Plan Review: 216 Issues Found

Summary: 211 index entries | 26 perfect matches | 20 mismatched | 165 missing Mismatched (20): G001: Expected: COVER SHEET - RENDERING (G001) | Actual: COVER SHEET (G001)(p1) G050: Expected: LIFE SAFETY FLOOR PLAN - FIRST & SECOND FLOORS (G050) | Actual: LIFE SAFETY FLOOR PLAN 1ST & 2ND FLOORS (G050)(p4) G051: Expected: LIFE SAFETY FLOOR PLAN - THIRD & FOURTH FLOORS (G051) | ...

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: 165 missing, 20 mismatched out of 211 sheets

Summary: The Code, Building, & Site Data section under Fire Prevention explicitly lists 'NFPA-13R - Installation of Sprinkler Systems' as the applicable sprinkler standard for this project. However, the Allowable Building Area Summary calculates the maximum allowable building area using 'NFPA 13, Section 903.3.1.1 (SM)' as the basis for the sprinkler area increase modifier, yielding an allowable area of...

Why it matters: This contradiction directly impacts permitting, fire protection design, and construction costs. The fire sprinkler system is identified as a deferred submittal, meaning the sprinkler contractor will design the system based on the applicable code listed in the construction documents. If NFPA 13R i...

Suggested next step: Clarify which sprinkler standard applies to this project: NFPA 13 (full sprinkler system per IBC Section 903.3.1.1) or NFPA 13R (residential sprinkler system per IBC Section 903.3.1.2). If NFPA 13 is the intended system, revise the Fire Prevention codes listing on Sheet G002 t...

RFI draft: Clarify which sprinkler standard applies to this project: NFPA 13 (full sprinkler system per IBC Section 903.3.1.1) or NFPA 13R (residential sprinkler system per IBC Section 903.3.1.2). If NFPA 13 is the intended system, revise the Fire Prevention...

Summary: The fire rating legend on this sheet assigns the symbol "2FB" to three distinct fire-resistance designations: "2 HOUR FIRE BARRIER," "1 HOUR FIRE PARTITION," and "NON-RATED SMOKE PARTITION." On the floor plans, the walls enclosing STAIR 01 (rooms 351/451) and STAIR 02 (rooms 391/491) are labeled "2FB." Because the legend maps this single symbol to three different ratings, it is impossible to co...

Why it matters: This ambiguity would be flagged during plan review by the Authority Having Jurisdiction, resulting in a hold or rejection requiring revised drawings. During construction, if the contractor or subcontractor interprets "2FB" as a 1-hour fire partition (which is one of its three listed meanings), th...

Suggested next step: Request the design team to revise the fire rating legend to assign unique, unambiguous symbols to each fire-resistance designation. For example, use "2FB" exclusively for 2-Hour Fire Barrier, "1FP" for 1-Hour Fire Partition, and "SP" for Non-Rated Smoke Partition (or similar d...

RFI draft: Request the design team to revise the fire rating legend to assign unique, unambiguous symbols to each fire-resistance designation. For example, use "2FB" exclusively for 2-Hour Fire Barrier, "1FP" for 1-Hour Fire Partition, and "SP" for Non-Rated...

Summary: The Parking Summary on the Site Plan identifies the off-site parking agreement as having 100 total parking spaces. Of these, 1 ADA/Van space and 2 ADA/Van spaces within the E/V category are accessible, totaling 3 accessible spaces. Per IBC Section 1106.1 and Table 1106.1, where more than one parking facility is provided on a site, accessible parking must be calculated separately for each facili...

Why it matters: Insufficient accessible parking in the off-site facility is a direct ADA and building code violation that will be flagged during plan review and could delay permit issuance. Adding an accessible space to the off-site lot after construction would require re-striping, potential re-grading for slope...

Suggested next step: Request that the design team revise the off-site parking agreement to provide a minimum of 4 accessible parking spaces for the 100-space off-site facility, in compliance with IBC Table 1106.1. Update the Parking Summary on the Site Plan accordingly.

RFI draft: Request that the design team revise the off-site parking agreement to provide a minimum of 4 accessible parking spaces for the 100-space off-site facility, in compliance with IBC Table 1106.1. Update the Parking Summary on the Site Plan accordingly.

Summary: The Third Floor Life Safety Plan shows an egress arrow pointing out of STAIR 01 and into the central corridor. This indicates that the path of egress travel directs occupants out of the interior exit stairway onto an intermediate upper floor.

Why it matters: IBC Sections 1022.1 and 1023.1 mandate that exits must be continuous from the point of entry to the exit discharge, and interior exit stairways must lead directly to the exterior or an approved exit passageway. Routing an egress path from a 2-hour protected stairway back into a 3rd-floor corridor...

Suggested next step: Please clarify the egress direction at STAIR 01 on the Third Floor. Update the egress arrow to point into the stairway, ensuring the egress path remains within the continuous protected enclosure down to the level of exit discharge.

RFI draft: Please clarify the egress direction at STAIR 01 on the Third Floor. Update the egress arrow to point into the stairway, ensuring the egress path remains within the continuous protected enclosure down to the level of exit discharge.

Summary: The floor plan shows FIRE RISER 030 completely enclosed by solid walls on all sides with no door or access point provided. The exterior walls on grids A and 1, and the interior partitions separating it from MECH ROOM 029 and STAIR 01 151, are drawn as continuous lines without door swings. Additionally, exterior double door 029B is located between grids 1.5 and 2, placing it in MECH ROOM 029 rat...

Why it matters: The building code mandates that automatic sprinkler system risers have ready access, and that fire riser rooms have doors and unobstructed passageways large enough to remove the largest piece of equipment. Without a door, installation, emergency access, and maintenance of the fire protection syst...

Suggested next step: Please revise the architectural floor plan to include an adequately sized access door for FIRE RISER 030 in accordance with IBC 902.1 and 902.1.1.

RFI draft: Please revise the architectural floor plan to include an adequately sized access door for FIRE RISER 030 in accordance with IBC 902.1 and 902.1.1.

Summary: Multiple wall and overhang details (e.g., Detail 3) specify a "TPO MEMBRANE" installed with a "1/8"/12" SLOPE". Thermoplastic single-ply roofing systems (TPO) require a minimum design slope of 1/4 inch per foot to provide adequate weather protection. Section 1503.1 requires that roof coverings be designed and installed in accordance with the code and the manufacturer's approved instructions, wh...

Why it matters: Providing only a 1/8 inch per foot slope for a TPO membrane is insufficient for proper drainage and will lead to standing water (ponding). This entraps moisture, accelerates membrane degradation, risks structural overloading, and will void the roofing manufacturer's warranty. This conflict will c...

Suggested next step: Please verify and revise the roof slope shown on the roof plan and associated typical details to provide a minimum 1/4"/12" slope for all TPO roof areas, or clarify if an alternative roofing system approved for a 1/8"/12" slope is intended.

RFI draft: Please verify and revise the roof slope shown on the roof plan and associated typical details to provide a minimum 1/4"/12" slope for all TPO roof areas, or clarify if an alternative roofing system approved for a 1/8"/12" slope is intended.

Summary: Detail 3 specifies the base metal flashing to "TURN UP TO OVERLAP WEATHER RESISTANT AS REQ'D". Placing the metal flashing over the weather-resistive barrier creates a reverse shingle lap. Water traveling down the weather barrier will be directed behind the flashing rather than being shed to the exterior, which directly violates the building code requirement for maintaining a continuous water-re...

Why it matters: This detailing error prevents proper exterior drainage and will trap water within the base of the wall assembly. Over time, this will lead to moisture intrusion, potential rot of the wood framing, and structural degradation.

Suggested next step: Clarify the base flashing detail to confirm that the weather-resistive barrier must overlap the vertical leg of the metal base flashing in a shingle fashion to ensure proper drainage.

RFI draft: Clarify the base flashing detail to confirm that the weather-resistive barrier must overlap the vertical leg of the metal base flashing in a shingle fashion to ensure proper drainage.

Summary: The Reflected Ceiling Plan places a "SINGLE SIDED EXIT SIGN" (symbol X1, no directional arrow) in the corridor directly adjacent to the elevator lobby. An exit sign without a directional arrow signifies that the immediate location is a structural exit. If the elevators are designated as preferred evacuation routes (Occupant Evacuation Elevators per 28.4.1.2), they must comply with Section 7.15....

Why it matters: Misidentifying a non-exit as an exit misdirects occupants during an emergency, potentially trapping them. If the elevators are intended for evacuation, failing to enclose the lobby and provide direct stair access exposes waiting occupants to smoke and fire from the corridor. Either scenario will ...

Suggested next step: Please clarify if the elevators are designated as occupant evacuation elevators as part of the emergency action plan (per 28.4.1.2). If so, please revise the architectural layout to fully enclose the elevator lobby and provide direct access to an enclosed exit stair as require...

RFI draft: Please clarify if the elevators are designated as occupant evacuation elevators as part of the emergency action plan (per 28.4.1.2). If so, please revise the architectural layout to fully enclose the elevator lobby and provide direct access to an ...

Summary: The First Floor Plan shows STAIR 01 (151) located against the west exterior wall. However, unlike STAIR 02 (which clearly shows an exterior exit door and egress arrows), STAIR 01 lacks an exterior door for direct exit discharge to the outside. The only door provided for STAIR 01 is an interior door connecting to the administrative exit access corridor. This means occupants descending from upper...

Why it matters: Without a direct exterior exit or an approved, continuously enclosed exit passageway leading to the public way, STAIR 01 fails to provide a compliant exit discharge. In an emergency, occupants could be trapped or forced back into a potentially compromised interior corridor. This is a severe life ...

Suggested next step: Please clarify the egress and discharge path for STAIR 01. Add a direct exterior exit door with appropriate egress hardware to the first floor plan, or revise the design to provide an approved, continuously enclosed exit passageway leading from the stairwell to the exterior.

RFI draft: Please clarify the egress and discharge path for STAIR 01. Add a direct exterior exit door with appropriate egress hardware to the first floor plan, or revise the design to provide an approved, continuously enclosed exit passageway leading from th...

Summary: The drawing specifies that the 5/8" Type "X" GWB on the 1-hour interior/corridor wall assembly (WP 3243) is to be "APPLIED PARALLEL TO RESILIENT CHANNELS @ 24" O.C." Resilient channels are installed horizontally across vertical studs. Installing the gypsum board parallel to the horizontal channels means the vertical edges of the board (where joints occur) will have no backing and be completely ...

Why it matters: Failing to maintain a valid 1-hour fire resistance rating for the exit access corridor compromises the building's means of egress, posing a severe life safety risk. This constructability flaw will result in failed inspections, requiring the drywall to be removed and properly reinstalled perpendic...

Suggested next step: Please revise the W3 wall assembly note to specify that the 5/8" Type X GWB must be applied perpendicular to the resilient channels, in accordance with the WP 3243 listed assembly requirements.

RFI draft: Please revise the W3 wall assembly note to specify that the 5/8" Type X GWB must be applied perpendicular to the resilient channels, in accordance with the WP 3243 listed assembly requirements.

Summary: Sheet A111 (Enlarged Power & Finish Floor Plan - Lobby) dimensions the spacing between grid lines G and K as 23'-6 1/4" along the west exterior wall, corresponding to the width of the HAW ONE BEDROOM KING ADA guest room H109. Sheet A506 (Building Section D - Elevator Shaft), which is explicitly cross-referenced from A111 via the D/A506 section callout, shows the dimension between grid lines G a...

Why it matters: A 4'-1 1/4" discrepancy in a fundamental structural grid dimension is critical and affects the position of all bearing walls, foundations, columns, and structural framing between grids G and K. Every discipline—structural, mechanical, electrical, plumbing, and fire protection—coordinates their la...

Suggested next step: Please clarify the correct dimension between structural grid lines G and K. Sheet A111 shows 23'-6 1/4" and Sheet A506 (Building Section D) shows 27'-7 1/2"—a difference of approximately 4'-1 1/4". Please confirm which dimension is correct and issue revised drawings for the af...

RFI draft: Please clarify the correct dimension between structural grid lines G and K. Sheet A111 shows 23'-6 1/4" and Sheet A506 (Building Section D) shows 27'-7 1/2"—a difference of approximately 4'-1 1/4". Please confirm which dimension is correct and iss...

Summary: The Roof Framing Notes on S2.8 specify roof sheathing with a minimum thickness of 5/8" and 10d nails, while the referenced Section Detail 1/S5.2 explicitly calls out 1/2" plywood sheathing with 8d nails at the roof level. This is a direct conflict in two key specifications (thickness and fastener size) for the same roof sheathing assembly. The section detail on S5.2 is called out directly from ...

Why it matters: Using 1/2" sheathing instead of the required 5/8" minimum reduces the panel's load-carrying and diaphragm shear capacity. Similarly, 8d nails provide less withdrawal and lateral resistance than 10d nails. Both downgrades could affect the roof diaphragm's ability to resist lateral loads (wind/seis...

Suggested next step: Request clarification from the Structural Engineer of Record: Should the roof sheathing at the Section 1/S5.2 condition be 5/8" minimum with 10d nails as stated in the S2.8 Roof Framing Notes, or 1/2" with 8d nails as shown in the S5.2 section detail? Please confirm the correc...

RFI draft: Request clarification from the Structural Engineer of Record: Should the roof sheathing at the Section 1/S5.2 condition be 5/8" minimum with 10d nails as stated in the S2.8 Roof Framing Notes, or 1/2" with 8d nails as shown in the S5.2 section det...

Summary: The Partial Roof Framing Plan (S2.8) references section detail 10/S4.1 at the Dog House Roof Framing location. At this specific location on the plan, the structural members are identified as a 'W 10x12' wide-flange beam, a 'GL 5 1/2 x 15' glulam beam, and a '6x6 DF #1' wood post. However, the corresponding Section 10/S4.1 explicitly details connections to an 'HSS BEAM PER PLAN' and an 'HSS COLU...

Why it matters: The hanger and welded plate (PL. 1/4 x 9 x 1'-4") connections detailed in 10/S4.1 are engineered for steel hollow structural sections (HSS). They are incompatible with the wide-flange beams and wood posts actually specified on the roof framing plan at this location. This contradiction leaves the ...

Suggested next step: Please clarify the correct structural members and connection detail at the Dog House Roof Framing. If the wide-flange and wood posts on S2.8 are correct, please provide a revised section detail that replaces the HSS-specific connections shown in 10/S4.1. Alternatively, update ...

RFI draft: Please clarify the correct structural members and connection detail at the Dog House Roof Framing. If the wide-flange and wood posts on S2.8 are correct, please provide a revised section detail that replaces the HSS-specific connections shown in 1...

Summary: Exterior wall details on sheet A120 provide contradictory layer sequences, while the A110 floor plan explicitly references A120 for envelope details. Detail 5/A120 incorrectly places sheathing over the waterproofing membrane ('FCB ON 5/8" SHEATHING ON WATERPROOFING MEMBRANE'). In direct contradiction, Detail 8/A120 correctly places the sheathing under the waterproofing ('FACE OF GYPSUM SHEATHIN...

Why it matters: Reversing the sheathing and waterproofing layers in the exterior wall assembly traps moisture and exposes the sheathing to the elements, leading to mold, decay, and failure of the building envelope. Clear and consistent sequencing is critical for warranty compliance and weatherproofing.

Suggested next step: Please revise the exterior wall details to show a consistent and correct weather barrier sequence. Confirm that the waterproofing membrane should be applied over the exterior face of the gypsum sheathing, and update Detail 5/A120 accordingly.

RFI draft: Please revise the exterior wall details to show a consistent and correct weather barrier sequence. Confirm that the waterproofing membrane should be applied over the exterior face of the gypsum sheathing, and update Detail 5/A120 accordingly.