Plan Review: 227 Issues Found

Summary: 201 index entries | 91 perfect matches | 0 mismatched | 110 missing Missing (110) — listed in drawing index but not found in the document: Civil: - C1 COVER SHEET, VICINITY MAP & INDEX - C2 AERIAL & EXISTING CONDITIONS PLAN - C3 DEMOLITION PLAN - C4 SITE LAYOUT, SIGNING & MARKING PLAN - C5 PAVING, GRADING & DRAINAGE PLAN - C6 UTILITY PLAN - C7 TYPICAL SECTI...

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: 110 missing, 0 mismatched out of 201 sheets

Summary: The architectural floor plan shows that the Electrical room (008) and Storage room (005) are enclosed spaces with egress doors that open exclusively into the Apparatus Bay (003), which functions as a vehicle parking garage. Neither room is provided with a direct exterior egress door or a separated egress corridor. Consequently, occupants in these rooms are forced to travel through the garage to...

Why it matters: Requiring an egress path through a vehicle parking area (garage) exposes occupants to severe fire, smoke, and hazardous materials risks associated with vehicle storage and fuel. If a fire incident occurs in the apparatus bay, occupants inside the dependent Electrical and Storage rooms would be tr...

Suggested next step: Please revise the floor plan to provide a code-compliant, continuous, and unobstructed egress path from the Electrical (008) and Storage (005) rooms that does not pass through the Apparatus Bay. Options include adding direct exterior side-hinged doors to these rooms or creatin...

RFI draft: Please revise the floor plan to provide a code-compliant, continuous, and unobstructed egress path from the Electrical (008) and Storage (005) rooms that does not pass through the Apparatus Bay. Options include adding direct exterior side-hinged d...

Summary: The drawings explicitly calculate and size the storm drainage system (conductors, leaders, and storm drains) using the "FLORIDA BUILDING CODE 8th EDITION (2023) - PLUMBING" and a regional rainfall rate of "4.5 INCHES / HOUR" based on FBC Figure 1106.1. However, the 2022 California Residential Code explicitly requires that the installation and sizing of overflow drains, leaders, and conductors c...

Why it matters: Using the plumbing code and rainfall data for a different state (Florida) will result in inaccurate drainage sizing for a project located in California. This will lead to plan check rejection and potentially catastrophic overflow or drainage failure if the local California rainfall intensity exce...

Suggested next step: Please revise the storm drainage calculations, pipe sizing, and code references to comply with the 2022 California Plumbing Code as required by CRC Section R903.4.1. Update the 100-year, 1-hour rainfall rate to reflect the specific local California project site data.

RFI draft: Please revise the storm drainage calculations, pipe sizing, and code references to comply with the 2022 California Plumbing Code as required by CRC Section R903.4.1. Update the 100-year, 1-hour rainfall rate to reflect the specific local Californi...

Summary: The South Elevation explicitly establishes the "500 YEAR WAVE CREST" (Design Flood Elevation) at 97'-0", the First Floor at 100'-0", and the Apparatus Bay Floor at 91'-5 1/2". However, the drawing locates the "MECHANICAL CONDENSER UNITS" and their supporting concrete platform at an elevation visually in the lower half of that story (between 91'-5 1/2" and 100'-0"), placing them well below the 9...

Why it matters: Failing to elevate critical mechanical equipment above the design flood elevation will result in severe damage to the HVAC system during a flood event. This design will fail floodplain management and building code permitting reviews. The MEP platform layout must be redesigned, either by construct...

Suggested next step: Please clarify the intended elevation of the mechanical condenser unit platform. To comply with CRC Section R322.1.6, please revise the drawings to elevate the platform so that all HVAC equipment sits entirely above the 500 Year Wave Crest elevation of 97'-0", or relocate the ...

RFI draft: Please clarify the intended elevation of the mechanical condenser unit platform. To comply with CRC Section R322.1.6, please revise the drawings to elevate the platform so that all HVAC equipment sits entirely above the 500 Year Wave Crest elevati...

Summary: The Life Safety Egress Components summary specifies a universal maximum exit access travel distance of 300 ft for the building. However, the building contains an R-2 (Residential) occupancy and is equipped with a sprinkler system. According to IBC Table 1017.2, the maximum exit access travel distance for Group R occupancies with an automatic sprinkler system is 250 ft. Applying a 300 ft travel ...

Why it matters: Allowing an exit access travel distance that exceeds the code maximum for residential areas compromises life safety during an emergency evacuation. This will result in plan check rejection and may require significant architectural redesign of egress paths or the addition of exit stairways.

Suggested next step: Please revise the Egress Components summary to restrict the maximum exit access travel distance for the R-2 occupancy portions to 250 ft per IBC Table 1017.2, and confirm that all actual egress travel distances within the residential areas comply with this stricter limit.

RFI draft: Please revise the Egress Components summary to restrict the maximum exit access travel distance for the R-2 occupancy portions to 250 ft per IBC Table 1017.2, and confirm that all actual egress travel distances within the residential areas comply ...

Summary: The floor plan shows ELEVATOR 002 located immediately adjacent to STAIR #1 001, with the graphic indicating the elevator doors open directly into the stairway enclosure space. Section 3002.7 of the building code explicitly states that "Elevators shall not be in a common shaft enclosure with a stairway." By opening directly into the stairwell without a separating elevator lobby or vestibule, the...

Why it matters: This is a critical life safety violation. The strict separation of elevator hoistways from stairways ensures that smoke or fire spreading through the vertical elevator shaft does not compromise the stairway, which must remain a safe means of egress for occupants. If built as drawn, the stairwell ...

Suggested next step: Please revise the floor plan to ensure ELEVATOR 002 does not open directly into STAIR #1 001. Provide a fire-rated elevator lobby or reconfigure the layout so the elevator doors open into a corridor or other interior space separate from the stairway enclosure.

RFI draft: Please revise the floor plan to ensure ELEVATOR 002 does not open directly into STAIR #1 001. Provide a fire-rated elevator lobby or reconfigure the layout so the elevator doors open into a corridor or other interior space separate from the stairw...

Summary: The doors leading from the floor areas into STAIR #1 (100) and STAIR #2 (121) are designed to swing directly into the stairwell landings. IBC Section 1011.2 requires stairways to have a minimum width of 44 inches. Per Section 1005.7.1, doors in any position shall not reduce the required width of the means of egress by more than one-half, and when fully opened, by no more than 7 inches. The door...

Why it matters: Obstructing stair landings with swinging doors creates a severe choke point and collision hazard during an emergency evacuation. People descending from upper floors could be struck by the opening door, or the egress path could be entirely blocked, directly violating life safety codes and preventi...

Suggested next step: Please revise the door swings for STAIR #1 (100) and STAIR #2 (121) so they do not encroach on the required landing width. Options include reversing the door swing out of the stairwell (if egress direction and adjacent spaces allow), recessing the doors, or enlarging the inter...

RFI draft: Please revise the door swings for STAIR #1 (100) and STAIR #2 (121) so they do not encroach on the required landing width. Options include reversing the door swing out of the stairwell (if egress direction and adjacent spaces allow), recessing the...

Summary: Ceiling General Note 8 explicitly instructs the contractor that all 'DEVICES' located above open ceiling areas are to be painted. The Reflected Ceiling Legend defines 'FIRE ALARM DEVICE' and 'SMOKE DETECTOR' as devices within the ceiling plan. Field-painting fire alarm components fundamentally alters their thermal and smoke response characteristics, directly violating their approved manufacturi...

Why it matters: The building code (IBC 907.1.3) mandates that fire alarm systems and components must be listed and approved for their installed purpose. Field-painting these devices voids their UL/FM listing, resulting in failed fire inspections, non-compliance with the code, and a severe life-safety risk if the...

Suggested next step: Please revise Ceiling General Note 8 to explicitly state that fire sprinklers, fire alarm devices, smoke detectors, and any other sensitive life-safety equipment are strictly excluded from the requirement to be painted.

RFI draft: Please revise Ceiling General Note 8 to explicitly state that fire sprinklers, fire alarm devices, smoke detectors, and any other sensitive life-safety equipment are strictly excluded from the requirement to be painted.

Summary: The interior elevations for 'STAIR #1' (Elevations A and C) show elevator doors (002A, 002B, and 002C) and the elevator shaft located within the same open space as the stairway. The stairs are shown cutting directly across the 'FULL HEIGHT ELEVATOR SHAFT GRAPHIC', indicating that the elevator and stairs share a common enclosure without a fire-rated separation.

Why it matters: Per IBC 3002.7, elevators are strictly prohibited from sharing a common shaft enclosure with a stairway. Additionally, if this stairwell functions as an interior exit stairway, IBC 1023.1 mandates that it cannot be used for any purpose other than egress. Allowing an elevator to open directly into...

Suggested next step: Please clarify the fire-resistance-rated separation between the elevator hoistway and STAIR #1. Revise the architectural plans to provide a compliant fire-rated separation between the elevator and the stairwell, ensuring full compliance with IBC 3002.7 and 1023.1.

RFI draft: Please clarify the fire-resistance-rated separation between the elevator hoistway and STAIR #1. Revise the architectural plans to provide a compliant fire-rated separation between the elevator and the stairwell, ensuring full compliance with IBC 3...

Summary: The drawings show the "APPARATUS BAY FLOOR" at an elevation of 91'-5 1/2" (7.46 NAVD) and the "ELEVATOR PIT" at 86'-5", both of which are located significantly below the "500 YEAR WAVE CREST" elevation of 97'-0" (13.00 NAVD). Section G103.1 requires that all development in flood hazard areas must be "designed and constructed with methods, practices and materials that minimize flood damage and t...

Why it matters: Submerging the elevator pit and the emergency apparatus bay floor under floodwaters directly fails to minimize flood damage. Essential facilities, like this building housing an "EMERGENCY OPERATIONS CENTER", are required by ASCE 24 to have their lowest floors and critical equipment elevated above...

Suggested next step: Please clarify how the "APPARATUS BAY FLOOR" and "ELEVATOR PIT" comply with ASCE 24 and IBC Section G103.1 given they are located well below the 500-year wave crest. Provide details for elevating these spaces above the flood elevation or provide approved floodproofing measures...

RFI draft: Please clarify how the "APPARATUS BAY FLOOR" and "ELEVATOR PIT" comply with ASCE 24 and IBC Section G103.1 given they are located well below the 500-year wave crest. Provide details for elevating these spaces above the flood elevation or provide a...

Summary: The drawing details specify 'PAINTED PORTLAND CEMENT PLASTER FINISH' applied directly over a 'FLUID APPLIED VAPOR BARRIER' on both exterior gypsum sheathing and CMU walls, omitting any required metal or wire fabric lath. According to IBC Section 2510.5.2.2, gypsum sheathing is only permitted as a backing for cement plaster when 'metal or wire fabric lath' is used. Additionally, for the CMU wall...

Why it matters: Portland cement plaster is exceptionally heavy (typically 10-12 psf). Applying it directly to a fluid-applied vapor barrier without a mechanical key (such as metal lath firmly secured to the structure) will cause the plaster layer to completely delaminate and detach. This guarantees a catastrophi...

Suggested next step: Please revise the exterior wall assemblies to clearly specify the installation of self-furred metal or wire fabric lath over the fluid-applied vapor barrier prior to the application of the portland cement plaster finish, providing the necessary mechanical bond per IBC Sections...

RFI draft: Please revise the exterior wall assemblies to clearly specify the installation of self-furred metal or wire fabric lath over the fluid-applied vapor barrier prior to the application of the portland cement plaster finish, providing the necessary me...

Summary: The drawing details an exterior wall assembly with "PAINTED PORTLAND CEMENT PLASTER LAP SIDING FINISH OVER CDX PLYWOOD EXTERIOR SHEATHING". Section 2510.6 of the IBC strictly requires that cement plaster applied over wood-based sheathing must include a water-resistive vapor-permeable barrier with a performance at least equivalent to two layers of ASTM E 2556, Type I. The specified callout instr...

Why it matters: Applying cement plaster directly over wood-based sheathing without a two-layer water-resistive barrier will allow moisture absorption directly into the CDX plywood. This will rapidly lead to sheathing rot, mold growth, structural envelope failure, and will fail building code inspections.

Suggested next step: Please revise the exterior wall assembly callouts to explicitly include a water-resistive vapor-permeable barrier (equivalent to two layers of ASTM E 2556, Type I), installed independently between the Portland cement plaster finish and the CDX plywood sheathing, to comply with...

RFI draft: Please revise the exterior wall assembly callouts to explicitly include a water-resistive vapor-permeable barrier (equivalent to two layers of ASTM E 2556, Type I), installed independently between the Portland cement plaster finish and the CDX ply...

Summary: The grid system axes are transposed between the floor plan and the roof plan. On the Apparatus Bay Floor Plan (A101), vertical grid lines are designated with numbers (e.g., 5, 6, 7, 8, 9, 10) and horizontal grid lines with letters (e.g., K, L, M, N). Conversely, the Roof Plan (A151) designates vertical grid lines with letters (e.g., M, L, K, J) and horizontal grid lines with numbers (e.g., 6, 5...

Why it matters: A transposed grid system across the drawing set will cause severe confusion during construction, structural coordination, and layout, as grid intersections (e.g., 'G-4') will point to completely different physical locations depending on which sheet is being referenced.

Suggested next step: Please clarify which grid designation system (Numbers for vertical / Letters for horizontal, or vice versa) is correct for the project, and update all affected sheets in the drawing set to reflect a unified structural grid system.

RFI draft: Please clarify which grid designation system (Numbers for vertical / Letters for horizontal, or vice versa) is correct for the project, and update all affected sheets in the drawing set to reflect a unified structural grid system.

Summary: Floor Plan A101 establishes that the North and South faces of the building run along numerical structural grids (1-18), while the East and West faces run along alphabetical structural grids (A-R). This is evidenced by grid lines '1', '2', '3', '4', '5' running along the South boundary. However, the elevations on A202 titled 'NORTH ELEVATION' and 'SOUTH ELEVATION' are drafted using alphabetical ...

Why it matters: Mismatched cardinal directions and structural grid lines between the floor plan and exterior elevations will cause severe confusion during structural coordination, exterior framing, and cladding installation. Contractors relying on the North and South elevations will be referencing details for th...

Suggested next step: Clarify the correct cardinal orientations for the exterior elevations on sheet A202. Please confirm if 'A1 NORTH ELEVATION' and 'G1 SOUTH ELEVATION' are actually depicting the East and West faces respectively (given their A-Q grid markers), and update the section callouts on t...

RFI draft: Clarify the correct cardinal orientations for the exterior elevations on sheet A202. Please confirm if 'A1 NORTH ELEVATION' and 'G1 SOUTH ELEVATION' are actually depicting the East and West faces respectively (given their A-Q grid markers), and up...

Summary: AS501 establishes the site and building orientation. Plan A1 ('ENLARGED PLAN - PLAZA ENTRY') includes a North arrow pointing up and displays alphabetical grids (e.g., K, J, H, G) running along the vertical/North-South axis and numerical grids (5 through 9) along the horizontal/East-West axis. A true West Elevation should look East, displaying the North-South alphabetical grids across the facade...

Why it matters: Mislabeled building elevations (e.g., labeling a South facade as West) represent a critical coordination failure. This will cause contractors to install exterior elements, canopy columns, windows, apparatus bay doors, and finishes on the wrong side of the building, leading to massive rework, dela...

Suggested next step: Please verify the building orientation relative to the established structural grid. Update the elevation titles on sheet A201 to correctly identify the building faces shown (e.g., change 'West Elevation' to 'South Elevation') to match the plan North established in the civil/si...

RFI draft: Please verify the building orientation relative to the established structural grid. Update the elevation titles on sheet A201 to correctly identify the building faces shown (e.g., change 'West Elevation' to 'South Elevation') to match the plan Nor...