| Date |
Text |
| 2016-10-13 15:19:55 | PLAN |
| | REVIEW COMMENTS |
| | |
| | 2ND REVIEW: FBC FIFTH EDITION (2014) |
| | ROBERT MCDOUGAL, CBO |
| | COMMERCIAL COMBINATION PLANS EXAMINER |
| | (561) 805-6714 |
| | [email protected] |
| | |
| | DENIED BY BUILDING |
| | PLEASE ADDRESS THE ITEMS NOTED BELOW: |
| | |
| | 1) THE PROPOSED ADDITION AND REMODEL IS A SUBSTANTIAL |
| | IMPROVEMENT TO A PRE-FIRM (CONSTRUCTED IN 1924) SINGLE |
| | FAMILY DWELLING LOCATED IN A SPECIAL FLOOD HAZARD AREA |
| | (A5 BFE 7' ). THE EXISTING STRUCTURE IS REQUIRED HAVE |
| | THE LOWEST FLOOR ELEVATED TO SIX INCHES ABOVE THE BASE |
| | FLOOD ELEVATION WHICH IS 7 FEET AT THIS LOCATION. |
| | THEREFORE, THE LOWEST FLOOR IS REQUIRED TO BE 7'6" |
| | ABOVE BASE FLOOD ELEVATION.THE CITY'S FLOOD ORDINANCE |
| | ARTICLE XVII - FLOOD PREVENTION AND CONTROL SEC. 94-546 |
| | - PROVISIONS FOR FLOOD HAZARD REDUCTION. |
| | (A) AREAS OF SPECIAL FLOOD HAZARD GENERALLY. IN ALL |
| | AREAS OF SPECIAL FLOOD HAZARD, THE FOLLOWING PROVISIONS |
| | ARE REQUIRED: |
| | (1) ALL NEW CONSTRUCTION AND SUBSTANTIAL IMPROVEMENTS |
| | SHALL BE ANCHORED TO PREVENT FLOTATION, COLLAPSE OR |
| | LATERAL MOVEMENT OF THE STRUCTURE, AND SHALL BE |
| | CONSTRUCTED WITH MATERIALS AND UTILITY EQUIPMENT |
| | RESISTANT TO FLOOD DAMAGE BY METHODS AND PRACTICES THAT |
| | MINIMIZE FLOOD DAMAGE. |
| | (2) ALL NEW AND REPLACEMENT WATER SUPPLY SYSTEMS AND |
| | SANITARY SEWAGE SYSTEMS SHALL BE DESIGNED TO MINIMIZE |
| | OR ELIMINATE INFILTRATION OF FLOOD WATERS INTO THE |
| | SYSTEMS AND DISCHARGES FROM THE SYSTEMS INTO FLOOD |
| | WATERS; ON-SITE WASTE DISPOSAL SYSTEMS SHALL BE LOCATED |
| | TO AVOID IMPAIRMENT TO THEM OR CONTAMINATION FROM THEM |
| | DURING FLOODING. |
| | (3) ANY ALTERATION, REPAIR, RECONSTRUCTION OR |
| | IMPROVEMENTS TO A STRUCTURE ON WHICH THE START OF |
| | CONSTRUCTION WAS BEGUN AFTER MARCH 1, 1979, SHALL MEET |
| | THE REQUIREMENTS OF NEW CONSTRUCTION AS CONTAINED IN |
| | THIS ARTICLE. |
| | (B)AREAS OF SPECIAL FLOOD HAZARD WITH BASE FLOOD |
| | ELEVATION PROVIDED. IN ALL AREAS OF SPECIAL FLOOD |
| | HAZARD WHERE BASE FLOOD ELEVATION DATA HAS BEEN |
| | PROVIDED AS SET FORTH IN THIS ARTICLE, THE FOLLOWING |
| | PROVISIONS ARE REQUIRED: |
| | (1) RESIDENTIAL CONSTRUCTION. ALL NEW CONSTRUCTION OR |
| | SUBSTANTIAL IMPROVEMENT OF ANY EXISTING RESIDENTIAL |
| | STRUCTURE SHALL HAVE THE LOWEST FLOOR, INCLUDING |
| | BASEMENT, ELEVATED TO SIX INCHES ABOVE THE BASE FLOOD |
| | ELEVATION. |
| | SUBSTANTIAL IMPROVEMENT MEANS ANY COMBINATION OF |
| | REPAIRS, RECONSTRUCTION, ALTERATION, OR IMPROVEMENTS TO |
| | A STRUCTURE, TAKING PLACE DURING THE LIFE OF A |
| | STRUCTURE, IN WHICH THE CUMULATIVE COST EQUALS OR |
| | EXCEEDS 50 PERCENT OF THE MARKET VALUE OF THE |
| | STRUCTURE. THE MARKET VALUE OF THE STRUCTURE SHOULD BE |
| | THE APPRAISED VALUE OF THE STRUCTURE PRIOR TO THE START |
| | OF THE INITIAL REPAIR OR IMPROVEMENT, OR IN THE CASE OF |
| | DAMAGE, THE VALUE OF THE STRUCTURE PRIOR TO THE DAMAGE |
| | OCCURRING. FOR THE PURPOSES OF THIS DEFINITION, |
| | "SUBSTANTIAL IMPROVEMENT" IS CONSIDERED TO OCCUR WHEN |
| | THE FIRST ALTERATION OF ANY WALL, CEILING, FLOOR, OR |
| | OTHER STRUCTURAL PART OF THE BUILDING COMMENCES, |
| | WHETHER OR NOT THAT ALTERATION AFFECTS THE EXTERNAL |
| | DIMENSIONS OF THE STRUCTURE. THE TERM "SUBSTANTIAL |
| | IMPROVEMENT" DOES NOT, HOWEVER, INCLUDE ANY IMPROVEMENT |
| | OF A STRUCTURE TO COMPLY WITH EXISTING HEALTH, |
| | SANITARY, OR SAFETY CODES WHICH ARE SOLELY NECESSARY TO |
| | ENSURE SAFE LIVING CONDITIONS. |
| | THE VALUE OF THE STRUCTURE ON THE PALM BEACH COUNTY |
| | PROPERTY APPRAISER'S WEB SITE IS $254,392.00 AND THE |
| | IMPROVEMENTS TO THE STRUCTURE OVER IT'S LIFETIME ARE |
| | MORE THAN 50% OF THAT AMOUNT. YOU WILL NEED TO PROVIDE |
| | AN APPRAISAL FROM A FLORIDA LICENSED PROPERTY APPRAISER |
| | THAT SHOWS THAT THE VALUE OF THE STRUCTURE IS MORE THAN |
| | 50 PERCENT OF THE IMPROVEMENTS OVER THE LIFE OF THE |
| | STRUCTURE. |
| | |
| | 2) SPECIFY THE FINISH FLOOR ELEVATIONS OF THE HOUSE AND |
| | THE GARAGE ON THE PLANS. FBC 107.2.1 I DID NOT SEE THE |
| | ELEVATION OF THE FINISH FLOOR OF THE GARAGE ON THE |
| | PLANS. |
| | |
| | 3) THE ROOF WIND DESIGN PRESSURES ON SHEET CS-1 AND S-1 |
| | ARE INCORRECT FOR THE FLAT ROOF ON THE SECOND FLOOR |
| | ADDITION. FBC 107.2.1 & R301.2.1 |
| | |
| | 4) FBC 107.3.4 - PROVIDE TWO SETS OF PRODUCT APPROVALS |
| | FOR THOSE PRODUCTS WHICH ARE REGULATED BY DCA RULE 9N-3 |
| | THAT HAVE BEEN REVIEWED AND APPROVED IN WRITING BY THE |
| | DESIGNER OF RECORD. PROVIDE TWO COMPLETE PRODUCT |
| | APPROVALS WITH FL OR NOA NUMBERS INCLUDING INSTALLATION |
| | INSTRUCTIONS AND MAXIMUM DESIGN PRESSURES FOR EACH OF |
| | THE FOLLOWING: THE AWNING WINDOWS, THE DIFFERENT |
| | ROOFING MATERIALS FOR THE SLOPED AND FLAT ROOFS, THE |
| | WATER PROOFING FOR THE BALCONY AREA AND THE PAVER |
| | SYSTEM THAT IS PROPOSED FOR THE ROOF TOP PATIO. |
| | A) SUBMIT 2 COPIES OF THE INSTALLATION INSTRUCTIONS AND |
| | THE DESIGN PRESSURES FOR THE GAF EVERGUARD TPO SINGLE |
| | PLY ROOF MEMBRANE SYSTEM (FL5293-R22). |
| | B) ON THE PRODUCT APPROVALS FOR THE ENTEGRA CONCRETE |
| | ROOF TILE (FL 7804-R9), SPECIFY THE TILE AND METHOD OF |
| | ATTACHMENT THAT WILL BE USED. IF A ROOF TILE ADHESIVE |
| | WILL BE USED, SUBMIT TWO SETS OF PRODUCT APPROVALS FOR |
| | IT. |
| | |
| | 5) THE PRODUCT APPROVALS SUBMITTED FOR THE FLAT ROOF |
| | ARE FOR A TPO SINGLE MEMBRANE SYSTEM. SHEET A-6 OF THE |
| | PLANS SPECIFY A 3 PLY BUR ( BUILT UP ROOF). A NOTE ON |
| | SHEET A-7 SPECIFIES A PAVER DECK OVER A MODIFIED |
| | BITUMEN ROOF AND THE DETAILS ON A-7 ARE FOR SPECIFY A |
| | GAF GAFGLAS BUR SYSTEM WITH ENERGYGUARD INSULATION. |
| | PLEASE COORDINATE THE PRODUCT APPROVALS WITH THE PLANS. |
| | FBC 107.2.1 |
| | |
| | 6) THE PGT FIXED WINDOWS REQUIRE IMPACT PROTECTION PER |
| | THE PRODUCT APPROVAL (NOA NO.13-0502.04). FBC - R |
| | 301.2.1.2 SUBMIT TWO COPIES OF AN INSTALLATION SCHEDULE |
| | AND KEY PLAN FOR THE STORM PANELS. SPECIFY THE OPENING |
| | SIZE, THE WIND PRESSURES, TYPE OF ANCHOR, ANCHOR |
| | SPACING, EDGE DISTANCE, PANEL LENGTH, PANEL SPAN, |
| | SEPARATION DISTANCE FROM PANEL TO GLASS AND THE |
| | APPLICABLE SECTION NUMBER FROM THE INSTALLATION |
| | DRAWINGS. I HAVE INCLUDED A LINK TO THE CONSTRUCTION |
| | SERVICES DEPARTMENT SITE THAT HAS MANY OF THE RELATED |
| | FORMS INCLUDING THE SCHEDULE FOR INSTALLATION OF |
| | OPENING PROTECTIVE DEVICES. |
| | HTTP://WPB.ORG/DEVELOPMENT/FORMS-AND-PUBLICATIONS/ |
| | |
| | 7) IN ORDER TO REDUCE PLAN REVIEW TIME, PLEASE SUBMIT A |
| | RESPONSE LETTER INDICATING HOW EACH OF THE REVIEW |
| | COMMENTS HAS BEEN ADDRESSED. |
| | |
| | NOTE: SHOP DRAWINGS FOR THE SPIRAL STAIR CASE ARE |
| | REQUIRED TO BE SUBMITTED FOR REVIEW AND APPROVAL BEFORE |
| | INSTALLATION. FBC 107.2.1 |
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