Wendy's Restaurant: 123 Issues Found in Pre-Permit Review

The project

A fast-food restaurant project requiring comprehensive structural design including CMU walls, steel columns, composite floor systems, and wood framing. The project included foundation work, anchor bolt installation, slab-on-grade design, and strict compliance requirements for IBC 2021 and various referenced standards. Critical issues included bolt size conflicts, anchor embedment problems, lap splice length deficiencies, concrete strength contradictions, and numerous drawing vs specification conflicts.

Project type

Restaurant · commercial · fast food

Codes referenced: 2021 International Building Code · TMS 402/602-16 · AISC 360 · NDS

Critical findings (7)

1. LVL-to-HSS column detail specifies 1/2" bolts, but spec requires minimum 3/4" bolts

   Structural

   Critical

   The drawing's LVL-to-HSS column connection detail calls for 1/2" diameter A325 bolts. The project specification requires bolted connections to use minimum 3/4" diameter bolts, so the detail directly contradicts the minimum bolt diameter requirement.

2. SC2 steel column size conflicts with BP2 base plate detail (HSS4x4x3/8 vs HSS5x5)

   Structural

   Critical

   The steel column schedules on the framing plans define SC2 as an HSS4x4x3/8 steel column, but the base plate detail BP2 on S-3.2 is labeled for an HSS5x5 steel column. This creates a direct conflict for which column size BP2 is intended to support and what base plate/anchor rod layout should be used for SC2 locations.

3. Conflicting International Building Code (IBC) years: 2015 vs 2021

   Code Compliance

   Critical

   Multiple versions of the International Building Code (IBC) are referenced in this document. Found references to year(s) 2015 alongside 2021. The 2021 International Building Code (IBC) (2021) was selected as the applicable code since it is the latest edition, but older version(s) are still referenced on some sheets.

4. Anchor Embedment Exceeds Concrete Thickness

   Structural · Code: 2021 International Building Code

   Critical

   Detail 6 specifies a post-installed 1/2" Simpson Titen HD anchor with a "7" MIN. EMBED" (embedment depth). However, the associated foundation layout table explicitly lists the "MIN. CONC. THICK." (Minimum Concrete Thickness) for Mid Wall, End Wall, and Corner Anchors as "6 1/4"". It is physically impossible to install an anchor with 7 inches of embedment into a concrete element that is only 6.25 inches thick without the anchor protruding through the bottom of the foundation.

5. Insufficient Lap Splice Lengths for Grade 60 Reinforcement (ASD)

   Structural · Code: 2021 International Building Code

   Critical

   The drawing specifies Grade 60 reinforcement ("Fy=60,000psi") but provides lap splice lengths that appear calculated for a lower allowable stress or outdated code provisions. For example, the lap length for a #5 bar is listed as 30" and a #6 bar as 38". Under IBC 2021 Section 2107.2.1 (Allowable Stress Design), the minimum lap length is determined by Equation 21-1: ld = 0.002 * db * fs. For Grade 60 reinforcement, the allowable tensile stress (Fs) is 32,000 psi (per TMS 402-16). Calculated required lengths for Grade 60 (Fs=32,000 psi): - #5 Bar: 0.002 * 0.625 * 32,000 = 40 inches. - #6 Bar: 0.002 * 0.750 * 32,000 = 48 inches. The provided lengths (30" for #5, 38" for #6) correspond to a stress of approximately 24,000 psi (48 bar diameters), which significantly underestimates the code-permitted capacity of Grade 60 steel.

6. Sloped Bottom Surface at Stepped Footing Violates Maximum Slope Requirement

   Structural · Code: 2021 International Building Code

   Critical

   Detail 5 (Typical Detail at Multiple Step Footing) depicts a footing transitioning between elevations with a significantly sloped bottom surface (graphically depicted as approximately 1:1 or 45 degrees). The International Building Code prohibits footing bottom surfaces from having a slope exceeding 1 unit vertical in 10 units horizontal (10%). Where steeper elevation changes are required, the code mandates that footings be 'stepped' (constructed with vertical steps), not sloped.

7. Slab Reinforcement Below Specified Minimum

   Structural

   Critical

   Slab Schedule S1 specifies "6x6 W2.0xW2.0 W.W.F" for the 4" thick slab. The Specification Concrete Note 18 mandates a minimum steel area of 0.0018 times the cross-sectional area for all concrete elements. For a 4" slab, the required area is approx. 0.086 in²/ft. The specified WWF provides only 0.04 in²/ft, which is less than half of the minimum required by the project specifications.

Sample high priority findings (23 total)

1. Simpson Hanger Sizes (HU410, HU416) Do Not Match Scheduled Joist Depths (12", 24")

   Structural

   High

   The Roof Joist Schedule on S-1.3 specifies RJ-1 as REDBUILT 12" RED-190 joists and RJ-2 as REDBUILT 24" RED-190 joists. However, Detail 15 on S-2.2 (Section at Joist to LVL Detail), which is referenced from the Roof Framing Plan via callout 15/S-2.2, specifies Simpson hangers HU410 and HU416. Simpson HU410 hangers have approximately 10" height capacity and HU416 hangers have approximately 16" height capacity. Neither hanger size properly accommodates the 12" or 24" joist depths specified in the schedule.

2. Bond Beam Reinforcement Conflict: CMU Wall Schedule specifies #4 bars, Building Sections show #5 bars

   Structural

   High

   The CMU Wall Schedule on S-1.0 specifies bond beams with (2) #4 continuous reinforcement at 48" O.C. spacing vertically. However, Building Section 5 on S-2.1 shows 8" bond beams with (2) #5 horizontal reinforcement. The same #5 specification appears in all Building Sections on S-2.1 (Sections 5, 6, 7, and 8). This is a direct contradiction in rebar size for the bond beam elements.

3. Structural stud bore size limits in detail exceed specification's 1/3 depth maximum for unreinforced studs

   Structural

   High

   Detail 5 shows maximum bore sizes for structural studs that exceed the project specification limits. For structural 2x4 studs, the drawing allows 1-3/8" diameter bores (39% of depth), but the specification limits unreinforced structural studs to 1/3 of depth (33%). For a 2x4 with 3.5" depth, the spec limit is 1.167" max. Similarly, structural 2x6 allows 2-1/8" (spec limit 1.83"), 2x8 allows 3" (spec limit 2.42"), and 2x10 allows 3-3/4" (spec limit 3.08"). The drawing does not indicate that reinforcement is required to achieve these larger bore sizes.

4. Sill plate anchor detail specifies Simpson Titen HD but specification requires Hilti Kwik Bolt 3

   Structural

   High

   The typical sill plate anchor bolt detail (Detail 6) specifies post-installed 1/2" diameter Simpson Titen HD THD50800H anchors with 7" minimum embedment at 24" O.C. However, the project specification explicitly requires 1/2" diameter Hilti Kwik Bolt 3 mechanical expansion anchors with 3-1/2" embedment at 48" O.C. for structural wood walls to concrete slabs. These are fundamentally different anchor types - the Simpson Titen HD is a screw-type concrete anchor while the Hilti Kwik Bolt 3 is a mechanical wedge expansion anchor.

5. Slab step detail shows 3/4" clear cover which is less than the 1" minimum required by specification

   Structural

   High

   Detail 5 (TYPICAL SLAB-ON-GRADE STEP) shows '3/4" CLEAR' cover dimension at the step face for the larger step condition (6" TO 2'-0"). The specification requires minimum 1" clear cover for slabs not exposed to weather or in contact with ground for #11 and smaller reinforcement. The #4 bars shown in this detail are smaller than #11, therefore requiring 1" minimum clear cover. The 3/4" shown is deficient by 1/4".

6. Section 5 shows incorrect 3/4" long concrete screw for 1.5" thick 2x6 blocking attachment

   Structural

   High

   Section 5 specifies '2x6 P.T. BLOCKING W/(3) 1/4" x 3/4" LONG HILTI KWIK CON. CONCRETE SCREWS' for attaching blocking to CMU wall. A 3/4" long screw cannot physically pass through 1.5" thick 2x6 blocking to achieve any embedment in the CMU, making the connection structurally non-functional.

7. Lap Splice Table Design Criteria Uses f'm=2,000 PSI Which Contradicts Specification Requirements

   Structural

   High

   The typical CMU reinforcement detail shows lap splice length tables with a design criteria of Fm=2,000 psi. However, the specification requires minimum compressive strength of f'm=1,500 PSI for nonstructural CMU walls and f'm=2,500 PSI for structural shear/bearing walls. The drawing's 2,000 psi value does not match either specified value. For nonstructural walls with actual f'm=1,500 PSI, using lap lengths calculated for f'm=2,000 PSI would result in unconservative (insufficient) lap splice lengths since lower masonry strength requires longer lap lengths for adequate bond development.

8. Masonry Inspection Schedule References Obsolete ACI 530-13 Standard Instead of Required TMS 602

   Structural · Code: 2021 International Building Code

   High

   The masonry construction section of the special inspection schedule references 'ACI 530-13 TABLE 3.1.2 & 3.1.3' for quality assurance requirements. However, 2021 IBC Section 2105.1 explicitly requires the quality assurance program to comply with 'TMS 602'. ACI 530 has been superseded and reorganized into TMS 402/602 standards. The drawing references an obsolete standard that is not recognized by the current code.

9. Concrete Strength Contradiction: Drawing States 4000 PSI for All Concrete vs. Spec Requires 4500 PSI for Foundations/Walls

   Structural

   High

   The First Floor Framing Plan Notes on drawing S-1.1 explicitly state that all concrete work shall be 4000 PSI. However, the project specification S-0.0 requires 4500 PSI concrete for foundations (footings) and walls. This is a direct contradiction representing a 500 PSI (12.5%) difference in required concrete strength for critical structural foundation elements.

10. Insufficient Concrete Clear Cover for Top Slab Reinforcement in Trench Detail

    Structural

    High

    Detail 3 'TYPICAL TRENCH AT SLAB-ON-GRADE' shows 3/4" clear cover for #4 top reinforcement in the slab. The specification requires 1" minimum clear cover for #11 and smaller reinforcement in slabs, joists, and walls not exposed to weather or in contact with ground. The #4 bars fall within the '#11 AND SMALLER' category, and the top surface of a slab-on-grade is not in contact with ground. The drawing specifies 0.25" less cover than required by the specification.

11. 8d Nail Length (1.5") Contradicts Specification Requirement (2-1/2")

    Structural

    High

    Detail 15 (SECTION AT JOIST TO LVL DETAIL) specifies "(8) 8dx1.5" NAILS PER CLIP" for Simpson A34 clips, indicating 8d nails that are 1.5 inches long. However, the specification explicitly defines 8D nails as 0.131"×2-1/2" (2.5 inches long) and states that alternate nail sizes shall not be used without approval from the Architect and Engineer of Record.

12. Base plate hole schedule shows oversized holes (e.g., 1 5/16" for 3/4" rod), conflicting with spec max 1/16" oversize

    Structural

    High

    The drawing's "SCHEDULE OF BASEPLATE HOLES AND WASHERS" lists a 1 5/16" hole diameter for a 3/4" anchor rod diameter. The specification states holes in connection plates shall be no more than 1/16" larger than the anchor diameter, which would limit a 3/4" anchor to a maximum 13/16" hole diameter. The listed hole size exceeds the specification limit.

13. Wood nailer detail specifies 1/2" bolts, but spec requires minimum 3/4" diameter bolts for bolted connections

    Structural

    High

    The drawing's "TYPICAL NAILER TO STEEL BEAM" detail explicitly calls for 1/2" diameter bolts. The structural steel specification requires bolted connections to use minimum 3/4" diameter bolts, which directly conflicts with the 1/2" bolt callout in this detail.

14. Wall section specifies 5/8"Ø bolts to steel angle; confirm compliance with Structural Steel spec minimum 3/4" bolt requirement

    Structural

    High

    The wall section detail (S-2.0, Section 2) explicitly calls for "5/8"Ø BOLTS TO ANGLE AT 16" O.C." at the (2) 2x6 continuous member to steel angle connection. The Structural Steel specification notes that bolted connections use "MINIMUM 3/4" DIAMETER BOLTS." If that specification is intended to apply to this wood-to-steel angle bolted connection, the detail's 5/8" bolt size would not comply.

15. Continuous top plate quantity inconsistent: Section 8 shows (3) 2x8, other sections show (2) 2x8

    Structural

    High

    Building Section 8 on sheet S-2.1 specifies (3) 2x8 pressure-treated continuous top plates at the CMU wall head, while Section 7 on S-2.1 and Section 4 on S-2.0 specify (2) 2x8 plates. All sections depict similar wall-to-roof connections at T.O.CMU EL 20'-8".

Issue categories

Structural

Bolt sizes, anchor embedment, lap splice lengths, concrete strength, CMU walls, steel columns, base plates, and structural code compliance

Architectural

Building sections, wall systems, and architectural coordination

Civil

Excavation notifications, site coordination, and civil engineering

Code Compliance

IBC 2021 compliance, obsolete code references, and building code violations

Document Coordination

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

Value delivered

• 123 issues surfaced before permit submission
• 7 critical permit-blocking issues identified
• Bolt size violations caught (1/2" vs 3/4" minimum specification)
• Anchor embedment problems identified (7" embedment in 6.25" concrete)
• Lap splice length deficiencies caught (30" vs 40" required for #5 Grade 60)
• Concrete strength conflicts resolved (4000 PSI vs 4500 PSI)
• IBC version conflicts identified (2015 vs 2021)
• Obsolete code references caught (ACI 530-13 vs TMS 602)