* RESIDENTIAL PLAN REVIEW *

Transcription

1 CITY OF DES MOINES, IOWA COMMUNITY DEVELOPMENT DEPARTMENT PERMIT AND DEVELOPMENT CENTER 602 Robert D. Ray Drive DES MOINES, IOWA Phone: Facsimile: Based on the scope of this project, an inclusive review of all applicable code provisions has not been attempted. The following information indicates the provisions reviewed, the observed conditions, and the rationale on which conclusions were based. Comments, concerns or questions are identified in the comments section below. All code related deficiencies may not be included or addressed in this review. Additional issues may be observed, or raised in later review or inspection. Additional measures may be necessary. Please review this data, and determine if all known code issues have been addressed. Please inform this office of any discrepancies. Compliance with applicable code provisions remains the responsibility of the designer, the owner, and the contractor, whether or not included herein. PROJECT/PLAN NO.: SUBMITTAL DATE: CASE NO.: APPLICANT/ADDRESS: CONTRACTOR/ADDRESS: X PLAN REVIEW 2012 International Residential Code DESCRIPTION: BASEMENT UNFINISHED AREA: * RESIDENTIAL PLAN REVIEW * PROJECT ADDRESS: REVIEW DATE: BIN NO.: APPLICANT PHONE NO.: CONTRACTOR PHONE NO.: REVIEWER: ATTACHED GARAGE AREA: DECK AREA: BASEMENT FINISHED AREA: 1 ST FLOOR AREA: PORCH AREA: 2 ND FLOOR AREA: OTHER: TOTAL DWELLING AREA: TOTAL AREA: REVIEW: Chapter and section CHAPTER 1 - ADMINISTRATION Section R101.2 Scope Application to this project: TOTAL: The provisions of the International Residential Code for One- and Two-family Dwellings shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of detached one- and two-family dwellings and townhouses not more than three stories above-grade in height with a separate means of egress and their accessory structures. 1

2 Section R Documents 1. Comments: CHAPTER 3 - BUILDING PLANNING Have Construction documents of sufficient clarity to indicate the location, nature and extent of work proposed, and showing in detail that it will conform to the provisions of this code and relevant laws, ordinances, rules and regulations, as determined by the building official been submitted. Section R Climatic and geographic design criteria. 2. Comments: Section R302- EXTERIOR WALL LOCATIONS 3. Comments: 4. Comments: Section R R302.3 DWELLING UNIT SEPERATION 5. Comments: Section R302.6 DWELLING/GARAGE FIRE SEPERATION 6. Comments: Section R Under stair protection 7. Comments: Section R303- LIGHT, VENTILATION & HEATING 8. Comments: Section R Stairway Illumination 9. Comments: Section R304- MINIMUM ROOM AREA 10. Comments: Section R305-CEILING HEIGHT 11. Comments: Section R308- GLAZING 12. Comments: Section R310- EMERGENCY ESCAPE & RESCUE OPENING 13. Comments: Does the project meet the 90mph wind speed and 30 lb. ground snow loading requirements for the Des Moines area and all other parts of this section?(ordinance sec ) Are any exterior walls, projections, openings, penetrations, or any of the exceptions for this section, located less than 5 feet from any property line or other structure? If so, is a fire resistance rating indicated for all walls required to have such a rating? "Duplex or Bi-Attached Only" Is a fire rated separation detail provided that complies with the fire rating required? If an attached garage is indicated, is the proper fire separation specified between the garage and the dwelling? (IRC Table R302.6) Is there accessible/usable space, and is it protected on the enclosed side with ½ gyp. Board? In each habitable room, are windows having area equal to at least 8% of the floor area provided for natural light and operable windows having an area equal to 4% of the floor area provided for natural ventilation shown, or continuous Bath fans provided? (R303, 303.3exc.) Ord. Sec Is stairway illumination shown to be provided according to this section? Do all habitable rooms have a floor area of at least 70 square feet and a minimum room dimension of 7 feet in any horizontal dimension? Do all habitable rooms, hallways, corridors, bathrooms, toilet rooms, laundry rooms and basements have a ceiling height of not less than 7 feet? Is all glazing shown to be in hazardous locations indicated to be safety glazing as per the requirements of this section? Is an egress window or door that complies with the emergency egress and rescue sizes provided in all sleeping rooms and the basement, also for under deck or porch requirements? ***PLEASE PROVIDE WINDOWS SIZES & TYPES*** 2

3 Section R311- MEANS OF EGRESS Section R Landings at doors Section R Comments: Are there landings on both sides of all exterior doors and are they at the same elevation on both sides? An exterior landing is allowed to be located no more than 7-3/4 below the threshold height given that no door other than a screen or storm door swings over the landing. Do dropped exterior landings meet this requirement? 15. Comments: Section R Stairways (Des Moines Ordinance Section and ) Is a stair detail provided that specifies: Risers to be equal in dimension, not varying more than 3/8" and 7 ¾ maximum riser height. Treads being equal in dimension, not varying more than 3/8" and 10" minimum tread depth. Continuous handrails of 1 1/4" to 2" cross-sectional dimension set from 34" to 38" in height; intermediate rails on open sides greater than 30 high to provide openings of less than 4 inches. Head room clearance of no less than 6'-8". Section R312- GUARDS 16. Comments: 17. Comments: Section R314- SMOKE ALARMS 18. Comments: Section R315- CARBON MONOXIDE ALARMS 19. Comments: Section R316-FOAM PLASTIC 20. Comments: Section R317- PROTECTION AGAINST DECAY Section R317.1 Location Required 21. Comments: CHAPTER 4 - FOUNDATIONS Section Soil Tests 22. Comments: Section R403- FOOTINGS Section R Min. width of concrete or masonry footings 23. Comments: 24. Comments: If interior or exterior guardrails are required are the proper rails specified? Are smoke detection devices indicated on the plan at locations required by this section? & Are carbon monoxide alarms indicated on plans at required locations by this section? Is there any foam plastic used on this project? Are plates and sills that rest on concrete or masonry foundations or floors specified to be of treated material or of an approved species? Is the design soil bearing capacity specified on the plan? If the soil bearing capacity assumed for the building design is in excess of 2000 lbs. per sq. ft., a soils test must be submitted. (Please be advised, site observations made during inspection may also determine the need for a soils report.) Are the footings shown a minimum of 16 wide per the Des Moines Municipal Code Section ? Is the reinforcement shown within the footings in compliance with this section? 3

4 Section R Frost Protection 25. Comments: Section R Foundation Anchorage 26. Comments: Section R404- FOUNDATION AND RETAINING WALLS 27. Comments: Section R405- FOUNDATION DRAINAGE 28. Comments: Section R406- FOUNDATION WATERPROOFING AND DAMPPROOFING 29. Comments: Section R408- UNDER-FLOOR SPACE 30. Comments: CHAPTER 5- FLOORS Section R Protection of Floor Joists Are the footings continuous and a minimum of 42 inches below grade around the perimeter, or is a design submitted for a non-conventional foundation system? (As referenced in Table 301.2(1) Footnote b.) Is the foundation provided with anchor bolts as specified in this section? (1/2" diameter anchor bolts embedded minimum 7") Foundation type: Concrete Masonry Wood Does the proposed foundation comply with Des Moines Ordinance Section and IRC Chapter 4, or is an engineered design provided? Is proper drainage specified for the basement foundation? Is proper damp proofing specified for the basement foundation? Is proper access clearance and ventilation specified for crawl spaces? Are floor joists fire protected? Joist protection not required (slab on grade or unoccupied crawl space) How are they protected? Fire Sprinklers Gyp board ceiling membrane 5/8 wood structural panel membrane Minimum 2X10 dimensional joists (may be exposed) Other approved assembly (example: Flak Jacket I-Joists) 31. Comments: Section R Allowable Joist Spans 32. Comments: Section R Allowable Girder Spans 33. Comments: 34. Comments: Section Truss Drawings 35. Comments: CHAPTER 6- WALL CONSTRUCTION Section R Design and Construction 36. Comments: 37. Comments: Do all the floor joists appear to be sized in accordance with IRC Tables R (1) and R (2)? Are headers over openings sized properly to support the loads imposed on the header? IRC Tables R502.5(1) and R502.5(2) Do all the beams and girders appear to be properly sized to support the design live and dead loads imposed upon them? IRC Tables R502.5 (1) and 502.5(2). Have engineered floor truss and I-joist drawings been submitted? Does the size, height and spacing of all stud walls appear to comply with Table R602.3(5)? Does the conventional wall framing support not more than two floors and a roof? Table R602.3(5) 4

5 Section R Interior n- Bearing Walls Section R Drilling and tching Studs 38. Comments: Section R Wall Bracing 39. Comments: Section R612 Exterior windows and Doors 40. Comments: CHAPTER 8- ROOF-CEILING CONSTRUCTION Section R WOOD ROOF FRAMING 41. Comments: 42. Comments: 43. Comments: Section R Wood Trusses 44. Comments: Section R Roof Tie-Down 45. Comments: Section R806- ROOF VENTILATION 46. Comments: Section R807- ATTIC ACCESS 47. Comments: CHAPTER 9- ROOF ASSEMBLIES Section R Ice Barrier 48. Comments: CHAPTER 10- CHIMNEYS AND FIREPLACES 49. Comments: CHAPTER 11- ENERGY EFFICIENCY 50. Comments: CHAPTER 13- GENERAL MECHANICAL SYSTEM REQUIREMENTS Section G APPLIANCE LOCATION 51. Comments: CHAPTER 14- Heating and cooling M Comment: Are walls that appear to contain plumbing pipes sized so that excessive notching or boring will not be necessary? Are narrow wall bracing details provided for narrow wall panels adjacent to garage door openings? Do the windows comply with this section Is the intended species of framing lumber specified on the plan? Do the rafter spans comply with the allowable spans specified in Table R (3) or (5)? and Do the ceiling joists comply with the allowable spans specified in Table R802.4 (1) or (2)? OR Have roof/ceiling framing plans been provided for review? Are truss calculations provided and comply with the design properties of this section? Are truss tie-downs indicated per this section? Is proper ventilation specified for enclosed attic and enclosed rafter (vaulted) spaces? Is a 22" x30" minimum attic access scuttle provided where 30 inches or more of head clearance is available? Is the roof over conditioned spaces provided with ice dam protection in accordance with this section? Does the residence contain a fireplace? If so, does the fireplace construction appear to comply with the requirements in IRC Chapter 10? Is the project a new home or involve an addition? If so, has an energy review showing compliance with the 2012 IECC been submitted? **Third party testing required for air infiltration & duct tightness. ** Is combustion air for fuel fired appliances supplied from prohibited locations such as bathrooms and bedrooms? Have load calculations been provided according to Manual J? 5

6 CHAPTER 16- DUCT CONSTRUCTION. M Comments: CHAPTER 35- SERVICES Section E3608- Grounding Electrode System 54. Comments: OTHER: Has a duct design layout according to ACCA Manual D been provided and does it show the required CFM s per room? Is the location of a concrete encased electrode (Ufer Grounding System) identified? Is an exterior deck intended? If so, is the deck: Specified to be constructed with treated wood or another approved species? Are joist and beam size, species and spacing shown and in compliance with applicable provisions? Are deck footings sizes shown and in compliance with applicable provisions? Are stairs shown to be in compliance with applicable stair provisions? **See City of Des Moines Deck Handout. A copy may be obtained at the permit and development center. 55. Comments: ADDITIONAL COMMENTS: REVIEW CONCLUSION: As a result of this review the proposed plans are: Approved Conditionally Approved This approval is based on the understanding that the applicant hereby agrees to correct the deficiencies noted in this review. t Approved Please see comments as identified above. 6