MIRAGE 1705 · TAKEOFF + FRAMING TRUTH
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Date: Jul 20, 2026 · after independent CAD remasure (geometry.py plate)
Status: REVIEWER WAS RIGHT — prior BOQ / triple-check were partly self-referential

VERDICT
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Envelope SF (gross/net/openings) was OK.
Joist LF, unit SF, interior partition LF, and framing language were OFF or schematic.
Member sizes in walls_CFS / floors_CFS remain PRELIMINARY — EOR seals fab, not this pack.


1. UNIT SF — OFF (−520 SF / −1.4%)
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Program claim (marketing): 48×610 + 8×850 = 36,080 SF
CAD plate (truth):         8,890 SF/floor × 4 = 35,560 SF

Root cause — pack is 30'+6'+30'+6'+28' (east band only 28' wide):
  West/mid 30' band: 30×20'-4" = 610 · 30×28'-4" = 850  (true)
  East 28' band:     28×20'-4" = 569 · 28×28'-4" = 793  (labeled 610/850 — FALSE)
  Remnant stretch:   204 ≈ 620 · 209 ≈ 680 · 214 ≈ 579

USE 35,560 SF for area / load / takeoff. Keep 610/850 as SKU labels only until plate re-packs.


2. FLOOR JOISTS — OFF (+636 LF/floor / +8%)
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Old BOQ: 7,890 LF/floor = plate area method (11,000 ÷ 1.333 × 0.956)
CAD remasure @16" o.c. with correct span by bay:
  Units + core + link: joists span N-S (unit depth 20'-4" / 28'-4")
  Halls H1/H2:         joists span E-W (6' corridor width)
  L2 total = 8,526 LF · L3–L5 same plate = 8,526 each
  L2–L5 total = 34,104 LF (was 31,560)

Old note “span short N-S / run E-W” mixed orientation language.
Locked rule for fab (EOR confirm):
  · Guest/core bays → span short N-S between E-W bearing/demising walls
  · N-S corridors → span short E-W across 6' hall
  · Do NOT run 110' joists the full plate depth


3. INTERIOR CORRIDOR + DEMISING — WAS ORDER-OF-MAG
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Old BOQ: 870 LF/floor (hand estimate)
CAD stack demising (W+mid+E): 382 LF
Corridor long walls (2 halls × 2 × 110'): 440 LF
CAD subtotal: 822 LF/floor  (−48 vs old)

Wet-wall / bath partitions: NOT in CAD plate — ALLOWANCE 168 LF/floor (12 LF × 14 keys)
If wet walls in same line: 822 + 168 = 990 LF/floor (ALLOWANCE)


4. EXT STUDS — OK (keep 314)
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420' perimeter @16" with corner share = 314 pcs/floor (not 315).
Track 840 LF/floor OK. Gross/net wall SF OK.


5. OPENING PACK A.6 2,460 LF — STILL ALLOWANCE
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Not CAD-remeasured from window/door schedule. Do not fab from this line.


6. FRAMING MEMBER SIZES — SCHEMATIC
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walls_CFS / floors_CFS marks (800S200-97, 1000S162-54, 1400S162-68, etc.)
are criteria / eng_calcs preliminary with OK interaction ratios.
They are NOT a sealed fab BOM. EOR must lock stud/joist/track before shop drawings.


ACTION LOCKED IN THIS REVISION
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✓ BOQ joist LF → 8,526/floor
✓ BOQ interior → 822 CAD + wet allowance called out
✓ This truth sheet + QTO / triple-check updated
✓ geometry Room.sf → CAD w×d (stops lying 610 on 569 rooms)
□ Plate re-pack if owner requires every key to be true 610/850 (needs AOR)
□ EOR seal joist orientation + member schedule before fab
□ Opening pack remasure from sealed A2 schedule