Plan Review: 92 Issues Found

Summary: Drawing keynote 07 specifies a '36" H METAL FRAMED GLASS BALCONY RAILING' at the Level 2 Balcony (Room 201B). Per IFC Section 1015.1, guards shall comply with Sections 1015.2 through 1015.7. Section 1015.2 requires guards to be not less than 42 inches (1067 mm) in height, measured vertically above the adjacent walking surface. The specified 36-inch railing height is 6 inches below the code-requ...

Why it matters: A 36-inch guard on a second-floor commercial balcony represents a significant life-safety hazard and fall risk. This will be rejected during plan review or field inspection, requiring redesign and replacement of the railing system. This will result in construction delays and cost overruns for eng...

Suggested next step: Request the design team to revise the balcony railing height from 36 inches to a minimum of 42 inches to comply with Section 1015 guard height requirements. Confirm whether the 36-inch dimension in keynote 07 is a drafting error or if the railing assembly design needs to be re...

RFI draft: Request the design team to revise the balcony railing height from 36 inches to a minimum of 42 inches to comply with Section 1015 guard height requirements. Confirm whether the 36-inch dimension in keynote 07 is a drafting error or if the railing ...

Summary: S6.02 provides perimeter foundation details specifically designed for tilt-up concrete panel construction, including Detail 1 'TYPICAL SLAB POUR STRIP AT TILT-UP PANEL' which shows dowels into a 'TILT-UP WALL'. However, A1.23 Floor Plan General Note 1 specifies that all exterior walls shall use framed construction (2x6 and 2x8 stud walls with batt insulation). Additionally, S6.01 Detail 3 'SIDI...

Why it matters: Tilt-up panel construction requires pour strips, panel-to-slab dowels, and specific slab thickening at panel locations, while framed wall construction requires different slab edge, ledge, and anchorage details as shown on S6.01. Applying tilt-up foundation details to a framed building would resul...

Suggested next step: Request the Structural Engineer to confirm the exterior wall structural system for this project. If framed walls per A1.23 General Note 1 are correct, request that S6.02 tilt-up foundation details be revised or removed and replaced with perimeter foundation details appropriate...

RFI draft: Request the Structural Engineer to confirm the exterior wall structural system for this project. If framed walls per A1.23 General Note 1 are correct, request that S6.02 tilt-up foundation details be revised or removed and replaced with perimeter ...

Summary: Detail 8 (TYPICAL LIGHT POLE FOUNDATION) shows vertical reinforcement (#6 bars) with a "STD 90° HOOK AT TOP" drawn bending outward (radially away from the center of the pier). Per Code Table 25.3.1, a standard 90-degree hook for a No. 6 bar requires a 12db (9-inch) straight extension. However, the cross-section detail limits the concrete clear cover to 3 inches. Bending a 9-inch hook outward wi...

Why it matters: Installing the reinforcement exactly as drawn is physically impossible while maintaining concrete cover. The hooks must be oriented radially inward (towards the center of the pier) rather than outward to fit within the foundation and satisfy code-required durability cover limits. Failure to corre...

Suggested next step: Please confirm that the standard 90-degree hooks at the top of the vertical reinforcement in the light pole foundations should be rotated inward toward the center of the pier. As currently drawn, an outward-facing 90-degree hook on a #6 bar requires a 9-inch extension, which e...

RFI draft: Please confirm that the standard 90-degree hooks at the top of the vertical reinforcement in the light pole foundations should be rotated inward toward the center of the pier. As currently drawn, an outward-facing 90-degree hook on a #6 bar requir...

Summary: Detail 6 (Roof Access Ladder Support Posts Top Connection) specifies a 1/2" diameter A325 bolt with a long slotted hole to connect a PL3/8" plate to the vertical leg of an L5x5x3/8 angle. The drawings dimension the bolt centerline at 4 3/4" below the Bottom of Deck (B.O.D.). Because the horizontal leg of the L5x5x3/8 angle bears against the B.O.D., its vertical leg extends exactly 5" downward. ...

Why it matters: Section J3.2 of the AISI code requires a minimum edge distance of 1.5d (3/4") from the center of a 1/2" fastener. Furthermore, for slotted holes, the edge of the hole must be at least d (1/2") from the member's edge. An edge distance of 1/4" for a 1/2" bolt means the bolt's 1/4" radius will exact...

Suggested next step: Revise the bolt location dimension to provide adequate edge distance (maximum 4 1/4" from B.O.D. for the L5x5 angle), or increase the vertical leg size of the support angle to ensure the minimum edge and slot distances are met.

RFI draft: Revise the bolt location dimension to provide adequate edge distance (maximum 4 1/4" from B.O.D. for the L5x5 angle), or increase the vertical leg size of the support angle to ensure the minimum edge and slot distances are met.

Summary: Detail 7 ('TYPICAL WIDE FLANGE BEAM TO HSS COLUMN - MOMENT CONNECTION') specifies 'CJP' (Complete Joint Penetration) welds for the beam flanges. A note requires that 'IF STEEL IS VISIBLY EXPOSED OR IF BACKING BARS WILL INTERFERE WITH ARCH. FINISHES, THEN BACKING BAR T&B TO BE REMOVED BY ARC GOUGING'. However, the detail fails to specify that the weld root must be ground to sound metal and backw...

Why it matters: Under IBC Section 2204.1 and 2205.1, details of design, workmanship, and technique for welding must comply with AISC 360 (which incorporates AWS D1.1). AWS D1.1 strictly mandates that when backing is removed from a CJP weld, the root must be backgouged and backwelded to ensure complete fusion. Le...

Suggested next step: Clarify the note to explicitly state that if backing bars are removed, the weld root must be ground to sound metal and backwelded to restore the full CJP weld throat, or specify an alternative approved weld profile if complete penetration is not required.

RFI draft: Clarify the note to explicitly state that if backing bars are removed, the weld root must be ground to sound metal and backwelded to restore the full CJP weld throat, or specify an alternative approved weld profile if complete penetration is not r...

Summary: Sheet S7.00, Detail 3 (Typical Exterior Non-Load Bearing CFMF Stud Wall Support/Anchorage to Steel Beams) specifies the bottom flange bracing as 'MIN L3x3x1/4 @ 6'-0" OC MAX' and explicitly references Detail 1/S8.00 for this bracing. However, Detail 1 on S8.00 (Typical Beam Bottom Flange Brace - Steel Joist Construction) shows the actual bottom flange brace member as L2 1/2x2 1/2x1/4, which has...

Why it matters: This discrepancy in the bottom flange brace size directly affects the structural adequacy of the spandrel beam bracing at exterior CFMF stud wall locations. If the contractor follows Detail 1/S8.00 and installs L2 1/2x2 1/2x1/4, the brace will be undersized per S7.00's minimum requirement. Conver...

Suggested next step: Please clarify the required bottom flange brace size at spandrel beam locations for CFMF stud wall support. S7.00 Detail 3 specifies a minimum of L3x3x1/4, but the referenced Detail 1/S8.00 shows L2 1/2x2 1/2x1/4 for the brace member. Should the brace size in Detail 1/S8.00 be...

RFI draft: Please clarify the required bottom flange brace size at spandrel beam locations for CFMF stud wall support. S7.00 Detail 3 specifies a minimum of L3x3x1/4, but the referenced Detail 1/S8.00 shows L2 1/2x2 1/2x1/4 for the brace member. Should the b...

Summary: Detail 03 (DOOR AND WINDOW DETAIL - SILL) explicitly dimensions the HM sub-sill at 1 1/2" above the finished floor (F.F.). This detail is titled for door applications and shows a hollow metal frame typically used at door openings. Section 303.3 permits beveled changes in level up to a maximum of 1/2 inch (13 mm), and the advisory to 303.3 states that changes in level exceeding 1/2 inch must com...

Why it matters: If this door sill detail is applied at any door on an accessible route, the 1-1/2" threshold will create an impassable barrier for wheelchair users and a tripping hazard. This is a clear accessibility violation that will be flagged during plan review and could result in permit rejection or costly...

Suggested next step: Request the architect clarify whether Detail 03 is intended for use at doors on accessible routes. If so, the sill height must be revised to comply with Section 303 (maximum 1/2" beveled change in level) or a ramp transition complying with Section 405 must be incorporated. If ...

RFI draft: Request the architect clarify whether Detail 03 is intended for use at doors on accessible routes. If so, the sill height must be revised to comply with Section 303 (maximum 1/2" beveled change in level) or a ramp transition complying with Section...

Summary: The Finish Plan Notes direct the contractor to "PROVIDE SLIP RESISTANT GRID ON POLISHED CONCRETE FINISH ON RAMPS." The Finish Schedule details this polished concrete finish as requiring a "POLISH (LEVEL 3)", which produces a highly smooth and slippery surface. According to IBC Section 1012.7.1, the surface of ramps used as a means of egress must be composed of slip-resistant materials that are ...

Why it matters: Using a Level 3 polished concrete finish for a ramp surface introduces a significant slip hazard in the means of egress. Even with an added grid, exposed portions of the ramp may remain slippery and the grid may not meet the "securely attached" requirement. This will likely result in a failed ins...

Suggested next step: Please revise the finish plan notes and ramp finish specifications to ensure that the entire surface of all egress ramps is composed of or coated with a securely attached slip-resistant material in compliance with IBC 1012.7.1, rather than utilizing a Level 3 polished concrete...

RFI draft: Please revise the finish plan notes and ramp finish specifications to ensure that the entire surface of all egress ramps is composed of or coated with a securely attached slip-resistant material in compliance with IBC 1012.7.1, rather than utilizi...

Summary: The men's restroom south interior elevation (Elevation 06) clearly depicts a urinal mounted on the wall to the right of the toilet stalls with no urinal partitions or screens shown on either side. The enlarged restroom plan similarly shows toilet stalls, sinks, and accessories without any urinal privacy screens indicated. IBC Section 2903.1.5 requires each urinal utilized by the public or emplo...

Why it matters: During a plumbing or building inspection, the absence of urinal partitions would result in a code violation and failed inspection. Retrofitting partitions after construction requires additional blocking, partition procurement, and finish work, leading to delays and cost overruns. If the partition...

Suggested next step: Request the architect clarify the omission of urinal privacy partitions in the men's restroom. Urinal partitions complying with IBC Section 2903.1.5 dimensional requirements must be shown in the enlarged restroom plan and referenced to the T23 urinal screen detail. Confirm the...

RFI draft: Request the architect clarify the omission of urinal privacy partitions in the men's restroom. Urinal partitions complying with IBC Section 2903.1.5 dimensional requirements must be shown in the enlarged restroom plan and referenced to the T23 uri...

Summary: The Enlarged Plan – Lobby Stair Level 1 (Plan 03) shows a clear width between handrails of 6'-0" (72 inches), placing the center of the stair 36 inches from the nearest handrail. The Enlarged Plan – Lobby Stair Level 2 (Plan 04) explicitly dimensions the clear width between handrails as 5'-2" (62 inches), with 5" handrail projection on each side and 6'-0" overall, placing the center of the stai...

Why it matters: Adding intermediate handrails to a feature lobby stair is a significant design change that affects the stair structure, aesthetics, and potentially accessibility. This violation would be flagged during plan review, requiring redesign and resubmission, which would delay permitting. If caught durin...

Suggested next step: Request the design team to confirm whether intermediate handrails are required for the lobby stairs per IBC Section 1014.9. If the clear width between handrails exceeds 60 inches, intermediate handrails must be added so that no point along the stair width is more than 30 inche...

RFI draft: Request the design team to confirm whether intermediate handrails are required for the lobby stairs per IBC Section 1014.9. If the clear width between handrails exceeds 60 inches, intermediate handrails must be added so that no point along the sta...

Summary: The ADA standards on the drawings specify a minimum depth of 59 inches for wheelchair accessible toilet compartments with floor-mounted water closets. However, IBC Section 2903.1.1 requires all floor-mounted water closet compartments to have a depth of not less than 60 inches. A compartment built to the 59-inch minimum depth allowed by the drawings would directly violate the building code.

Why it matters: If the toilet compartments are constructed to the 59-inch minimum depth shown in the ADA standard notes, they will fail plumbing and building inspections for not meeting the minimum code-required clearances. Correcting this would require costly tear-out and rebuilding of the compartment partition...

Suggested next step: Please confirm that all floor-mounted water closet compartments, including wheelchair accessible compartments, will be constructed with a minimum depth of 60 inches to comply with IBC Section 2903.1.1, overriding the 59-inch minimum dimension shown in the ADA standard notes.

RFI draft: Please confirm that all floor-mounted water closet compartments, including wheelchair accessible compartments, will be constructed with a minimum depth of 60 inches to comply with IBC Section 2903.1.1, overriding the 59-inch minimum dimension show...

Summary: Details 01 (WALL TYPE W201) and 02 (WALL TYPE W202) detail exterior wall assemblies consisting of a 5/32" Aluminium Composite Panel mounted on 7/8" metal furring directly over a 6" cold form metal structure, with gypsum board or plywood sheathing on the interior. Neither detail includes continuous exterior sheathing or a water-resistive barrier behind the exterior veneer. IBC Section 1402.2 man...

Why it matters: Failing to design and construct a continuous water-resistive barrier behind the metal composite material (MCM) veneer will allow wind-driven rain and moisture to bypass the cladding and directly enter the bare stud cavity. This violates the building code's fundamental weather protection requireme...

Suggested next step: Wall Types W201 and W202 are currently detailed with furring directly over the metal structure, lacking exterior sheathing and a water-resistive barrier. Please revise the wall details to include a continuous exterior sheathing layer and an approved water-resistive barrier beh...

RFI draft: Wall Types W201 and W202 are currently detailed with furring directly over the metal structure, lacking exterior sheathing and a water-resistive barrier. Please revise the wall details to include a continuous exterior sheathing layer and an approv...

Summary: PARTITION GENERAL NOTES (Note 5) specifies the use of "water resistant gypsum board (green board)" in shower rooms. This directly violates IBC Section 2509.3, which explicitly prohibits the use of water-resistant gypsum backing board in locations with direct exposure to water or continuous high humidity. Furthermore, IBC Section 2509.2 requires tub and shower areas to use specific approved back...

Why it matters: Utilizing green board in shower areas will lead to moisture infiltration, mold growth, and premature deterioration of the wall assembly. This will result in failed building inspections and require costly demolition and replacement with code-compliant cementitious or glass-mat backer boards.

Suggested next step: Please revise Partition General Note 5 to specify a code-compliant backer board (e.g., cement board or glass-mat gypsum backing panel) per IBC Table 2509.2 for use in shower rooms and other areas subject to direct water exposure.

RFI draft: Please revise Partition General Note 5 to specify a code-compliant backer board (e.g., cement board or glass-mat gypsum backing panel) per IBC Table 2509.2 for use in shower rooms and other areas subject to direct water exposure.

Summary: The level 1 floor plan displays Keyed Note 08 located inside both elevator hoistways in the Elevator Lobby. According to the floor plan keyed notes, Note 08 designates a "CEILING MOUNTED PROJECTOR SCREEN". The building code mandates that elevator hoistways act as shaft enclosures, which strictly prohibit any penetrations or installations other than those necessary for the purpose of the shaft.

Why it matters: Under IBC Section 3002.1, elevator hoistways must comply with shaft enclosure requirements under Section 713. IBC Section 713.8.1 prohibits any items inside a shaft enclosure that are not necessary for the elevator's operation. A projector screen is unrelated to the elevator system and compromise...

Suggested next step: Please confirm if Keyed Note 08 was placed inside the elevator hoistways in error. If so, please update the drawings to indicate the correct elevator designations and remove the projector screen note from the shaft enclosures to comply with IBC 713.8.1.

RFI draft: Please confirm if Keyed Note 08 was placed inside the elevator hoistways in error. If so, please update the drawings to indicate the correct elevator designations and remove the projector screen note from the shaft enclosures to comply with IBC 71...

Summary: The floor plan notes specify a '36" H METAL FRAMED GLASS BALCONY RAILING' at Balcony 201B (Keynote 07). However, the building code requires guards along open-sided walking surfaces to be not less than 42 inches high.

Why it matters: Installing a 36-inch guard on a second-floor balcony creates a significant fall hazard and a life safety violation. The design will fail building inspections, which would require the complete and costly replacement of the undersized metal and glass railing system prior to occupancy.

Suggested next step: Please revise Keynote 07 and all associated architectural details to specify a minimum 42-inch high guardrail for the balcony to comply with IBC Section 1015.3.

RFI draft: Please revise Keynote 07 and all associated architectural details to specify a minimum 42-inch high guardrail for the balcony to comply with IBC Section 1015.3.