Detailed Plan Review Process
Overview: Submitted plans will be reviewed by the building department to confirm compliance with building codes and local ordinances.
- Review times typically range between 5 -10 business days, but may take longer depending on the complexity of the review, detail on provided plans, time of year, or how busy the department is.
- The plan reviewer will be in contact with the applicant throughout the review process.
- If the plans are found to be approvable, a building permit is issued. If the plans require additional information/corrections, a report detailing the required corrections will be sent to the applicant, and plans will need to be resubmitted.
Submitting Plans
The city requires a minimum of 3 residential plan sets or 4 commercial sets to be submitted for review with any building permit application. Plan review is based on the scope of a project and can require many different departments to complete reviews of the application and plans.
It is recommended that a contractor or architect be involved in the plan design stage.
Plan Reviewers Assigned to the Application
A Building Plan Reviewer (plans examiner) is a state licensed person that will examine the plans (blue prints of architectural drawings) submitted with your building application.
Plan Reviewer Steps
The building plans examiner will begin a cursory review of the overall quality of the drawings received and the overall scope of work outlined. Based on these general guidelines, copies of the application and plans will be sent to other departments for necessary reviews. All departments needing input on a plan review must see the plans and provide feedback on their review. If additional information or corrections are needed, a communication is sent to the applicant on the necessary changes. These steps may result in a Revised set of plans to be submitted.
One component of review time Is project complexity (the scope of work). A low complexity project will require less examination time than a high complexity project (for example, building a brand new building).
Low Complexity Projects
Projects that are considered “low complexity” are projects that typically require the least intensive review. They usually can be considered relatively simple in terms of scope of work, and most times would not require a review from any agency other than the building division
Signs, Flatwork, Fences, Sheds, Pools, Gazebos, Pergolas, Garages, Minor Interior Residential Renovations (kitchen/bath remodel - no structural or framing modifications), Porches, Decks, & Porch Canopies
Medium Complexity Projects
Projects that are considered “medium complexity” are projects that are a step up from “low complexity” and require additional time, knowledge and experience by the reviewer. These types of projects are progressively larger in scope of work and may require additional review departments
Residential Additions, Residential Renovations (with or without structural modifications), Interior Commercial Renovations (without change of use), Commercial “White Box” Renovations, SESC Permits, Special Events Permits, & Parking Lots
High Complexity Projects
Projects that are considered “high complexity” are projects that are the most complex types of projects submitted to the city. These types of projects can be larger in scope of work and may require review from one or multiple review agencies. These projects may also trigger reviews by public boards or require administrative site plan approval prior to permitting. Submitting for permitting without first going before a public board or obtaining administrative site plan approval when required can add delays to projects. It is recommended to consult the planning and zoning division prior to submitting for building permits.
New Residential Construction, Substantial Residential Renovations, New Commercial Construction, Commercial Additions, Commercial Renovations (with or without change of use)
Some proposed projects may be impacted by zoning or land use requirements. These situations may require review in front of the planning commission or zoning board of appeals for various approvals. These boards are required to follow process requirements for scheduling of projects to be reviewed; this requires additional time outside of the permit process.
Analyze and Final Review
Once the project completes all reviews and is considered approved, the buildings plan examiner will notify the applicant of the approval. The city staff will then complete the remaining permit fee calculations and also contact the applicant that the Permit is ready for Payment and Pickup. The applicant can make payment while at the city offices and pick up the copy of the approved plans and permit to have on the construction site.