Third Party Municipal Building Plan Review Questions

What plans are required for third-party municipal plan reviews?
The number of plans sent in is outlined by the specific municipality, generally three sets of plans are required to be submitted for third party municipal building plan review. All plans must be sealed by a licensed design professional (architect, structural engineer, or professional engineer) in accordance with applicable state licensing regulations. Plans must be on a media approved by the local municipality code official (paper or electronic) and shall include a complete title block and key block. Also, all plans shall be sealed by a licensed design professional in accordance with the rules of the state that the work is occurring in.

What site information is required for a new building or expansion of an existing building for a third-party municipal building review?

  • Scaled civil plans showing the location of existing buildings and structures on the proposed site (including those that will be demolished).
  • Location of new building or structure construction related to lot lines and other structures.
  • Finished grade of the building or structure and adjoining street(s).
  • Locations of all fire hydrants and water mains (including sizes and valves).
  • All on-site parking including accessible parking.
  • Accessible route from the accessible parking spaces to the building entrance(s).
  • Flood hazard areas.

What building information is required for third party municipal plan review when construction or renovation occurs to the exterior or interior of any building or structure?
Architectural scaled plans must be provided to FSCI for third party municipal building plan review which clearly describe the location, nature and extent of work proposed. The plans shall show in detail, that it will conform to the provisions of the applicable building code of the municipality and its amendments.

Plans must include:

  • Proposed use group(s) and construction type.
  • Total building area, the area for each floor, and the building height(s) must include complete floor plans, elevation, section and detail plans sufficient to clearly indicate the scope of the project.
  • Proposed occupancy load.
  • Use of each room or space.
  • Where mixed-uses will exist in the building or structure, indicate which mixed-use separation provision is being provided.
  • Door and door hardware along with room finish schedules.
  • Provide sufficient detail to verify compliance with applicable accessibility code requirements.
  • Identify fire rated wall and floor assemblies and include design numbers for each assembly, and all smoke partitions.
  • Where applicable, specifications manual(s).
  • Any special door locking arrangements
  • Hazardous material use or storage (to include Material Safety Data Sheets and Quantities)
  • All plans shall be sealed by a licensed design professional in accordance with the rules of the state that the work is occurring in.

Can partial construction plans be submitted for foundation or shell-only municipal building permits?
If a local jurisdiction allows for these types of partial permits FSCI can provide a third party municipal plan review of the limited information necessary to determine whether or not a permit should be issued for the work proposed.  Sufficient information needs to be provided, and the appropriate seal of a licensed design professional applied to all drawings, so FSCI can understand the proposed scope of the limited work to be completed.

What is required for third party municipal plan review when construction or renovation occurs to the exterior or interior of any building or structure that involves load bearing assemblies?
Structural scaled plans must be provided to FSCI for third party municipal building plan review which clearly describe the proposed structural design. Plans must indicate all design loads required by the applicable building code. Where new buildings and structures are constructed, a soil investigation report must be provided and specifically indicated on the plans. A statement of Special Inspections must be provided where applicable.

What is required for third party municipal plan review when construction or renovation occurs to the exterior or interior of any building or structure that involves mechanical systems?
Mechanical scaled plans must be provided to FSCI for third party municipal building plan review which clearly describe that the proposed work is in compliance with the applicable mechanical code.  Plans must indicate the location of all mechanical systems and equipment.  Required ventilation air calculations must be provided. All plans shall be sealed by a licensed design professional in accordance with the rules of the state that the work is occurring in.

What is required for third party municipal plan review when construction or renovation occurs to the exterior or interior of any building or structure that involves electrical systems?
Electrical scaled plans must be provided to FSCI for third party building plan review which clearly describes that the proposed work is in compliance with the applicable electrical code.  Plans must indicate the location of all electrical equipment.  Sufficient calculations must be provided to verify that all necessary aspects of the system(s) are compliant with the electrical code. All plans shall be sealed by a licensed design professional in accordance with the rules of the state that the work is occurring in.

What is required for third party municipal plan review when construction or renovation occurs to the exterior or interior of any building or structure that involves plumbing systems?
Plumbing scaled plans must be provided to FSCI for third party municipal building plan review which clearly describes that the proposed work is in compliance with the applicable plumbing code.  Plans must indicate the number of and location of all plumbing fixtures, supply and waste piping.  An occupant load calculation shall be provided to justify the number of plumbing fixtures proposed. Sufficient calculations must be provided to verify that all necessary aspects of the system(s) are compliant with the plumbing code. All plans shall be sealed by a licensed design professional in accordance with the rules of the state that the work is occurring in.