Plan Review: 59 Issues Found

Summary: 49 index entries | 0 perfect matches | 11 mismatched | 38 missing Mismatched (11): A0.00: Expected: COVER SHEET (A0.00) | Actual: JETPORT MOTOR SUITES (A0.00)(p1) A0.01: Expected: NOTES / CODE DATA (A0.01) | Actual: JETPORT MOTOR SUITES (A0.01)(p2) A1.40: Expected: OVERALL FLOOR PLANS - BUILDING E (A1.40) | Actual: null (A1.40)(p19) A1.53: Expected: RIGHT FLOOR PL...

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: 38 missing, 11 mismatched out of 49 sheets

Summary: The Mezzanine Level Building E plan shows the mezzanine extending across nearly the entire footprint of each unit (Units 1-E through 9-E), with glazed openings (windows/storefronts) on both the north and south exterior walls at the mezzanine level. Each typical interior unit has a ground-floor room area of approximately 1,100 sq ft (22'-0" wide by 50'-0" deep based on grid-to-grid dimensions). ...

Why it matters: Per Section 505.2, a mezzanine that does not comply with the area limitation of Section 505.2.1 cannot be classified as a mezzanine and must instead be counted as a separate story, contributing to both the building area and number of stories. Reclassification of the mezzanine level as a full seco...

Suggested next step: Request the architect to provide a detailed area calculation for the mezzanine in each unit of Building E demonstrating compliance with Section 505.2.1 (one-third area limitation) or an applicable exception. If the mezzanine area exceeds the allowable limit, the architect shou...

RFI draft: Request the architect to provide a detailed area calculation for the mezzanine in each unit of Building E demonstrating compliance with Section 505.2.1 (one-third area limitation) or an applicable exception. If the mezzanine area exceeds the allow...

Summary: The TYP STAIR DETAIL shows two separate parallel elements: the upper '1-1/2" O.D. GUARDRAIL' and the lower '1-1/2" O.D. HANDRAIL'. The handrail is explicitly dimensioned at 3'-0" A.F.F. (36 inches), which complies with Section 1014.2 (34"–38" range). The guardrail is shown above the handrail, with the note 'MAINTAIN 2-1/4" MIN. CLEAR FROM GUARDRAIL', placing the top of the guardrail at approxim...

Why it matters: If the stair guard is constructed at the approximately 40"–41" height depicted in this detail, it would fail building code inspection under Section 1015.3 by 1"–2". Correction after construction would require modification of the entire guardrail system on all typical stairs, causing schedule dela...

Suggested next step: Request the designer to clarify the intended guard height on the open side of the stair and revise the TYP STAIR DETAIL to explicitly dimension the guardrail (guard) height at a minimum of 42 inches above the line connecting leading edges of tread nosings, as required by Secti...

RFI draft: Request the designer to clarify the intended guard height on the open side of the stair and revise the TYP STAIR DETAIL to explicitly dimension the guardrail (guard) height at a minimum of 42 inches above the line connecting leading edges of tread...

Summary: The structural drawings specify a 6-inch concrete slab-on-grade with the top surface reference elevation set at 0'-0" (Note 3 and Note 8). The Footing Schedule indicates that thickened slab footings (TS-3) and thickened slab edges (TE-1) have a total concrete depth of 12 inches. General Note 5 mandates that all thickened edges (TE) and thickened slabs (TS) be set at the top of the slab elevatio...

Why it matters: A foundation depth of only 6 inches below grade is structurally insufficient to properly protect the bearing soils from washout, scour, moisture variation, and edge settlement. This compromises the bearing capacity and overall stability of the thickened slabs supporting structural columns, exteri...

Suggested next step: Please revise the Footing Schedule and corresponding foundation details to increase the total depth of thickened slab footings and edges (TS-3 and TE-1) to a minimum of 18 inches. This will ensure that the bottom of these 0'-0" elevation footings extends at least 12 inches bel...

RFI draft: Please revise the Footing Schedule and corresponding foundation details to increase the total depth of thickened slab footings and edges (TS-3 and TE-1) to a minimum of 18 inches. This will ensure that the bottom of these 0'-0" elevation footings ...

Summary: The Mezzanine Level Plan for Building F (Right) shows mezzanine floors within each dwelling unit (Units 8-F through 17-F) that cover the vast majority of each unit's footprint. The units are approximately 22'-0" wide based on dimensioned grid spacing. At the mezzanine level, each unit shows solid floor area across nearly the entire unit plan, with only small dashed rectangular outlines (floor o...

Why it matters: If the mezzanine area exceeds the maximum permitted under Section 505.2.1, the upper level cannot be classified as a mezzanine per Section 505.2, which states that only mezzanines in compliance with Section 505.2 shall be considered a portion of the story below. Failure to comply means the upper ...

Suggested next step: Request the architect to provide mezzanine area calculations for each unit demonstrating compliance with Section 505.2.1's aggregate area limitation of one-third of the room floor area, or the applicable exception. If compliance cannot be demonstrated, clarify whether the uppe...

RFI draft: Request the architect to provide mezzanine area calculations for each unit demonstrating compliance with Section 505.2.1's aggregate area limitation of one-third of the room floor area, or the applicable exception. If compliance cannot be demonstr...

Summary: The 'EMBED PLATE ELEVATION' and section details specify an 'EMBEDDED 3/4" A325 BOLT' and direct a '1"x1/2" BAR WELDED TO EA BOLT'. ASTM A325 (now F3125 Grade A325) bolts are heat-treated, high-strength structural bolts. Welding to these bolts alters their metallurgical properties and destroys their heat treatment, which is expressly prohibited by AISC 360. This violates Florida Building Code Se...

Why it matters: Welding high-strength bolts severely degrades their tensile and shear capacity. If constructed as drawn, this would compromise the structural integrity of the embed plate connection under load, posing a significant life-safety hazard and resulting in rejected structural inspections.

Suggested next step: Please revise the embed plate detail to use an approved, weldable anchor material (such as ASTM F1554 Grade 36 or 55 threaded rods, or headed concrete anchors/Nelson studs) instead of A325 bolts, to comply with AISC 360 welding prohibitions and FBC Section 2204.1.

RFI draft: Please revise the embed plate detail to use an approved, weldable anchor material (such as ASTM F1554 Grade 36 or 55 threaded rods, or headed concrete anchors/Nelson studs) instead of A325 bolts, to comply with AISC 360 welding prohibitions and FB...

Summary: The Window Elevations on sheet A6.01 depict Window Elevation A as 14'-0" wide x 4'-0" tall, and Window Elevation B as 12'-0" wide x 4'-0" tall. However, every Window Schedule across all buildings (A through F) consistently assigns Elevation A to the 12'-0" x 4'-0" windows and Elevation B to the 14'-0" x 4'-0" windows. The elevation designation labels are reversed between the elevation drawings ...

Why it matters: This conflict creates direct ambiguity for window fabrication and installation. If the contractor follows the elevation drawings, 14'-0" wide windows will be ordered/installed where 12'-0" wide windows are intended, and vice versa. This affects rough opening sizing, structural lintels, and facade...

Suggested next step: Request the architect to clarify whether the Window Elevation labels (A and B) on sheet A6.01 should be swapped to match the window schedules, or whether the schedules should be revised to match the elevation drawings.

RFI draft: Request the architect to clarify whether the Window Elevation labels (A and B) on sheet A6.01 should be swapped to match the window schedules, or whether the schedules should be revised to match the elevation drawings.

Summary: The door schedules for Buildings A, B, C, and D list wood solid doors (Elevation C) with no IMPACT protection designation. Specifically, Building A doors A-O through A-U, Building B doors B-Q through B-X, Building C doors C-M through C-R, and Building D doors D-K through D-O all omit 'IMPACT' in the Protection column. These doors have an assigned Elevation (C), indicating they are exterior door...

Why it matters: Doors without large missile impact ratings in a Florida project (Naples, FL 34104) located in a wind-borne debris region would fail code compliance and building permit review per the 2023 Florida Building Code. Installing non-impact-rated exterior doors could result in catastrophic failure during...

Suggested next step: Request the architect to confirm whether wood solid doors designated as Elevation C are exterior doors. If they are exterior, the door schedule Protection column must be updated to include IMPACT (large missile) rating, and the door specification should be revised to a product...

RFI draft: Request the architect to confirm whether wood solid doors designated as Elevation C are exterior doors. If they are exterior, the door schedule Protection column must be updated to include IMPACT (large missile) rating, and the door specification ...

Summary: The Code Conformance Table specifies the total Mezzanine area for Building 'F' as 6,648 SQ FT. However, the drawing for 'MEZZANINE LEVEL BUILDING F (RIGHT)' alone shows 10 units (Units 8-F to 17-F). Based on the provided bay dimensions (e.g., 22'-0" widths and 48'-6" or 102'-0" overall depths), the right half of the mezzanine has an approximate area exceeding 10,000 SQ FT. This directly contrad...

Why it matters: A mezzanine floor area that is more than double the specified area for only half the building will exceed the building code limitation that a mezzanine must not exceed 1/3 of the floor area below (the Ground Level is specified as 26,405 SQ FT). Exceeding this threshold reclassifies the mezzanine ...

Suggested next step: Please verify the intended Mezzanine area for Building F. If the architectural floor plan is correct, update the Code Conformance Table to reflect the actual mezzanine square footage and evaluate if the building must be reclassified to 2 stories. If the specified area (6,648 S...

RFI draft: Please verify the intended Mezzanine area for Building F. If the architectural floor plan is correct, update the Code Conformance Table to reflect the actual mezzanine square footage and evaluate if the building must be reclassified to 2 stories. ...

Summary: The 'SCHEDULE OF COMPONENTS AND CLADDING LOADS' notes that 'WIND PRESSURES SHOWN ARE BASED ON Vasd' and the drawings list 'ALLOWABLE WIND SPEED Vasd = 128 MPH'. However, ASCE 7-22 Section 26.5.1 requires that the basic wind speed, V (defined as the ultimate wind speed, which is 165 MPH on the drawing), must be used in the determination of design wind loads. Computing and scheduling design wind ...

Why it matters: Since ASCE 7-10, the code has used ultimate wind speeds to determine design wind pressures. These ultimate pressures are used directly by window, door, and cladding manufacturers to test and rate their products. By providing ASD (allowable stress design) pressures in the schedule instead, there i...

Suggested next step: Please revise the Component and Cladding wind load schedules to provide ultimate design wind pressures calculated using the basic wind speed (Vult = 165 MPH) as required by ASCE 7-22 Section 26.5.1, and remove the note stating pressures are based on Vasd.

RFI draft: Please revise the Component and Cladding wind load schedules to provide ultimate design wind pressures calculated using the basic wind speed (Vult = 165 MPH) as required by ASCE 7-22 Section 26.5.1, and remove the note stating pressures are based ...

Summary: The Foundation and Ground Floor Plan notes on S-3.0A specify the ground floor as a 6" concrete slab-on-grade. However, both Steel Column Base typical details on S-2 depict and label the concrete slab on grade as 4" thick. This is a direct dimensional contradiction for the same slab element.

Why it matters: The slab thickness affects structural capacity, reinforcement placement, footing and thickened slab transitions, concrete volume, and compliance with design loads. A 4" slab is significantly thinner than 6" and may not support the intended loading or accommodate the specified WWF reinforcement at...

Suggested next step: Please clarify the correct thickness of the concrete slab-on-grade. S-3.0A Note 8 specifies 6", while the Steel Column Base details on S-2 show 4". Which dimension governs? Please revise the conflicting drawing(s) accordingly.

RFI draft: Please clarify the correct thickness of the concrete slab-on-grade. S-3.0A Note 8 specifies 6", while the Steel Column Base details on S-2 show 4". Which dimension governs? Please revise the conflicting drawing(s) accordingly.

Summary: General Note 8 explicitly permits floor elevation offsets up to 1/2" in height within the accessible route without further qualification. However, Section 303 of the Florida Building Code - Accessibility restricts vertical changes in level to a maximum of 1/4". Any change in level between 1/4" and 1/2" must be beveled with a slope not steeper than 1:2. By allowing a 1/2" offset without mandatin...

Why it matters: If contractors follow this note and leave vertical flooring transitions (offsets) greater than 1/4" (e.g., a 3/8" or 1/2" lip) without a bevel, it creates an accessibility trip hazard. This will lead to failed accessibility inspections, requiring costly grinding, replacement of thresholds, or flo...

Suggested next step: Please revise General Note 8 to clarify that vertical changes in floor elevation shall not exceed 1/4" maximum, and that any change between 1/4" and 1/2" must be beveled with a slope not steeper than 1:2, to comply with FBC Accessibility 303.2 and 303.3.

RFI draft: Please revise General Note 8 to clarify that vertical changes in floor elevation shall not exceed 1/4" maximum, and that any change between 1/4" and 1/2" must be beveled with a slope not steeper than 1:2, to comply with FBC Accessibility 303.2 and...

Summary: The 'TYP BATHROOM ELEVATIONS' drawing specifies the water closet centerline dimension as "1'-6" MIN." (18 inches minimum) from the side wall. However, Section 604.2 of the accessibility code mandates that the centerline of a standard accessible water closet must be between 16 inches minimum and 18 inches maximum from the side wall. Specifying an 18-inch minimum directly conflicts with the code ...

Why it matters: If the plumbing waste line is roughed in beyond 18 inches from the finished side wall, the toilet and adjacent grab bars will be non-compliant with accessibility reach range requirements, leading to a failed inspection. Relocating a plumbing rough-in after the concrete slab is poured requires cos...

Suggested next step: Please revise the dimension for the water closet centerline in the typical bathroom elevation to comply with the code requirement of 16 inches minimum to 18 inches maximum from the side wall (e.g., provide an exact dimension of 17 inches or denote "16 IN. MIN. - 18 IN. MAX.").

RFI draft: Please revise the dimension for the water closet centerline in the typical bathroom elevation to comply with the code requirement of 16 inches minimum to 18 inches maximum from the side wall (e.g., provide an exact dimension of 17 inches or denote...

Summary: The Code Conformance Table (Item 5) calculates building occupant loads using only ground floor areas. For example, Building F is calculated as 26,408 SQ FT / 300 = 88 occupants based solely on the ground floor. However, the area breakdown on the same sheet identifies significant mezzanine areas for each building (Building A: 1,928 SQ FT, Building B: 2,206 SQ FT, Building C: 2,057 SQ FT, Buildin...

Why it matters: Understated building occupant loads directly affect means of egress design, including required exit widths, number of exits, and egress component capacity. For Building F, the actual occupant load including the 6,648 SQ FT mezzanine would be approximately 111 occupants rather than the stated 88—a...

Suggested next step: Request the design team revise the occupant load calculations in the Code Conformance Table to include mezzanine-level occupant loads per FBC Section 1004.2.2. Confirm whether mezzanine levels in each building have required egress through the ground floor level and update tota...

RFI draft: Request the design team revise the occupant load calculations in the Code Conformance Table to include mezzanine-level occupant loads per FBC Section 1004.2.2. Confirm whether mezzanine levels in each building have required egress through the grou...

Summary: The structural notes specify that cold-formed steel metal stud members "SHALL BE DESIGNED IN ACCORDANCE WITH THE AMERICAN IRON AND STEEL INSTITUTE (AISI) 'SPECIFICATION FOR THE DESIGN OF COLD-FORMED STEEL STRUCTURAL MEMBERS' 2012 EDITION" and that members shall meet "THE MINIMUM REQUIREMENTS OF THE 2012 AISI STANDARDS." However, the project claims compliance with FBC 2023 (8th Edition). FBC 202...

Why it matters: This discrepancy will likely result in plan review rejection by the building department, as the referenced design standards predate a code-mandated standard. The specialty engineer designing the cold-formed steel framing would need to confirm compliance with AISI S240 (and the FBC 2023-adopted ed...

Suggested next step: Request the Structural Engineer of Record update the cold-formed steel design standard references from the "2012 EDITION" AISI standards to the editions of AISI S100 and AISI S240 adopted by FBC 2023 (8th Edition), per Sections 2210.1 and 2211.1. Confirm that all engineered co...

RFI draft: Request the Structural Engineer of Record update the cold-formed steel design standard references from the "2012 EDITION" AISI standards to the editions of AISI S100 and AISI S240 adopted by FBC 2023 (8th Edition), per Sections 2210.1 and 2211.1. ...