| Date |
Text |
| 2015-10-22 10:12:50 | PLAN |
| | REVIEW COMMENTS |
| | |
| | 1ST 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 PLANS WILL NEED TO BE DIVIDED INTO TWO SEPARATE |
| | SUBMITTAL PACKAGES SUCH THAT ALL OF THE DRAWINGS AND |
| | CONSTRUCTION DOCUMENTS FOR THE 6 TOWNHOUSE UNIT A |
| | BUILDING ARE IN ONE AND THE DRAWINGS AND CONSTRUCTION |
| | DOCUMENTS FOR THE 8 TOWNHOUSE UNIT B BUILDING ARE IN |
| | THE OTHER. THIS WILL PROVIDE CLARIFICATION FOR RECORD |
| | MANAGEMENT AND HELP TO AVOID CONFUSION AND DELAYS IN |
| | THE FIELD DUE TO FAILED INSPECTIONS. FBC 107.2.1.4 |
| | |
| | 2) THE SURVEY SPECIFIES THE PROPERTY AS BEING IN FLOOD |
| | ZONE B WHEN IT IS ACTUALLY IN FLOOD ZONE C. IF NOT |
| | CORRECTED, THIS MAY RESULT IN THE HOMEOWNERS PAYING |
| | MORE FOR FLOOD INSURANCE. |
| | |
| | 3) THE FLOOR PLANS AND ELEVATIONS SHOW THE ADJACENT |
| | INTERIOR UNITS WITH WINDOWS ON THE ZERO LOT LINE, WHICH |
| | IS NOT ALLOWED. FBC-R302.1 |
| | |
| | 4) THE NOTE STATING THAT THE WINDOWS IN THE SIDE WALL |
| | ARE ONLY ON THE END UNITS IS MISSING FROM SHEET A-1.7 |
| | |
| | 5) PROVIDE A DETAIL FOR THE 2 HOUR FIRE RATED COMMON |
| | WALL BETWEEN DWELLING UNITS AND DETACHED GARAGES THAT |
| | SHOWS COMPLIANCE WITH FBC-R302.2 TOWNHOUSES. |
| | EACH TOWNHOUSE SHALL BE CONSIDERED A SEPARATE BUILDING |
| | AND SHALL BE SEPARATED BY FIRE-RESISTANCE-RATED WALL |
| | ASSEMBLIES MEETING THE REQUIREMENTS OF SECTION R302.1 |
| | FOR EXTERIOR WALLS. EXCEPTION: A COMMON 2-HOUR |
| | FIRE-RESISTANCE-RATED WALL ASSEMBLY TESTED IN |
| | ACCORDANCE WITH ASTM E 119 OR UL 263 IS PERMITTED FOR |
| | TOWNHOUSES IF SUCH WALLS DO NOT CONTAIN PLUMBING OR |
| | MECHANICAL EQUIPMENT, DUCTS OR VENTS IN THE CAVITY OF |
| | THE COMMON WALL, UNLESS SUCH MATERIALS AND METHODS OF |
| | PENETRATION COMPLY WITH SECTION R302.4. THE WALL SHALL |
| | BE RATED FOR FIRE EXPOSURE FROM BOTH SIDES AND SHALL |
| | EXTEND TO AND BE TIGHT AGAINST EXTERIOR WALLS AND THE |
| | UNDERSIDE OF THE ROOF SHEATHING. ELECTRICAL |
| | INSTALLATIONS SHALL BE INSTALLED IN ACCORDANCE WITH |
| | CHAPTER 34. PENETRATIONS OF ELECTRICAL OUTLET BOXES |
| | SHALL BE IN ACCORDANCE WITH SECTION R302.4. |
| | |
| | 6) SHOW COMPLIANCE WITH R302.2.4 STRUCTURAL |
| | INDEPENDENCE. EACH INDIVIDUAL TOWNHOUSE SHALL BE |
| | STRUCTURALLY INDEPENDENT. |
| | |
| | 7) SHOW COMPLIANCE WITH FBC-R302.2.2 PARAPETS. |
| | PARAPETS CONSTRUCTED IN ACCORDANCE WITH SECTION |
| | R302.2.3 SHALL BE CONSTRUCTED FOR TOWNHOUSES AS AN |
| | EXTENSION OF EXTERIOR WALLS OR COMMON WALLS IN |
| | ACCORDANCE WITH THE FOLLOWING: |
| | 1. WHERE ROOF SURFACES ADJACENT TO THE WALL OR WALLS |
| | ARE AT THE SAME ELEVATION, THE PARAPET SHALL EXTEND NOT |
| | LESS THAN 30 INCHES ABOVE THE ROOF SURFACES. |
| | 2. WHERE ROOF SURFACES ADJACENT TO THE WALL OR WALLS |
| | ARE AT DIFFERENT ELEVATIONS AND THE HIGHER ROOF IS NOT |
| | MORE THAN 30 INCHES ABOVE THE LOWER ROOF, THE PARAPET |
| | SHALL EXTEND NOT LESS THAN 30 INCHES ABOVE THE LOWER |
| | ROOF SURFACE. |
| | EXCEPTION: A PARAPET IS NOT REQUIRED IN THE TWO CASES |
| | ABOVE WHEN THE ROOF IS COVERED WITH A MINIMUM CLASS C |
| | ROOF COVERING, AND THE ROOF DECKING OR SHEATHING IS OF |
| | NONCOMBUSTIBLE MATERIALS OR APPROVED |
| | FIRE-RETARDANT-TREATED WOOD FOR A DISTANCE OF 4 FEET ON |
| | EACH SIDE OF THE WALL OR WALLS, OR ONE LAYER OF |
| | 5/8-INCH TYPE X GYPSUM BOARD IS INSTALLED DIRECTLY |
| | BENEATH THE ROOF DECKING OR SHEATHING, SUPPORTED BY A |
| | MINIMUM OF NOMINAL 2-INCH LEDGERS ATTACHED TO THE SIDES |
| | OF THE ROOF FRAMING MEMBERS, FOR A MINIMUM DISTANCE OF |
| | 4 FEET ON EACH SIDE OF THE WALL OR WALLS AND THERE ARE |
| | NO OPENINGS OR PENETRATIONS IN THE ROOF WITHIN 4 FEET |
| | OF THE COMMON WALLS. |
| | 3. A PARAPET IS NOT REQUIRED WHERE ROOF SURFACES |
| | ADJACENT TO THE WALL OR WALLS ARE AT DIFFERENT |
| | ELEVATIONS AND THE HIGHER ROOF IS MORE THAN 30 INCHES |
| | ABOVE THE LOWER ROOF. THE COMMON WALL CONSTRUCTION FROM |
| | THE LOWER ROOF TO THE UNDERSIDE OF THE HIGHER ROOF DECK |
| | SHALL HAVE NOT LESS THAN A 1-HOUR FIRE-RESISTANCE |
| | RATING. THE WALL SHALL BE RATED FOR EXPOSURE FROM BOTH |
| | SIDES. |
| | |
| | 8) SHOW COMPLIANCE WITH FBC-R302.2.3 PARAPET |
| | CONSTRUCTION. |
| | PARAPETS SHALL HAVE THE SAME FIRE-RESISTANCE RATING AS |
| | THAT REQUIRED FOR THE SUPPORTING WALL OR WALLS. ON ANY |
| | SIDE ADJACENT TO A ROOF SURFACE, THE PARAPET SHALL HAVE |
| | NONCOMBUSTIBLE FACES FOR THE UPPERMOST 18 INCHES, TO |
| | INCLUDE COUNTERFLASHING AND COPING MATERIALS. WHERE THE |
| | ROOF SLOPES TOWARD A PARAPET AT SLOPES GREATER THAN 2 |
| | UNITS VERTICAL IN 12 UNITS HORIZONTAL, THE PARAPET |
| | SHALL EXTEND TO THE SAME HEIGHT AS ANY PORTION OF THE |
| | ROOF WITHIN A DISTANCE OF 3 FEET, BUT IN NO CASE SHALL |
| | THE HEIGHT BE LESS THAN 30 INCHES. |
| | |
| | 9) THERE IS A NOTE ON THE ROOF FRAMING PLANS FOR |
| | BUILDING A THAT STATES SEE DETAIL 10/S5 FOR PLYWOOD |
| | NAILING PATTERN. THERE IS NO DETAIL 10 ON SHEET S5. FBC |
| | 107.2.1 |
| | |
| | 10) THERE IS A NOTE ON THE ROOF FRAMING PLANS FOR |
| | BUILDING B THAT STATES SEE DETAIL 1/S12 FOR PLYWOOD |
| | NAILING PATTERN. DETAIL 1 ON SHEET S12 DOES NOT PROVIDE |
| | THE PLYWOOD NAILING PATTERN. THE NAILING FOR THE ROOF |
| | SHEATHING IS SPECIFIED ON DETAIL 4 ON S15. FBC 107.2.1 |
| | |
| | 11) SHOW COMPLIANCE WITH FBC-R302.5.1 OPENING |
| | PROTECTION. OPENINGS BETWEEN THE GARAGE AND RESIDENCE |
| | SHALL BE EQUIPPED WITH SOLID WOOD DOORS NOT LESS THAN |
| | 1-3/8 INCHES IN THICKNESS, SOLID OR HONEYCOMB-CORE |
| | STEEL DOORS NOT LESS THAN 1-3/8 INCHES THICK, OR |
| | 20-MINUTE FIRE-RATED DOORS, EQUIPPED WITH A |
| | SELF-CLOSING DEVICE. |
| | |
| | 12) SHOW COMPLIANCE WITH FBC-R302.6 DWELLING/GARAGE |
| | FIRE SEPARATION. THE GARAGE SHALL BE SEPARATED AS |
| | REQUIRED BY TABLE R302.6. OPENINGS IN GARAGE WALLS |
| | SHALL COMPLY WITH SECTION R302.5. THIS PROVISION DOES |
| | NOT APPLY TO GARAGE WALLS THAT ARE PERPENDICULAR TO THE |
| | ADJACENT DWELLING UNIT WALL. |
| | |
| | 13) SHOW COMPLIANCE WITH FBC-R311.7.8.1 HANDRAIL |
| | HEIGHT, MEASURED VERTICALLY FROM THE SLOPED PLANE |
| | ADJOINING THE TREAD NOSING, OR FINISH SURFACE OF RAMP |
| | SLOPE, SHALL BE NOT LESS THAN 34 INCHES (864 MM) AND |
| | NOT MORE THAN 38 INCHES (965 MM). |
| | |
| | 14) SHOW COMPLIANCE WITH FBC-R806.1 VENTILATION |
| | REQUIRED. ENCLOSED ATTICS AND ENCLOSED RAFTER SPACES |
| | FORMED WHERE CEILINGS ARE APPLIED DIRECTLY TO THE |
| | UNDERSIDE OF ROOF RAFTERS SHALL HAVE CROSS VENTILATION |
| | FOR EACH SEPARATE SPACE BY VENTILATING OPENINGS |
| | PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW. |
| | VENTILATION OPENINGS SHALL HAVE A LEAST DIMENSION OF |
| | 1/16 INCH MINIMUM AND 1/4 INCH MAXIMUM. VENTILATION |
| | OPENINGS HAVING A LEAST DIMENSION LARGER THAN 1/4 INCH |
| | SHALL BE PROVIDED WITH CORROSION-RESISTANT WIRE CLOTH |
| | SCREENING, HARDWARE CLOTH, OR SIMILAR MATERIAL WITH |
| | OPENINGS HAVING A LEAST DIMENSION OF 1/16 INCH MINIMUM |
| | AND 1/4 INCH MAXIMUM. OPENINGS IN ROOF FRAMING MEMBERS |
| | SHALL CONFORM TO THE REQUIREMENTS OF SECTION R802.1.8. |
| | REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO |
| | THE OUTSIDE AIR. |
| | |
| | 15) 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 DIFFERENT ROOFING MATERIALS, WINDOW/GLASS TYPES, |
| | STRUCTURAL MULLIONS AND EXTERIOR DOOR TYPES (INCLUDING |
| | SECTIONAL GARAGE DOORS). |
| | THE FOLLOWING IS A LINK TO THE MIAMI - DADE PRODUCT |
| | APPROVAL WEBSITE. |
| | HTTP://WWW.MIAMIDADE.GOV/BUILDING/PC-SEARCH_APP.ASP |
| | THE FOLLOWING IS A LINK TO THE FLORIDA PRODUCT APPROVAL |
| | WEBSITE. |
| | HTTPS://FLORIDABUILDING.ORG/PR/PR_APP_SRCH.ASPX |
| | |
| | 16) THE ENERGY PERFORMANCE EVALUATION FORM CONTAINS |
| | ERRORS AND IS MISSING INFORMATION. THE FORMS REQUIRE |
| | THE SIGNATURE OF THE OWNER/AGENT. THE STREET IS LAKE |
| | AVE. AND NOT LAKE WORTH AVE. THE CITY IS WEST PALM |
| | BEACH AND NOT LANTANA. THE JURIDICTION NUMBER IS |
| | 604700. THE UNITS DO NOT MEET THE CRITERIA IN FBC |
| | ENERGY CONSERVATION SECTION R405.7.4 TO USE THE CROSS |
| | VENTILATION OPTION CREDIT. |
| | |
| | 17) THERE IS AN OVER-TYPE ERROR IN THE TITLE BLOCK OF |
| | SHEETS S10, S11, S12 AND S13. FBC 107.2.1 |
| | |
| | 18) SPECIFY THE TYPE OF CONSTRUCTION AND OCCUPANCY ON |
| | THE PLANS. THE CONSTRUCTION IS TYPE V-B AND TOWNHOUSES |
| | ARE R-3 OCCUPANCIES. FBC 601 AND FBC 302.1 |
| | |
| | 19) IN ORDER TO REDUCE PLAN REVIEW TIME, PLEASE SUBMIT |
| | A RESPONSE LETTER INDICATING HOW EACH OF THE REVIEW |
| | COMMENTS HAS BEEN ADDRESSED. |
| | |
| | RE-SUBMITTAL PROCEDURE |
| | YOU ARE REQUIRED TO FILL OUT A RE-SUBMITTAL FORM TO BE |
| | SUBMITTED WITH THE CORRECTED PLANS AND/OR OTHER |
| | DOCUMENTS. THE PERMIT CLERK WILL RETRIEVE THE DENIED |
| | APPLICATION, PLANS AND OTHER DOCUMENTS FOR YOU. YOU ARE |
| | REQUIRED TO REMOVE THE OLD PLAN SHEETS THAT HAVE BEEN |
| | CORRECTED AND REPLACE THEM WITH THE NEW ONES. THE CLERK |
| | WILL PROVIDE YOU WITH A STAPLE REMOVER AND A STAPLER. |
| | ONE SET OF THE OLD PLAN SHEETS THAT HAVE BEEN REMOVED |
| | SHALL BE MARKED AS VOIDED AND RESUBMITTED ALONG WITH |
| | THE TWO (OR MORE) SETS THAT CONTAIN THE CORRECTED |
| | SHEETS. IF THERE ARE ANY SHEETS THAT HAVE BEEN STAMPED |
| | FOR COUNTY IMPACT FEES, HOA APPROVAL STAMPS OR OTHERS, |
| | RESUBMIT THOSE SHEETS. |
| | IF ALL OF THE PLAN SHEETS HAVE BEEN CORRECTED, THEN TWO |
| | (OR MORE) SETS OF THE NEW PLANS AND ANY OTHER DOCUMENTS |
| | SHALL BE SUBMITTED. |
| | |
| | |
