Plan Review Process

Plan Review

Construction documents shall be submitted in one or more sets with each application for a building permit. The construction documents shall be prepared by a registered design professional where required by Chapter 471, Florida Statutes or Chapter 481, Florida Statutes. Construction documents shall be dimensioned and drawn upon suitable material. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of the Florida Building Code and relevant laws, ordinances, rules and regulations, as determined by the Building Official. Depending on the number of permits that have been submitted, and if all required documents are provided; most projects, such as one and two family dwellings can be reviewed in a week, while a permit to build or remodel a commercial structure may take several weeks or longer to review.

Residential Projects

 Residential plans are to be designed according to the latest edition of the Florida Building Code, Residential. Structural elements must be designed in accordance with the provisions listed in the Florida Building Code, Residential, Section R301.2.1.1 for the 140 mph wind zone, or the applicable wind speed as interpolated by a licensed design professional. Structural elements shall be designed by a licensed design professional, or by a licensed contractor who has been certified in accordance with the provisions of Section 489.115(4)(B), Florida Statutes. Plans shall be to scale, legible and shall meet the requirements listed below:

• Minimum plan review criteria for buildings shall include the following minimum criteria and documents: a floor plan; site plan; foundation plan; floor/roof framing plan or truss layout; and all exterior elevations. This includes:
  • Site requirements: Set back / separation (assumed property lines), Location of septic tanks
  • Fire resistant construction (if required)
  • Fire
  • Smoke detector locations
  • Egress: Egress window size and location, Stair construction requirements
  • Structural requirements shall include: Wall section from foundation through roof, including assembly and materials, connector tables, wind requirements, structural calculations, and, if in a Flood Hazard Area, flood loads, lowest floor elevations, flood-resistant materials
  • Accessibility requirements: Show / identify accessible bath
  • Energy Forms
  • Product Approval Form

Commercial Projects

The plans must be designed in accordance with the Florida Building Code, Building and/or Florida Building Code, Existing Building, drawn to scale, and show existing and proposed conditions. Plans should, at minimum, show Egress, Type of Construction, Occupancy Classification, Occupant Loads, Accessibility, Fire Protection, Life Safety, Structural, and Site conditions in accordance with Florida Building Code, Building 107.3.5.

Design Professional participation is required for Additions, New Construction and Level 3 Alterations.

Design Professional participation may be required for Interior Build-outs, Change of Occupancies, and Level 1 and 2 Alterations depending on the scope of work.

• Architect - Responsible for comprehensive building design including: life safety, floor plans, elevations, architectural detailing, architectural features, specifications and any aspect related to human habitation of building.
• Structural Engineering - Required when the project scope includes complex structural components for which loads must be calculated.
• Mechanical, Plumbing, and/or Electrical Engineering - Required for projects that exceed statutory or building code limits (see s.4713)
• Civil Engineering - Environmental, geotechnical, exterior structural, water resource, coastal, material design or engineering surveys.

Construction Plans

Construction Plans should, at minimum, show the following information in accordance with Florida Building Code, Building 107.3.5: