| Date |
Text |
| 2018-12-17 17:00:04 | RESIDENTIAL (R3) ADDITION BUILDING REVIEW COMMENTS |
| | CODE: FBC 6TH EDITION (2017) AND CITY AMENDMENTS. |
| | |
| | 1- DRAINAGE |
| | PROVIDE DRAINAGE PLAN SHOWING COMPLIANCE WITH THE |
| | FOLLOWING (NOTE: COORDINATE WITH FLOOD ZONE |
| | REQUIREMENTS ON ITEM #3 BELOW): |
| | 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. |
| | |
| | 2- 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 |
| | |
| | 3- FLOOD ZONE: NOTE: THE EXISTING HOUSE IS A |
| | CONTRIBUTING HISTORIC BUILDING. THEREFORE, THE ADDITION |
| | ATTACHED TO THE MAIN HOUSE IS EXEMPTED FROM THE FLOOD |
| | REQUIREMENTS. THE NEW DETACHED GARAGE IS NON-HISTORIC |
| | CONTRIBUTING. THIS STRUCTURE NEEDS TO COMPLY WITH THE |
| | FLOOD ZONE REQUIREMENTS. SEC. 18-284 CITY ORDINANCE NO. |
| | 4729-17. |
| | |
| | A) ACCORDING TO THE FLOOD INSURANCE RATE MAP WHICH WAS |
| | ADOPTED ON OCTOBER 5, 2017 AND IS APPLICABLE TO THIS |
| | PROJECT, THE STRUCTURE IS LOCATED IN AN AE FLOOD ZONE |
| | WHICH IS A SPECIAL FLOOD HAZARD AREA. THE BASE FLOOD |
| | ELEVATION FOR THE PROPERTY IS 6' NAVD 88. THE CITY OF |
| | WEST PALM BEACH HAS ADOPTED A FLOOD ORDINANCE THAT |
| | REQUIRES A TWO (2) FOOT FREE BOARD. THIS MEANS THAT THE |
| | LOWEST FLOOR AND ALL EQUIPMENT SERVICING THE RESIDENCE |
| | IS REQUIRED TO BE AT OR ABOVE 8' NAVD 88. THE GARAGE |
| | AND STORAGE CAN BE BELOW BFE, IF FLOOD VENTS ARE |
| | INSTALLED AND NO MATERIALS OR EQUIPMENT THAT CAN BE |
| | DAMAGED BY FLOOD WATERS ARE BELOW BFE. SHOW COMPLIANCE |
| | WITH THESE REQUIREMENTS ON THE PLANS. SPECIFY ALL |
| | ELEVATIONS IN NAVD 88. |
| | |
| | B) PROPERTY IS LOCATED IN FLOOD ZONE AE WITH BASED |
| | FLOOR ELEVATION 6. ELEVATION CERTIFICATES ARE REQUIRED |
| | BASED ON CONSTRUCTION DRAWINGS, BUILDING UNDER |
| | CONSTRUCTION AND FINISHED CONSTRUCTION. PROVIDE THE |
| | CONSTRUCTION DRAWINGS ELEVATION CERTIFICATE. SEC. |
| | 18-284 CITY ORDINANCE NO. 4729-17. |
| | |
| | 4- NEW MASTER BEDROOM WIDOWS ON THE SECOND FLOOR DON'T |
| | SEEM TO COMPLY WITH THE EGRESS REQUIREMENTS OF SEC. |
| | R310.2.1 FBC-RESIDENTIAL. NEED 5.7 S.F. MIN. CLEAR |
| | OPENING. PROVIDE MANUFACTURER'S CUT SHEETS SHOWING THAT |
| | THE PROPOSED SINGLE HUNG WINDOWS PROVIDE THE REQUIRED |
| | CLEAR OPENING AREA. |
| | |
| | 5- BASED ON THE PROPOSED ELEVATIONS PROVIDED IT LOOKS |
| | LIKE THE BOTTOM OF THE WINDOW SILL IN NEW MASTER |
| | BEDROOM WINDOWS IS LESS THAN 24 INCHES ABOVE FINISHED |
| | FLOOR. NEED TO PROVIDE COMPLIANCE WITH THE WINDOW FALL |
| | PROTECTION AS REQUIRED BY SEC. R312.2 FBC-RESIDENTIAL. |
| | |
| | 6- SPECIFY CARBON MONOXIDE ALARMS WITHIN ALL BEDROOMS |
| | AS REQUIRED BY SEC. R315.1 FBC-RESIDENTIAL. |
| | |
| | 7- SHEET S-1: |
| | A) CLARIFY FOOTING PF-48 SPECIFIED IN THE FOOTING |
| | SCHEDULE. HOW ARE "4-#5'S CONT." REINFORCEMENT BARS |
| | INSTALLED IN THE FOOTING. PROVIDE DETAIL. SEC. 107.2.1 |
| | CITY AMENDMENTS. |
| | |
| | B) LOW ROOF & 2ND FLOOR FRAMING PLAN SPECIFIES "SEE |
| | BUCKET DETAIL B". WHERE IS THIS DETAIL. AND, PROVIDE |
| | ALSO A BASE PLATE DETAIL B FOR SINGLE COLUMN AS SHOWN |
| | ON PLANS. SEC. 107.2.1 CITY AMENDMENTS. |
| | |
| | 8- SHEET S-2: |
| | A) NEED TO SPECIFY THE 7/8" MIN. STUCCO THICKNESS AS |
| | REQUIRED BY TABLE R702.1(1). FBC-RESIDENTIAL. |
| | |
| | B) NEED TO SPECIFY 2 LAYERS OF WATER RESISTIVE BARRIERS |
| | AS REQUIRED BY SEC. R703.7.3 FBC-RESIDENTIAL. |
| | |
| | C) BASE PLATE DETAIL NEEDS TO SPECIFY THE PLATE |
| | THICKNESS AND NEED TO SPECIFY BOLT SIZE AND HOW MUCH |
| | EMBEDMENT IS REQUIRED. |
| | SEC. R301.1 FBC-RESIDENTIAL. |
| | NOTE: SINGLE POST DETAIL IS NOT SIMILAR. SHAPE AND SIZE |
| | OF PLATE IS DIFFERENT. PROVIDE DETAIL FOR SINGLE POST. |
| | SEE COMMENT 7(B) ABOVE. |
| | |
| | D) GABLE END DETAIL: SPECIFY HOW IS THE WALL SECTION |
| | FASTENED TO THE ROOF OUT-LOOKERS. SEC. R301.1 |
| | FBC-RESIDENTIAL. |
| | |
| | 9- PROVIDE COMPLETE DETAILS AND SPECIFICATIONS FOR |
| | FURRING AND WRAPPING OF PROPOSED ALUMINUM COLUMNS. |
| | SPECIFY ALL FRAMING MEMBERS AND CONNECTORS. SEC. R301.1 |
| | FBC-RESIDENTIAL. |
| | |
| | 10-ROOF NEEDS CROSS VENTILATION AS REQUIRED BY SEC. |
| | R806.1 FBC-RESIDENTIAL. |
| | NOTE: THIS COMMENT APPLIES TO MAIN HOUSE ADDITION AND |
| | NEW DETACHED GARAGE. |
| | |
| | 11- DESIGNER OF RECORD TO SPECIFY ROOF TILE FASTENING |
| | AS REQUIRED BY SEC. 107.2.1.2 CITY AMENDMENTS. IF |
| | SPECIFYING SCREWS, THEN SPECIFY SIZE AND NUMBER OF |
| | SCREWS. IF SPECIFYING ROOF TILE ADHESIVE, THEN SPECIFY |
| | PADDY SIZE AND PRODUCT APPROVAL IS REQUIRED. |
| | NOTE: KEEP IN MIND THE TILE ATTACHMENT RESISTANCE |
| | REQUIRED BASED ON BUILDING EXPOSURE D. |
| | |
| | 12- SHEET G-1: |
| | A) REVISE GARAGE ATTIC LIVE LOAD SPECIFICATIONS TO SHOW |
| | COMPLIANCE WITH THE STORAGE REQUIREMENT OF TABLE R301.5 |
| | FBC-RESIDENTIAL. |
| | |
| | B) ROOF REQUIRES GUTTERS WITH DOWNSPOUTS AS REQUIRED BY |
| | SEC. R318.5 FBC-RESIDENTIAL. |
| | |
| | C) NEED TO SPECIFY THE 7/8" MIN. STUCCO THICKNESS AS |
| | REQUIRED BY TABLE R702.1(1). FBC-RESIDENTIAL. |
| | |
| | D) NEED TO SPECIFY 2 LAYERS OF WATER RESISTIVE BARRIERS |
| | AS REQUIRED BY SEC. R703.7.3 FBC-RESIDENTIAL. |
| | |
| | E) SPECIFY THE 6" CLEARANCE FOR TERMITE INSPECTION AS |
| | REQUIRED BY SEC. R318.7 INSPECTION FOR TERMITES. |
| | NOTE: REVISE TYPICAL WALL SECTION. THE 6" CLEARANCE IS |
| | BOT PROVIDED THE WAY IT IS SHOWN. STUCCO CAN NOT BE |
| | LOCATED BELOW THE 6" CLEARANCE. |
| | |
| | F) GABLE END DETAIL: SPECIFY HOW IS THE WALL SECTION |
| | FASTENED TO THE ROOF OUT-LOOKERS. SEC. R301.1 |
| | FBC-RESIDENTIAL. |
| | |
| | 13- PROVIDE COMPLETE OVERHEAD GARAGE DOOR FRAMING |
| | DETAIL. SPECIFY ALL FRAMING MEMBERS AND CONNECTORS. |
| | SEC. R301.1 FBC-RESIDENTIAL. |
| | |
| | 14- ADDITION TO THE EXISTING HOUSE IS EXEMPT FROM THE |
| | ENERGY CODE BECAUSE IT'S A CONTRIBUTING HISTORIC |
| | BUILDING. ENERGY CALCULATIONS ARE NOT REQUIRED. IF |
| | DESIGNER OF RECORD WANTS TO SUBMIT ENERGY CALCULATIONS, |
| | THEN REVISE THE FOLLOWING: NEED A/C AREA, PLANS DON'T |
| | SHOW ANY INSULATION IN RAISED AREA, WILL NEED LABEL FOR |
| | U-FACTOR AND SHGC FACTOR SPECIFIED ON ITEM #6. |
| | SEC. R101.4.2.3 FBC-ENERGY CONSERVATION. |
| | |
| | |
| | 15- PROVIDE PRODUCT APPROVAL (2 COPIES) AS REQUIRED BY |
| | FAC 61G20-3.001 FOR: |
| | (NOTE: THIS MAY BE SUBMITTED LATER AS A DEFERRED |
| | SUBMITTAL) |
| | |
| | A) WINDOW MULLIONS AS SHOWN ON PLANS. REQUIRED: CLEARLY |
| | SPECIFY MULLION SIZE TO BE USED TO VERIFY COMPLIANCE |
| | WITH THE CALCULATED DESIGN PRESSURES. |
| | |
| | B)ROOF TILE ADHESIVE IF SPECIFIED BY THE DESIGNER OF |
| | RECORD. |
| | |
| | C)CLARIFY WHY SUBMITTING NOA 17-0614.11 FOR FIXED |
| | WINDOWS. PLANS DON'T SHOW ANY FIXED WINDOWS. SEC. |
| | 107.2.1 CITY AMENDMENTS. |
| | |
| | D) ALL SIMPSON AND USP STRUCTURAL CONNECTORS SPECIFIED |
| | ON PLANS AND DETAILS. PROVIDE ONLY THE FLORIDA PRODUCT |
| | APPROVAL COVER PAGE AND PAGE SHOWING THE SPECIFIED |
| | CONNECTOR OR DESIGNER OF RECORD TO LIST THE FLORIDA |
| | PRODUCT APPROVAL NEXT TO THE SPECIFIED CONNECTOR. |
| | |
| | 16- DESIGNER 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- SOIL TEST REPORT NEEDS TO HAVE ENGINEER'S ORIGINAL |
| | SEAL AND SIGNATURE AS REQUIRED BY CHAPTER 471 F.S. WHEN |
| | SUBMITTING DOCUMENTS FOR PUBLIC RECORDS. THIS IS NOT A |
| | DIGITAL SUBMITTAL. |
| | |
| | |
| | |
| | PLEASE NOTE THAT SUBMITTAL OF ADDITIONAL AND/OR REVISED |
| | MATERIALS MAY RESULT IN NEW PLAN REVIEW COMMENTS. |
| | WHEN RESUBMITTING, IT IS HELPFUL TO PROVIDE A RESPONSE |
| | LETTER ADDRESSING EACH ITEM ALONG WITH THE CITY |
| | RE-SUBMITTAL FORM. PLEASE, ADDITIONALLY, INSERT |
| | CORRECTED PAGES INTO TO SUBMITTAL AND REMOVE/VOID THE |
| | PREVIOUSLY REVIEWED SHEETS. |
| | PLEASE DON'T STAPLE OLD DRAWINGS/DOCUMENTS . SUBMIT OLD |
| | DRAWINGS/DOCUMENTS FOR REFERENCE. |
| | |
| | |
| | IF YOU HAVE ANY QUESTIONS, PLEASE CONTACT |
| | JULIO GOMEZ |
| | COMMERCIAL COMBINATION PLANS EXAMINER |
| | DEVELOPMENT SERVICES DEPARTMENT |
| | BUILDING DIVISION |
| | (561)805-6712 |
| | [email protected] |
| | |
