10/23/2011. Plan Examination. Plan ExaminationPurpose. Catch problems in advance of construction.

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1 Plan Examination 1 Plan ExaminationPurpose 2 Catch problems in advance of construction. 3 1

2 Discovery of problems in the field results in higher cost. 4 Can a good plan review eliminate all problems in the field? 5 Even a complete plan review cannot anticipate every problem. 6 2

3 Errors in the field human beings still perform the work. 7 Specificity required would be incomprehensible. Plans are idealized representations 8 Examination of documents Is a plan review required? IRC scope and exemptions R106.3 UCC Act 45 scope and exemptions (a) &(b) Regulation scope and exemptions (a), (b) &(c),

4 What construction documents must be submitted? IRC R PA a (b),(c), & (e) In what format must documents be submitted? 10 How much time for plan review? IRC R PA -Without design professional PA - With design professional 11 Signed & Sealed What does signed and sealed mean? Recourse if inaccurate? Letter of Certification What does certification mean? Recourse if inaccurate? 12 4

5 What format should a plan review take? Marking on plans 13 What format should a plan review take? Checklist 14 What format should a plan review take? 1. Required ownership/agency affidavit not application. R Energy Conservation Act compliance affidavit, design parameters, & calculations not R ; application. N & N Design use not all rooms & spaces. R Dimensioned site plan indicating all set backs, other structures on site, & approximate contours not construction documents. R106.2 Written 5. Design wind load (3 sec. gust MPH) & exposure category not all exterior walls & roofs. R Design snow load (PSF) & exposure category not all roofs. R Slope & direction not all roofs. R Shingle type & weight not all roofs R Underlayment (felt) type & thickness not all roofs. R Enhanced underlayment (2 layers cemented felt, ice guard...) type, thickness, locations, & R dimensioned coverage areas not all roofs. 11. Sheathing type, thickness, & edge support not all roofs. R Vent type, size, locations, & cross ventilation method not all roofs. R Size, specie, grade & locations above ceiling not collar ties. R Size, specie, grade & load transfer method not roof ridges. R Size, specie, grade & spacing not roof rafters. R Size, specie, grade & load transfer method not hip & valley rafters. R Acknowledgment not indicated that signed & sealed engineered roof truss drawings & layouts R submission & approval or before framing inspection. 18. Flashing type, size, weight, & coverage areas not roof valleys & roof/wall & roof/ chimney interface. R903.2 & R Type & size not all roof gutters. R Type, size, & method & locations of discharge not all roof down spouts. R Access type, size, & location not attics.r806.0 R

6 In what format must corrected construction documents be submitted? New plans? Written? 16 What is the value of working relationship between inspector and plan reviewer? 17 In what format must approval be given? IRC R PA a (b),(c), & (e) 18 6

7 Where does plan review begin? 19 What order should plan review follow? 20 How do other laws impact plan review? 21 7

8 At what point should other laws be considered? 22 General Requirements Local design snow load wind load frost depth 23 General Requirements Use of spaces required spaces minimum room dimensions egress requirements lighting & ventilation 24 8

9 General Requirements Door and window schedule Exits Stairs rise & run guardrails & handrails Attic access 25 General Requirements Smoke detectors Rated separation Flame spread & smoke development 26 Site plan 1. A legal description of the land on which you plan to build. 2. A platted survey of the parcel, drawn to scale if possible. 3. The size, location, and use any easements recorded on the property. 4. Use of adjacent land parcels and location of any buildings thereon. 5. Location of underground and overhead utilities. These would include sewer, water supply, electric, telephone, cable TV, etc. 6. Name or number of adjacent streets, roads, or highways, and location and size of their rights of way. Assigned number address. 7. Zoning. Limitations on land use, allowable size and height of buildings, yards or separation requirements. 8. Natural features-trees, springs, sinkholes, rivers, creeks, rock outcroppings, abrupt changes in contours, and soil type. 9. Proposed location of new building on the property. 10. Existing and finished grade elevations. 27 9

10 28 29 Table R403.1 Footing Load transfer - tributary loading Use of areas important at several points Soil reaction 30 10

11 Loads Dead Load Weights of materials Generally about 10 PSF Live Load Living space = 40 PSF Sleeping space = 30 PSF Light storage = 20 PSF 31 Gravity Load Paths 32 Tributary Load to Beam D 1 + D2 2 Therefore D1 does not have to equal D

12 Problem D1 = 14 ft D2 = 12 ft Total floor load 50 PSF Beam length of span 40 ft Beam columns 10 ft spacing Find total floor load on beam Find total floor load on wall Find total beam load on each column Find total beam load on beam 34 Foundation Function of Foundation Load transfer - tributary loading Restrain weight of soil Barrier to moisture/water 35 Foundation Materials CMU Barrier to moisture/water Poured Precast engineered ICF 36 12

13 Foundation Reinforcement Unbalanced fill Water proofing v. Damp proofing Anchoring 37 Foundation Foundation drainage 38 Floors Joists size, span, species, spacing, grade Sheathing type, span, edge support Covering weight 39 13

14 Beams Floors Engineered products Trimmers & Headers Support/Fastening 40 Walls Studs length, specie, size, grade, spacing Sheathing type, span Bearing /Non-bearing Support/Fastening 41 Walls Bracing type, location, size Covering interior exterior Headers & Jack studs 42 14

15 Roof Rafters size, species, span, spacing, grade Trusses engineering, drawings Sheathing type, span 43 Roof Support/Fastening Underlayment/enhanced Slope Covering 44 Energy Conservation Standard IECC Chapter 11 IRC PA Alternative ResCheck 45 15

16 Mechanical Fuel type Distribution Equipment Combustion air Conditioned air Ventilation } Calculations 46 Mechanical Chimneys/Fireplaces Manufacturer s specifications Reductions in clearance 47 Plumbing Water supply Fixtures Piping materials & size WSFU design Water pressure design 48 16

17 Plumbing Sanitary drainage Fixtures Piping materials & size DFU design Venting 49 Electrical Service equipment size, location, type Wiring methods conductor type, size, location Branch circuit layout loads served dimensioned equipment locations AFCI/GFCI

18

19 At the applicant s, request an initial plan review of a one story single family home over predominant basement w/ concrete slab on grade attached garage was performed in accordance with the provisions of Township Ordinance 157, adopting the Pennsylvania Uniform Construction Code (IRC), for the above referenced location. Reviewed documents consisted of four pages of application; six 11 x 17 inch sectional, detail, elevation, & plan sheets and fifty-eight 8.5 x 11 inch truss drawings with truss layout. The following conditions were observed. Please refer any questions or comments to the plan reviewer at the above number or by fax. Permit issuance is contingent upon approval of clear and concise written or plan drawn responses to all plan review comments. Use Group R-3 Construction Type 5B Occupancy Total 6 55 Plans used with permission Classic Communities Builders

20

21 61 62 Details Enlarged 63 21

22 Details Enlarged 64 Details Enlarged

23

24 70 71 Townhouses Energy requirements Dwelling unit separations Sprinkler systems NFPA 13D P

25 General Requirements Door and window schedule Exits Stairs rise & run guardrails & handrails Attic access 73 25

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