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Residential Plan Review Requirements

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:
Foundation Plans
Floor Plan (each level)
Floor Framing Layout
Roof Framing Layout
Typical Wall Section
Stair and Guardrail Details

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.

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