Transcript 8/5/05

GUIDE TO:
SUCCESSFUL PLAN REVIEW
WE ARE HERE TO HELP YOU
• The goal of this presentation is to help our
customers achieve first time success in plan
review. Today we will be focused primarily on
residential submittals.
REMEMBER THESE THREE THINGS:
1. Each application needs to have ONE
PERSON WHO IS RESPONSIBLE for
compiling a complete and accurate
submittal package.
2. The plans are required to demonstrate
Code compliance and be clear enough that
a qualified 3rd party is able to understand
the proposed project without any prior
knowledge.
3.
We are a valuable source of information
for you. Our staff is always available to
answer questions an we encourage
pre-submittal meetings.
LET’S GET STARTED PUTTING
THE PUZZLE TOGETHER!
STEP ONE…
• Each applicant begins by presenting a site
plan and all other documents to one of the
Planners at the front counter…
PLANNING, ZONING, &
STORMWATER ISSUES
For the purposes of this presentation let’s assume there aren’t any,
however…………………
PLANNING AND ZONING
• Please remember
to Always
consult with one
of our staff
Planners for
other potential
requirements.
COMMON MISTAKES MADE
WHEN PREPARING A SITE PLAN
1. Only a portion of the parcel is shown on
the site plan; the entire parcel boundary
must be delineated.
2. Distance from the proposed structure to
the property lines, and to other existing
structures are not labeled.
3. Site plan is not on an 8.5x11 sheet of
paper.
4. Site plan is not drawn to scale.
COMMON MISTAKES MADE
WHEN PREPARING A SITE PLAN
5. Streams, drainage ways, and other land
features are not delineated.
6. Current easements are not shown on the
site plan.
7. Existing roads, driveways, parking areas,
decks and other impervious areas are
not shown or labeled on the site plan.
8. Directional arrows are not labeled.
STEP TWO…………
After review and approval by the front
counter Planner for land use requirements,
the applicant will proceed to one of the
Permit Techs.
STEP TWO…
• This is the point where your submittal is
actually entered into “TRAKiT”, our project
tracking software system.
• At the time your Building Permit Application is
accepted and entered into our tracking
system, the Plan Review Fee is due and will
be collected by the Permit Tech; so please
remember the checkbook.
INITIAL REVIEW FOR
COMPLETENESS &
COMMON ERRORS
• The Permit Tech will do a preliminary review of the
plans and other submittal documents; truss sheets,
HVAC design, engineering, etc. to verify if the
submittal is complete.
• Please remember that the Permit Techs do not
perform a complete review for Code compliance, but
they do look for common inadequacies and may ask
for additional information or corrections. The final
Code review will be performed by one of the Plans
Examiners after the submittal is accepted.
IS THE SUBMITTAL COMPLETE?
• Incomplete submittal packages to “Get in
line” will usually not be accepted.
• This practice is unfair to those who have
done their due diligence to compile a
complete package.
RESIDENTIAL BUILDING PERMIT
SUBMITTAL REQUIREMENTS
AND CHECKLIST
• This “Submittal Checklist”, which will be covered in
detail later, is required to be included in the Building
Permit submittal package and must be completed
and signed.
This list will be covered in detail later
TECHNICAL QUESTIONS MAY
BE ASKED…
• The person who brings in the submittal
package should have adequate knowledge
of the project.
“He told me to just drop it off?!”
STRUCTURE AREA
 The SQUARE FOOTAGES of all living
spaces, garages, decks, and covered porches
are required to be clearly noted on the plans.
 The areas are necessary to calculate fees
and is required information for the Fire
Districts.
AREAS
Basement
1000 sq ft
First floor
1000 sq ft
Bonus Room
500 sq ft
Decks
750 sq ft
Garage
750 sq ft
Total
4000 sq ft
OUTSIDE AGENCY APPROVAL
• By Ordinance, relevant outside agency
approval must be provided to us before a
Building Permit can be issued.
• At the time of submittal, as a courtesy, the
Permit Tech will send notification by e-mail to
the relevant outside agencies, such as
Panhandle Health District, the Fire District,
etc. that there is a proposed project in their
jurisdiction.
PLEASE FOLLOW-UP
• It is important to remember that it is the
responsibility of the APPLICANT to follow up
with any additional requirements an outside
agency may have.
• Please remember: You can track Permit
approval progress on our website at “PERMIT
SEARCH”: http://permits.kcgov.us/index.asp
• If an outside agency is not responding, please
contact THAT AGENCY to follow up.
AFTER ALL REVIEWS AND
APPROVALS ARE
COMPLETE…..
• The applicant will be notified to come in to our
office for the Permit to be issued.
• Remaining fees will be collected at that time.
Again, please don’t forget the checkbook.
PERMIT TRACKING
• Again; the public can search the status of
all Building Permits on the Kootenai
County website! Please visit:
http://permits.kcgov.us/index.asp
TRY ELECTRONIC SUBMITTAL!
• Kootenai County Building and Planning
Department now accepts and encourages
electronic plans for review.
• Both Building and Site Disturbance
Permits.
• Upload to Net Account, or
• On CD.
A LITTLE BIT OF PAPER IS STILL
REQUIRED……
• At this time permit applications are required
to be submitted in person.
• The 8 ½ x 11 site plan must also be
submitted in person to check for land use
issues.
• If the structure is residential over 3,600
square feet (or commercial) one paper set
is required by the Fire Districts to be
submitted to us and receive our stamps for
the applicant to take to them for review.
IT’S A MUCH EASIER AND MORE
EFFICIENT METHOD
• MUCH LESS PAPER
• Corrections can be e-mailed or
downloaded between the Plans Examiner
and the Designer.
• Plan review is faster.
• Easier to store plans.
• It’s GREEN!
INCLUDE ALL CONSTRUCTION
DOCUMENTS
• Construction drawings
• Engineering
calculations
• Truss data sheets
• RESCHECK
• HVAC design
• ETC.
• Everything is required
to be in PDF format
ELECTRONIC SUBMITTAL
• Contact the Building Division to set up a
Web Submittal Account.
• It is necessary to provide an e-mail
address and choose a password.
• We’ll teach you how to download and
retrieve documents.
• You will be notified automatically by e-mail
when any document is downloaded to your
account.
UPON APPROVAL
• After all documents are approved, we will email or download the approved set to you for
printing.
• The applicant is required to get one approved
set printed which will then be kept on the
jobsite as the approved plans required for
inspections.
• The approved and printed jobsite set is
required to be brought in by the applicant for
signing at the time the permit is issued.
New customer computer!
• Please check out the NEW customer selfhelp computer in our office.
• There are links to many helpful sites and
tools, and we’ll keep adding to the list.
GREAT SOURCES OF
INFORMATION………
• Kootenai County Building and Planning:
• http://www.kcgov.us/departments/bandp/
or call 208-446-1040
• International Code Council:
www.iccsafe.org
• Idaho Association of Building Officials:
www.idabo.org
• Air Conditioning Contractors of America:
http://www.acca.org/
• Stairway Manufacturers Association:
www.stairways.org
GREAT SOURCES OF
INFORMATION ………
• Idaho Division of Building Safety:
www.dbs.idaho.gov
• APA-The Engineered Wood Association:
www.apawood.org
• American Wood Council: www.awc.org
• Simpson Strong Tie: www.strongtie.com
• Wood Truss Council of America:
www.woodtruss.com
• N.I.C.E. has donated the most relevant Codes
and Commentaries to five area libraries:
www.nice.idabo.org/index.htm
RESIDENTIAL REQUIREMENTS
AND CHECKLIST
WHY ALL OF THE PLAN
REQUIREMENTS?
• Not all requirements can be assumed on the
plan, but most are.
• In the IRC alone, there are approximately
30,000 requirements.
• Besides the basics, many of the plan review
requirements are based on issues commonly
encountered by the field inspectors.
Most would agree that It’s MUCH easier to
make a correction on paper than by demolition.
WHO’S THE TEAM LEADER?
 AGAIN………….PLEASE REMEMBER:
 It can’t be stressed enough that for
successful plan review, each permit
application must have ONE PERSON
WHO IS RESPONSIBLE for compiling a
complete and accurate submittal package.
WHO IS ON THE TEAM?
• YES - A design TEAM creates the
construction documents.
• Architect?...................................YES
• Designer?...................................YES
• Engineer?...................................YES
• General Contractor?...................YES
• Home owner?.............................YES
• Sub Contractors?.......................YES
• Building and Planning Staff?......YES
WITHOUT TEAMWORK,
well……
?
HERE’S WHAT THE BUILDING CODE
REQUIRES OF THE PLANS:
Braced wall lines shall be identified on the construction
documents, including, but not limited to, bracing methods, location
and length of braced wall panels, attachment of the braced wall
panels at the top and anchorage of the braced wall panel at the
bottom.
WHAT DOES THAT MEAN?
•The days of plans on a napkin are behind us now!
ACCURACY IS A MUST
• The scope of work and Code compliance
is required to be clearly and accurately
indicated in the plans.
PUT THE PIECES TOGETHER
• Please put the pieces of the puzzle
together before you come in to submit for
an application.
PUT THE PIECES TOGETHER
 Most delays in the permit process are a
result of incomplete, inaccurate, conflicting
or unclear documents.
• Is there too much information in the General
Notes?
• Are the plans to scale?
• Are the notes, details, truss data sheets,
RESCHECK, engineering, etc. consistent with
each other?
CLEAR AND ACCURATE?
• Have canned plans been modified to reflect
what will actually be in the scope of the
proposed work?
• Flipped or mirrored plans will
not be accepted.
• Old “whiteout” plans that have
been used before will not be
likely be accepted.
DETAILS
• If generic file details are used on the plan,
include ONLY those which specifically
apply to your project.
• Two story section for a one story house,
etc.
• Cross reference all details to
the location they will be used
such as:
3
A 1.1
OLD HANDOUT DETAILS
• All old details we have provided in the past
are obsolete; PLEASE put them in the
recycle bin.
DON’T LEAVE IT TO OTHERS
• We can’t accept notes on the plan such as
these:
– “By Others” (Who is Mr. Others?)
– “By Vendor”
– “Preliminary”
– “See Engineering” (if there isn’t any)
BUILDING ORDINANCE 450
• The Building Ordinance contains all of the
Code adoptions and amendments. It is a
companion to the various Codes.
• The Building Ordinance also lists the
relevant design criteria.
• The Building Ordinance details code
violation and appeal requirements
IS A PERMIT REQUIRED?
•There are few things that don’t require a
building permit.
•IRC Section R105.2 lists exempt work.
•It is always best to contact us and ask.
USE THE CORRECT CODES
(And note them on the plan)
• 2009 International
Residential Code
• 2009International
Building Code
• 2009 International Energy
Conservation Code
• Plumbing and electrical
under jurisdiction of the
State of Idaho
PLEASE DON’T USE OLD CODES
• Remove notes such as 1997 UBC, NW
Energy Code, etc.
• Here’s a classic: “All work shall comply
with the requirements of the 1988 Uniform
Building Code and all applicable
regulations of Bonner County”
LIST (And Use) THE CORRECT
DESIGN CRITERIA
• WIND:
• 90mph 3 second gust (76 mph sustained)
• Exposure?
– B,C, or even D
SEISMIC ZONE C
• R301.2.2: Exception: Detached one- and two-family dwellings
• located in Seismic Design Category C are exempt from
• the seismic requirements of this code.
SOIL
• Assumed soil bearing pressure is 1,500 psf
-If an engineered design is for more than 2,000
psf, a geotechnical report is required.
-Minimum frost burial depth is 24”
Zone A:
Minimum 40 psf Roof Snow
Load or Engineered Design
Zone B:
Minimum 50 psf Roof Snow
Load or Engineered Design
Zone C: Engineered Design
based upon the snow
load findings of the engineer.
(Exceeds the limits of the IRC)
WHY ENGINEERING FOR
ZONE C ?
• R301.2.3 Snow loads. Wood framed construction,
cold formed steel framed construction and
masonry and concrete construction in regions with
ground snow loads 70 pounds per square foot
(3.35 kPa) or less, shall be in accordance with
Chapters 5, 6 and 8. Buildings in regions with
ground snow loads greater than 70 pounds per
square foot (3.35 kPa) shall be designed in
accordance with accepted engineering
practice.
HOW MANY PSF IS IT?
ZONE C ?
• The engineer determines the ground
snow load and from that, determines the
roof snow load and construction
requirements for the entire building.
• It may be a full design from the roof to the
ground.
• It may be determined that standard light
frame construction is adequate.
• The engineer decides to what extent the
building needs to be designed.
THE IRC IS PRESCRIPTIVE
• This is a limited “cookie cutter” code.
• Buildings or portions of buildings that are not
conventional, light frame platform and balloon
frame construction require an engineered design.
ENGINEERING REQUIREMENTS
• If engineering is submitted, supporting
calculations must be included with the
submittal.
• The engineer’s requirements are required to
be transferred onto the plan and be consistent
with the remainder of the plan.
• Any engineered design in the plans is
required to be stamped.
• An engineer’s letter endorsing another’s work
will not be accepted unless that work was
supervised by the engineer.
NON-PRESCRIPTIVE METHODS
• Any type of
construction or
structural
component which is
not contained
prescriptively in the
International
Residential Code
requires an
engineered design.
ALTERATION TO AN
ENGINEERED DESIGN
• Any alteration which is attached to or otherwise
affects an engineered design requires stamped
engineering.
MANUFACTURED HOMES
• Any alteration or addition to a mobile or
manufactured home requires an engineered design.
BEARING WALL STUD LENGTH
• Laterally unsupported (perpendicularly)
stud length is limited to 10’.
– May be increased to 12’ if the required length
of bracing in Table R602.10.1 is multiplied by
1.20.
• Greater un-restrained bearing stud lengths
require a stamped engineered design.
BEAMS
• Calculations are required for any beam
exceeding 6’ in length.
• Stamped engineering with calculations is
required for beams exceeding 25’ in length, not
uniformly loaded, or with a point load.
– Cross reference all calcs to the plan: B1, B2, etc.
BEAM ENGINEERING
Design of a beam could easily include
the design of other components;
hangers, columns, footings, etc. to
complete the load path.
COMPLETE LOAD PATH
• The IRC states that design
and construction must
provide a complete load path
that meets all of the
requirements for the transfer
of all loads from their point of
origin through the load
resisting elements to the
foundation. Gravity, uplift,
and lateral forces should be
considered.
CANTILEVERED FLOOR
• Floor cantilevers exceeding those allowed
by R502.3.3, Table R502.3.3(1), or Table
R502.3.3(2) require an engineered design.
RETAINING WALLS
• Any unrestrained retaining wall exceeding 4’
high measured from the bottom of the footing
requires stamped engineering.
• Any restrained retaining wall, such as a
basement, exceeding 9’ high and retaining more
than 8’ of fill requires stamped engineering.
• Any retaining wall retaining additional surcharge
requires stamped engineering.
15% slope
• Any building site with a slope steeper than 15%
requires a stamped engineered foundation plan.
Cut / Fill
• Cut or fill slopes steeper than 2 horizontal
units to 1 vertical unit require a stamped
engineered design.
2 / 1 Slope (50%)
1 unit
1 unit
2 units
SETBACKS FROM SLOPES
SETBACKS FROM SLOPES…
5’ SETBACK FOR CUT OR FILL
• Kootenai County Site Disturbance
Ordinance Section 7 A. (4)
• Except where roads or driveways cross property
lines, the tops and toes of cut and fill slopes
shall set back from property boundaries one half
the height of the slope with a minimum of 5’ and
a maximum of 20’, unless the design
professional has demonstrated to the
Administrator that smaller setbacks provide a
sufficient measure of safety and stability for
activities which may occur on adjacent property.
PROPERTY LINE SETBACK
FOR CUT
PROPERTY
LINE
½ THE HEIGHT OF THE
SLOPE WITH A 5’
MINIMUM AND 20’
MAXIMUM OR PROVIDE
ENGINEERING
CUT LINE – 2:1 MAX OR PROVIDE
ENGINEERING
PROPERTY LINE SETBACK FOR
FILL
PROPERTY
LINE
½ THE HEIGHT OF THE SLOPE WITH
A 5’ MINIMUM AND 20’ MAXIMUM OR
PROVIDE ENGINEERING
FILL
HVAC DESIGN
•Beginning January 1, 2010 all of the area
jurisdictions began seeking compliance
with the Code requirements for HVAC
system design based on ACCA Manuals
J & D (S).
NEW SYSTEMS ONLY
• This requirement only applies to new
complete systems which are submitted for
permitting after January 1, 2010.
• Simple appliance change-outs do not
apply if the structure was submitted for
permits before January 1, 2010.
WHAT IS REQUIRED?
•ACCA Manuals J & D worksheets, either
paper and pencil or spreadsheets:
http://www.acca.org.speedsheet/ or;
ACCA certified software reports such as
Wrightsoft and Elite.
•Other methods may become approved in
the future.
AND………………
•Completed Kootenai County HVAC Review
Form.
•The Manufacturer’s data performance sheets
for the appliances that will be used.
•A mechanical plan drawing which shows the
location of the appliances, the locations, sizes,
and fittings of the duct system.
TUTORIALS @ ACCA.ORG
• There are several great training tools
available free on the ACCA website:
http://www.acca.org/codes/brochures/
http://www.acca.org/speedsheet/
http://www.acca.org/codes/reviewform/ind
ex.php
• More future.training will be hosted by
N.I.C.E.
FLOOR PLAN
• Intended use of each room.
• All window and door sizes and method of
operation. Note all required EGRESS.
• Indicate all required safety glazing.
FLOOR PLAN
• Complete dimensions.
• Location of all required smoke detectors.
• Location and CFM of all required
ventilation.
• Location and type of all heat sources.
• Location and type of all fuel appliances.
• Indicate all required fire separation.
• Indicate vehicle impact protection.
ELEVATIONS
• Provide elevation views from all sides.
• Accurately demonstrate the adjacent
grade at least 20 feet.
FOUNDATION PLAN
• Indicate the location of all footings, stem
walls, piers, and retaining walls with
dimensions. (include all decks)
• Note the size and placement of all rebar.
• Note specific hardware and it’s location.
FOUNDATION PLAN
• Indicate the depth of
the footings.
• Indicate the method
and amount of
ventilation.
• Indicate the access
opening and size.
FLOOR FRAMING PLANS
• Indicate all joist sizes
and spacing.
• If I-joists, indicate
manufacturer and
series.
• All beam sizes and
locations.
• Include all decks.
• Include all specific
connecting hardware.
DECK FRAMING
• Include joist size and spacing and all beams.
• Include ledger and flashing details. See section
R502.2.2.1 of the Building Ordinance.
• Include all connecting hardware.
ROOF FRAMING PLAN
• Indicate all rafter sizes and spacing.
• If I joists, indicate manufacturer and
series.
• Indicate all beam locations and sizes.
• Include construction details for all overframing or infill including support.
• Indicate all connecting hardware, including
uplift restraint.
TRUSSES
• The truss plan is required to match the
construction plans.
• Include data sheets for each truss.
• Check uplift and required bearing length.
WALL BRACING
• Indicate the location and methods
of required wall bracing.
• Provide ONLY details for braced
wall panels specific to the job.
• Include required interior wall
bracing.
• If hold down hardware is required,
indicate the locations and specific
hardware.
CONTINUOUS SHEATHING
• If the continuous sheathing
provisions of IRC R602.10.5
are used, all requirements
must be met and
demonstrated on the plan.
• Any wall bracing design
method is required to apply
to an entire braced wall line.
CROSS SECTIONS
• Must be specific to the
proposed project.
• Identify all construction
materials.
• Note all insulation
• Provide stair, handrail,
and guard details.
STAIRS
Provide stair,
handrail, and guard
details.
ENERGY CODE COMPLIANCE
• May be prescriptive.
• Otherwise provide RESCHECK
http://www.energycodes.gov/rescheck/
• Either method is required to be consistent
with what is noted on the plan and in the
HVAC Manual J load calculations.
IF THERE IS A CORRECTION
LETTER…
• Double check to make sure all of the items have
been addressed before re-submitting.
• All required additional information is required to be
be transferred onto the plans.
• It speeds up the re-review if changes are flagged on
the plans.
• Return the original redlined documents.
• Provide two new clean sets of plans.
• If a second correction letter is issued, the application
may move to the end of the first time submittal line.
WHO COMPLETES THE CHECKLIST?
• THE TEAM LEADER !
REMEMBER THESE THREE THINGS:
1. Each application needs to have ONE
PERSON WHO IS RESPONSIBLE for
compiling a complete and accurate submittal
package.
2. The plans are required to demonstrate Code
compliance and be clear enough that a
qualified 3rd party is able to understand the
proposed project without any prior knowledge.
3.
We are a valuable source of information for
you. Our staff is always available to
answer questions an we encourage
pre-submittal meetings.
QUESTIONS?