PURPOSE
The purpose of this procedure is to help the Project Manager with the plan check and permit approval process.
REFERENCES
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RESPONSIBILITIES
Project Manager (PM): It is the PM’s responsibility to obtain all necessary Plan Check approvals and permits for the project. The PM should coordinate with the Project Engineer (PE) and the various discipline designers as to how and when plans should be submitted for Plan Check. This will enable the project to move through the permit process smoothly and not delay the project. It is the responsibility of the PM to track the progress of the Plan Check submittals.
Project Engineer (PE): The PE or Project Designer and his or her project design team are responsible for getting the project approved by Building & Safety and other City agencies. For example, within the project design team, the Electrical Designer should determine when the plans are ready for electrical Plan Check. The individual discipline designers should coordinate with the PE and the PM to have the plans submitted, reviewed, and approved.
PROCEDURE
Most building projects will require some sort of Building & Safety Plan Check. For simple projects outside of the public right-of-way, this may be accomplished with an over-the-counter Plan Check, but for most projects a complete Plan Check is required, refer to the Attachment 11.3-1.
The steps normally required to obtain a Building & Safety permit are as follows. Unless fees are waived, the PM should first obtain a General Accounting Encumbrance Interdepartmental Order (GAEID) to transfer funds to cover for all Plan Check fees. The fees can be waived for certain projects if they meet the requirements of the Los Angeles Municipal Code Section 11.08 (a). For expedited review services at the Department of Building and Safety (DBS) public counters Project Managers the BOE Notice 18, which outlines the approvals required to utilize their project funds.
The PM or designated Team Member completes the required building permit applications for Plan Check. For all buildings, Plan Check includes at least a review of the architectural, disable access, mechanical, electrical, structural and fire protection drawings and verifying the planning and zoning requirements, sewer availability, issuance of an Elevation or Flood-Proofing Certificate, and the proper address.
The Department of Building & Safety may require several other permits and approvals in addition to the building permit based on the type of project. Following are some of the pertinent permits and approvals:
Grading Permit
Haul Route Permit
Plumbing Permit
Mechanical Permit
Electrical Permit
Fire Department / Fire Marshal Permit / Approval
Industrial Waste Permit
Cultural Affairs Approval
Elevation Certificate / Flood-Proofing Certificate
The Project Designer should consult the Department of Building & Safety prior to submitting plans for Plan Check to determine which additional permits and Plan Checks will be required for the project and what additional data will be required to be submitted for the additional permits.
The PM or designated Team Member submits two sets of prints of the complete plans and one set of design documents, calculations, and the application forms to the DBS for Plan Check review. Plan Check fees should be paid at the time of application. A signed copy of the GAEID by the Division Engineer is to be taken to DBS’s Financial Division for funds validation and verification; then the signed DBS Financial group GAEID copy is to be given to the cashier as a payment every time Plan Checking services are required.
The following are the minimum required items to be included when submitting plans for Plan Check:
Use this link to obtain additional information about the Plan Check and Permit process: http://www.ladbs.org/services/core-services/plan-check-permit
Architectural Plans:
Index Sheet
Plot Plan showing building offsets to other buildings and to property lines. Indicate the number of guest rooms and dwelling units.
Floor Area of the new buildings or additions. The Floor Area of the existing buildings when applicable.
Roof and Floor Plans of each building floor showing exit paths to the public way
Door and Window Schedule cross-referenced to floor plans
Cross Sections of sufficient number showing overall building and story heights
Floor Plans should indicate use and occupancies of all areas and rooms
Parking Layout, fully dimensioned, showing widths of parking stalls, bays, aisles and the angle of stalls
Fire Resistance System for structural frame, roof, floors, walls, interior partitions and fire assemblies
Energy Requirement Compliance should be shown on the plans
General Notes and all details that would simplify and complete the plans
Grading Plans, if applicable
Structural Plans:
Notes and Specifications
Foundation Plans with sections and details cross-referenced
Floor Plans indicating framing, shear walls, slab thickness, reinforcement, sections, and connection details that are cross- referenced
Vertical Load Carrying Systems
Lateral Load Resistive System
Basement and Exterior Wall Sections showing materials, reinforcement and ties to the foundation
Pre-Stressed Concrete Schedules, Profiles, and Details
Shoring System, if applicable
Exterior Curtain Wall Systems with sections and connection details
Construction Schedule of project, if required
Computer Calculations including a user guide that clearly indicates input and output data
Calculations and Miscellaneous Materials:
Structural Calculations including vertical and lateral load analyses
Geotechnical Reports including soil, geology, seismology and foundation data, as applicable
Energy Calculations, if applicable
Allow at least four weeks for the actual Plan Check unless the work is minor. Additional time should be allowed if other permits are required. During Plan Check a list of corrections, additions and changes, if any, is prepared by the Plan Check Engineer. The noted corrections, additions and changes should be incorporated in the plans unless there is adequate reason to justify otherwise. After the final changes have been made, the plans are to be signed, and the final submittal made to the Department of Building & Safety.
Upon final submittal to the Structural Plan Check Section, the Building Permit approval is obtained by the PM. The final prints are stamped and signed by the Plan Checker; however, the permit is not yet issued. Building & Safety keeps the original building permit application, and both sets of stamped prints.
When a contract has been awarded to a Contractor, the Contractor obtains the building permits by paying the permit fees and providing the required bonds and insurance. One set of approved (stamped) plans will be issued to the Contractor for field use.
Building permits expire six months after being issued if the construction has not started. Therefore, building permits should not be obtained until the start date for construction is definitely known. Otherwise, the permit must be renewed every six months. Permits expire two years after issuance. Extensions of time can be obtained for permits as long as construction progresses satisfactorily. Permits also expire if a stop in construction lasts longer than six months.
Often the number of permits or the exact cost of the permits is not known at the time the project is put out for bid. One way to handle this is to put in a bid allowance for permits. If the cost of the permits is less than the allowance, the excess money in the allowance is returned to the City, if the cost of the permits is more than the allowance, a change order is issued to the contractor to cover the difference.
Other City Agencies such as the Bureau of Street Services, Bureau of Sanitation, and the Department of Transportation (DOT) also require permits or approvals. For detailed information regarding the submittal and review of temporary traffic control plans and restoration traffic plans use the link below:
https://ladot.lacity.org/businesses/plan-review-checklists
Many projects impact trees in the public right-of-way. Project Managers should be aware that the Bureau of Street Services must approve all tree removals. Any significant tree removal requirements must be presented to the Board of Public Works for approval. The public frequently wants to see its trees saved and the Board often reacts to community involvement in the tree removal process. A Board decision to not approve the removal can seriously affect the project design.
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