Plan Prescreening and Quality Control
Due to frequently complex and varying submittal requirements, architects are prone to leaving out supplemental documents required for a plan review. Leaving out these documents creates a longer plan review process, which is not favorable in the quickly-moving world of construction. Therefore, it is critical for our team to review all submittal plans and documents closely for errors or missing information before we submit to the respective jurisdiction. We call this process quality control or plan prescreening, it is a vital step in our permit expediting process.
What types of Documents Do We Review?
• Architectural Plans – When applying for a building permit or planning case, applicants will need to provide all relevant architectural plan sets/drawings. Architectural plans display the layout and aesthetics of a proposed project and include details regarding site plans, floor plans, elevations, sections and details, material schedules, and more.
• Structural Plans – Structural plans are typically submitted at the same time as architectural plan sets and overview the engineering of a building. They include information such as:
• Connections and anchorage
• Beams, columns, and slabs
• Floor, ceiling, and wall components
• Structural calculations (we’ll cover this soon)
• Mechanical, Electrical, & Plumbing Plan Sets – Depending on the jurisdiction, mechanical, electrical, and plumbing (MEP) plan sets may be required separately or together as a package. Let’s break it down further…
• Mechanical plan sets review the mechanical layout and equipment that will be installed for a project
such as heating/cooling equipment, kitchen equipment, smoke control systems, duct layouts, and
more.
• Electrical plan sets review any electrical components that will be installed for a project such as
lights, switches, outlets, transformers, switch gears, and more.
• Plumbing plan sets review water, waste, and gas piping plans. These plans include riser diagrams,
plumbing floor plans, hydraulic calculations, etc.
What Types of Supplemental Documents are There?
• Landlord Approval Letters – A landlord approval/consent letter verifies that a tenant has the authorization from the property owner to proceed with improvements or renovations.
• Structural Calculations – Structural calculations provide information on structural factors involved in a proposed or existing building design. They typically include the following information…
• Site-specific geotechnical data such as soil and rock profiles
• Design response measures for risks such as earthquakes, seismic activity, heavy winds
• Roof top factors in response to risks such as snow and wind exposure
• Design equations for supporting beams and canopies
• And much more
• Cut Sheets/Manufacturer Specifications – Cut sheets, sometimes called manufacturer’s specifications, include detailed information on commercial appliances such as refrigerators, LED lighting systems, exhaust hoods, or HVAC systems. They provide product details including the product make/model, dimensions, materials, voltage, design features, shelving, etc. Providing cut sheets to a plan reviewer helps him/her determine that the equipment will comply with safety, energy, and health restrictions.
• Asbestos Survey – Many projects require an Asbestos Survey Report prior to renovations, remodels, or demolitions. These surveys are typically conducted by a Certified Asbestos Consultant and include information on samples and tests of building materials.
• COMcheck – Commercial buildings must comply with the International Energy Conservation Code (IECC) as well as the American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE). Both standards and guidelines work to limit negative environmental impacts and depletion of fossil fuels. Therefore, applicants are often required to provide a COMcheck report, prepared by an architect or engineer, to verify that the proposed project will meet these code standards for conservation. COMcheck reports will include detailed information on proposed fixtures such as lighting systems or HVAC systems.
• Title 24 Calculations – In the state of California, Title 24 covers building energy efficiency standards. Like IECC and ASHRAE standards, Title 24 standards help to ensure the preservation of the environment. Applicants in California will typically be required to provide Title 24 forms that include detailed information related to air/HVAC systems, mechanical ventilation systems, indoor lighting, and more.
About Permit Advisors
At Permit Advisors, we value close attention to detail throughout the entire permitting process. Our knowledge and years of relevant experience provide the foundation for a more comprehensive quality control/plan prescreening process. To learn more about our services, contact us.
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