Sample Compliance Report — Fictional Example
Riverside Commons Apartments
450 Harborview Drive, Millbrook Heights, MA 02847
Verdict
CONDITIONAL
- Architect
- Meridian Architecture Group LLC
- Client
- Cornerstone Development Partners LLC
- Project Type
- New Construction — Multi-Family Residential
- Occupancy
- R-2 Apartment Building
- Construction Type
- Type III-A, Sprinklered
- Stories
- 4 stories + basement parking garage
- Dwelling Units
- 48 units (mix of studios, 1-bed, 2-bed)
- Gross Floor Area
- 52,400 sq ft
15
Passed
3
Failed
8
Need Review
26 total checks performed
Jurisdiction: Millbrook Heights Building Department
Failures Requiring Resolution (3)
1. Van-accessible access aisle non-compliant (Sheet C101)
ADA §502.3.1 — Van-accessible space shows a 5'-0" access aisle; 8'-0" minimum required. Direct ADA violation.
2. Exit door hardware non-compliant (Sheet A601)
IBC 1010.1.9 — Door 101B at Stairway ST-1 shows keyed-cylinder lockset; egress doors must be openable without key, tool, or special knowledge.
3. Notification appliance spacing exceeds maximum (Sheet FP201)
NFPA 72 §18.4.3 — Level 2 corridor horn/strobes spaced at 105 ft; 100 ft maximum. Add one device at corridor midpoint.
Detailed Findings
Code Analysis
R-2 occupancy confirmed on Sheet A001 code analysis summary. Building contains 48 dwelling units consistent with apartment building classification.
Type III-A construction confirmed on Sheet A001. Fire resistance ratings shown: structural frame 1-hour, exterior bearing walls 2-hour, interior bearing walls 1-hour.
Means of Egress
Corridor widths dimensioned at 5'-0" minimum on all floor plans, exceeding the 44" minimum required for occupant load greater than 10.
Two exits provided on each residential floor via stairways ST-1 and ST-2 shown on Sheets A201 through A401. Occupant load exceeds 10, requiring two exits.
Stair detail on Sheet A501 Detail 3 shows riser height 7" and tread depth 11", meeting IBC maximum 7" riser and minimum 11" tread.
Handrails shown at 36" above stair nosing with 12" horizontal extensions at top and bottom on Sheet A501 Detail 4, meeting IBC 34"–38" range.
Guards shown at 42" at all open sides of stairs and landings where fall exceeds 30" on Sheet A501. Meets IBC minimum 42" guard height.
Emergency lighting fixtures shown at all egress paths including corridors, stairways, and exits on Sheet E301. Battery backup units specified.
Illuminated exit signs shown at all exit doors and where direction of egress is not obvious on Sheet E301. Signs connected to emergency power.
Building is 4 stories. If floor level of highest occupied story is more than 30 ft above lowest level of fire-department vehicle access, a Class III standpipe is required. Building height is not dimensioned on Sheet A001 or on the elevation Sheet A301.
Recommendation
Provide overall building height dimension on Sheet A001 and on Elevation A301, and confirm whether a standpipe system is required per IBC 905.3.1.
Travel distances are not dimensioned on any floor plan sheet. Maximum travel distance for sprinklered R-2 is 250 ft per IBC Table 1017.2.
Recommendation
Provide travel-distance measurements from the remotest point in each unit to the nearest exit stairway on Sheets A201 through A401.
Door schedule on Sheet A601 shows Door 101B at Stairway ST-1 with keyed-cylinder lockset hardware. All exit doors must have hardware that is readily openable from the egress side without the use of a key, tool, or special knowledge per IBC 1010.1.9.
Recommendation
Revise door schedule on Sheet A601 to specify panic hardware or lever hardware with no locking function on the egress side.
Fire Protection
NFPA 13 sprinkler system required for the R-2 occupancy and shown on Sheets FP101 through FP401. System legend on Sheet FP001 confirms NFPA 13 compliance.
Sprinkler head layout shown on all floors, Sheets FP101 through FP401. Coverage appears complete including closets, bathrooms, and all habitable spaces.
Fire alarm control panel located at the main entrance lobby as shown on Sheet FP001. Location is accessible to the fire department.
Fire department connection location is not shown on civil drawing Sheet C101 or fire-protection drawings. FDC must be within 100 ft of a fire hydrant and visible from the street.
Recommendation
Show the FDC location on Sheet C101 or FP001, and confirm hydrant distance compliance.
Fire-alarm horn/strobe devices shown on Sheet FP201 Level 2 corridor are spaced at 105 ft, exceeding the 100 ft maximum spacing per NFPA 72 §18.4.3.
Recommendation
Add one additional wall-mounted horn/strobe at the corridor midpoint on Level 2 (Sheet FP201).
Accessibility
Three accessible parking spaces provided, including one van-accessible, shown on Sheet C101. Count meets the minimum 1-per-25 ratio for the 60-space parking field.
Accessible route from public sidewalk through accessible parking to main building entrance shown on Sheet C101 with cross-slope under 2%.
Type A fully-accessible unit provided at Unit 101, Level 1, as shown on Sheet A201. Unit layout shows 60" turning radius in bathroom and kitchen.
Van-accessible space shown on Sheet C101 has a 5'-0" access aisle indicated. ADA §502.3.1 requires an 8'-0" minimum access aisle for van-accessible spaces (or an 11'-0" wide van-accessible space). This is a code violation directly affecting persons with disabilities.
Recommendation
Revise Sheet C101 to provide a compliant 8'-0" minimum access aisle adjacent to the van-accessible space, or widen the space itself to 11'-0".
Mechanical & Energy
Energy-compliance documentation is not included in the drawing set. The Massachusetts Stretch Energy Code requires COMcheck for the commercial portions and REScheck for the residential units.
Recommendation
Provide COMcheck and REScheck reports demonstrating compliance with MA Stretch Energy Code (Climate Zone 5A) with the permit submittal.
Equipment schedule on Sheet M002 is not legible in the submitted PDF. Cannot verify HVAC equipment efficiency ratings (SEER, AFUE, EER) meet IECC Table C403.2.3 minimums.
Recommendation
Provide a legible equipment schedule on Sheet M002 with all efficiency ratings stated.
Carbon-monoxide detection is not shown on Sheet M101 for the basement parking garage.
Recommendation
Provide a CO-detection system with automatic ventilation control, or confirm continuous mechanical ventilation at minimum 0.75 cfm/sq ft per IMC 403.2.1.1.
Plumbing & Civil
Roof-drain locations shown on Sheet P001, but sizing calculations are not provided.
Recommendation
Provide roof-drain sizing calculations demonstrating IPC 1106 compliance based on the rainfall intensity for Millbrook Heights, MA.
Stormwater-management plan is not provided with the submittal. Massachusetts DEP Stormwater Management Standards require BMPs, calculations, and an O&M plan for new construction disturbing more than 1 acre.
Recommendation
Provide a stormwater-management plan including BMPs, calculations, and operation & maintenance procedures.
Cross-Discipline Conflicts (2)
Coordination issues that span multiple disciplines and were detected by comparing drawings across sets.
Structural beam conflicts with mechanical supply duct
S201, M201Structural beam shown on Sheet S201 at gridline C-4 at elevation 18'-6" conflicts with a 24" mechanical supply duct shown on Sheet M201 routing through the same space, where the corridor requires 20'-0" clear height.
Recommendation
Coordinate structural framing and mechanical routing — either deepen the duct's offset or relocate the beam — to maintain required clearances.
Electrical panel encroaches on mechanical clearance zone
E201, M101Electrical panel EP-2 shown on Sheet E201 is located within the mechanical-equipment clearance zone indicated on Sheet M101. NEC 110.26 requires a 36" minimum clear working space in front of electrical panels.
Recommendation
Relocate panel EP-2 or adjust the mechanical equipment layout on M101 to maintain the required NEC 110.26 working clearance.
Recommended Resubmittal Checklist (11)
Items in priority order. Address Critical and Major items first, then Cross-Discipline coordination, then Review items.
- 1FAIL CRITICALRevise van-accessible parking space on Sheet C101 to provide an 8'-0" minimum access aisle per ADA §502.3.1.
- 2FAIL MAJORRevise Door 101B hardware on Sheet A601 to panic hardware or lever hardware per IBC 1010.1.9.
- 3FAIL MAJORAdd a horn/strobe notification appliance at the Level 2 corridor midpoint on Sheet FP201 per NFPA 72 §18.4.3.
- 4CROSS DISCIPLINECoordinate the structural beam at gridline C-4 (Sheet S201) with mechanical duct routing (Sheet M201) to resolve clearance conflict.
- 5CROSS DISCIPLINERelocate electrical panel EP-2 (Sheet E201) or mechanical equipment (Sheet M101) to maintain NEC 110.26 clearances.
- 6REVIEW MAJORProvide building-height dimension on Sheet A001 / A301 and determine standpipe requirement per IBC 905.3.
- 7REVIEW MAJORProvide travel-distance dimensions on Sheets A201 through A401 per IBC Table 1017.2.
- 8REVIEW MAJORProvide COMcheck and REScheck energy-compliance documentation per MA Stretch Energy Code.
- 9REVIEW MAJORProvide a legible mechanical equipment schedule on Sheet M002 with efficiency ratings.
- 10REVIEW MAJORShow the FDC location within 100 ft of a hydrant on Sheet C101 or FP001.
- 11REVIEW MAJORProvide a stormwater-management plan per MA DEP Stormwater Management Standards.
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