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.

AREASBasement 1000 sq ft

First floor 1000 sq ftBonus 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 e-mail 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 self-help 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 havebeen 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.

Design of a beam could easily include the design of other components; hangers, columns, footings, etc. to complete the load path.

BEAM ENGINEERING

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 2 units

1 unit

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

CUT LINE – 2:1 MAX OR PROVIDE ENGINEERING

PROPERTY LINE

½ THE HEIGHT OF THE SLOPE WITH A 5’

MINIMUM AND 20’ MAXIMUM OR PROVIDE

ENGINEERING

PROPERTY LINE SETBACK FOR FILL

PROPERTY LINE

FILL

½ THE HEIGHT OF THE SLOPE WITH A 5’ MINIMUM AND 20’ MAXIMUM OR

PROVIDE ENGINEERING

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/index.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 over-framing 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?