Residential Plan Review Requirements
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The following is a list of the general requirements for constructions plans for a single family or addition to a single family house. Pinellas County Building Services use a comprehensive check list for all plan reviews. This check list is available for you to download at Residential Plan Review Check List. If you or your designer follows this list during the design phase, plan review should proceed much easier. Plans must be signed and sealed by a Florida registered architect or engineer.
General Requirements - See Steps for New Commercial Development
- Two
sets of plans signed and
sealed by a registered Florida
architect or engineer.
- Indicate
laminated or pre-engineered
structural members wherever
applicable and provide engineered
drawings on job site at
time of inspection.
- Engineering
required on all openings 16" or greater.
- Soil
report required if construction
is on fill or unstable soil
(muck etc.).
- Indicate
the use of all rooms (i.e.
kitchen, bedroom, garage
etc.).
- One (1) set of Energy Code Forms
- Product Approval List
- If
proposed structure is to
be built in a flood "V" or "A" plans must
show all information
required for flood zone
construction (see flood
zone application).
- Show elevation for structure in "V" or "A" zones.
- All new construction or substantial improvements in SFHA Zone AE shall have the lowest floors elevated above the base flood elevation plus 1 foot. See Florida Building Code, Residential 6th Edition (2017) R322.2.1. See R322.3.2 for VE zone Requirements.
- The interior portion of enclosed areas below the base flood elevation shall not be partitioned or finished into separate rooms except for stairwells, ramps, elevators and a storage area no larger than 100 square feet with one dimension not to exceed 6 feet. See Florida Building Code, Residential 6th Edition (2017) R322.3.5.
- Two surveys/site plans showing all existing structures on property and proposed construction.
Foundation Plans:
- Slab
location, thickness, p.s.i.
rating of concrete, vapor
barrier, soil treatment
and indicate wiremesh or
fibermesh.
- Show
any changes in slab elevation. Drawings must specify the proposed "Lowest Living Floor Elevation".
- Footing
type. location, dimensions
and steel reinforcement
size.
- Location
of all vertical steel reinforcement
and rating.
- When
using post, pilings, or
columns show location, size
and spacing, and design
ton capacity on pilings.
- Pile
cap/grade beam detail.
- Electrical
ground location.
Floor Plan (each level):
- Drawing
showing location of all
walls, doors, windows, stairs,
fireplaces, etc.
- Dimensions
(overall and by area).
- Door
and window sizes.
- Handrail
and guardrail location and
dimensions.
- Tempered
glass location (if applicable).
- Plumbing
fixtures and appliance location.
- Attic
access location.
- Smoke
detector location.
- Break
out square footage as follows:
total living area, living
area each level, garage
area, covered porches, patio
or entry and total area
under roof.
- Stair location and finished dimensions and materials.
Floor Framing Layout:
- Specify
size, spacing and position
of all structural framing
members.
- Specify
pre-engineered floor trusses
or joist.
- Specify
size and location of girders
or beams.
- Specify
all truss and joist hangers
and hurricane tie-downs.
- Indicate
cantilevered trusses/rafters
where applicable.
- Overall
dimensions.
Roof Framing Layout:
- Specify
size, spacing and position
of all structural framing
members, including beams.
- Specify
if pre-engineered trusses
are to be used. (Truss engineering
required on job site at
time of inspection)
- Specify
roof slope.
- Indicate
cantilevered trusses/rafters
where applicable.
Typical Wall Section:
- Provide
detailed cross section of all structural components
and materials; specify connections,
fasteners, show dimensions
bracing and size used from
the bottom of the foundation
to the finished roof.
- Wall
section to cover maximum
number of stories (i.e.
2 story must show 2 story).
- Type
of roof covering, wall and
ceiling construction/components.
Stair and Guardrail Details:
- Detail
of stair design, show tread
width and depth, riser height,
landing dimension and handrail
detail.
- Show
minimum headroom clearance.
- Detail
of handrail and/or guardrail,
showing height and baluster
spacing.