Northeast Mixed-Use Multifamily: 134 Issues Found

Summary: 34 indexed pages | 13 match | 21 minor mismatch | 0 mismatch | 0 missing Minor Mismatch (21): C-1: Expected: SITE DETAILS (C-1) | Actual: TYPICAL SITE DETAILS (C-1)(p2) | Reason: Sheet number matches; actual title adds 'TYPICAL' to the indexed title. C-2: Expected: SITE DETAILS (C-2) | Actual: BLOCK FRONT DIAGRAM &...

Why it matters:

Suggested next step:

RFI draft: 📄 T-1 Schedule Text: DRAWING INDEX — page 1

Summary: The Plumbing D/W/V Riser Diagram shows a 'NEW BUILDING TRAP' on the sanitary house sewer line with two cleanouts (C.O.), and the Storm Riser Diagram shows a separate 'NEW BUILDING TRAP' also with two cleanouts on the storm sewer line connecting to the 6' combined sewer. IRC Section P3201.4 explicitly states: 'Building traps shall be...

Why it matters: Installation of prohibited building traps on both the sanitary and storm drainage systems would result in failed plumbing inspections and required removal/rework of underground piping. This impacts below-grade work early in construction and would cause significant cost and schedule impact to redesign the sewer connections without building...

Suggested next step: RFI to the plumbing engineer: IRC P3201.4 prohibits building traps, yet the Plumbing D/W/V Riser Diagram and Storm Riser Diagram both show a 'NEW BUILDING TRAP.' Please confirm whether a local code amendment requires building traps for this jurisdiction and, if not, revise both the sanitary and storm sewer riser diagrams to remove the building...

RFI draft: RFI to the plumbing engineer: IRC P3201.4 prohibits building traps, yet the Plumbing D/W/V Riser Diagram and Storm Riser Diagram both show a 'NEW BUILDING TRAP.' Please confirm whether a local code amendment requires building traps for this jurisdiction and, if not, revise both the sanitary and...

Summary: The Building Trap Detail on sheet P-3 explicitly shows a U-shaped building trap installed in the building drain line between the building drain and the sewer connection, complete with cleanouts, a backwater valve, and a fresh-air vent. IRC Section P3201.4 unambiguously states that building traps shall be prohibited. Providing a construction...

Why it matters: If constructed as detailed, the building trap would fail plumbing inspection and require removal and rework of the building drain, resulting in significant construction delays and cost. The underground piping, cleanouts, backwater valve, and vent connection would all need to be reconfigured, potentially affecting slab work or excavation.

Suggested next step: Request that the design team remove the Building Trap Detail from the construction documents and confirm the building drain-to-sewer connection design complies with IRC P3201.4. If local amendments require a building trap, request written documentation of the applicable local code provision.

RFI draft: Request that the design team remove the Building Trap Detail from the construction documents and confirm the building drain-to-sewer connection design complies with IRC P3201.4. If local amendments require a building trap, request written documentation of the applicable local code provision.

Summary: The gas service calculation on this sheet explicitly identifies three gas-fired water heaters: '(3) WATER HEATERS @ 150 MBTU = 450 MBTU', which accounts for 450 of the total 1,000 MBTU gas load (45%). However, neither the 'TYPICAL APARTMENT UNIT 1 & 2 & 3 GAS SUPPLY DIAGRAM' (which shows only KIT. RANGE 55,000 BTU, FURNACE 80,000 BTU, DRYER...

Why it matters: The omission of 150,000 BTU per water heater from the gas supply diagrams means the gas branch piping sizes shown on the typical diagrams (1'ø at 20' max / 1-1/4'ø at 80' max for each unit's meter run) do not account for this substantial additional load. If constructed per these diagrams, each unit's water heater would have no gas supply, and...

Suggested next step: Request clarification on the gas supply to the water heaters: (1) Confirm whether the water heaters are gas-fired as indicated by the gas service calculation, or electric. (2) If gas-fired, provide revised gas supply diagrams for both the apartment units and ADU that include water heater gas connections with proper branch pipe sizing. (3)...

RFI draft: Request clarification on the gas supply to the water heaters: (1) Confirm whether the water heaters are gas-fired as indicated by the gas service calculation, or electric. (2) If gas-fired, provide revised gas supply diagrams for both the apartment units and ADU that include water heater gas...

Summary: The gas service calculation on sheet P-1 explicitly includes '(3) WATER HEATERS @ 150 MBTU = 450 MBTU' as part of the total 1,000 MBTU gas load. However, neither the 'TYPICAL APARTMENT UNIT 1 & 2 & 3 GAS SUPPLY DIAGRAM' nor the 'TYPICAL APARTMENT ADU GAS SUPPLY DIAGRAM' includes a gas branch connection for any water heater. The apartment unit...

Why it matters: The water heater represents the largest individual gas load per unit at 150,000 BTU — nearly twice the furnace load (80,000 BTU). If gas piping is installed per the diagrams as drawn, the undersized unit headers will be unable to deliver adequate gas pressure to all appliances during simultaneous operation. This would likely be caught during...

Suggested next step: Request that the engineer revise both the TYPICAL APARTMENT UNIT 1 & 2 & 3 GAS SUPPLY DIAGRAM and the TYPICAL APARTMENT ADU GAS SUPPLY DIAGRAM to include the water heater gas branch connection with appropriate pipe sizing, shutoff valve per IFGC 409.5, and sediment trap per IFGC 408.4. Recalculate and update all header and branch pipe sizes per...

RFI draft: Request that the engineer revise both the TYPICAL APARTMENT UNIT 1 & 2 & 3 GAS SUPPLY DIAGRAM and the TYPICAL APARTMENT ADU GAS SUPPLY DIAGRAM to include the water heater gas branch connection with appropriate pipe sizing, shutoff valve per IFGC 409.5, and sediment trap per IFGC 408.4....

Summary: The gas service calculation on this sheet explicitly includes '(3) WATER HEATERS @ 150 MBTU = 450 MBTU,' confirming all three water heaters are gas-fired. However, neither the 'TYPICAL APARTMENT UNIT 1 & 2 & 3 GAS SUPPLY DIAGRAM' nor the 'TYPICAL APARTMENT ADU GAS SUPPLY DIAGRAM' shows a water heater branch connection or includes the water...

Why it matters: Per IRC Section G2413.2, the total connected hourly load shall be used as the basis for pipe sizing, assuming all appliances could be operating at full capacity simultaneously. Omitting a 150 MBTU appliance from each unit's gas supply diagram means the header and riser pipe sizes shown are not based on the actual demand and are almost certainly...

Suggested next step: Request the engineer to add the gas water heater branch connections to both the typical apartment and ADU gas supply diagrams with appropriate BTU ratings and branch pipe sizes, and to re-verify all gas header and riser pipe sizes based on the total connected load including the water heaters at 150 MBTU each, per IRC G2413.2.

RFI draft: Request the engineer to add the gas water heater branch connections to both the typical apartment and ADU gas supply diagrams with appropriate BTU ratings and branch pipe sizes, and to re-verify all gas header and riser pipe sizes based on the total connected load including the water heaters at...

Summary: Panel schedules EP-1, EP-2, and EP-A each show an electric water heater circuit with a 15A overcurrent protection device and a connected load of 4.50 kVA. At 240V, this load draws 18.75A; at 120V, it draws 37.5A. In either case, the load substantially exceeds the 15A maximum load permitted on a 15-ampere branch circuit per Table E3702.14. The...

Why it matters: A 4,500W water heater on a 15A circuit will immediately trip the breaker upon energization, rendering the water heater inoperable. This will be flagged during electrical inspection and will require redesign of the circuit—typically a 240V, 2-pole, 25A or 30A breaker with appropriately sized conductors. The error appears in all three unit panels...

Suggested next step: Request the electrical engineer clarify the electric water heater circuit design for all three panels (EP-1, EP-2, EP-A). A 4,500W electric water heater typically requires a dedicated 240V, 2-pole circuit with overcurrent protection and conductor sizing adequate for the connected load per Table E3702.14. Confirm the correct breaker size, pole...

RFI draft: Request the electrical engineer clarify the electric water heater circuit design for all three panels (EP-1, EP-2, EP-A). A 4,500W electric water heater typically requires a dedicated 240V, 2-pole circuit with overcurrent protection and conductor sizing adequate for the connected load per Table...

Summary: Multiple sewer connection details on this sheet explicitly specify saddle-type fittings for connecting building sewer laterals to existing sewer mains. The 'PROFILE OF TYPICAL SEWER LINE' detail calls out a 'PVC WYE OR TEE SADDLE TURNED 45°' at the main connection. The 'TYPICAL CONNECTION TO PVC, CLAY OR DUCTILE SEWER DETAIL' shows both a 'TEE...

Why it matters: Use of prohibited saddle-type fittings would result in failed plumbing inspections and plan review rejections under the 2021 IRC. The contractor would need to remove installed saddles and replace them with code-compliant connection methods (e.g., manufactured wye fittings, properly installed tee connections, or other approved fittings per...

Suggested next step: Request the engineer revise all sewer connection details to eliminate saddle-type fittings and replace them with code-compliant connection fittings per IRC P3002.3 and P3003.2. Clarify which approved fitting types (e.g., manufactured wye fittings, tapping tees compliant with applicable standards) will be used for connections to existing sewer...

RFI draft: Request the engineer revise all sewer connection details to eliminate saddle-type fittings and replace them with code-compliant connection fittings per IRC P3002.3 and P3003.2. Clarify which approved fitting types (e.g., manufactured wye fittings, tapping tees compliant with applicable...

Summary: The Unit #1 stairway is shown with 16 risers (16R UP) connecting the first and second floors. Both floors are noted with a ceiling height of 10'-0'. The floor-to-floor height must be at least 10'-0' (120 inches) plus the depth of the floor/ceiling structural assembly. With only 16 risers, each riser height would be at minimum 120 ÷ 16 = 7.5...

Why it matters: This dimensional conflict would be flagged during plan review and cannot be resolved without redesigning the stair. To achieve compliant 7-inch maximum risers for a floor-to-floor height of roughly 130 inches, a minimum of 19 risers would be required. Adding risers increases the stair's linear run, requiring additional plan area and potentially...

Suggested next step: Request the architect to verify the exact floor-to-floor height for Unit #1 and recalculate the required number of stair risers to comply with the 7-inch maximum riser height per Section 1011.5.2. The stair layout, riser count, and affected floor plan areas should be revised accordingly.

RFI draft: Request the architect to verify the exact floor-to-floor height for Unit #1 and recalculate the required number of stair risers to comply with the 7-inch maximum riser height per Section 1011.5.2. The stair layout, riser count, and affected floor plan areas should be revised accordingly.

Summary: The building data notes on this sheet explicitly state 'SPRINKLER SYSTEM: NO' for a proposed new construction two-family dwelling. Section R313.2 of the 2021 IRC mandates that 'An automatic sprinkler system shall be installed in one- and two-family dwellings.' The exception to R313.2 only exempts 'additions or alterations to existing buildings...

Why it matters: This is a fundamental life safety code violation that will prevent permit issuance. Without an automatic sprinkler system, the project also cannot utilize the reduced fire separation distances of Table R302.1(2) and must comply with the more restrictive Table R302.1(1). Additionally, the absence of a sprinkler system impacts garage fire...

Suggested next step: Request the design team to confirm whether an automatic fire sprinkler system per IRC Section R313.2 will be provided for this new two-family dwelling and the ADU. If sprinklers are required, request revised drawings including a sprinkler system design in accordance with Section P2904 or NFPA 13D, an updated water service sized to accommodate...

RFI draft: Request the design team to confirm whether an automatic fire sprinkler system per IRC Section R313.2 will be provided for this new two-family dwelling and the ADU. If sprinklers are required, request revised drawings including a sprinkler system design in accordance with Section P2904 or NFPA...

Summary: The Typical Roof/Ceiling Assembly Between Units detail on sheet A-6 specifies R-60 minimum fiberglass batt insulation within the 11-7/8' TJI joist cavity. However, the Typical Building Section on sheet A-11 specifies R-38 minimum fiberglass batt insulation in the same 11-7/8' TJI roof/ceiling joist cavity. Both assemblies use the same 11-7/8'...

Why it matters: This discrepancy directly impacts energy code compliance. R-60 is the more typical code-minimum requirement for roof/ceiling assemblies in climate zones that commonly apply to this type of construction. If R-38 is installed per the building section, the building may fail energy code inspection, requiring costly remediation. If R-60 is installed...

Suggested next step: Please clarify the required insulation R-value for the roof/ceiling TJI joist cavity. Sheet A-6 specifies R-60 minimum while the building section on sheet A-11 specifies R-38 minimum. Which value governs, and should the R-value be consistent across all roof/ceiling assemblies?

RFI draft: Please clarify the required insulation R-value for the roof/ceiling TJI joist cavity. Sheet A-6 specifies R-60 minimum while the building section on sheet A-11 specifies R-38 minimum. Which value governs, and should the R-value be consistent across all roof/ceiling assemblies?

Summary: A-10 Building Section 1 specifies the pressure-treated 2×8 sill plate connection to the CMU foundation wall with 1/2' diameter × 16' long anchor bolts at 6'-0' O.C. ST-7 Wall Connection Detail 3 shows the same connection — a continuous pressure-treated 2×8 bearing on an 8' CMU wall — but specifies 5/8' diameter × 12' hooked anchors at 32' O.C....

Why it matters: This is a critical structural connection that directly affects wall-to-foundation anchorage capacity. ST-7 Detail 3 calls for larger diameter anchors at much closer spacing (32' vs 72'), providing substantially more shear and uplift resistance. Using the A-10 specification could result in an under-designed connection that fails to meet code...

Suggested next step: Request the structural engineer clarify the correct anchor bolt specification for the sill plate to CMU foundation wall connection: diameter (1/2' per A-10 Section 1 vs 5/8' per ST-7 Detail 3), embedment length (16' per A-10 vs 12' per ST-7), and spacing (6'-0' O.C. per A-10 vs 32' O.C. per ST-7). Request that the non-governing drawing be...

RFI draft: Request the structural engineer clarify the correct anchor bolt specification for the sill plate to CMU foundation wall connection: diameter (1/2' per A-10 Section 1 vs 5/8' per ST-7 Detail 3), embedment length (16' per A-10 vs 12' per ST-7), and spacing (6'-0' O.C. per A-10 vs 32' O.C. per...

Summary: Patio Door / Window Note 3 specifies fenestration thermal performance as U-VALUE ≤ 0.35 and SHGC ≤ 0.40, claiming these values 'MEET CLIMATE ZONE SPECIFIC IECC MINIMUMS.' However, per Table R402.1.2, there is no climate zone where both values comply simultaneously. For Climate Zones 0 through 3, the SHGC requirement is ≤ 0.25, so an SHGC of...

Why it matters: If windows are procured with a U-factor up to 0.35 as specified, they would not comply with Table R402.1.2 for Climate Zones 3 through 8 (which require ≤ 0.30). This could result in failing energy code plan review or field inspection, requiring replacement of already-fabricated or installed windows with code-compliant units. Given that all...

Suggested next step: Request the architect confirm the project's climate zone and revise the fenestration U-factor and SHGC requirements in Patio Door / Window Note 3 to comply with Table R402.1.2 of the 2021 IECC. If the project is in Climate Zone 4 except Marine, the fenestration U-factor must be ≤ 0.30 (not 0.35). If in Climate Zones 0 through 3, the SHGC must...

RFI draft: Request the architect confirm the project's climate zone and revise the fenestration U-factor and SHGC requirements in Patio Door / Window Note 3 to comply with Table R402.1.2 of the 2021 IECC. If the project is in Climate Zone 4 except Marine, the fenestration U-factor must be ≤ 0.30 (not...

Summary: The building sections on sheet A-9 specify the concrete footing with (3) #5 reinforcement bars continuous, while the structural notes on sheet ST-2 specify all spread footings to have (2) No. 5 reinforcing bars continuous. This is a direct contradiction in the quantity of primary longitudinal footing reinforcement.

Why it matters: Footing reinforcement quantities directly affect the structural capacity of the foundation. Under-reinforced footings could lead to cracking or failure under design loads, while over-specifying wastes material. This discrepancy must be resolved before foundation construction begins to ensure code compliance and structural adequacy.

Suggested next step: Please clarify the required number of continuous #5 reinforcing bars in the spread footings. Sheet A-9 building sections specify (3) #5 bars while ST-2 Structural Note 3 specifies (2) No. 5 bars. Which quantity governs?

RFI draft: Please clarify the required number of continuous #5 reinforcing bars in the spread footings. Sheet A-9 building sections specify (3) #5 bars while ST-2 Structural Note 3 specifies (2) No. 5 bars. Which quantity governs?

Summary: The 'STORM RISER DIAGRAM' shows a 'NEW BUILDING TRAP' on the storm sewer piping. IRC Section P3201.4 states that building traps are prohibited.

Why it matters: This storm piping arrangement cannot be approved as drawn and would require redesign of the storm connection before installation.

Suggested next step: Please remove the building trap from the storm riser design and revise the storm sewer connection to a code-compliant configuration without a building trap.

RFI draft: Please remove the building trap from the storm riser design and revise the storm sewer connection to a code-compliant configuration without a building trap.