Senior Living Facility: 578 Issues Found in Pre-Permit Review

Sheet A5.20 specifies kitchen countertops as FORMICA LAMINATE with COLOR: PORTICO MARBLE, 7735, MATTE FINISH, and HALF BULLNOSE EDGE. Sheet A7.20 specifies kitchen countertops as WILSONART LAMINATE with COLOR: QUARTZ FROST, 5031K-07, TEXTURED GLOSS FINISH, and WATERFALL EDGE. These are completely different manufacturers, colors, finishes, and edge profiles.

Sheet A5.20 General Floor Plan Note F states draftstopping is required 'AT EACH DWELLING UNIT SEPARATION WALL', meaning every separation wall requires draftstopping. Sheet A7.12 General Plan Note I states draftstopping is required 'AT EVERY TWO DWELLING UNIT SEPARATION WALLS', implying draftstopping is only required at alternating walls (every second wall). These are contradictory requirements for the same fire/smoke protection measure.

The corridor separation wall detail on sheet A0.52 specifies '2x6 WOOD STUDS AT 24" O.C.' and '2x6 WALL FRAMING - TOP PLATES AND SILL, FIRESTOPPED' with a note stating the wall achieves 1-hour fire rating per UL U309 on A0.61. However, UL U309 on sheet A0.61 specifically requires 'Nom 2 by 4 in.' wood studs spaced 24 in. O.C. The wall detail uses 2x6 studs which do not match the tested UL assembly.

The snow loading plan explicitly calls out the canopy uniform snow load as Pf = 16 psf. The project specification defines the flat roof snow load as Pf = 14 PSF and also states a minimum snow load Pm = 20 PSF. The canopy note therefore contradicts the specified roof snow load basis (Pf) and is also below the stated minimum snow load (Pm).

The elevator hoistway section shows the shaft connecting First through Fourth Floors (four stories), but the shaft wall is labeled as a 1-hour fire-resistance-rated assembly. IBC requires a 2-hour shaft enclosure when connecting four stories or more.

Code: 2024 International Building Code

The wall section details show 'SUSPENDED ACOUSTIC TILE CEILING W/ FRAME' as the ceiling membrane below the 'RATED FLOOR ASSEMBLY UL# L513' in the corridor areas. However, UL L513 is a floor/ceiling assembly that requires 5/8" gypsum board as the ceiling membrane per Item 11 of the specification. The drawing explicitly shows acoustic tile as the only ceiling element on the L513 side, while correctly showing '5/8" TYPE C F.C. GYPSUM BOARD ON RESILIENT CHANNELS' for the adjacent UL L521 assembly. Acoustic tile is not listed as an acceptable ceiling membrane for the UL L513 fire-rated assembly.

On sheet A0.40 (First Floor Life Safety Plan), the "GENERAL EXITING INFORMATION" note under "EXIT CAPACITY WIDTH REQUIREMENTS" shows "STAIRWAYS 0.2" / OCCUPANT" and "DOOR / CORRIDORS 0.15" / OCCUPANT." The notes also indicate the building is sprinklered and reference "2024 OBC." If the governing code for this project is 2024 IBC Section 1005.3.1 as cited in the issue references, stairway egress capacity may need to be calculated using 0.3" per occupant; confirm the applicable code basis and whether any permitted reductions apply before finalizing stair/egress sizing.

Code: 2024 International Building Code

The wall sections show exterior load-bearing walls framed with 2x6 wood studs at 16" O.C., while the project specification for exterior load-bearing walls (UL U356) explicitly requires nominal 2x4 wood studs. UL U356 is a tested fire-rated assembly specifically designed and tested with 2x4 studs. The drawing also shows R-19 fiberglass insulation which is sized for 2x6 stud cavities, whereas UL U356 specifies 3-1/2 inch thick insulation that fits 2x4 cavities.

The drawing's Wall Type 13 (CMU Elevator Shaft Enclosure) shows construction with 2X6 WOOD STUDS framed against 8" CMU and claims a 2-HOUR fire rating per UL# U905. However, the UL U905 specification explicitly states that when combustible members are framed in the wall, the maximum classification is 1-1/2 hr. Wood studs are combustible members, so the claimed 2-hour rating directly contradicts the UL assembly limitations.

The elevator section and elevator head detail label the reinforced concrete block shaft wall as having a 1-hour fire rating per UL U905. Specifically, the section shows '8" REINF. CONC. BLOCK SHAFT WALL (1 HR FIRE RATING PER UL# U905)' and the head detail shows '8" REINF. CONC. BLOCKS (1 HR PER UL# U905)'. However, the specification sheet for UL Design No. U905 clearly states 'Bearing Wall Rating — 2 HR.' and 'Nonbearing Wall Rating — 2 HR'. Furthermore, the drawing's own General Elevator Note 3 correctly states 'HOISTWAY WALLS SHALL BE 2-HOUR RATED COMPLIANT WITH UL U905', which contradicts the 1-hour labels shown in the section and detail callouts.

Elevation Coded Note 27 specifies 'DECORATIVE VINYL RAILING, 3'-0" H.' which is 36 inches in height. Section 1015.3 of the IBC requires guards to be not less than 42 inches (1067 mm) high measured from adjacent walking surfaces. The specified railing height is 6 inches less than the code-required minimum for guards at open-sided walking surfaces located more than 30 inches above grade.

Code: 2024 International Building Code

The drawing sheet shown is explicitly based on UL Design No. V340 ("UL V340 - EXTERIOR WALL AT FIRE WALL" and "Design No. V340"). The project specification reference indicates UL Design No. U356 for the exterior load-bearing wall. This indicates a UL design designation discrepancy that requires confirmation of which UL assembly governs for the "exterior wall at fire wall" condition.

A0.21 Detail 30 (Accessible Transfer Shower W/ Fold-Down Seat) specifies the transfer shower compartment interior dimensions as 3'-0" HOLD for both the back wall and control wall (36" x 36"). However, A0.22 Detail 9 (Type 'A' Unit Transfer Shower) specifies the same transfer shower compartment as 2'-8" HOLD for both dimensions (32" x 32"). This is a 4-inch difference in each direction. Per ANSI A117.1-2017 Section 608.2.1, transfer-type shower compartments shall be 36 inches by 36 inches minimum. The Type 'A' unit dimension of 2'-8" (32") would not meet code requirements.

Wall Type 14 (Stair Shaft Enclosure) shows conflicting fire ratings between the wall type detail on sheet A0.50 and the wall type schedule on sheet A0.51. The detail on A0.50 specifies a 2-HOUR RATED FIRE BARRIER with UL #U309, while the schedule on A0.51 lists Wall Type 14 as 1-HOUR rated with UL# U309. Both reference the same UL assembly number, but the fire rating duration differs.

The drawing states that construction seeding and mulching shall be completed within 7 days for all disturbed areas that will remain undisturbed for more than 14 days. However, the specification's Table 2 (Temporary Stabilization) requires areas within 50 feet of surface water to be stabilized within 2 days, not 7 days. Similarly, the drawing states permanent seeding shall be applied within 7 days after final grade for any portion of the site, but the specification's Table 1 requires 2 days for areas within 50 feet of surface water at final grade.

The detail titled 'FC-1 INSTALLATION (ELEVATOR SHAFT)' explicitly shows a suspended fan coil unit FC-1 with supply duct, return duct, auxiliary drain pan, and associated components installed within the elevator shaft area. Section 303.8 of the 2021 IMC contains an explicit prohibition stating that mechanical systems shall not be located in an elevator shaft. The detail title and graphics clearly indicate this equipment is being installed in the elevator shaft, which directly violates this code requirement.

Code: 2021 International Mechanical Code

The Site Electrical Plan Note 12 specifies a '(1) 250A-3P OUTPUT CIRCUIT BREAKER' for the emergency generator, while the Emergency Generator Specifications Section 11.D requires 'A U.L. LISTED, 80% RATED LINE CIRCUIT BREAKER OF 1600 AMPERES, MOLDED-CASE TYPE, GENERATOR-MOUNTED WITH LOAD SIDE LUGS.' The 250A breaker shown on the drawing is drastically undersized compared to the 1600A specified.

The Site Electrical Plan Note 12 specifies a 'NATURAL GAS STANDBY EMERGENCY GENERATOR' while the Emergency Generator Specifications Section 8.B explicitly states 'THE TURBOCHARGED, INTERCOOLED ENGINE SHALL BE FUELED BY DIESEL.' This is a direct contradiction between the drawing and specification regarding the fuel type for the emergency generator.

The specification under Electric Tank Type Water Heaters states to provide a temperature pressure relief valve 'ONLY IF REQUIRED BY LOCAL CODE AUTHORITY.' This makes the T&P relief valve installation conditional. However, IMC Section 1002.1 explicitly requires that 'The potable water connections and relief valves for all water heaters shall conform to the requirements of the International Plumbing Code.' The code language mandates relief valves for all water heaters, making them a required component, not an optional one based on local discretion.

Code: 2021 International Mechanical Code

The floor plan on A5.60 indicates the bathroom vanity is located on the West wall (referenced by interior elevation marker 'E'). Elevation 'E' correctly shows the front view of this vanity. However, Elevation 'F', which corresponds to the South wall (perpendicular to the vanity wall according to the plan markers), also depicts a front view of the vanity with mirror and lights. The South wall elevation should depict the side of the vanity or the door wall, not a duplicate front view, creating a geometric contradiction.

Detail 10 on sheet A9.11 specifies an "ATTIC ACCESS DOOR 3'-0" X 4'-0"" that is "CAPABLE VERTICAL MOVEMENT BETWEEN TRUSSES". However, Detail 11 on the same sheet specifies "WOOD ROOF TRUSSES AT 24" O.C.". A 3'-0" (36") wide door cannot physically fit or operate between trusses spaced at 24" O.C. (which provide approx. 22.5" clear opening).

A7.10 references A9.10 for window openings. On A9.10, the Window Schedule and Window Types legend contain contradictory information for Types D and E. Type D is listed as 3'-0" wide in the schedule but dimensioned as 2'-6" wide in the legend, and described as "Fixed" in schedule vs "Operable" in legend. Type E is listed as 7'-0" x 7'-0" in the schedule but dimensioned as 3'-0" x 5'-0" in the legend.

The Door Schedule assigns Hardware Set 19 to multiple service room doors (Janitor 105, Electrical 106, Mechanical 107, 108). However, Hardware Set 19 is explicitly defined as a "Typical Unisex Restroom" set containing a "Privacy Set" (typically unkeyed/emergency release only). Service rooms require secure keyed locking hardware (e.g., Storeroom or Office function) as found in Sets 20 or 22 to prevent unauthorized access.

Sheet A3.10 depicts callout 'A/A4.11' as a vertical cut line on the South Elevation. A vertical cut on a side elevation corresponds to a transverse (cross) section through the building width. However, the referenced view 'A' on sheet A4.11 is titled 'longitudinal building section', which represents a cut through the building length. A longitudinal section cut should typically be indicated on the end elevation (West/East), not the side elevation.

The Exterior Elevations (A3.10) legend and coded notes specify all siding and trim as Vinyl (e.g., 'VINYL SIDING', 'VINYL TRIM', 'BOARD AND BATTEN VERTICAL VINYL SIDING'). In direct contradiction, the Parapet Details (A & B on A4.32) specify 'FIBER CEMENT PANEL', 'FIBER CEMENT BATTENS', and 'FIBER CEMENT TRIM'.

Architectural

Kitchen specifications, wall types, fire ratings, egress, accessibility, window schedules, door hardware, and architectural coordination

Fire Protection

Fire-rated assemblies, shaft enclosures, draftstopping, fire barriers, UL assembly compliance, and fire code violations

Structural

Snow loads, ledger fasteners, footing slopes, balloon framing, load-bearing walls, and structural code compliance

Electrical

Generator specifications, circuit breakers, fuel types, emergency lighting, and electrical code compliance

Mechanical

Fan coil units, elevator shaft violations, HVAC systems, and mechanical code compliance

Plumbing

Water heater relief valves, plumbing fixtures, and plumbing code compliance

Civil

Site elevations, stabilization timelines, drainage, and civil engineering coordination

Code Compliance

IBC 2024 compliance, IMC 2021 compliance, accessibility requirements, and building code violations

Document Coordination

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