Plan Review: 12 Issues Found

Summary: 8 index entries | 0 perfect matches | 7 mismatched | 1 missing Mismatched (7): A.0: Expected: SITE PLAN (A.0) | Actual: null (A.0)(p1) A.1: Expected: EXISTING/DEMO FLOOR PLAN (A.1) | Actual: EXISTING / DEMOLITION PLAN (A.1)(p2) A.2: Expected: PROPOSE FLOOR PLAN/OCCUPANCY LOAD (A.2) | Actual: OCCUPANCY LOAD PROPOSED FLOOR PLAN (A.2)(p3) A.7: Expected: EQUPMENT PLAN...

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: 1 missing, 7 mismatched out of 8 sheets

Summary: The Electric Water Heater Detail and plan notes delegate the seismic bracing design by stating "ANCHOR OR SUPPORT WATER HEATER IN SEISMIC AREAS." Building code 1613.1 requires nonstructural components that are permanently attached to structures to be designed and constructed to resist earthquake motions. By deferring this to the installer rather than providing the engineered seismic strapping a...

Why it matters: Deferring seismic bracing design to the contractor without providing engineered details typically results in plan review rejection or significant delays during inspection. In a seismic event, an inadequately or improperly anchored water heater poses a severe life-safety hazard and risk of major w...

Suggested next step: Please update the construction documents to include fully engineered seismic strapping and anchorage details for the electric water heater, demonstrating compliance with IBC 1613.1 and ASCE 7, rather than deferring the design to the installer.

RFI draft: Please update the construction documents to include fully engineered seismic strapping and anchorage details for the electric water heater, demonstrating compliance with IBC 1613.1 and ASCE 7, rather than deferring the design to the installer.

Summary: The Fixture Unit Calculations on sheet P.0 list only one floor sink (TAG 7: FLOOR SINK W/ TRAP PRIMER, QTY 1) contributing 2 drainage fixture units and 0.5 cold water fixture units, for a stated drain total of 29. However, the Sewer and Vent Isometric on sheet P.1 depicts two distinct floor sinks at separate locations: one labeled 'FLOOR SINK FOR INDIRECT DRAINAGE FROM SHAMPOO CHAIR' in the Hea...

Why it matters: The omitted floor sink would add approximately 2 drainage fixture units, increasing the drain total from 29 to 31, and may also require additional cold water fixture units if a trap primer is needed. While the increase may not change major pipe sizing, the incomplete fixture count could be flagge...

Suggested next step: Confirm the total number of floor sinks required for the project. If two floor sinks are required as depicted on the Sewer and Vent Isometric on sheet P.1, update the Fixture Unit Calculations on sheet P.0 to include the floor sink for indirect drainage from the shampoo chairs...

RFI draft: Confirm the total number of floor sinks required for the project. If two floor sinks are required as depicted on the Sewer and Vent Isometric on sheet P.1, update the Fixture Unit Calculations on sheet P.0 to include the floor sink for indirect dr...

Summary: The Equipment Schedule on Sheet A.7 lists item 9 (VANITY SINK) and item 10 (WATERCLOSET) only in RESTROOM 2 with QTY 1 each. However, the Proposed Floor Plan on Sheet A.2 clearly shows RESTROOM 1 also contains a sink and a toilet (with ADA clearances indicated), and the Occupancy Load schedule on A.2 lists both RESTROOM 1 and RESTROOM 2 as separate rooms. The Equipment Plan on A.7 also appears ...

Why it matters: Omitting Restroom 1 plumbing fixtures from the equipment schedule could lead to under-procurement of fixtures, incomplete plumbing rough-in, and missing fixture connections during construction. This directly affects plumbing coordination, permit review (fixture count compliance with IBC/IPC), and...

Suggested next step: Please confirm whether the Equipment Schedule on A.7 should include a vanity sink and watercloset for Restroom 1 in addition to Restroom 2. The Proposed Floor Plan on A.2 shows both restrooms with identical plumbing fixtures, but the schedule only lists fixtures for Restroom 2...

RFI draft: Please confirm whether the Equipment Schedule on A.7 should include a vanity sink and watercloset for Restroom 1 in addition to Restroom 2. The Proposed Floor Plan on A.2 shows both restrooms with identical plumbing fixtures, but the schedule only...

Summary: The A.7 Equipment Schedule and A.2 Proposed Floor Plan both indicate a Washer/Dryer unit in the Employee Breakroom. The P.1 Water Supply Isometric shows a cold water connection to the 'W/D', but lacks a hot water connection. Furthermore, the P.1 Sewer and Vent Isometrics completely fail to show a sanitary drain connection or standpipe for the washer, detailing only a drain for the breakroom sink.

Why it matters: Standard commercial or residential washers require a dedicated sanitary drain and typically hot and cold water supplies. Omitting the drain from the plumbing design will lead to missing under-slab or in-wall piping during construction, resulting in costly rework to provide a code-compliant drain ...

Suggested next step: Please clarify if the washer in the Breakroom requires a hot water supply, and provide revised Sewer and Vent Isometrics showing the required sanitary drain connection for the washer.

RFI draft: Please clarify if the washer in the Breakroom requires a hot water supply, and provide revised Sewer and Vent Isometrics showing the required sanitary drain connection for the washer.

Summary: The Proposed Floor Plan displays a total of 5 head spa wash units in the Head Spa Room (2 units in one section and 3 complete wash stations in the adjacent section). In contrast, the Equipment Schedule specifies a quantity of 4 for Shampoo Treatment Beds (Item 3) and Track-Mounted Privacy Curtains (Item 4).

Why it matters: Accurate quantities are critical for plumbing rough-ins, as each shampoo bed requires dedicated water supply and sanitary drainage. Procurement will also be affected if the schedule undercounts the required equipment by one unit.

Suggested next step: Please confirm the correct quantity of Shampoo Treatment Beds for the Head Spa Room. If 5 stations are required as shown on the floor plan, please update the Equipment Schedule quantities for Items 3 and 4 to match.

RFI draft: Please confirm the correct quantity of Shampoo Treatment Beds for the Head Spa Room. If 5 stations are required as shown on the floor plan, please update the Equipment Schedule quantities for Items 3 and 4 to match.

Summary: Drawing Note 8 directs dishwasher indirect drainage compliance with "Section 1014.1.3 OF THE 2018 SPC," while Notes 5, 6, and 7 on the same sheet all correctly reference the "2021 SPC" as the applicable code edition. IBC Section 2901.1 requires plumbing components to be governed by the applicable plumbing code. Because the drawing's own notes establish the 2021 SPC as the governing code, Note 8...

Why it matters: Plans examiners routinely verify code edition references on construction documents. An outdated code reference is likely to be flagged during permit review, requiring a drawing revision and resubmittal cycle that delays the permitting process. If the discrepancy is not caught and the dishwasher d...

Suggested next step: Request the designer of record update Note 8 to reference the 2021 SPC (consistent with Notes 5, 6, and 7) and verify that the applicable section number for dishwasher indirect drainage requirements has not changed between the 2018 and 2021 editions. Confirm the dishwasher dra...

RFI draft: Request the designer of record update Note 8 to reference the 2021 SPC (consistent with Notes 5, 6, and 7) and verify that the applicable section number for dishwasher indirect drainage requirements has not changed between the 2018 and 2021 editio...

Summary: Sheet A.1 (Existing / Demolition Plan) shows the overall building width as 72'-10", while Sheet A.2 (Proposed Floor Plan) dimensions the same building width as 72'-11". Since the proposed layout fits within the same existing building shell—no exterior wall modifications are indicated—these dimensions should be identical. The 1" discrepancy indicates an inconsistency between the two plans.

Why it matters: A 1" discrepancy in the overall building envelope dimension can propagate errors across all trades during construction. Plumbing rough-in locations, partition layout, and cumulative interior room dimensions may not reconcile correctly. This could lead to field conflicts, rework, or tolerance issu...

Suggested next step: Please clarify the correct overall building width dimension. Sheet A.1 shows 72'-10" and Sheet A.2 shows 72'-11" for the same building envelope. Which is correct, and should the other sheet be revised?

RFI draft: Please clarify the correct overall building width dimension. Sheet A.1 shows 72'-10" and Sheet A.2 shows 72'-11" for the same building envelope. Which is correct, and should the other sheet be revised?

Summary: The Code Compliance section on sheet P.0 states the project follows the '2021 CITY OF TACOMA PLUMBING CODE.' However, Note 8 on sheet P.1 references 'SECTION 1014.1.3 OF THE 2018 SPC' for dishwasher indirect drainage requirements. Other notes on the same sheet correctly reference the 2021 edition, such as Note 7 citing 'SECTION 608.5 OF THE 2021 SPC.' This inconsistency indicates Note 8 was lik...

Why it matters: Referencing an outdated code edition (2018 vs. 2021) may result in applying superseded or incorrect requirements, as section numbering or provisions may have changed between editions. A plan reviewer may flag this as a code compliance error, potentially requiring clarification or resubmission dur...

Suggested next step: Confirm whether Note 8 should reference the 2021 SPC (or 2021 UPC) instead of the 2018 SPC for dishwasher indirect drainage requirements, consistent with the applicable codes stated in the Code Compliance section on sheet P.0 and the other plumbing notes on sheet P.1.

RFI draft: Confirm whether Note 8 should reference the 2021 SPC (or 2021 UPC) instead of the 2018 SPC for dishwasher indirect drainage requirements, consistent with the applicable codes stated in the Code Compliance section on sheet P.0 and the other plumbin...

Summary: P.1 Plumbing Note 8 states that a dishwasher shall indirectly drain to a floor sink. However, the A.7 Equipment Schedule lists breakroom equipment as Refrigerator, Microwave, Sink, Washer, and Dryer (Items 11–15) with no dishwasher included. The A.2 Proposed Floor Plan similarly shows only FRIDGE, SINK, MICROWAVE, and W/D in the Employee Breakroom. No dishwasher fixture appears anywhere in the ...

Why it matters: This discrepancy creates ambiguity about whether a dishwasher is part of the project scope. If a dishwasher is intended, it is missing from the equipment schedule and floor plan, and no plumbing rough-in location is shown on the isometrics. If no dishwasher is intended, the plumbing note is erron...

Suggested next step: Request clarification from the design team on whether a dishwasher is part of the project scope. If yes, update the A.7 Equipment Schedule and A.2 Floor Plan to include the dishwasher with its location, and update P.1 plumbing isometrics to show the associated drainage connect...

RFI draft: Request clarification from the design team on whether a dishwasher is part of the project scope. If yes, update the A.7 Equipment Schedule and A.2 Floor Plan to include the dishwasher with its location, and update P.1 plumbing isometrics to show t...

Summary: The P.1 Sewer and Vent Isometrics labels the Head Spa Room drainage connection as 'FLOOR SINK FOR INDIRECT DRAINAGE FROM SHAMPOO CHAIR.' However, the A.7 Equipment Schedule identifies the Head Spa Room fixtures as 'SHAMPOO TREATMENT BED' (Item 3, QTY 4) and specifically reserves the term 'SHAMPOO CHAIR' for a different fixture located in the Private Hair Studio (Item 7, QTY 1). The plumbing dra...

Why it matters: This naming conflict could cause confusion during construction. A plumbing contractor cross-referencing the equipment schedule and the plumbing isometric may question whether the floor sink is intended for the Head Spa Room's shampoo treatment beds or the Private Hair Studio's shampoo chair, as '...

Suggested next step: Request the plumbing engineer to clarify the fixture labeling on the P.1 Sewer and Vent Isometrics. Update the annotation to 'FLOOR SINK FOR INDIRECT DRAINAGE FROM SHAMPOO TREATMENT BED' to match the A.7 Equipment Schedule nomenclature. Also confirm whether the Private Hair St...

RFI draft: Request the plumbing engineer to clarify the fixture labeling on the P.1 Sewer and Vent Isometrics. Update the annotation to 'FLOOR SINK FOR INDIRECT DRAINAGE FROM SHAMPOO TREATMENT BED' to match the A.7 Equipment Schedule nomenclature. Also confi...

Summary: The 'PLUMBING APPLIANCES SCHEDULE' on sheet P.0 specifies a 1-1/2" vent pipe size for both the 'SINK (SERVICE)' and the shampoo chairs. However, the 'SEWER AND VENT ISOMETRICS' on sheet P.1 specify a '2" VENT' for the sink located in the Private Hair Studio, and a '2" VENT' for the floor sink receiving indirect drainage from the shampoo chair.

Why it matters: Inconsistent vent sizing between the plumbing schedules and the isometric layouts can lead to material procurement errors and incorrect installation. Installing a vent size that contradicts the isometric plans can result in drainage issues and failure during plumbing code inspections.

Suggested next step: Please clarify the correct vent pipe sizes for the service sinks and the shampoo chair drainage floor sinks. Should they be installed with 1-1/2" vents as indicated in the Plumbing Appliances Schedule, or with 2" vents as shown on the Sewer and Vent Isometrics?

RFI draft: Please clarify the correct vent pipe sizes for the service sinks and the shampoo chair drainage floor sinks. Should they be installed with 1-1/2" vents as indicated in the Plumbing Appliances Schedule, or with 2" vents as shown on the Sewer and Ve...