Mixed-Use Renovation: 140 Issues Found in Pre-Permit Review

The project

A mixed-use renovation project involving an existing 4-story brick building with restaurant/cafe on the ground floor and residential units above. The project required comprehensive coordination across architectural, structural, electrical, mechanical, plumbing, fire protection, and civil disciplines. Critical issues included accessibility violations (inaccessible primary entrance, missing accessible routes), fire protection problems (UL assembly mismatches, insufficient fire ratings), code compliance errors (incorrect ceiling heights, occupancy classification), structural conflicts (wind loads, stirrup spacing), and numerous drawing vs specification conflicts.

Project type

Mixed-use · Renovation · Historic building

Codes referenced: 2018 International Building Code · 2021 International Building Code · Structural loads 7-16 · UL Assembly Listings

Critical findings (15)

1. Construction Code Notes Incorrectly State Minimum Ceiling Height as 7 Feet Instead of Required 7 Feet 6 Inches

   Architectural · Code: 2018 International Building Code

   Critical

   The Construction Code Notes on this sheet incorrectly cite Section 1208.2 stating that occupiable spaces, habitable spaces, and corridors shall have a ceiling height of not less than 7 feet. However, Section 1207.2 of the 2018 IBC clearly requires a minimum ceiling height of 7 feet 6 inches (2286 mm) for these spaces. The drawing's stated code requirement is incorrect by 6 inches, which could directly lead to non-compliant construction if contractors follow the notes shown on the drawings.

2. Insufficient Water Closets for Restaurant Occupancy - Only 1 Provided Where 2 Required

   Plumbing · Code: 2018 International Building Code

   Critical

   The drawing notes state 'STATED OCCUPANCY IS 25 PERSONS MAX (TO MAINTAIN 1 UNISEX BATHROOM)' with a calculated occupant load of 30 persons (462.235 SQ FT / 15 = 30.816). The drawing shows only one ADA Toilet Room 103. Per IBC Table 2902.1 for Assembly Restaurants, water closets are required at a ratio of 1 per 75 for males and 1 per 75 for females. At 25 occupants (13 males, 12 females), applying Section 2902.1.1: males 13/75 = 0.173 rounds up to 1 WC, females 12/75 = 0.16 rounds up to 1 WC, requiring a minimum of 2 water closets total. The single unisex bathroom provided is deficient by one water closet.

3. Sidewalk café railing requires recessed permanent pockets in sidewalk, verify ROW/property line and sidewalk encroachment permitting/compliance

   Architectural · Code: 2018 International Building Code

   Critical

   On Sheet SC1.0, the sidewalk café enclosure note explicitly calls for a removable wrought/cast iron railing with "RECESSED PERMANENT POCKETS IN SIDEWALK," indicating permanent installation within the sidewalk paving area adjacent to the building/curb. The plan does not show the property line/ROW line on this view, so it is not possible to confirm from this sheet alone whether the work is entirely on private property or within the public right-of-way. If any part is within the public ROW, encroachment restrictions (including IBC 3202.2 and/or local DOT/ROW/sidewalk-café rules) and required ROW permits/approvals may apply.

4. Incorrect Governing Code Reference

   Structural · Code: 2021 International Building Code

   Critical

   The drawing specifies the '2023 FLORIDA BUILDING CODE' and the 2022 edition of the IBC-referenced structural loads standard as the governing codes for design. However, the project is being reviewed against the '2021 International Building Code' (IBC 2021), which is the established ground truth for this review. IBC 2021 references the 2016 edition (Chapter 35), not the 2022 edition. This discrepancy in the governing code and referenced standards fundamentally alters design loads, particularly wind speeds and coefficients.

5. Unspecified Seismic Design Category

   Structural · Code: 2021 International Building Code

   Critical

   The Seismic Design Category (SDC) selection checkboxes are left blank. IBC 1603.1 requires construction documents to indicate information pertinent to the structural design. Furthermore, Item 11 in the Concrete Construction schedule explicitly states it applies only to "STRUCTURES ASSIGNED TO SEISMIC DESIGN CATEGORY C, D, E, OR F". Without the SDC specified, the required scope of special inspections is indeterminate.

6. Primary Public Entrance Not Accessible

   Accessibility · Code: 2018 International Building Code

   Critical

   The Proposed Ground Floor Plan (Plan 1) indicates the renovation of the primary public entrance to the 'New Cafe Front Rm 101' with the note 'ADD STOOP'. The Exterior Finish Schedule (Tag F2) further defines this element as 'ENTRY STAIRS / STOOP', confirming the introduction of steps/stairs at this entrance. A stoop with stairs creates a vertical barrier to accessibility. The plan does not depict a ramp, lift, or any other accessible means of negotiating this level change at the primary entrance, nor does it indicate an alternative accessible public entrance for this space.

7. Lack of Accessible Route to Common Use Trash Area

   Accessibility · Code: 2018 International Building Code

   Critical

   The Proposed Cellar plan designates a "TRASH HOLDING AREA FOR ALL UNITS." IBC Section 1107.3 requires rooms and spaces available for use by residents to be accessible. However, the only access provided to the cellar is via an "EXISTING STAIR" and "SIDEWALK CELLAR ACCESS WITH STEPS." This violates IBC Section 1104.4, which requires an accessible route (such as an elevator or platform lift) to connect accessible stories and spaces in multilevel buildings. The existing stairs do not constitute an accessible route.

8. Unprotected Opening in Exit Shaft Enclosure

   Fire Protection · Code: 2018 International Building Code

   Critical

   The Proposed Cellar Plan depicts the "EXISTING STAIR" (which connects the cellar to the ground floor and residential units above) with a wall enclosure separating it from the cellar space. However, the plan shows an opening in this enclosure at the cellar level without depicting a required door or opening protective. The cellar contains hazardous equipment including "TRASH HOLDING AREA", "GAS METER", and "WATER HEATERS". Leaving this opening unprotected violates the vertical opening and shaft enclosure requirements, allowing smoke and fire from the cellar to compromise the means of egress for the residential units above.

9. Missing Protection Detail for Adjoining Foundation During Slab Replacement

   Structural · Code: 2018 International Building Code

   Critical

   The Proposed Cellar Plan includes a note permitting the evaluation and potential replacement ("REPAIRED AND / OR REPLACED") of the concrete cellar floor. The plan also indicates an adjacent "EXISTING 4-STORY BRICK" building (75 Erie Street) directly abutting the property line. Removing or replacing a basement slab adjacent to an older masonry building can remove lateral support for the neighbor's shallow footings/foundations. The drawings do not provide the specific protection details (such as underpinning, shoring, or staggered replacement sequences) mandated by IBC 3307.1 to safeguard the adjoining property's foundations during this work.

10. Invalid Steel Stud Substitution in Wood-Stud Fire Assembly

    Fire Protection · Code: 2018 International Building Code

    Critical

    The drawing permits the substitution of steel studs for wood studs in a fire-rated assembly that is specifically listed for wood studs, violating the requirement that fire-resistance ratings be based on tested assemblies. Note 5 allows "20 GA METAL STUDS MAY BE SUBSTITUTED FOR WOOD STUDS, TYPICAL THROUGHOUT". However, Wall Type 2 specifies "DESIGN NO. U311", which is a UL design specifically tested and listed for wood stud framing. Substituting steel studs into a wood-stud listed assembly invalidates the UL listing because the performance of steel and wood in fire differs significantly, and U311 is not tested with steel studs.

11. Instruction to Replace Prohibited Encroachment (Box Bay)

    Architectural · Code: 2018 International Building Code

    Critical

    The drawing Construction Note 7 instructs the contractor to 'Evaluate Box Bays and replace only if severely damaged.' The elevation and photos show these box bays projecting into the public right-of-way (sidewalk) at the ground floor level (below 8 feet). IBC Section 3202.2 explicitly prohibits encroachments into the public right-of-way below 8 feet in height, specifically stating 'windows shall not open or project into the public right-of-way.' While the existing condition may be grandfathered, a full replacement (new construction) as instructed by the note would constitute a new non-compliant encroachment.

12. Missing Smoke Alarm Symbols in Bedrooms

    Electrical · Code: 2018 International Building Code

    Critical

    The Third Floor Plan shows existing bedrooms (301 and 302) but fails to show smoke alarm symbols within these rooms. The General Note states that existing detectors are to remain. However, the Construction Code Notes on the sheet explicitly cite IBC 907.2.11.2, which requires smoke alarms 'in each room used for sleeping purposes'. Relying on 'existing' devices in a renovation involving mechanical work in these rooms without demonstrating that compliant detectors exist in the mandated locations creates a life safety violation.

13. Prohibited Encroachment of New Stoops into Public Right-of-Way

    Architectural · Code: 2018 International Building Code

    Critical

    The 'PROPOSED ROOF PLAN' shows two new stoops ('NEW STOOP AT CAFE ENTRANCE' and 'NEW RESIDENTIAL STOOP BELOW') projecting from the building face (labeled 'EXISTING PROPERTY LINE') into the public right-of-way along Erie Street and Fourth Street. Based on the drawing scale (1/4" = 1'-0"), the projection of these stoops appears to be significantly larger (approx. 3-4 feet) than the maximum 12-inch projection allowed by the building code for steps encroaching into the public right-of-way.

14. South Wall Design Conflict: Entry Door vs Box Bays

    Architectural

    Critical

    The Ground Floor Plan (A2.2) clearly depicts and notes a double entry door on the South wall (Fourth Street facade). However, the Cafe Interior Elevation Facing South (A3.1) contradicts this by showing Box Bay windows (#1 and #2) on this wall instead of the door.

15. Contradictory HVAC and Electrical Scope of Work (Tenant vs. Base Building)

    Architectural

    Critical

    The Architectural drawings (A2.4) explicitly designate interior electric changes and equipment beyond 'Vanilla Box' as 'Future Tenant' scope. However, the Mechanical/Electrical drawings (A4.1) in the same set fully design, schedule, and locate new 'Samsung' mini-split HVAC units for the Third Floor. Additionally, a note on the A4.1 plan states that existing electric is to remain, which conflicts with the power requirements for the new scheduled HVAC units shown on the same plan.

Sample high priority findings (20 total)

1. Sheet reference mismatch: drawings reference S-2.0 but actual sheet is labeled S.2

   Structural

   High

   Multiple drawings reference sheet S-2.0 for details. The Balcony Plan on S-1.0 shows reference '1/S-2.0'. The Foundation Plan shows reference '1/S-2.0'. Section 1 on page 4 references '2/S-2.0' for slab on grade detail. However, the actual sheet containing these details is labeled 'S.2' not 'S-2.0' in the title block.

2. Governing code conflict: 2023 Florida Building Code vs IBC 2021 referenced for special inspections

   Structural

   High

   Structural general notes state the work shall conform to the 2023 Florida Building Code, but the special inspection notes direct special inspections and "all requirements not noted" to IBC 2021.

3. Only 1-Hour Fire-Rated Wall Assembly Provided Despite 2-Hour Requirement for Residential Occupancy

   Fire Protection · Code: 2018 International Building Code

   High

   The Additional Framing Notes on this sheet explicitly reference IBC Section 707.3.9 and state that Group R Residential requires a 2-hour fire-resistance rating when unsprinklered. However, the highest fire-rated wall assembly provided on this Wall Types sheet is Wall Type 2 with only a 1-hour fire-resistance rating (Design No. U311). For this mixed-use rowhouse project with residential occupancy, fire barriers separating fire areas in the residential portion would require 2-hour rated assemblies if unsprinklered, but no such assembly is documented.

4. Ground Floor Occupancy Classification Relies on Incorrect Code Interpretation - May Require A-2 Instead of B

   Architectural · Code: 2018 International Building Code

   High

   The drawing classifies the ground floor cafe/restaurant as Group B occupancy based on the statement that Group B is 'ALLOWED ON PROPERTIES WHICH ARE NO LARGER THAN 750 SQ FT.' However, this interpretation is incorrect. IBC Section 303.1.2 requires the space to be 'less than 750 square feet' (strict inequality, not 750 sf or less) AND 'accessory to another occupancy.' The ground floor cafe/restaurant is a primary use with its own entrance, not accessory to the residential above. At exactly 750 sf lot coverage, Section 303.1.2 does not apply. Per IBC Section 303.3, restaurants and cafeterias are classified as Assembly Group A-2 unless specific exceptions are met.

5. Prohibited Combustible Materials in Bay Windows on 4-Story Building

   Architectural · Code: 2018 International Building Code

   High

   The drawing specifies the use of wood (a combustible material) for the reconstruction and repair of box bay windows on a building identified as 'Existing 4-Story Brick'. IBC Section 705.2.4 mandates that bay windows conform to the construction type of the building. For buildings of Type I, II, III, or IV construction (implied by the 4-story brick description, likely Type III), the exterior walls and projections must be noncombustible. The exception permitting fire-retardant-treated wood applies strictly to buildings three stories or less above grade plane.

6. Missing Pedestrian Protection for Facade Work on Property Line

   Architectural · Code: 2018 International Building Code

   High

   The drawings indicate extensive exterior work including paint removal, repointing, box bay reconstruction, and door replacement on an 'EXISTING 4-STORY BRICK' building located directly on the property line (0 feet setback). IBC 3306.1 and Table 3306.1 require a barrier and covered walkway for construction over 8 feet high located less than 5 feet from the lot line. The Construction Notes and plans fail to specify these mandatory safeguards.

7. Missing Ledger Anchorage Specification

   Structural · Code: 2018 International Building Code

   High

   Framing Note 6 directs the contractor to Hilti literature for "load carrying capacity and installation requirements" of wood-to-masonry ledgers, failing to specify the actual anchor size, spacing, or embedment depth on the drawing. IBC Section 1603.1 requires the size and section of structural members (including connections) to be shown. The design professional must determine and specify the anchorage capacity, not delegate it to the contractor via catalog reference.

8. Unspecified Interior Finish Classification

   Architectural · Code: 2018 International Building Code

   High

   Construction Note 8 states "INTERIOR FINISHES. TO BE DETERMINED." without specifying the required fire performance classification (Class A, B, or C). Code Section 803.1 mandates that interior wall and ceiling finish materials be classified for fire performance and smoke development. Leaving the classification "to be determined" prevents verification of code compliance for the permit and risks the installation of non-compliant combustible finishes.

9. Missing Adjoining Property Notification Note

   Architectural · Code: 2018 International Building Code

   High

   The project involves work adjacent to a party wall and potential excavation (cellar floor replacement) next to an adjoining building. IBC 3307.1 explicitly requires that the person making an excavation provide written notice to adjoining owners 10 days prior to the start of work. The Construction Notes on Sheet A2.1 fail to include this mandatory notification requirement.

10. Insufficient Specification for Intumescent Fire Protection

    Architectural · Code: 2018 International Building Code

    High

    The section specifies that steel beams be "painted with intumescent paint for fire protection" but fails to identify a specific UL Fire Resistance Design or the required thickness (mils). The building code requires fire-resistance ratings to be determined in accordance with specific test procedures (UL 263). A generic callout for "intumescent paint" without referencing a listed design or thickness schedule is insufficient to demonstrate compliance or ensure the required rating is achieved.

11. Incorrect Channel Specification for Rated Assembly

    Fire Protection · Code: 2018 International Building Code

    High

    Detail 2 specifies "1/2" FURRING CHANNEL" for the 1-hour rated (U311) and STC 50 wall. In construction terminology, "Furring Channel" typically refers to rigid hat channels, whereas fire and sound ratings like U311 and STC 50 rely on flexible "Resilient Channels" (RC-1) to decouple the gypsum board. Using rigid furring channels will result in acoustic failure (bridging) and may violate the specific mounting requirements of UL U311.

12. Insufficient Wall Framing Depth for Plumbing

    Plumbing · Code: 2018 International Building Code

    High

    Note 6 explicitly states that "2X3 MINIMUM INTERIOR FRAMING" is required to allow insertion of plumbing. A nominal 2x3 stud has an actual depth of 2.5 inches. Standard plumbing waste lines (minimum 3" nominal diameter) have an outside diameter of approx. 3.5 inches. It is physically impossible to install standard plumbing within a 2x3 wall cavity without completely severing the studs, which violates structural integrity and code provisions regarding member sizing based on net dimensions.

13. Unconfirmed Roof Access Compliance

    Architectural · Code: 2018 International Building Code

    High

    The project is identified as an "EXISTING 4-STORY BRICK" building. IBC 1011.12.1 requires that in buildings four or more stories above grade plane, one stairway shall extend to the roof surface. The plan shows "EXISTING STAIR 300" with a note "VERIFY ROOF ACCESS", but does not show the stair extending to the roof (only a "DN" arrow is shown). Leaving a mandatory code requirement as a "Verify" note on construction documents is insufficient.

14. Missing Secondary Roof Drainage

    Plumbing · Code: 2018 International Building Code

    High

    The plan shows a "COVERED DECK ROOF" with a primary "ROOF DRAIN" and "SLOPE DOWN" indicators. The roof perimeter is bounded by a "BRICK WALL EXTENDS ABOVE ROOF SURFACE" and a "LOW CORNICE". IBC 1502.2 requires secondary (emergency overflow) drains or scuppers where the roof perimeter construction extends above the roof in a manner that traps water. No secondary drain or scupper is shown.

15. Missing Means of Egress Illumination in Stairway

    Electrical · Code: 2018 International Building Code

    High

    The Reflected Ceiling / Electric Plan shows an 'EXISTING STAIR 100' (Ground Floor) and 'EXISTING STAIR 000' (Cellar) which serve as part of the means of egress. While a 'SWITCH AT STAIR ACCESS' is noted, the plan fails to depict any lighting fixtures within the stairway enclosure on either floor. The building code explicitly requires means of egress to be illuminated at all times. The absence of a light fixture symbol indicates a failure to provide the required illumination.

Issue categories

Architectural

Ceiling heights, accessibility, egress, occupancy classification, encroachments, wall types, and architectural coordination

Fire Protection

Fire-rated assemblies, shaft enclosures, UL assembly compliance, combustible materials, and fire code violations

Structural

Wind loads, seismic design, beam sizes, stirrup spacing, ledger anchorage, and structural code compliance

Plumbing

Water closets, service sinks, roof drainage, plumbing fixtures, and plumbing code compliance

Electrical

Smoke alarms, egress illumination, electrical systems, and electrical code compliance

Mechanical

HVAC systems, furnace replacement, mechanical coordination, and mechanical code compliance

Civil

Right-of-way, property lines, sidewalk encroachments, tree offsets, and civil engineering coordination

Accessibility

Accessible routes, accessible entrances, accessible spaces, and accessibility code compliance

Code Compliance

IBC 2018 compliance, IBC 2021 compliance, code edition conflicts, and building code violations

Document Coordination

Drawing vs specification conflicts, contradictory requirements, and document coordination issues

Value delivered

• 140 issues surfaced before permit submission
• 15 critical permit-blocking issues identified
• Accessibility violations caught (inaccessible primary entrance, missing accessible routes)
• Fire protection problems identified (UL assembly mismatches, insufficient fire ratings)
• Code compliance errors caught (incorrect ceiling heights, occupancy classification)
• Structural conflicts resolved (wind loads, stirrup spacing, bay spacing)
• Plumbing deficiencies identified (insufficient water closets, missing service sink)
• Right-of-way encroachment issues caught (stoops, sidewalk café, box bays)