How to Draw Your Plans

The city requires two complete sets of construction plans for room additions, renovations and new construction as outlined below:

General Requirements

  • Plans must be prepared by an architect or engineer legally registered under the laws of the State of Florida regulating the practice of architecture or engineering, and who shall affix his official seal to said drawings, specifications, and accompanying data. However, if the construction proposed will cost less than $10,000 and not affect the structural components of a building, the project plans need not meet this requirement.
  • All drawings shall be drawn to scale, show all dimensions, have the structural design criteria clearly indicated, and be designed for a 130 m.p.h. wind loading in the coastal construction zone.
  • The plans must also contain the necessary FEMA documentation.
  • Any deviation from these requirements shall be approved by the Building Official.

Minimum Drawing Requirements:

  • Signed and sealed survey by a surveyor registered in the State of Florida, showing existing and proposed structures, flood zone, and grades at all (4) corners and the middle of the property, etc.
  • Site plan showing all existing, proposed structures, setbacks, driveways, walks, pools, new and existing grades, etc.
  • Foundation Plan, at ¼" = 1'0" or larger, showing footing and reinforcing sizes, or footing schedule and the locations of all vertical and horizontal reinforcement. If there is a crawl space, show access and ventilation per code. Also, if the structure is to be located within the "V" zone, you must show a piling plan with details and ground floor concrete detail with slab size reinforcing, soil treatment, vapor barrier, and fill.
  • Floor Plans at ¼" = 1'0" or larger showing all bearing, non-bearing and shear walls, structural columns, piers, etc. where required, all plumbing fixtures, all window and door sizes, cabinet locations, built-in, etc., and all other features to show a complete description of the proposed structure.
  • Elevations of the planned structure at 1/4" = 1'0" or larger showing roof pitch, eave height, roof overhangs, exterior wall finishes, roof ventilation, chimney, handrails, steps, flashing, etc.
  • Roof Plan at 1/4" = 1'0" or larger showing all roof penetrations and flashing, chimneys, if required, and gutters and downspouts, if required.
  • Roof Framing Plan at 1/4" = 1'0" or larger showing the direction, spans, bracing, and spacing of roof structure, the design loads (including uplift), connection details, bracing details, if gable end, show gable end connection details and all hold down connectors. If you are using conventional framing, show everything required plus size, grade and species of lumber. Specify and show all lintels and tie beam complete with size, types, and reinforcing details.
  • Truss engineering - actual truss engineering drawings shall be signed and sealed, and shall be presented to field inspector prior to erection of trusses.
  • First and Second Floor Framing Plans (if required) showing the direction, span, bracing, and spacing of floor joists, the size of conventional and pre-engineered floor joists, the grade and species of floor joists, all supporting beams, columns, and bearing partitions, size and species of floor sheathing complete with nailing schedule, and the hold-down strapping connectors floor to floor.

Miscellaneous details:

  • Stair Details at a minimum 1/2" = 1'0" showing tread and riser dimensions, handrails and railing height, and baluster spacing.
  • Section drawings showing typical cross or longitudinal section at a minimum 1/4" = 1'0" showing all structural components and heights, and a typical wall section of the structure, at a minimum 1" = 1'0", showing all hurricane anchoring (with uplift capacity) at the roof, floor, foundation, footing size and reinforcing, all plates and connections, sheathing sizes and species, exterior and interior finishes, roof and floor structure, roof covering, brick veneer (if required), window, stud size and spacing, concrete masonry units, and any special conditions.

Electrical, mechanical and plumbing drawings:

  • Electrical Plan, at 1/4" = 1'0" or larger, showing all electrical required per National Electrical Code latest edition, smoke detectors, exhaust fans, and attic light, and an electrical riser diagram.
  • Mechanical Plan, at 1/4" = 1'0" or larger, showing complete duct layout, sizes, and R-values and submit a copy of the 1994 State Energy Code form.
  • Plumbing Plan, at 1/4" = 1'0" or larger, showing the location of all plumbing fixtures, waste, venting, and water lines and a plumbing riser diagram.
  • Fire Sprinkler Plan (if required).
  • Fire Alarm Plan (if required).

Other documentation required:

Finally, the plans submittal for a building permit, for a project costing more than $2,500, must include a Notice of Commencement form that has been properly recorded with the County Clerk; two copies of a detailed construction cost estimate; and proof of ownership of the property or the contract with the owner.

If filing for a homeowner's permit, the submittal must include an owner's disclosure form certifying that the building upon which the construction will occur is for the owner's use and occupancy.

In certain circumstances, other details or documents may be required.