load path for the deck joists. Provide a revised detail or structural note specifying a positive lateral tension tie (such as a hold-down anchor) connecting the deck joists to the primary structure to resist horizontal forces parallel to the members.

RFI draft: Please clarify the lateral load path for the deck joists. Provide a revised detail or structural note specifying a positive lateral tension tie (such as a hold-down anchor) connecting the deck joists to the primary structure to resist horizontal f...

Summary: The Roof Truss Load Schedule Notes instruct the truss designer to calculate net wind uplift "CONSIDERING A DEAD LOAD OF 20 PSF". However, 20 PSF represents the total combined design dead load from the schedule (10 PSF Top Chord + 10 PSF Bottom Chord). This violates ASCE 7 Section 1.3.5, which mandates that the dead load used to resist uplift must be the "minimum dead load likely to be in place"...

Why it matters: Using the maximum 20 PSF dead load for uplift calculations will dangerously underestimate the net wind uplift forces on the roof trusses. This will result in undersized truss hold-down connections (such as the specified H2.5A clips) and inadequate uplift resistance, posing a severe risk of struct...

Suggested next step: Note 3 on the Roof Truss Load Schedule requires using a dead load of 20 PSF for wind uplift calculations, which contradicts the ASCE 7 Section 1.3.5 requirement to use the "minimum dead load likely to be in place". Please revise the note to specify the correct minimum dead loa...

RFI draft: Note 3 on the Roof Truss Load Schedule requires using a dead load of 20 PSF for wind uplift calculations, which contradicts the ASCE 7 Section 1.3.5 requirement to use the "minimum dead load likely to be in place". Please revise the note to specif...

Summary: The Frame Elevation - Line 2 on sheet S0.6 depicts the brace beam at the top of the inverted V-braced frame as a W14. However, the First Floor Framing Plan on sheet S2.1 shows the beam at the braced frame location along grid line 2, between C6C columns, as a W16x31. These represent different beam depths (W14 vs W16) for what should be the same structural member in the lateral force-resisting sy...

Why it matters: This discrepancy in the lateral force-resisting system brace beam size directly impacts steel fabrication and erection. The brace connection details on S0.6 (e.g., Detail 3 – Brace Connection at Column) are designed around the brace beam depth; a W14 beam has a different flange width, web depth, ...

Suggested next step: Please clarify the correct brace beam size along grid line 2 at the braced frame. The Frame Elevation - Line 2 on S0.6 indicates W14 while the First Floor Framing Plan on S2.1 indicates W16x31. Confirm which designation is correct, issue revised drawings to resolve the conflic...

RFI draft: Please clarify the correct brace beam size along grid line 2 at the braced frame. The Frame Elevation - Line 2 on S0.6 indicates W14 while the First Floor Framing Plan on S2.1 indicates W16x31. Confirm which designation is correct, issue revised d...

Summary: The POST SCHEDULE on S0.5 specifies column C6B as an "HSS6x6x⅜"" profile (which is 6 inches wide) and assigns it to base plate "BP-B". However, the plan view for detail BP-B shows an "8"" wide base plate with anchor bolts dimensioned "1½"" from each edge, resulting in a center-to-center bolt spacing of exactly 5 inches. The ANCHOR BOLT SCHEDULE on S0.4 confirms that the specified AB-5 anchor bo...

Why it matters: This geometric clash makes it physically impossible to erect the steel column over the anchor bolts or properly weld the column to the base plate as detailed. The base plate width and anchor bolt spacing must be increased to provide adequate clearance around the 6x6 column footprint.

Suggested next step: Please review the dimensions for base plate BP-B and the anchor bolt layout assigned to the C6B column. Confirm if the base plate width should be increased (e.g., to 10" or 12") to allow the anchor bolts to adequately clear the 6" wide HSS column.

RFI draft: Please review the dimensions for base plate BP-B and the anchor bolt layout assigned to the C6B column. Confirm if the base plate width should be increased (e.g., to 10" or 12") to allow the anchor bolts to adequately clear the 6" wide HSS column.

Summary: The First Floor Plan (S3.1) calls out numerous 'HDU5' holdowns and directs them to Detail H/S0.2 via Note 6. However, S3.1 is an elevated wood-framed floor. Detail H/S0.2 only details anchor connections into a 'CONC FNDN WALL TYP'. Additionally, the Typical Shear Wall Elevation (C/S0.2) dictates that the 'BASE OF SHEAR WALL TO WALL BELOW' must utilize a 'HOLDOWN STRAP' (Detail G/S0.2), not an H...

Why it matters: This creates a major constructability conflict, as the contractor is instructed to install concrete-embedded anchors into an elevated wood floor system. The extensive HDU5 callouts, along with an erroneous note on S3.1 to 'PROVIDE NUT AND 3"x3"x 1/4" PLATE WASHER UNDER SLAB', indicate that founda...

Suggested next step: Please clarify if the HDU5 foundation holdowns called out on the First Floor Plan (S3.1) should be revised to floor-to-floor strap uplift connections (e.g., CMSTC16) per Detail G/S0.2 and Typical Shear Wall Elevation C/S0.2.

RFI draft: Please clarify if the HDU5 foundation holdowns called out on the First Floor Plan (S3.1) should be revised to floor-to-floor strap uplift connections (e.g., CMSTC16) per Detail G/S0.2 and Typical Shear Wall Elevation C/S0.2.

Summary: The "HOLDOWN SCHEDULE" contains a clear engineering mistake regarding anchor embedment. For the "POST INSTALLED" 5/8" diameter adhesive anchor rod used with an "HDU5" holdown, the schedule specifies a "SLAB EMBEDMENT" of only "3¾"". This embedment is extremely shallow for a high-capacity shear wall holdown like an HDU5 and will result in premature concrete breakout failure long before the holdo...

Why it matters: Installing a primary structural holdown with only 3.75 inches of concrete embedment creates a critical weak link in the lateral force-resisting system. During a wind or seismic event, this anchor is highly likely to pull out of the slab, leading to overturning failure of the shear wall.

Suggested next step: Please review and revise the required slab embedment depth for the post-installed 5/8" anchor rod associated with the HDU5 holdown. A 3 3/4" embedment is structurally inadequate to develop the required tension capacity for this device.

RFI draft: Please review and revise the required slab embedment depth for the post-installed 5/8" anchor rod associated with the HDU5 holdown. A 3 3/4" embedment is structurally inadequate to develop the required tension capacity for this device.

Summary: Detail H (HOLDOWN ANCHOR (HDU) DETAIL) explicitly instructs the contractor to install the washer and nut 'SNUG TIGHT UNTIL FIRST RESISTANCE THEN COMPLETE WITH ONE FULL TURN'. Wood is highly compressible perpendicular to the grain. Applying a full turn past 'snug tight' on a typical ⅝" or larger holdown anchor bolt will pull the heavy washer and holdown bracket downward significantly (e.g., ~0.0...

Why it matters: This instruction violates ASCE 7-10 Section 1.3.1.2, which requires that connections do not exceed the applicable allowable stresses for the materials of construction. Intentionally overtightening causes yielding and permanent crushing of the wood framing, which compromises the connection's stiff...

Suggested next step: Revise the tightening instructions in Detail H. Specify tightening to 'snug tight' only (or strictly in accordance with the holdown manufacturer's approved installation instructions) and remove the requirement to tighten the nut an additional 'ONE FULL TURN' to prevent crushin...

RFI draft: Revise the tightening instructions in Detail H. Specify tightening to 'snug tight' only (or strictly in accordance with the holdown manufacturer's approved installation instructions) and remove the requirement to tighten the nut an additional 'ONE...

Summary: Detail 3 'TYPICAL SLAB TURN-DOWN AT DOOR' shows the floor slab resting on the 8" wide flat surface of the foundation wall below. However, the detail does not show or call out any vertical dowels, anchor bolts, or continuous reinforcement crossing the joint between the top of the foundation wall and the slab turn-down. ASCE 7-10 Section 1.4.5 explicitly requires that vertical load-bearing walls ...

Why it matters: Without a direct connection, lateral forces (from wind or seismic activity) could cause the slab to slip off the foundation wall, or the wall to pull away from the slab, compromising the structural load path and potentially leading to localized failure at the building entrance.

Suggested next step: Please clarify if vertical dowels or anchor bolts are required to provide a direct connection between the foundation wall and the slab turn-down, and provide the appropriate size, spacing, and embedment depth.

RFI draft: Please clarify if vertical dowels or anchor bolts are required to provide a direct connection between the foundation wall and the slab turn-down, and provide the appropriate size, spacing, and embedment depth.

Summary: The detail for the steel beam connection shows an 'L3½x3½x3/8” DBL ANGLE BOLTED CONN w/ 3-¾” DIA HS BOLTS' with a note pointing to the web that states 'PROVIDE 3-ROWS HORIZ SLOTS IN STL BM WEB'. Allowing horizontal slots at a main structural connection without specifying slip-critical bolting or welded washers permits longitudinal movement. This violates the building code requirement which stat...

Why it matters: If the horizontal slots are left unrestrained, the beam cannot effectively transmit horizontal lateral loads (such as wind or seismic forces) parallel to its axis. This interruption in the continuous structural load path can lead to excessive drift, unintended movement, and localized failure of t...

Suggested next step: Please clarify the connection requirements for the horizontal slots in the steel beam web. If the slots are intended for erection tolerance, specify that fully-tensioned slip-critical bolts or field-welded plate washers must be used after alignment to establish the required po...

RFI draft: Please clarify the connection requirements for the horizontal slots in the steel beam web. If the slots are intended for erection tolerance, specify that fully-tensioned slip-critical bolts or field-welded plate washers must be used after alignmen...

Summary: Detail 4 depicts a new roof system and interior shearwall connecting to and relying on an "(E) UNK STL BM" (Existing Unknown Steel Beam) for structural support. This violates ASCE 7 Section 1.3.1, which requires that all parts of a structure be designed and constructed with adequate strength and stiffness, proven through rational strength or allowable stress procedures. The acceptable strength ...

Why it matters: Supporting new gravity loads and lateral shearwall forces on an unidentified and unanalyzed structural element poses a significant liability and structural failure risk. If the unknown beam lacks the required capacity, the load path could fail. This will delay construction until the existing beam...

Suggested next step: Detail 4 specifies an "(E) UNK STL BM" as part of the load path for the roof framing and interior shearwall. ASCE 7 Section 1.3.1 requires demonstrating adequate strength for all structural elements. Please require field verification of the existing steel beam's profile, condi...

RFI draft: Detail 4 specifies an "(E) UNK STL BM" as part of the load path for the roof framing and interior shearwall. ASCE 7 Section 1.3.1 requires demonstrating adequate strength for all structural elements. Please require field verification of the existi...

Summary: Details H (STEP FOOTING) and I (UTILITY CROSSING AT FOOTING) show the bottom bearing surfaces of the concrete footings sloping at 1:2 (50%) and 1:1 (100%), respectively. This directly conflicts with IBC Section 1809.3, which limits the slope of the bottom surface of footings to a maximum of 1 unit vertical in 10 units horizontal (10%).

Why it matters: Sloping the bottom bearing surface of a foundation at angles steeper than 10% introduces significant lateral sliding forces that standard shallow foundation designs do not typically accommodate. This can lead to uncontrolled lateral movement, differential settlement, or shear failure in the suppo...

Suggested next step: Please revise Details H and I to ensure all concrete footing bearing surfaces have a slope not exceeding 1:10. Confirm that changes in foundation elevation will be accommodated using distinct vertical steps rather than sloped concrete bearing surfaces.

RFI draft: Please revise Details H and I to ensure all concrete footing bearing surfaces have a slope not exceeding 1:10. Confirm that changes in foundation elevation will be accommodated using distinct vertical steps rather than sloped concrete bearing surf...

Summary: The structural details for beam connections reference outdated AISC manuals. Detail 'BEAM TO GIRDER' specifies a connection per the 'AISC STEEL CONSTRUCTION MANUAL (14TH EDITION)', and Detail B specifies a connection per the 'AISC HSS CONNECTIONS MANUAL' (a 1997 publication). The 2021 IBC requires structural steel design and fabrication to be in accordance with the current referenced standard, ...

Why it matters: Relying on obsolete design manuals can result in connection detailing that does not meet current code requirements for structural strength or seismic detailing, potentially compromising structural integrity and leading to rejection during the permitting or special inspection process.

Suggested next step: Please update the structural details to reference the current AISC Steel Construction Manual (15th Edition) and current AISC 360 design provisions for HSS connections to ensure compliance with 2021 IBC Section 2205.1.

RFI draft: Please update the structural details to reference the current AISC Steel Construction Manual (15th Edition) and current AISC 360 design provisions for HSS connections to ensure compliance with 2021 IBC Section 2205.1.

Summary: The foundation plan specifies that new foundation walls are to be connected to existing foundation walls using rebar embedded loosely without adhesive ("MIN 4\" EMBED LOOSE (NO ADHESIVE) INTO (E) FNDN WALL"). IBC Section 1901.3 requires that anchoring to concrete comply with ACI 318, strictly limiting approved methods to cast-in anchors, post-installed expansion anchors, undercut anchors, screw...

Why it matters: Using a loose rebar dowel provides no pullout resistance. If the structural design relies on these dowels to tie the foundation walls together and transfer tension forces or lateral soil pressures, the joint will fail, potentially allowing the new foundation to separate from the existing structur...

Suggested next step: Please clarify the intent of the loose dowel connection to the existing foundation walls. If structural anchorage is required to transfer tension or maintain alignment against lateral soil loads, please specify an approved adhesive or mechanical anchoring system per IBC 1901.3...

RFI draft: Please clarify the intent of the loose dowel connection to the existing foundation walls. If structural anchorage is required to transfer tension or maintain alignment against lateral soil loads, please specify an approved adhesive or mechanical a...

Summary: The construction drawings identify an existing load-bearing structural beam as "(E) UNK STL DB" (Unknown Steel Drop Beam). By explicitly designating the member as unknown, the drawings fail to show its specific size and section, which directly violates IBC Section 1603.1. Furthermore, IBC Section 2202.1 requires that where the steel grade is not readily identifiable, the steel must be tested to...

Why it matters: Relying on a structural member with an unknown size, section, and grade makes it impossible to perform accurate structural computations to verify its load-carrying capacity. This condition prevents verification of structural safety and code compliance, leading to potential structural failure if t...

Suggested next step: Please perform a field investigation to measure the "(E) UNK STL DB" and provide its exact size and section on the framing plan. Additionally, provide the assumed material grade or specify the required testing to verify the steel grade per IBC 2202.1.

RFI draft: Please perform a field investigation to measure the "(E) UNK STL DB" and provide its exact size and section on the framing plan. Additionally, provide the assumed material grade or specify the required testing to verify the steel grade per IBC 220...