Retail Store Build-Out: 220 Issues Including Critical Egress, Fire Protection & Code Violations
AI plan review of a retail store build-out uncovered 220 issues—including 46 critical violations affecting egress, fire protection, plumbing venting, accessibility, and structural design before permit submission.
The Project
A retail store build-out project in Aurora, Colorado, involving alterations to an existing building with extensive coordination requirements across architectural, structural, mechanical, electrical, plumbing, fire protection, and accessibility disciplines. The project required strict code compliance with 2021 IBC, 2021 IFC, 2021 IEBC, 2018 IMC, and 2018 IPC standards.
Code References:
Critical Findings (46)
Undersized Vent for Water Closet Branch
Detail 1 (Plumbing Waste/Vent Riser) depicts a '1-1/2" VENT' serving sanitary branches labeled as '3"' which serve Water Closet fixtures (P1). However, Schedule 12 (Water and Drainage Values) explicitly requires a '4"' minimum trap for the Water Closet (WC). Under IPC 906.2, the diameter of branch vents 'shall be not less than one-half the required diameter of the drain served.' Since the schedule mandates a 4-inch trap (requiring a 4-inch drain), the minimum legal vent size is 2 inches (1/2 of 4 inches). The provided 1-1/2 inch vent is undersized.
In-Swinging Door Violates Clear Floor Space Requirements
The 'New Restroom Plan' shows the restroom dimensions as 7'-4" (88") wide by 6'-8" (80") deep. The entry door swings inward, overlapping the required clear floor space for the toilet fixture. Per ICC A117.1 Section 603.2.3, this is only permitted if a 30"x48" clear floor space is provided beyond the arc of the door swing. In this layout, the space beyond the door swing is restricted: the vertical depth remaining is only 44" (80" room depth minus approx. 36" door swing), which is less than the required 48".
Missing Wall or Partitions Between Water Closets
The Restroom Sewer Plan (Detail 9) and Restroom Water Plan (Detail 10) show two water closets (P1) located adjacent to each other with two separate entry doors into the area. However, the drawings do not show a demising wall or toilet partitions separating these two fixtures. This violates the privacy requirements for water closets.
Insufficient Means of Egress for Assembly Occupancy
The Floor Plan defines a room as 'ASSEMBLY' with a calculated occupant load of 87 occupants. Based on the provided code Section 1006.2.1, spaces with an occupant load exceeding the values in Table 1006.2.1 (which defines the single-exit threshold for Group A at 49 occupants) are required to have at least two exits or exit access doorways. The drawing depicts only one point of egress from this Assembly space leading into the Mercantile area.
Incorrect Wind Pressure Values for Corner Zones
The Wind Pressure Schedule lists identical suction pressures (-55.0 psf) for Zone 2 (Perimeter) and Zone 3 (Corners). Per ASCE 7-16 (referenced by IBC 1609.1), Corner Zones (Zone 3) have significantly higher external pressure coefficients than Perimeter Zones (Zone 2), typically resulting in approximately 50% higher design uplift loads. Listing identical values implies either Zone 2 is over-designed or, more critically, Zone 3 is under-designed.
Contradictory Sprinkler System Status and Egress Analysis
The drawings contain conflicting information regarding the presence of an automatic sprinkler system, which fundamentally alters the applicable code requirements for means of egress. 1. The 'FIRE CODE & LIFE SAFETY NOTES' (Note 2) explicitly state 'NO FIRE SPRINKLERS REQUIRED'. 2. The 'PROJECT SUMMARY' states 'SPRINKLED: YES'. 3. The 'EXITING ANALYSIS' cites a Maximum Travel Distance of 250'-0", which corresponds to the limit for a sprinklered Group M occupancy in Table 1017.2 (non-sprinklered is limited to 200'). 4. The 'EXITING ANALYSIS' exit separation calculation shows a factor of '.33' (allowed for sprinklered buildings per Section 1007.1.1 Exception 2) but calculates a result of 76'-4", which mathematically corresponds to a 0.5 factor (required for non-sprinklered buildings).
Service Sink Required But Not Shown on Plan
The Plumbing Design Parameters in Note 2 state that 1 Service (Mop) Sink is required and provided. However, the Plumbing Plan does not indicate the location or connection of this required fixture in either the New Restroom or the Existing Restroom areas.
Missing Plumbing Vent System Design
The Plumbing Plan depicts the sanitary sewer and domestic water piping for the 'NEW RESTROOM' but completely omits the required vent piping system. Code Section 901.2.1 mandates that all traps and trapped fixtures must be vented to protect trap seals. The current drawing shows the fixtures connected to the sewer line without any indication of vent stacks, individual vents, or a connection to an existing vent system.
Roof Hatch Ladder Clearance Code Violation & Discrepancy
The Section detail specifies a '6" MIN CLEAR' dimension from the ladder centerline to the wall/obstruction behind it. This violates the OSHA 1910.23 requirement (cited in the General Note) which mandates a minimum of 7 inches of perpendicular clearance (toe space) behind the ladder rungs. Additionally, Plan 'XX' on the same sheet depicts this dimension as '8" CLEAR', creating a direct conflict between the Section and Plan views.
Code Violation: Prohibited Direct Connection and Double Trapping
The drawing explicitly requires the condensate indirect waste line to be 'TRAPPED' and connected to the 'HOUSE SIDE OF ACTIVE TRAP'. This creates two simultaneous code violations: 1. Connecting a trapped line upstream of another active trap creates a prohibited 'double trap' condition (IPC 1002.1). 2. Condensate (clear-water waste) is required to discharge through an air gap into a waste receptor (indirect connection) per IPC 802.1 and 802.3. Connecting to the 'house side' of a trap is a direct connection method that bypasses the required air gap.
Fan Speed Controller Mounting Height Violates Accessibility/Code
The 'Ceiling Fan Notes' state that the manual fan speed controller must be mounted 'next to the thermostats.' The 'Power Schedule' specifies that thermostats are to be wall-mounted 'above electrical panels' at '9'-0" A.F.F. MAX.' Placing a manual fan control switch at 9 feet above the finished floor renders it inaccessible to occupants and violates accessibility requirements for controls (typically max 48").
Missing Fall Protection Guard at Roof Hydrant
The roof plan shows a 'ROOF HYDRANT' located immediately adjacent to the roof edge (East side). Accessing this hydrant for firefighting operations establishes a walking surface at the edge of the roof. IFC Section 1015.2 requires guards along open-sided walking surfaces located within 36 inches of the edge. The provided 'ROOF EDGE DETAIL' (Detail 4) shows a low-profile fascia cover (approx. 5.5 inches vertical face) which does not meet the minimum 42-inch height requirement for guards specified in IFC Section 1015.3.
Lighting Control Panel Mounting Height Violation
Detail 3 shows the 'Lighting Contactor Enclosure' mounted above Panels 'A' and 'B'. The vertical dimension string indicates the top of the lower panels is at 6'-2" above the finished floor, with a 6" gap above them, placing the bottom of the Lighting Contactor Enclosure at 6'-8" (80") AFF. The enclosure is 23.5" tall, placing its center at approximately 7'-8" AFF. This violates NFPA 70 (NEC) Article 404.8(A), which limits the height of the center of the grip of the operating handle of any switch or circuit breaker to 6'-7" (2.0 m).
Accessible Restroom Door Swing and Clearance Conflict
The single-user restrooms ('M' and 'W') feature in-swinging doors. Based on the visual scale relative to the 3'-0" doors (referenced in Schedule), the room depth appears insufficient to accommodate the door swing without overlapping the required fixture clearances (e.g., 60-inch depth for the water closet) or violating the requirement that doors not swing into fixture clearances.
Unsecured Electrical Components on Floor
General Wiring and Power Note D explicitly instructs the contractor: 'DO NOT PERMANENTLY ATTACH OUTLET BOXES OR FLEX CONDUIT TO FLOOR.' This instruction violates IFC Section 603.1, which requires electrical equipment and wiring to be installed in accordance with NFPA 70 (NEC). NFPA 70 requires raceways and boxes to be securely fastened and supported in place. Leaving junction boxes and conduit loose on the floor creates a safety hazard (tripping, physical damage to live conductors) and is prohibited.
Sample High Priority Findings (4 Total)
Potable Water Cross-Connection at Roof Hydrant Drain
Detail 8 (Roof Hydrant) depicts a 'CHECK VALVE DRAIN ROUTE TO MOP SINK.' connected to the drain port of an 'IOWA NON-FREEZE HYDRANT'. Non-freeze hydrants drain their barrel (which contains potable water during use) when shut off. Connecting this drain port to a sanitary fixture (Mop Sink) creates a cross-connection between the potable water system and the sanitary sewer. Section 405.1 requires supply lines to be installed to prevent backflow. A check valve is not an approved backflow preventer for high-hazard cross-connections.
Sales floor clear ceiling height shown as 7'-2" (below 7'-6" minimum)
The partition detail shows a clear height on the sales floor side of only 7'-2" to finished floor. IBC requires 7'-6" minimum ceiling height for occupiable spaces and for the means of egress.
Rebar dowel embedments into CMU shown as 4–7 inches, below 12-inch minimum development length
Multiple masonry details specify epoxy-set reinforcing dowels into existing masonry/CMU with minimum embedments of 4 inches and 7 inches. IBC Chapter 21 requires the development length of masonry reinforcement to be not less than 12 inches. The depicted embedments are therefore explicitly below the code minimum for reinforcement development in masonry.
Insufficient Side Wall Grab Bar Length
The drawing Plan 1 (NEW RESTROOM PLAN) specifies Grab Bar 'P5' on the side walls adjacent to the toilets (the partition walls). The Fixture Schedule defines 'P5' as 36" long. The International Plumbing Code Section 404.2 requires compliance with ICC A117.1, which mandates that side wall grab bars be a minimum of 42 inches in length. A 36-inch grab bar is insufficient for the side wall application.
Value Delivered
"Finding 220 issues before permit submission prevented months of delays and costly rework. The egress violations alone would have failed inspection, and the fire protection system conflicts would have required major redesign during construction."
— Project Team