Many projects require several plan components. Below, find details to include for architectural, structural, and mechanical plans.
Applications for all building and land disturbance permits may be submitted through the ePlan Review portal. These include commercial new construction, additions and renovations, residential new construction, and land disturbance.
- Name and address of project
- Name, address and occupation of the author of the construction documents
- Scaled and dimensioned floor plans with all room names labeled; doors and windows shown; and special features clearly noted
- Exterior elevations, showing all openings
- All door and window sizes noted either on elevations, plans or door and window schedules referenced to plans. Indicate sleeping room and basement egress.
- Complete sections and details for foundations, floors, walls and roofs, with components of assemblies completely noted, properly cross-referenced, with floor-to-floor heights dimensioned
- Indicate compliance with braced wall requirements, indicating the specific methods used and details of the method(s) in the construction documents. (See below for additional information)
- Indicate compliance with Energy Code. Show insulation values plus mechanical drawings as required below.
- Indicate stair dimensions, tread and riser dimensions, handrail and guardrail information.
- For additions and renovations, make clear the distinction between existing construction, alterations to existing, and new work.
- For two-family residences, duplexes and townhouses, indicate rated walls, provide a copy of the testing agency design detail(s) on the drawings, and show compliance with other required dwelling unit separation provisions.
Wall-bracing plan review & inspection requirements
- The IRC wall-bracing method must be noted on the submitted plans, with areas of braced walls shown on elevations and interior braced wall length shown on floor plans. The areas of braced wall must be clearly and obviously shown and noted, by darker shading or some other standard black and white graphic method. Connections, details and nailing schedule must be shown on plans. Details showing continuous load path and uplift resistance must be shown (i.e. wall sheathing lapped over rim joists or metal strap connections of walls to floor system, etc).
- Construction drawings must include design details of portal frame, standard manufactured shear panels or other pre-engineered approved methods, if used.
- Structural calculations bearing the dated signature and seal of a design professional registered in the Commonwealth of Virginia are acceptable as an alternative to prescriptive design.
- Before installing building wrap or windows, approved braced wall panel and nailing inspections are required.
- Note uniform design loads and any special loading.
- Scaled and dimensioned foundation plans. Show ventilation and access openings as required.
- Scaled and dimensioned floor and roof framing plans. Indicate all beam sizes, headers, ledgers, posts and columns. Note species and grade of lumber, or manufactured structural members performance grade.
- Sections and details properly referenced to plans
- Reinforcing steel, if used, for slabs, retaining walls, grade beams, foundations and foundation walls
- For additions and renovations, detail the existing structure and footings that provide bearing for new work.
- Structural calculations, signed and sealed by a structural design professional, licensed in the Commonwealth of Virginia, for those structural elements that exceed the tabular values set forth in the code, and for retaining walls with a difference in grade of greater than two feet.
- General notes and construction notes
- New dwellings require:
– heating/cooling load calculations
– duct layout
– complete mechanical layout and the equipment list (type and size) including exhaust system for kitchen, baths and dryer, venting systems and combustion make up air for fuel-burning appliances prepared and signed by a licensed HVAC contractor, or architect or mechanical engineer with sealed drawings.
- For alterations or additions to existing dwellings, the same requirements apply. However, the applicant has the option of attaching the Mechanical Plan Requirement Waiver form, signed by the property owner, to all sets of drawings. This allows the required information to bypass mechanical plan review and be reviewed at a later date by the field inspector at the time of the mechanical inspection.
- When adding or replacing exterior units, a scaled, certified plat is required. It must clearly indicate the location of the new or replacement unit(s).
- New houses will show the water service location and pipe size on the site/grading plan.
- Renovations and additions to existing dwellings may continue to use the existing water service.
- Plumbing riser diagrams are not required, except for unusual features such as solar water heating systems.
- All projects will show plumbing fixture layouts as part of the architectural plans.
- Compliance with the IRC for electrical is by field inspection only.
- The Department of Environmental Services (DES) will need to review any boxes, devices, switches, towers, conduit, etc. that will be installed within the right of way. Plans shall show the riser diagram and a profile of purposed equipment.