Third Party Municipal Building Plan Review Questions

What plans are required for third-party, municipal building plan reviews?
The number of plans sent in is outlined by the specific municipality. Typically, three complete sets of plans are required to be submitted for third party, 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 municipal code official (paper or electronic) and shall include a complete title block.  Plans shall be drawn to the indicated scale and shall include a date or revision date.

Why are civil plans required for third-party building plan reviews?
While a building plan review often does not take a detailed look at the proposed grading of the site or the location of storm or sanitary conveyance systems, there are several aspects of civil plans that must be reviewed as a part of any complete building plan review. A review of the site, which is part of building plan review, can include:

  • The location of existing buildings and structures on the proposed site (including those that will be demolished)
  • Location of the 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)
  • The distance of new or proposed fire hydrants to fire department connections
  • The location of fire department access roads and fire lanes
  • Fire department apparatus vehicle access and maneuverability on the site
  • All on-site parking including accessible parking
  • Accessible routes from the accessible parking spaces to the building entrance(s)
  • Where exits from the building discharge and if they allow for travel to an open and safe area away from the building
  • Flood hazard areas

What building information is required for FSCI to conduct third party, municipal plan reviews 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 reviews, which clearly describe the location, nature and extent of all proposed work. This is also a requirement found in all of the model building codes. The plans shall show in detail, that the building will conform to the provisions of the applicable building, mechanical, electrical, plumbing, accessibility, energy conservation, life safety and fire codes of the state or municipality, and any adopted amendments.

At a minimum, the following information must be provided on building plans submitted for review:

  • Proposed use group(s) and construction type
  • Total building area, the area for each floor, and the building height(s)
  • Complete floor plans, necessary elevation, section and detail plans sufficient to clearly indicate the scope of the project
  • Proposed occupancy load for all rooms and spaces
  • Use of each room or space
  • Where mixed-uses will exist in the building or structure, an indication of which mixed-use separation provision is being used
  • Door and door hardware schedules including any special locking systems
  • Sufficient detail to verify compliance with applicable accessibility code requirements
  • Identification of wall and floor assemblies that are fire or smoke assemblies. Design numbers shall be provided for each assembly
  • Where applicable, specifications manual(s)
  • Structural calculations
  • A soil investigation report for the building site. This report must be indicated on the foundation plans
  • A list of required special inspections and a list of who will be conducting the special inspections
  • Interior finish schedules and ratings
  • Hazardous material processes and storage practices (quantities and locations)
  • Safety Data Sheets
  • Full mechanical plans showing compliance with the adopted mechanical code
  • Full electrical plans showing compliance with the adopted electrical code
  • Full plumbing plans showing compliance with the adopted 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

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 building plan review of the limited information provided 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 building plan review when construction or renovation occurs to the exterior or interior of any building or structure that involves load bearing assemblies?
Scaled, structural plans must be provided to FSCI for third party, municipal building plan reviews, 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 foundation plans. A statement of Special Inspections must be provided where applicable. Please note, FSCI does not typically conduct a full, structural review unless specifically requested by the municipality. Where full structural reviews are requested, FSCI will use an outside engineering firm qualified to conduct this type of review. Additional plan review fees will be charged for this work.

What is required for third party, municipal building plan review when construction or renovation occurs to the building or structure that involves mechanical systems?
Scaled, mechanical plans must be provided to FSCI for third party, municipal building plan reviews, 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 building plan review when construction or renovation occurs to the exterior or interior of any building or structure that involves electrical systems?
Scaled, electrical plans must be provided to FSCI for third party, municipal building plan reviews, which clearly describe that the proposed work is in compliance with the applicable electrical code.  Plans must indicate the location of all electrical equipment.  Sufficient load 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 building plan review when construction or renovation occurs to the exterior or interior of any building or structure that involves plumbing systems?
Scaled plumbing plans must be provided to FSCI for third party, municipal building plan reviews, which clearly describe that the proposed work is in compliance with the applicable plumbing code.  Plans must indicate the number 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.