Many agencies use third-party agencies to assist with construction document review

In this instance, they should coordinate the review with the fire department to make sure locally adopted statutes and codes are addressed

Many plans review agencies publish a process guide that outlines the plans review process

Individuals can review a copy and ask questions before they submit applications

• Building owner, design professional, or contractor acquires an application form from the jurisdiction and completes it
• Completed application, with complete construction documents including drawings and specifications, is submitted

Application and Submittal

• Plans examiners from the building and fire departments review the documents
• Note corrections or alterations needed to meet code requirements

Review

• Plans review report is given to the design professional in charge
• Owner/design professional/contractor may meet with the plans examiners or building official to discuss any needed changes
• Documents are resubmitted for final review after corrections are made

Resubmittal

• Final set of plans and documents are stamped and signed to indicate official acceptance
• Building department retains one copy
• Fire department retains one copy
• One copy is returned to the owner, design professional, or contractor; must be kept at the construction site until the project is completed
• These plans are the official construction set used as the basis of inspection

Accept

• Permit to begin construction is issued for the specific site and project
• Permit is usually required to be displayed at the construction site

Authorize

• Legal address of the property
• Intended use and occupancy
• Description of the work to be done
• Estimated value of the work
• Other items as required by building officials
• Local jurisdiction may require that contractors be bonded and licensed

Requirements

Clients may make minor revisions, called change orders

Plans examiners must maintain records of these communications for possible reference

Inspectors should be aware of all changes to the construction plans; inspect the project to verify that the changes are made as approved

In some locations, all changes made throughout the project must be collated into a single set of documents and submitted as a record set of construction documents for the project; known as an “as-built” set of documents

In some jurisdictions, building department examiners review the plans before plumbing, electrical, mechanical, or fire protection reviewers

Ideally, all plans for a project are submitted to the reviewing authority at the same time

There are times when this procedure is not best

Used to defray administrative costs associated with the review

Fees are established by ordinances and are similar to other municipal fees

Manner in which fees are determined varies with the jurisdiction

Help an inspector know what to expect during construction

All information must be clearly visible and not obscured because of the size or print quality of the drawing

Details may be required to be in a larger scale than the floor plan or elevation drawings

Hydraulic calculations

Material specifications

Safety data sheets (SDS)

Manufacturers’ product submittal information sheets; called cut sheets

Project manuals or specification books

Plan

Elevation

Sectional

Detailed

Title of the drawing, such as Basement Floor Plan or Site Plan

Description of the project

Scale of the drawing; for example, 1/8” = 1’0”

Date the drawing was completed

Revision dates

Name of the firm producing the drawings

Name (usually initials) of the person who made the drawings; person responsible for checking the final drawings

Sheet number in the set

Design professional's official stamp or seal

Architectural

Structural

Mechanical

Electrical

A two-dimensional view of the site or the building as seen from directly above the area

Provides information concerning the overall layout of the site or building

An inspector or plans examiner will commonly see two basic plan views: site and floor

Occasionally, ceiling and roof plans will also be submitted

Usually one of the first sheets of a set of construction drawings

Identifies conditions currently existing on the site

Relates information needed to locate the building

• Usually points toward the top of the sheet

North direction symbol

• Often shown as a broken line with the dimensions expressed in feet (meters) and decimal fractions of a foot (meter)
• Property lines are legal instruments that define the land boundaries
• Location of the building in relation to the property line determines the fire-resistance rating of the exterior wall of the building

Lot dimensions

• Shown as broken lines marked at intervals with a letter (gas, water, sewer, power, and communication)
• In addition to the character in the broken line, a legend on the map also identifies the type of utility service line

Utility lines

• Drawn with a light broken line; a brief identification of these structures and objects is also provided on the plan

Structures to be removed

• Display the elevation of the property above sea level (ASL) or based on the elevation of the benchmark
• Proposed contour lines show the planned elevations after grading is completed
• Information is important when determining grade elevations for fire apparatus access to the site
• Information is also useful in determining the ability of the fire department to place aerial apparatus and ground ladders for access to upper stories of a structure

Contour lines

• Illustrate the private road network serving one or more buildings on a property
• Will include width, turning radius, and load-bearing capacity
• Locations for fire department connections (FDCs), hydrants, or aerial apparatus placement are shown

Fire apparatus access

Dimensions are usually placed some distance away from the shapes on the drawing through the use of extension lines

Dimensions are expressed in feet and inches (meters and millimeters)

External walls

Internal walls and partitions

Fire separation walls

Doors

Windows

Ceiling and roof joists or trusses

Stairs

Ramps

Building services

Elevators or escalators

• Permanent walls
• Doors
• Lighting and plumbing fixtures
• Electrical outlets

Items that may be listed

• Movable walls or partitions
• Cabinets
• Shelves
• Work spaces

May reflect the location

• Interior and exterior is a pair of parallel lines
• Materials may be listed
• Room dimensions should be shown as clear dimensions

Walls

• Coded by letters or numbers enclosed in a circle or other geometric shape
• Sizes are found on some floor plans

Windows

• Coded by letters or numbers enclosed in a circle or other geometric shape
• Symbol for a standard hinged door is a single line drawn from the hinge side of the doorway
• An arc indicates the swing direction
• Be able to determine whether the location and swing of the door meet local codes

Doors

Labeling and orientation of the drawing are usually defined by the AHJ

There are four exterior elevation views on any rectangular building

There are two labeling methods commonly used

Contain information about the exterior components of the building

Grade level is shown as a dark line

Utility service line connection points and FDCs will also appear

Purpose is to show the internal construction of each assembly

Three types of sectional views: cross-section, typical cross section, detailed cross section

• Exterior finishes, sheathing, studs, plates, insulation, vapor barrier, interior finish, base detail

Exterior walls

• Interior finishes, insulation, studs, sills and plates

Interior walls

• Finished floor/subfloor, size/type of floor joists, bridging, support beams

Floor

• Pitch, materials, eaves protection, sheathing, eave troughs, soffit/fascia details, roof structure, insulation

Roof

• Wall height/thickness, width/thickness of footings, location/size of weeping tile, location/depth of granular fill, thickness of floor slabs

Foundation

Procedure is used to describe wall, floor, and ceiling/roof assemblies

Materials are listed on the drawing or in the construction documents

Additional information is provided in a larger scale on a separate sheet of the plans

A floor plan drawing may show a fire door; a detailed view will show the exact construction of the fire door and its activation mechanism

Mechanical systems

Electrical systems

Plumbing systems

Automatic sprinkler systems

Standpipe and hose systems

Special-agent fire extinguishing systems

Fire detection and alarm systems

May only be concerned with the fire protection systems plans

However, should be aware that elements of the other plans may influence the review of the fire protection systems plans

Systems included should be designed by a mechanical engineer or building systems engineer

Mechanical systems are capable of spreading fire and smoke

Must verify that all detection and alarm systems and control dampers are included in the plans

Type of refrigerant used in the system and listed in the construction documents should be checked

Be familiar with code requirements concerning the automatic de-energizing of heating systems

Plans must indicate the location and type of smoke detectors inside the ductwork used to de-energize air handlers

Plans will indicate the location of these features

Some codes prohibit ductwork from penetrating exit areas

Exits are not permitted to be used for supply or return air

Additional references for damper placement and installation of ductwork are contained in NFPA® 90A, 90B, 92A, 92B, or the locally adopted mechanical code

Cooking appliances

Range ventilation hoods

Fuel shutoffs

Automatic fire suppression systems

Fire alarm systems

Location of exit signs

Means of egress lighting

Emergency and standby power

Power supply to fire detection and alarm systems

Emergency or standby power systems

Hazardous location electrical equipment

NFPA 70 regulates the design/installation of electrical systems

Wastewater piping

Storm drains

Roof drains

Secondary containment and drainage systems for hazardous materials

Adequate water supply is important when residential automatic sprinkler systems are installed

Other fire protection system components that may appear on the plumbing plans are water supply connections to the standpipe system and fire pump

Be familiar with operations and specifications for each type of system

When required, an inspector needs to be able to develop a field inspection checklist of the specific requirements for sprinkler systems and the code sections that relate to the requirements

This checklist can be used as a guide during sprinkler plans review

Occurs before plans review begins

• Occupancy (light, ordinary, or extra hazard)
• Storage commodity (shelf, high-piled, rack, or warehouse)
• Or by both
• Evaluate mixed occupancies very carefully

Involves classifying hazards

Proves the design complies with code

System designer provides all necessary information including calculations and applicable data

All documentation must be reviewed carefully for accuracy

Extent of coverage

Design area of system

Type of system

Size of system

Water supply connections and valves

Water supply capacity at site

Fire department connection (FDC)

Sprinkler types, temperature ratings, and locations

Pipe sizes and lengths

Number of pipe elbows and tees

Type and number of pipe hangers

Requirements for seismic bracing

• Verify that the sprinkler is installed in accordance with its UL listing

Sprinkler cut sheet

• Should be installed so that they provide complete coverage of the building

Installation

• Size of the systems, based on the total floor area that a single riser and control valve can protect
• Number of individual systems and system control valves needed

Installation standards determine

• Temperature rating
• Type
• Orifice size
• Area of coverage
• Use in special areas
• Spacing
• Location of sprinklers

Specifications to verify

• All supports
• Bracing
• Connections
• Piping
• Valves
• Drains
• Gauges

Drawings should clearly indicate

Water supplies for sprinklers must have sufficient capacity and pressure to satisfy the calculated requirements for hydraulically designed systems

System designer must include a graph that shows the water demand compared to the available water supply

System type

System classification

FDC location(s)

Water supply main location and capacity

Riser control valve type and location

Location of hose cabinets or discharges

Discharge control valves locations

Pressurized air supply type, capacity, and locations

Waterflow calculations

Calculation sheets used to design the system

Definition of the area or equipment to be protected

Type of system (local application or total flooding)

Type of extinguishing agent being used

Amount of agent required

Concentration of extinguishing agent to be developed

Storage container size

Type of expellant gas

Rate of discharge

Duration of flow

Layout and type of piping included (whether engineered or pre-engineered)

Location and type of discharge nozzles

Method of actuation and auxiliary alarm functions such as turning off ventilation

Type of presignaling devices used if required

Area and volume of the protected space

Sequence of operation

Signal initiation devices

Signal notification appliances

Automatic door closing devices

Lightning protection devices

Smoke control devices

Damper control devices

Fire pumps

Power supply

Auxiliary power supply

Supervision of alarm systems

Elevator control

Stair pressurization

Doors that unlock or close automatically when the alarm activates

Battery load and voltage drop calculations

Manufacturers’ cut sheets

Point-to-point wiring diagrams

Type and gauge of wire

Protection provided for the wire

Wiring methods

Methods of supervision

Sequence of operation

All fire detection and alarm systems must have electrical supervision

All fire detection and alarm equipment must be listed by a nationally recognized testing agency for their intended use

Specified maximum travel distances to manual pull boxes

Code requirements concerning pull station placement for accessibility to persons with disabilities

Overall size of building (height and area)

Occupancy classification

Occupant load

Means of egress

Exit capacity

Building compartmentation

• Local building code and zoning regulations
• Occupancy classification
• Construction type of the building

Based on:

• Sloping grades
• Basements
• Parapet walls
• Penthouses

Know local code information for:

• Area limitations are intended to facilitate fire control and suppression
• Several factors and conditions are considered during a plans review of area
• Each of the model building codes has different area limitations based on local requirements and resources

Fire control and suppression operations

• Automatic sprinkler protection
• Accessible building perimeter
• Fire separation distance between buildings
• Increases and decreases are usually expressed in percentages

Basis for area increase or decrease

• Verify occupancy classification is consistent with the intended use of the structure
• Evaluate the fire and life safety requirements throughout the building
• Must be familiar with the applicable codes concerning mixed occupancies and special-use requirements

Occupancy

• Consider only the factors necessary to define the building types
• Intended construction is identified on the drawings
• Critical for required fire flow determination in some model codes
• Refer to the appropriate fire resistance rating lists

Construction

before evaluating the life safety and fire protection features of a building

Inspectors can use the occupant density or occupant load factors given in the codes to determine the occupant load

Design professionals are required to provide the occupant load calculations for verification

Should be highlighted on the construction, mechanical, and electrical drawings

Building plans must show details of the separation walls as well as fire door opening protectives information

• Require that construction with a specified fire-resistance rating must separate exits from other parts of a building

Codes

• There are no unnecessary openings
• All penetrations are sealed
• Fire-resistance ratings of the fire door and opening protectives are correct
• Separation from the exit discharges and exit accesses is verified

Items to verify

• All the various components of the exit system are in place
• Each means of egress provides a continuous path of travel to the level of exit discharge or area of refuge
• Interior finishes
• Headroom
• Elevation changes
• Emergency lighting
• Obstructions

Additional means of egress items to verify

• Done after means of egress items are verified and evaluated
• Evaluate according to the specifications of the appropriate codes

Exit capacity

• To limit any fire and resulting products of combustion to one area of a building

Theory

• Fire walls
• Fire barriers
• Horizontal assemblies
• Shafts
• Protection of vertical openings and concealed spaces
• Opening protectives such as fire door assemblies, fire dampers, and fire-stop assemblies

Includes

Verify the fire-resistance rating of the construction separating all vertical openings

Locate and check fire and smoke barriers for continuity, fire-resistance rating, and opening protection

During field inspections, it is often difficult to verify the existence of fire-stops in concealed spaces and penetrations

Design professional must provide plans that clearly show the location of required fire-stops and the building system that is being installed

When evaluating hazardous areas, verify the required separation and/or automatic sprinkler protection has been provided

• Some items may be left out
• Can be intentional or unintentional
• Can impact fire and life safety

Omissions

• Code requirements exclude the use of certain materials with high smoke production or smoke densities

Materials that produce smoke and toxic gases when burning

• Requirements usually apply only to walls and ceilings
• Codes often permit less stringent requirements for interior finishes when automatic sprinkler systems are installed

Interior finishes

• Must be provided with flammability information for certain furnishings

Furnishings and decorations

• Verify that extinguishers are located and installed according to the adopted code
• Locations and capacities of portable fire extinguishers may be found on the floor plan
• If they are missing, require the architect or designer to include them

Portable fire extinguishers

• Both exposed and concealed insulation materials can contribute to fire spread or smoke development
• Construction documents must contain the type, fire-resistance rating, and smoke-development index as determined in the building code

Insulation materials

• Contents as well as the processes that may occur in the completed structure must be considered
• Existence of special hazards will mandate the types of fire and life safety protection to be installed in the structure as well as the fire flow capacity of fire hydrants in the area

Special hazards