HOW TO SURVIVE PLAN REVIEW

							HOW TO SURVIVE PLAN REVIEW
REMEMBER THESE TWO THINGS:
1. Each application must have ONE
  PERSON WHO IS RESPONSIBLE for
  compiling a complete and accurate
  submittal package.
2. The plans must demonstrate Code
  compliance and be clear enough that a
  qualified 3rd party is able to understand
  the proposed project without any prior
  knowledge.
    WE ARE HERE TO HELP
• The purpose of this presentation is to help
  improve first time success in plan review.
  We will be mainly focused on residential
  submittals.
   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.
              STEP ONE:
• Each applicant begins by presenting a site
  plan and all other documents to one of the
  Planners at the front counter…
  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.
LET’S GET STARTED PUTTING
  THE PUZZLE TOGETHER!
HERE’S WHAT THE CODE REQUIRES
OF THE PLANS:
THE DAYS OF PLANS ON A NAPKIN ARE GONE
   WHY DOES PLAN REVIEW
   SEEM SO COMPLICATED?
• By law, Kootenai County must enforce the
  requirements of the adopted Codes, State
  Statutes, and local Ordinances; in the IRC
  alone there are about 30,000 requirements.
• Many referenced standards and
  manufacturer’s requirements.
• Check local amendments in Ordinance 409.
• The adopted Codes and Ordinances are
  typically revised every three years.
• Please remember: Staff is always available
  to help clarify requirements.
   WHY ARE THERE SO MANY
    PLAN REQUIREMENTS?
• Over time, many of the plan review
  requirements are based on issues
  encountered by the field inspectors.
• Not all requirements can be assumed.
• It’s much easier to make a correction on
  paper than by demolition.
• We’ve heard too many times:
“Why wasn’t it caught in plan
review!?”
     TRY COMPLIANCE WITH
       HAMURABI’S CODE
• Hamurabi was King of Babylon around
  1700 BC. He established the first known
  codified non-religious laws.
 HAMURABI’S BUILDING CODE
• It is likely that some of the builders in
  Hamurabi’s era would have benefited from a
  thorough plan review. Notice also that the
  Codes aren’t nearly as strict today as they
  were then!

• 228. If a builder build a house for some one
  and complete it, he shall give him a fee of
  two shekels in money for each sar of surface.
  229 If a builder build a house for some one,
  and does not construct it properly, and the
  house which he built fall in and kill its owner,
  then that builder shall be put to death.
  230. If it kill the son of the owner the son of
  that builder shall be put to death.
      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
• Washington Association of Building
  Officials: www.wabo.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
       PERMIT TRACKING
• The public can search the status of all
  building permits! Go to:
  http://permits.kcgov.us/index.asp
PERMIT TECHS SCREEN THE
APPLICATION DOCUMENTS
   ONCE THE APPLICANT IS
     FINISHED WITH THE
         PLANNER…
• One of the Permit Techs will do a
  PRELIMINARY review of the plans and
  other submittal documents; truss sheets,
  engineering, etc. to verify if the submittal is
  complete.
• If the submittal package is incomplete, the
  applicant will be asked to return after the
  inadequacies have been corrected.
IS THE SUBMITTAL COMPLETE?
• Incomplete submittal packages to “Get
  in line” will not be accepted.




• This practice is unfair to those who have
  done their due diligence to compile a
  complete package.
PRELIMINARY REVIEW ONLY
• Please remember that the Permit Techs
  DO NOT perform a complete review for
  Code compliance. The final Code review
  will be performed by one of the Plans
  Examiners after the submittal is accepted.
 TECHNICAL QUESTIONS MAY
        BE ASKED…
• The person who brings in the submittal
  package should have adequate knowledge
  of the project.
RESIDENTIAL BUILDING PERMIT
 SUBMITTAL REQUIREMENTS
      AND CHECKLIST
• THESE REQUIREMENTS MUST BE
  INCLUDED IN THE SUBMITTAL
  PACKAGE AND THE “CHECK OFF LIST”
  MUST BE COMPLETED AND SIGNED
  OR THE SUBMITTAL WILL NOT BE
  ACCEPTED.



         This list will be covered in detail later
CONTRACTOR REGISTRATION
Idaho statute requires building contactors
to register with the State.




Permit applications will not be accepted
without a current CONTRACTOR
REGISTRATION NUMBER, or a signed
declaration of exemption.
    STRUCTURE AREA
The SQUARE FOOTAGES of all living
spaces, garage, and decks MUST be
clearly noted on the plans or the submittal
will not be accepted.
                     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
• At this time as a courtesy, the Permit
  Tech will notify the relevant outside
  agencies, such as Panhandle Health
  District, the Fire District, etc. that there is a
  proposed project in their jurisdiction.
• It is important to remember that it is the
  responsibility of the APPLICANT to follow
  up with all additional requirements any
  outside agency may have.
• Outside agency approval must be received
  before a permit can be issued.
  AFTER ALL REVIEWS AND
     APPROVALS ARE
      COMPLETE…..
• The applicant will be notified to come in
  and the permit will be issued
• Remaining fees will be collected at that
  time. Again, please don’t forget the
  checkbook
 ELECTRONIC SUBMITTAL !
• Kootenai County Building and Planning
  Department now accepts electronic plans
  for review.
• Building and Site Disturbance Permits
• Download to Net Account
• On CD
• By e-mail: kcplans@kcgov.us
 IT’S A MUCH EASIER METHOD


• Corrections can be e-mailed or
  downloaded between the Plans Examiner
  and the Designer.
• Plan review is much faster.
• Much less paper.
• Easier to store plans.
 SOME PAPER IS STILL REQUIRED

• The permit applications must be filed in
  person.
• The 8 ½ x 11 site plan must be filed in
  person.
• If the structure is residential over 3,600
  square feet or commercial, one paper set
  must be submitted to be stamped for the fire
  district. (This will be covered later).
• Site disturbance plans can now be e-filed.
   INCLUDE ALL CONSTRUCTION
          DOCUMENTS
• Construction drawings
• Engineering
  calculations
• Truss data sheets
• RESCHECK/COMCHE
  CK
• ETC.
• Everything must be in
  PDF
      ELECTRONIC FILING

• Contact the Building Department to set up
  a Net account.
• It is necessary to provide an e-mail
  address and choose a password.
• We’ll show you how to download and
  retrieve documents.
• You will be notified by e-mail when a
  document is downloaded to your account.
        UPON APPROVAL

• After all documents are approved, we will
  e-mail or download the approved set to
  you for printing.
• The applicant must get one set printed to
  be used as the approved jobsite drawings
  required for inspections.
• The approved and printed set will be
  signed when the permit is issued.
RESIDENTIAL REQUIREMENTS
      AND CHECKLIST
         DESIGN TEAM?
• YES - A design TEAM creates the
  construction documents.
• Architect?
• Designer?
• Engineer?
• General Contractor?
• Home owner?
• Sub Contractors?
• Building and Planning Staff?
WHO’S THE TEAM LEADER?
AGAIN………….PLEASE REMEMBER:
It can’t be stressed enough that each
application must have ONE PERSON
WHO IS RESPONSIBLE for compiling a
complete and accurate submittal package.
WITHOUT TEAMWORK…….
     ACCURACY IS A MUST
• All construction requirements must be
  clearly and accurately indicated in the
  plans.
    CLEAR AND ACCURATE?

• Are the plans to scale?
• Is there too much information in the General
  Notes?
• Are the notes, details, truss data sheets,
  RESCHECK, engineering, etc. consistent
  with each other? IN OTHER WORDS……
• Is the entire design team on the same page?
   CLEAR AND ACCURATE?

• Have canned plans been modified to
  reflect what will actually be in the scope of
  the proposed work?
• Are the plans flipped?
• Are the plans readable?
• Old “whiteout” plans will not
   be accepted.
SUFFICIENT CLARITY ?
                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 are
  obsolete; please put them in the recycle
  bin.
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.
DON’T LEAVE IT TO OTHERS
• We can’t accept notes on the plan such as
  these:
  – “By Others”
  – “By Vendor”
  – “Preliminary”
  – “See Engineering” (if there isn’t any)
  BUILDING ORDINANCE 409
• 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
    USE THE CORRECT CODES
     (And note them on the plan)

• 2006 International
  Residential Code
• 2006 International
  Building Code
• 2006 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”
SNOW LOADS
HOW MANY PSF IS IT?
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)
                  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.
                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.
    PROFFESSIONAL STAMP
       REQUIREMENTS
• Any Engineer or Architect submitting
  documents for a permit must be licensed
  in the State of Idaho.
      PROFESSIONAL STAMP
         REQUIREMENTS
• If engineering is submitted, supporting
  calculations must be included with the submittal.
• The engineer’s requirements must be
  transferred onto the plan and be consistent with
  the remainder of the plan.
• Any page of the plan that contains an
  engineered design must be stamped.
• An engineer’s letter endorsing another’s work
  will not be accepted unless that work was
  supervised by the engineer.
MOST COMMON DESIGN SCENARIOS
• The plans for any home exceeding two stories in height
  by Code definition must be stamped by a registered
  design professional.
 HOW MANY STORIES IS IT?
• Any story having its finished floor surface
  entirely above grade, except that a
  basement shall be considered as a story
  above grade where the finished surface of
  the floor above the basement is:
  – More than 12’ above the finished ground at
    any point.
  – More than 6’ above the finished grade or
    grade plane for more than 50% of the total
    building perimeter.
     How many stories is it?
• By ICC interpretation, open area or crawl space
  below the first level may be a story!
 NON-PRESCRIPTIVE METHODS
• Any type of
  construction or
  structural
  component which is
  not contained
  prescriptively in the
  International
  Residential Code
  requires an
  engineered design.
    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.
         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
• 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 a slope steeper than
  2 horizontal units to 1 vertical unit 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
             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 size
  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 over-
  framing or infill including support.
• Indicate all connecting hardware, including
  uplift restraint.
                TRUSSES
• The truss plan MUST match the construction
  plans.
• Include data sheets for each truss.
• Check uplift and required bearing.
             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.
          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 RESCHECK
•   http://www.energycodes.gov/rescheck/
•   Either method must be consistent with
    what is noted on the plan.
 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 must be
  transferred onto the plans.
• It helps 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 will likely move to the end of the first
  time submittal line.
WHO COMPLETES THE CHECKLIST?




• THE TEAM LEADER !
REMEMBER THESE TWO THINGS:
1. Each application must have ONE
  PERSON WHO IS RESPONSIBLE for
  compiling a complete and accurate
  submittal package.
2. The plans must demonstrate Code
  compliance and be clear enough that a
  qualified 3rd party is able to understand
  the proposed project without any prior
  knowledge.
QUESTIONS?