Plan Review Notes
Plan Review Notes For Permit 18090722
Permit Number 18090722
Review Stop B
Sequence Number 1
Notes
Date Text
2018-11-07 17:00:13RESIDENTIAL (R3) BUILDING REVIEW COMMENTS
 CODE: FBC 6TH EDITION (2017) AND CITY AMENDMENTS.
  
 1-IMPACT FEES - PAPER SUBMITTALS
  
 PLANS REQUIRE REVIEW BY THE PBC IMPACT FEE OFFICE. CALL
 (561) 233-5025. UPON APPROVAL, YOU MAY CHECK OUT ONE
 PLAN SET AND TAKE TO THAT OFFICE FOR REVIEW. PLEASE
 RETURNED STAMPED AND WITH A COPY OF THE RECEIPT AS
 APPLICABLE. PLEASE PROVIDE THE MUNICIPAL IMPACT FEE
 QUESTIONNAIRE FORM TO THE PBC IMPACT FEE OFFICE. THE
 FORM CAN BE FOUND AT: HTTP://DISCOVER.PBCGOV.ORG/PZB/AD
 MINISTRATION/PDF/IMPACTFEES/FORMS/QUESTIONNAIRE.PDF
  
 2- PROVIDE DRAINAGE PLAN SHOWING COMPLIANCE WITH THE
 FOLLOWING:
 FBC R 401.3 (DRAINAGE)
 FBC 107.2.5 (SITE PLAN)
 FBC 110.9 (IMPACT OF CONSTRUCTION)
  
 SEC. R401.3 FBC_RESIDENTIAL:
 SURFACE DRAINAGE SHALL BE DIVERTED TO A STORM SEWER
 CONVEYANCE OR OTHER APPROVED POINT OF COLLECTION THAT
 DOES NOT CREATE A HAZARD. LOTS SHALL BE GRADED TO DRAIN
 SURFACE WATER AWAY FROM FOUNDATION WALLS. THE GRADE
 SHALL FALL A MINIMUM OF 6 INCHES (152 MM) WITHIN THE
 FIRST 10 FEET (3048 MM).
 EXCEPTION: WHERE LOT LINES, WALLS, SLOPES OR OTHER
 PHYSICAL BARRIERS PROHIBIT 6 INCHES (152 MM) OF FALL
 WITHIN 10 FEET (3048 MM), DRAINS OR SWALES SHALL BE
 CONSTRUCTED TO ENSURE DRAINAGE AWAY FROM THE STRUCTURE.
 IMPERVIOUS SURFACES WITHIN 10 FEET (3048 MM) OF THE
 BUILDING FOUNDATION SHALL BE SLOPED A MINIMUM OF 2
 PERCENT AWAY FROM THE BUILDING.
  
 107.2.5 SITE PLAN. THE CONSTRUCTION DOCUMENTS SUBMITTED
 WITH THE APPLICATION FOR PERMIT SHALL BE ACCOMPANIED BY
 A SITE PLAN SHOWING TO SCALE THE SIZE AND LOCATION OF
 NEW CONSTRUCTION AND EXISTING STRUCTURES ON THE SITE,
 DISTANCES FROM LOT LINES, THE ESTABLISHED STREET GRADES
 AND THE PROPOSED FINISHED GRADES, DEPICTING THE
 PROPOSED LOT DRAINAGE AND, AS APPLICABLE, FLOOD HAZARD
 AREAS, FLOODWAYS, AND DESIGN FLOOD ELEVATIONS; AND IT
 SHALL BE DRAWN IN ACCORDANCE WITH AN ACCURATE AND
 INCLUDED ON A BOUNDARY LINE SURVEY. IN THE CASE OF
 DEMOLITION, THE SITE PLAN SHALL SHOW CONSTRUCTION TO BE
 DEMOLISHED AND THE LOCATION AND SIZE OF EXISTING
 STRUCTURES AND CONSTRUCTION THAT ARE TO REMAIN ON THE
 SITE OR PLOT. THE BUILDING OFFICIAL IS AUTHORIZED TO
 WAIVE OR MODIFY THE REQUIREMENT FOR A SITE PLAN WHEN
 THE
 APPLICATION FOR PERMIT IS FOR ALTERATION OR REPAIR OR
 WHEN OTHERWISE WARRANTED.
  
 SEC. 110.9 CITY AMENDMENTS: IMPACT OF CONSTRUCTION. ALL
 CONSTRUCTION ACTIVITY REGULATED BY THIS CODE SHALL BE
 PERFORMED IN A MANNER SO AS NOT TO ADVERSELY IMPACT THE
 CONDITION OF ADJACENT PROPERTY, UNLESS SUCH ACTIVITY IS
 PERMITTED TO AFFECT SAID PROPERTY PURSUANT TO A CONSENT
 GRANTED BY THE APPLICABLE PROPERTY OWNER, UNDER TERMS
 OR CONDITIONS AGREEABLE TO THE APPLICABLE PROPERTY
 OWNER. THIS INCLUDES, BUT IS NOT LIMITED TO, THE
 CONTROL OF DUST, NOISE, WATER OR DRAINAGE RUN-OFFS,
 DEBRIS, AND THE STORAGE OF CONSTRUCTION MATERIALS. NEW
 CONSTRUCTION ACTIVITY SHALL NOT ADVERSELY IMPACT LEGAL
 HISTORIC SURFACE WATER DRAINAGE FLOWS SERVING ADJACENT
 PROPERTIES, AND MAY REQUIRE SPECIAL DRAINAGE DESIGN
 COMPLYING WITH ENGINEERING STANDARDS TO PRESERVE THE
 POSITIVE DRAINAGE PATTERNS OF THE AFFECTED SITES.
 ACCORDINGLY, DEVELOPERS, CONTRACTORS AND OWNERS OF ALL
 NEW RESIDENTIAL DEVELOPMENT, INCLUDING ADDITIONS,
 POOLS, PATIOS, DRIVEWAYS, DECKS
 OR SIMILAR ITEMS, ON EXISTING PROPERTIES RESULTING IN A
 SIGNIFICANT DECREASE OF PERMEABLE LAND AREA ON ANY
 PARCEL OR HAS ALTERED THE DRAINAGE FLOW ON THE
 DEVELOPED PROPERTY SHALL, AS A PERMIT CONDITION,
 PROVIDE A PROFESSIONALLY PREPARED DRAINAGE PLAN CLEARLY
 INDICATING COMPLIANCE WITH THIS PARAGRAPH. UPON
 COMPLETION OF THE IMPROVEMENT, A CERTIFICATION FROM A
 LICENSED PROFESSIONAL SHALL BE SUBMITTED TO THE
 INSPECTOR IN ORDER TO RECEIVE APPROVAL OF THE FINAL
 INSPECTION.
  
  
 3- SURVEY : FLOOD ZONE INFORMATION SEEMS TO BE
 INCORRECT. ACCORDING TO FEMA MAPS EFFECTIVE 10/05/17
 THE TWO BUILDINGS IN THIS PROPERTY ARE LOCATED IN FLOOD
 ZONE X500 NOT AE. NONE OF THE BUILDINGS (INCLUDING THE
 PROPOSED ADDITION) ARE TOUCHED BY THE FLOOD BOUNDARY
 LINE BETWEEN FLOOD ZONE AE AND ZONE X500. IN ADDITION,
 THE BASE FLOOD ELEVATION IN FLOOD ZONE AE ADJACENT TO
 THIS PROPERTY IS 6 NOT 8. REVISE AS REQUIRED. CLEARLY
 IDENTIFY FLOOD ZONE AREAS IN SURVEY PROVIDED USING THE
 MAPS EFFECTIVE 10/05/17. SEC. 107.2.1 CITY AMENDMENTS.
  
 4- SHEET S-4:
 A) REVISE DESIGN CRITERIA. THE CURRENT CODE IS 2017 NOT
 2014. CHAPTER 553 F. S.
  
 B)FIRST FLOOR JOIST LAYOUT: PROVIDE
 DETAILS/SPECIFICATIONS SHOWING COMPLIANCE WITH SEC.
 R317 FOR PROTECTION OF WOOD AND WOOD BASED PRODUCTS
 AGAINST DECAY.
  
 C) PROVIDE COMPLETE DETAILS AND SPECIFICATIONS FOR THE
 VENTILATION AND ACCESS AT NEW CRAWL SPACE AS REQUIRED
 BY SEC. R408 FBC-RESIDENTIAL.
  
 D) CLARIFY SPACING OF FLOOR JOISTS. SPACING SHOWN ON
 FIRST FLOOR AND SECOND FLOOR JOIST LAYOUT DOESN'T MATCH
 SPACING SPECIFIED ON WALL SECTIONS. THERE ARE SOME
 DISCREPANCIES. SOME SHOW 16" O.C AND SOME SHOW 1'-0"
 O.C. CLEARLY COORDINATE SPACING SHOWN ON FRAMING PLANS
 WITH SPACING SPECIFIED ON ALL WALL SECTIONS TO AVOID
 CONFLICTS. SEC. R301.1 FBC-RESIDENTIAL.
  
 5- CONCRETE PERIMETER TIE BEAM SHOWN BETWEEN THE NEW 8"
 MASONRY WALL AND EXTERIOR WOOD FRAMED WALL ON ALL WALL
 SECTIONS ON SHEETS S-5 AND S-6 IS NOT CLEAR. PROVIDE
 COMPLETE SPECIFICATIONS FOR THIS BEAM. CLEARLY SPECIFY
 SIZE AND REINFORCEMENT AND PROVIDE SPECIFICATIONS
 SHOWING THE LOAD PATH FROM THE FRAMED WALL TO THE
 FOOTING. THIS BEAM IS NOT CONNECTED TO THE FOUNDATION
 MASONRY WALL. SEC. R601.2 FBC-RESIDENTIAL
  
 6- A) REVISE ROOF SHEATHING NAIL TYPE SPECIFIED ON ALL
 THE WALL SECTIONS. SPECIFY RING SHANK NAILS AS REQUIRED
 BY . SEC. R803.2.3.1 FBC-RESIDENTIAL.
  
 B) PROVIDE COMPLETE DETAILS AND SPECIFICATIONS FOR WALL
 SHEATHING, INCLUDING PLYWOOD THICKNESS AND NAIL TYPE
 AND SPACING SHOWING COMPLIANCE WITH SEC. R602.3
 FBC-RESIDENTIAL.
  
 7- NEED TO SPECIFY MIN. 7/8" STUCCO THICKNESS FOR
 EXTERIOR APPLICATIONS AS REQUIRED BY SEC. R702.2.2 AND
 TABLE R702.1(1) FBC-RESIDENTIAL.
  
 8- NEED TO SPECIFY TWO WATER RESISTIVE BARRIERS WHEN
 STUCCO IS APPLIED TO WOOD AS REQUIRED BY SEC. R703.7.3
 FBC-RESIDENTIAL.
  
 9- SPECIFY ON ALL WALL SECTIONS THE MIN. 6" CLEARANCE
 FOR TERMITE INSPECTION BETWEEN THE EXTERIOR WALL
 COVERING AND FINAL EARTH GRADE AS REQUIRED BY SEC.
 R318.7 FBC-RESIDENTIAL.
  
 10- PROVIDE COMPLETE DETAILS AND SPECIFICATIONS FOR THE
 CONSTRUCTION OF THE 5'-6" HIGH WOOD LOUVER PRIVACY
 SCREEN SHOWN ON THE SECOND FLOOR TERRACE. SPECIFY ALL
 FRAMING MEMBERS AND CONNECTORS. SEC. R301.1
 FBC-RESIDENTIAL.
  
 11- SHEET S-1 WAS NOT SIGNED AND SEALED BY THE ENGINEER
 OF RECORD. ENGINEER NEEDS TO SIGN AND SEAL SHEET S-1 S
 REQUIRED BY CHAPTER 471 F.S. WHEN SUBMITTING DOCUMENTS
 FOR PUBLIC RECORDS.
  
 12- SECTION "E" AND "F" ON SHEET S-6:
 A) HOW ARE THE TERRACE FLOOR JOIST SUPPORTED ON THE
 WALL BY THE NEW FAMILY ROOM AREA. SEC. R301.1
 FBC-RESIDENTIAL.
  
 B) SECTION "F" SHOWS A 2X6 BEARING WALL. THERE IS NOT
 WALL IN THIS AREA. CLEARLY SPECIFY BEAMS AND COLUMNS.
 CLARIFY WHY SPECIFYING "(3) 1.75" W. X 9.25" DP. LVL
 BETWEEN FLOOR RAFTERS". THERE IS A PORCH BELOW. SECOND
 FLOOR FRAMING PLAN ON SHEET S-7 IS NOT CLEAR IN THIS
 AREA. IT DOESN'T SPECIFY THE SUPPORTING BEAMS AND
 COLUMNS. ALSO, HOW ARE THE TERRACE FLOOR JOIST
 SUPPORTED ON THE BEAM IN THIS AREA. ALSO, SPECIFY
 CONNECTORS AT THE ENDS OF THE PORCH BEAMS. SEC. 107.2.1
 CITY AMENDMENTS.
  
 C) GUARDRAIL SHOWN ON SECTION "F": CLARIFY WHY 9'-0"
 HIGH? ALSO, SEC. R312.1.3 FBC-RESIDENTIAL REQUIRES
 OPENINGS NOT TO ALLOW A 4" SPHERE TO PASS THRU.
 THEREFORE, THE OPENINGS NEEDS TO BE SMALLER THAN 4".
 REVISE AS REQUIRED.
  
 D)PROVIDE COMPLETE DETAILS AND SPECIFICATIONS FOR THE
 CONSTRUCTION OF THE SECOND FLOOR TERRACE. CLEARLY
 SPECIFY FINISH FLOORING, WATERPROOFING AND CEILING
 MATERIALS. WHAT MATERIAL IS 5/8" THK SHEATHING?. SEC.
 107.2.1 CITY AMENDMENTS.
  
 13- WHERE IS WALL DETAIL "G" THAT IS KEYED ON THE
 FRAMING PLANS BY THE NEW PORCH/TERRACE AREA. SEC.
 107.2.1 CITY AMENDMENTS.
  
 14- ROOF FRAMING PLAN ON SHEET S-7: CLEARLY SPECIFY ALL
 CONNECTORS AT THE END OF ALL CONVENTIONAL FRAMED ROOF
 MEMBERS. ROOF JOIST TO RIDGE BEAM, HIP RAFTER, WALL.
 ETC. SEC. R301.1 FBC-RESIDENTIAL.
 15- PROVIDE PRODUCT APPROVAL AS REQUIRED BY FAC
 61G20-3.001 FOR:
 (NOTE: THIS MAY BE SUBMITTED LATER AS A DEFERRED
 SUBMITTAL)
  
 A) WATER PROOFING AT TERRACE. PROVIDE PRODUCT APPROVAL
 THAT IS DESIGNED TO RECEIVE MATERIAL SPECIFIED BY THE
 DESIGNER OF RECORD. NOTE: COORDINATE WITH ITEM #12(D)
 ABOVE.
 AND, CLEARLY MARK WHICH APPROVED ASSEMBLY IS GOING TO
 BE INSTALLED TO VERIFY COMPLIANCE WITH THE DESIGN
 PRESSURES OF SEC. R301.1 FBC-RESIDENTIAL. NOTE: IF THE
 SELECTED ASSEMBLY DOESN'T MEET THE DESIGN PRESSURES FOR
 ALL ROOF ZONES, THEN SIGNED AND SEALED RAS 117
 CALCULATIONS ARE REQUIRED.
  
 B) FLAT ROOF FLORIDA PRODUCT APPROVAL FL477-R8
 SUBMITTED: SELECTED ASSEMBLY W-20 ON PAGE 7 OF 23
 DOESN'T MEET THE DESIGN PRESSURES FOR ALL ROOF ZONES.
 PROVIDE SINGED AND SEALED RAS 117 CALCULATIONS AS
 REQUIRED BY NOTE #9 ON PAGE 2 OF 23 OF PRODUCT APPROVAL
 SUBMITTED. SEC. R301.1 FBC-RESIDENTIAL.
  
 C)WINDOW MULLIONS NOA 17-0630.01 SUBMITTED. CLEARLY
 SPECIFY MULLION SIZE TO BE USED TO VERIFY COMPLIANCE
 WITH THE CALCULATED DESIGN PRESSURES.
  
 D)ALL SIMPSON STRUCTURAL CONNECTORS SPECIFIED ON PLANS
 AND DETAILS. NOTE: PROVIDE ONLY THE FLORIDA PRODUCT
 APPROVAL COVER PAGE AND PAGE SHOWING THE SPECIFIED
 CONNECTOR OR DESIGN PROFESSIONAL TO LIST THE FLORIDA
 PRODUCT APPROVAL NUMBER NEXT TO EACH SPECIFIED
 CONNECTOR.
  
 E) CLARIFY WHY SUBMITTING FLORIDA PRODUCT APPROVAL
 FL20656-R1 FOR SLIDING GLASS DOORS?. PLANS DON'T
 SPECIFY ANY SLIDING GLASS DOORS. SEC. 107.2.1 CITY
 AMENDMENTS.
  
 F) ROOFING UNDERLAYMENT FL11602-R5: THE CLAY IS GOING
 TO BE INSTALLED WITH FOAM-ON TILE ADHESIVE. THE MAXIMUM
 DESIGN PRESSURES SHOWN ON SEC. 5.6.3 OF PRODUCT
 APPROVAL SUBMITTED DON'T MEET THE DESIGN PRESSURES FOR
 ALL ROOF ZONES. PROVIDE COMPLETE INFORMATION FROM
 FRSA/TRI SHOWING HOW THE CLAY TILES ARE GOING TO BE
 INSTALLED TO RESIST THE CALCULATED DESIGN PRESSURES.
 NOTE: ACCORDING TO ENGINEER OF RECORD THIS BUILDING IS
 LOCATED IN EXPOSURE D.
  
 G) PROVIDE PRODUCT APPROVAL FOR INSWING ENTRY DOORS AS
 SHOWN ON PLANS.
  
 16- ENGINEER OF RECORD TO REVIEW AND APPROVE IN WRITING
 (NOT SIGNING AND SEALING) ALL PRODUCT APPROVALS AS
 REQUIRED BY SEC. 107.3.4.1 CITY AMENDMENTS.
  
 17- PROVIDE COMPLETE DETAILS AND SPECIFICATIONS FOR THE
 FRAMING OF THE TWO WINDOWS ON BEDROOM #1 THAT ARE GOING
 TO BE SHIFTED AS SPECIFIED ON SHEET A2. NOTE: CLEARLY
 SPECIFY IF WINDOWS ARE GOING TO BE MULLED TOGETHER WITH
 A MULLION OR IF THERE IS IS GOING TO BE A WOOD FRAMED
 COLUMN IN BETWEEN. SPECIFY ALL FRAMING MEMBERS AND
 CONNECTORS. SEC. R301.1 FBC-RESIDENTIAL.
  
 18- SHEET S-2: SPECIFY THE DESIGN PRESSURES FOR WINDOWS
 LOCATED IN THE BAY AREA BY THE NEW MASTER BATHROOM.
 SEC. R301.1 FBC-RESIDENTIAL.
  
 19- SHOW ON PLANS CARBON MONOXIDE ALARMS BY ALL THE
 BEDROOMS AS REQUIRED BY SEC. R315.1 FBC-RESIDENTIAL.
  
 20- SHEET S-8:
 A) SEC. R312.1.3 FBC-RESIDENTIAL REQUIRES OPENINGS NOT
 TO ALLOW A 4" SPHERE TO PASS THRU. THEREFORE, THE
 OPENINGS NEEDS TO BE SMALLER THAN 4". REVISE SECTION
 "H" AND "J" AS REQUIRED.
  
 B) SIZE OF STAIR RISERS IS NOT CLEAR. FLOOR PLANS CALL
 FOR 7-1/2" RISERS WHILE SECTIONS "H" AND "J" CALL FOR
 7-1/8". REVISE AS REQUIRED. SEC. 107.2.1 CITY
 AMENDMENTS.
  
 21- WALL LEGEND SHOWN ON SHEET S-1 AND S-2 DOESN'T
 MATCH HATCHING SHOWN ON PLANS. REVISE AS REQUIRED TO
 MATCHSEC. 107.2.1 CITY AMENDMENTS.
  
 22- THE PROJECT INFORMATION SHOWN ON THE SOIL TEST
 REPORT DOESN'T MATCH PLANS. THIS IS A TWO STORY
 ADDITION NOT ONE STORY. REVISE AS REQUIRED. SEE PLANS
 AND REVISE AS REQUIRED. SEC. 107.2.1 CITY AMENDMENTS.
  
 23-THIS HOUSE IS A CONTRIBUTING HISTORIC HOUSE. ENERGY
 CALCULATIONS ARE NOT REQUIRED. BUT IF YOU WANT THEM TO
 BE PART OF THE CONSTRUCTION DRAWINGS, THEN REVISE THEM
 AS FOLLOWS:
 REVISE ENERGY CALCULATIONS. SEC. R101.5.1.1.2
 FBC-ENERGY CONSERVATION. COORDINATE WITH ARCHITECTURAL
 PLANS TO AVOID CONFLICTS/DELAYS:
 A) PROVIDE COMPLETE INFORMATION ON TOP OF FORM,
 INCLUDING PERMIT OFFICE AND JURISDICTION.
 B) PROVIDE THE NAME OF THE PERSON DOING THE
 CALCULATIONS AS REQUIRED BY SEC. R405.4.2.1 FBC-ENERGY
 CONSERVATION.
 C) THE ENERGY FORM R405-2017 IS REQUIRED TO BE
 CERTIFIED AT THE BOTTOM BY THE OWNER OR OWNER?S LEGALLY
 DESIGNATED AGENT AS REQUIRED BY SEC. R103.1.1.2
 FBC-ENERGY CONSERVATION, 6TH EDITION (2017).
 D) REVISE THE ATTIC VENT RATIO ON PAGE 2 OF 5. THE
 RATIO IS 1/150 NOT 1/300. SEC. R806.2 FBC-RESIDENTIAL.
 OR, PROVIDE COMPLETE DOCUMENTATION SHOWING COMPLIANCE
 WITH THE 1/300 RATIO AS REQUIRED BY THE EXCEPTION ON
 SEC. R806.2.
 E) REVISE DOOR INFORMATION PAGE 3 OF 5. THERE ARE NOT
 INSULATED DOORS. SEE PLANS AND PRODUCT APPROVAL AND
 REVISE AS REQUIRED.
 NOTE: GLAZING IN DOORS NEEDS TO BE INCLUDED IN THE
 WINDOW GLAZING AREA. SEE SEC. R405.5.3 FBC-ENERGY
 CONSERVATION.
 F) REVISE WINDOWS OVERHANG DEPTH AND SEPARATION TO
 MATCH PLANS.
  
 NOTE:
 LABEL FOR WINDOWS AND DOORS SHOWING THE U-FACTOR AND
 SHGC FACTOR IS REQUIRED WHEN THE ENERGY CALCULATIONS
 ARE NOT USING THE DEFAULT FACTOR.
  
  
 ****PLEASE PROVIDE RESPONSE LETTER ADDRESSING EACH
 COMMENT TO HELP EXPEDITE THE REVIEW PROCESS.
 ****PLEASE INSERT ANY REVISED DRAWING AND REMOVE OLD
 DRAWING. SUBMIT OLD DRAWINGS FOR REFERENCE OF ALREADY
 REVIEWED DRAWINGS. DO NOT STAPLE OLD DRAWINGS TO PLANS.
  
  
  
 IF YOU HAVE ANY QUESTIONS, PLEASE CONTACT
 JULIO GOMEZ
 COMMERCIAL COMBINATION PLANS EXAMINER
 DEVELOPMENT SERVICES DEPARTMENT
 BUILDING DIVISION
 (561)805-6712
 [email protected]
  


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