C2B-KS28

Question 1

Open Space Requirements

Answer 1

this is the amount of open space required on a project. Some municipalities will not have an open space requirement, other municipalities will.

Question 2

Determination of Building Footprint —the following are needed to be taken into consideration when determining size and location of footprint

Answer 2

Setbacks
Floor to Area Ratio
Lot Coverage
Open Space Requirements

Question 3

Building & Safety Department

Answer 3

Responsible for reviewing plans for compliance with the California Building Standards Code (Title 24). This process is typically referred to as Plan Check and supports the Permit Process

Question 4

Plan Check — There are generally three types of Plan Checks available (some municipalities may only
offer one or two).

Answer 4

Over the Counter Plan Check

Appointment Plan Check

Regular Plan Check

Question 5

Appointment Plan Check

Answer 5

Similar to Counter Plan check, Appointment Plan Check allows you to get the same
interaction with the Plan Check Engineer except by appointment. Appointment Plan
Check is available for slightly more complex projects that can be reviewed within lh
hours.

Question 6

Over the Counter Plan Check

Answer 6

Over the Counter Plan Check offers the convenience and expedience of having a plan review and obtaining a permit without the need to make an appointment. The type of plans that are typically reviewed at the counter are small and medium size projects, such as tenant improvements, small office and retail buildings that can be reviewed in approximately 45-60 minutes.

Question 7

Regular Plan Check

Answer 7

Large, more complex, or projects requiring time consuming review are submitted for regular plan check. At the time of submittal, plans are screened for completeness and the appropriate plan check fees is required to be paid.

Question 8

Plan Check within the Department of Building and Safety (this is based on the City of Los Angeles, other municipalities may have slightly different processes)

Answer 8

Building Plan Check 
Electrical Plan Check 
Elevator Plan Check 
Fire Sprinkler Plan Check 
Grading Plan Check 
Mechanical/HVAC Plan Check 
Plumbing Plan Check

Question 9

Some of the items the Building and Safety will review;

Answer 9

1. Specific design and construction requirements based on occupancy, building height, floor area, availability of firefighting capacity, etc.
2. Required fire resistance of structural elements, floors, ceilings, fire and party walls
3. Restrictions on building height
4. Requirements for compartmentation areas (fire areas)
5. Fire protection systems
6. Egress requirements, such as stairs, corridors, and doors
7. Light, ventilation, and other indoor environment requirements
8. Structural requirements for building components
9. Materials performance and specifications
10. Requirements for building service systems
11. Life safety issues
12. Means of egress
13. Energy compliance
14. Structural calculations

Question 10

Parallel Design-Permitting Process

Answer 10

• The Parallel Design-Permitting Process for major project developments allows the design process and the permitting process run concurrently.
• offered by City of Los Angeles

Question 11

What are some advantages Parallel Design-Permitting Process

Answer 11

• The Parallel Design-Permitting Process for major project developments allows the design process and the permitting process run concurrently.
• We will start to plan check your plans at the conceptual design phase and continue to provide plan check, correction verification, and code consultation services to you throughout your various design phases.
• When you complete your final drawings, the building permit is ready to be issued. The benefits for a development project are as follow:
• Identify and correct code violations early on and avoid cumbersome revisions to finished design.
• Identify clearances and obtain sign-offs from other agencies early on and avoid unexpected clearances.
• Reduce overall permit processing time, start and complete construction ahead of schedule.
• Reduce project cost due to time savings.

Question 12

The Transportation Department may review the plans for the following:

Answer 12

• Traffic flow, increase in intensity
• Location of curb cuts on main roads and side streets, also location in relation to intersections
• Types of traffic signals and directional signage

Question 13

Department of Public Works is concerned with what? What do the build?

Answer 13

Citys streets, 
installs its sewers, 
constructs storm drains, 
rights-of-way, 
service facilities

Question 14

Typically the Department of Public Works consists of the following divisions (using City of Los Angeles, Department of Public Works
as an example)

Answer 14

Bureau of Engineering
Department of Sanitation
Street Lighting
Street Services

Question 15

The Department of Public Works may review the plans for the following;

Answer 15

• Water supply to the site
• Waste water from the site
• Storm water runoff
• Electrical service to and from the site
• Street lighting on the project
• Improvements in the right-of-way

Question 16

The Fire Department may review the plans for the following;

Answer 16

• Fire suppression systems such as sprinklers
• Egress requirements in the building as well as outside
• Fire lanes and emergency access
• Location of fire hydrants and standpipes
• Fire truck turnarounds

Question 17

The Police Department may review the plans for the following;

Answer 17

• Communication system
• Site lighting for safety at night
• Security of entrances and exits
• Emergency response plan/system in place depending on building use

Question 18

Planning Department

Answer 18

• Responsible for implementation of the General Plan
• Review plans for compliance with Master Plan and any Specific Plans
• May be the coordinating agency that distributes plans to the other local agencies (City of Santa Monica does this), but this depends on the municipality. Some municipalities will require a visit to each of the local agencies for plan check approval
• May be the Lead Agency in regards to the CEQA process, depending on the project

Question 19

Zoning Code — the Planning Department will review plans for compliance with the local Zoning Code;

Answer 19

1. Use (commercial, retail, residential, mixed use) appropriate for neighborhood
2. Setbacks - front, side yard, rear yard
3. Floor to Area Ratio (FAR)- ratio of building area to lot size.
4. Lot Coverage — is the ratio of building footprint (expressed in square feet) to the lot size. For example, if the lot is 10,000 square feet and the maximum lot coverage is 4096 (meaning the building footprint cannot occupy more than 40% of the lot), the maximum size of the footprint allowed would be 4,000 square feet. The lot coverage requirements will vary by municipality.
5. Open Space Requirements — this is the amount of open space required on a project. Some
   municipalities will not have an open space requirement, other municipalities will.
6. Building Height — the maximum building height allowed. This will vary by municipality and
   possibly neighborhoods
7. Parking Requirements — the amount of parking required. This will depend on the use,
   number of occupants, etc and will vary by municipality
8. Local ordinances — any other local ordinances that may affect the project

Question 20

What is the floor area ratio (FAR) ?

Answer 20

It is the total square feet of a building divided by the total square feet of the lot. For example if the lot is 10,000 square feet and the FAR allowed by the local municipality is 3, that would mean the building could be 30,000 square feet maximum. If the FAR is .5, that would mean the building could be 5,000 square feet maximum. Higher FAR’s are typically found in more urban (dense) locations.