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Commercial Permitting Checklist

This checklist is for commercial and multi-family (3 or more units) building permit applications.

Click here for a printable commercial plans checklist.

Please be aware that, since every project is unique, there may be some situations where you will be asked to provide additional information. This checklist is intended to be a guide and may not contain all requirements needed to obtain permits and approval from the City of Orlando.

If you have any questions, you can email permittingservices@cityoforlando.net or call 407.246.2271.

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  • Building permit application (3rd page MUST be signed and notarized by owner)
  • Submit plans through the the Digital Plans review (click here to view resources and a Quick Start Guide) with a third-party verified signature by a Florida registered architect/engineer
  • If you decide to submit paper plans, you are required to submit 6 complete, collated, copies and any revisions for all permit submissions. There are exceptions for signs, ROW, windows, doors, roofs, tents, sheds, fences, siding, soffits, SWC, racking permits and trades permit (plumbing  mechanical, electrical, and fire not related to a primary building permit) – these require 4 complete, collated, copies and any revisions.
  • Legal description
  • Complete design drawings (100% design preferably on 24” x 36” sheets)
  • All drawings dimensioned and to scale

Cover Sheet

  • Code summary (include code editions); building features (include type construction, occupancy, height stories, sprinkled, etc.)
  • Life safety systems; occupant load and egress capacity calculations, gross floor area in square feet (provide breakdown of air-conditioned and non air-conditioned space), travel distance, fire protection systems existing/to be installed, and location and type of fire extinguishers
  • Project narrative or description
  • Estimated cost of construction (25% of permit fee required to submit)
  • Special Inspector Plan
  • Threshold Building Inspection Plan

Architectural

  • Floor Plans, Details, Schedules (show existing/demolition separate from proposed/new construction)
    • Identify rooms – show accessibility and plumbing fixtures
    • Door and window schedule (include hardware and identify fire rating)
    • Interior finish schedule
    • Fire resistance rating details (walls, floor/ceiling, roof/ceiling)
    • Floor framing, roof truss layout plans (approved truss engineering required by first vertical inspection)
    • Seating plan (if applicable)
    • Furniture layout plans
  • Complete stairway/guardrail/handrail details (dread/riser/picket spacing/extensions)
  • Exterior elevations
  • Foundation plan
  • Wall legend, matching floor plans with U.L. design numbers
  • Key floor plan to scale. Show all tenants and their egress off of the door
  • Reflected ceiling plan with lighting, exit signs, smoke detectors
  • Access control and secure door in the means of egress
  • Wind load calculations per Florida Building Code 1606.1.7
  • Wind load compliance reports and installation details for exterior windows and doors (required prior to first vertical inspection

Energy Calculations

  • Roof air barrier details
  • Set of Construction Specifications SITE PLAN (one or more sheets to show items below clearly, must be to engineering scale) (not required for interior alterations). Include building location(s) for addressing purposes
    • Location map
    • Existing and proposed site plan
    • Site area, impervious area and gross area
    • Property boundary with any easements
    • Wetlands
    • Number of parking spaces
    • Traffic control devices (signals, Stop signs, pavement markings)
    • Parking lot and roadway striping
    • Four multi-family only, show number of residential units and bedroom breakdown
    • All fire hydrants within 500 feet of the building
    • All structures within 150 feet of the building
    • Fire department access roadways
    • Property lines, dimensions of lot, setbacks, easements, and building footprint
    • Dumpster location (dumpster detail including dumpster enclosure detail)
    • Edge of pavement
    • Number of lanes
    • Median
    • Median openings
    • Curbing
    • Details
    • Existing driveways and intersections within 200 feet
    • Proposed driveways
    • Public sidewalks
    • Sanitary sewer connection
    • Location of water backflow device
    • Water distribution system

Threshold Building Inspection Plan

Landscaping Plan – (signed and sealed by Landscape Architect)

Irrigation Plan

  • Backflow preventer
  • Rain sensor

Drainage Plans, Calculations and Geotechnical Report

  • Primary and secondary systems
  • Scuppers per drain
  • Gutter and downspout
  • Stormwater flow direction
  • Pond/swale cross-section detail, exfiltration system details
  • Stormwater management system details

Erosion and Sedimentation Control Plan Grading Plan with Pavement Section Details

  • Existing site grade
  • Proposed site grade
  • Erosion control device details
    • For Engineering/Site Work permits, if the project is less than one acre, please provide a note on the site plan indicating the “City of Orlando’s Guidelines for Erosion & Sedimentation Control for Construction Sites” will serve as a guide for the implementation of erosion sediment control measures. A copy of the City of Orlando’s Guidelines for Erosion & Sedimentation Control for Construction Sites  should be attached to each of the required plan sets or uploaded with the digital submittal.

Fire Sprinkler Design Documents

  • Signed and sealed plans
  • Hydraulic calculations

Plumbing

  • Include floor plan and riser diagram
  • Complete three-dimensional isometric drawing of the drainage systems
  • Fixture schedule and material specifications
  • Isometric drawing and schematic drawing match
  • Storm riser drawing with pipe sized and square feet/drain indicated
  • Interceptors/grease traps with details
  • Water heaters with accessibility detail
  • Drinking fountains with accessibility detail (State of Florida Accessibility Code)

Mechanical

  • Mechanical systems over 15 tons must be signed and sealed by a Florida registered engineer
  • Mechanical plans must be submitted for all commercial H.V.A.C. systems
  • Life safety plans submitted indicating ratings of walls, ceilings and floors
  • Floor/ceiling assembly details shown on plans
  • Fire dampers and fire/smoke damper details shown on plans
  • Location of dampers indicated on plans
  • Mechanical equipment on the exterior of buildings must meet wind load design
  • Must provide tie down details for mechanical equipment on exterior of building
  • Re-roofing permits will be required to have signed and sealed plans if the mechanical equipment and supports for mechanical equipment is replaced with new or if existing equipment is re-used with new supports for existing equipment
  • Mechanical permit is required to be issued separate from the re-roof permit
  • Height requirements for mechanical equipment on roofs must met Section 1511.7 of the 2010 Florida Building Code

Electrical

  • Legend showing symbols used on drawings as adopted by nationally recognized societies or as explained on the drawings Type, location, and capacity of all service equipment and meters
  • Interrupting ratings of circuit protective devices specified and available symmetrical short circuit current at each panel and switchboard location where fault current is greater than the (10,000) amperes
  • Service entrance grounding conductor, sized and located, and method of grounding
  • Locations of every proposed outlet, including switches
  • Location, voltage, horsepower, kilowatt, or current rating of every motor, generator, transformer or fixed appliance
  • Details of the panel board, switchboard and distribution centers, including schedule of equipment
  • Panel board or switchboard schedules, showing connected and demand wattage or amperage, number of active branch circuits to be installed, and number of spare branch circuits for future use
  • Location and complete details of fire alarm system, emergency lighting, and existing lighting
  • Circuiting of every electrical outlet with size of conductor and raceway
  • UL approved details of fire rated assemblies
  • Include exit signs, emergency lighting, and generator details
  • Access control and secure door circuitry
  • Relocation of equipment will require floor plan with location if equipment location shown

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Please Note: Revisions will be accepted only after all plans examiners have completed the review of previous submittal

  • Submit only the sheets (signed) that are being revised, through the Digital Plans review
  • Provide case number or address of project
  • Identify clearly all revisions on the drawings (i.e., cloud)
  • Comments – attach written response to all comments, include narrative that lists and explains all revisions

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The following items may be required prior to the issuance of permits:

  • Cost estimate for on-site improvements (excluding building structures)
  • Concurrency Management Application (Concurrency Encumbrance Letter)
  • Contractor’s license
  • Proof of Workers’ Compensation Insurance
  • South Florida Water Management District (SFWMD) permits (407.858.6100) www.sfwmd.gov
  • St. John’s Water Management District (SJWMD) permits (407.897.4300) www.sjr.state.fl.us
  • Orange County permits (407.836.5564) www.onetgov.net
  • Army Corp of Engineers permits (904.232.2234) www.saj.usace.army.mil
  • Florida Department of Transportation (FDOT) permits (407,482.7800) www.myflorida.com
  • National Pollutant Discharge Elimination System (NPDES) approval from DEP
  • Letter of Map Revision/Letter of Map Amendment 9LOMR/LOMA) application and approval from the Federal Emergency Management Agency (FEMA)

Notice of Commencement

The purpose of recording a Notice of Commencement (NOC) is to prepare the owner and/or the owner’s agent (the contractor) to deal with possible liens placed on the property being improved. According to Florida Statutes:

  • Section 713.13, before starting any improvement to real property for which the direct contract price is greater than $2,500, the owner or owner’s agent (contractor) must:
    • Step 1 RECORD
      • A Notice of Commencement in the Orange County Comptroller’s Office, Official Records Department at 401 S. Rosalind Avenue, 1st floor, Orlando, FL located at the SE corner of South Street and Rosalind Avenue in downtown Orlando.
        Phone: 407.836.5115
        Office Hours: 7:30 am – 4:30 pm, Monday – Friday
        Mailing Address: P.O. Box 38, Orlando, FL 32802
        Overnight Delivery Address: 401 S. Rosalind Avenue, Orlando, FL 32801
    • Step 2 POST at the job site
      • EITHER a certified copy of the Recorded Notice of Commencement OR a notarized statement that the Notice of Commencement has been filed for recording along with a copy of the Notice of Commencement
    • Step 3 FILE with the Permitting Services Division PRIOR to requesting the first inspection
      • A certified copy of the Recorded Notice of Commencement
      • A notarized statement that the Notice of Commencement has been filed for recording, along with a copy of the Notice of Commencement
  • The Permitting Services Division WILL NOT perform or approve inspections until Step 3 has been completed by the owner or owner’s agent
  • The recording of the Notice of Commencement is not required prior to the issuance of a permit

Most Common Reasons for Disapproval

  • Compliance with Chapter 6 – Types of Construction
  • Compliance with Chapter 8 – Interior Finishes
  • Compliance with Chapter 10 – Means of Egress
  • Compliance with Chapter 11 – Florida Accessibility Code
  • Compliance with Chapter 16 – Structural Design
  • Occupancy Separation, which is not always defined per FBC Chapter 3 options
  • Construction type not accordance with allowable area and height per FBC 2010 Table 503
  • Combustible materials to be used not in accordance with FBC 2010 603
  • Fire resistance, which includes design information, opening protective, and penetrations
  • Doors size, not in compliance with FBC 2010 1008.1.1
  • Accessibility requirements, all of them based on occupancy, drinking fountains, counters, restrooms, etc.
  • Shop drawings
  • Signed and sealed drawings
  • Expired extra documentation
  • Exterior envelope – provide complete sections of wall and roof assemblies

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