HOW TO SURVIVE PLAN REVIEW
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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: email@example.com 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?