Base Plans

• Base plans must be submitted for initial review of a specific site. That original submittal will be used for review of the base plan. During that initial review, the parameters of the design are set with limited options.  
• The use of previously approved base plans requires approval from all designers, including but not limited to architects and engineers. That approval must be in an authorization letter that is specific to each structure and location.
• Base plans that require alterations due to location on the property, proximity to other structures, and/or other conflicts would not be allowed unless addressed in the specific approved base design options.
• The engineered design of the base plan must match for subsequent uses. If aspects of the engineering are different, such as wind or seismic, then it will not qualify as a base plan. The engineering site characteristics must be the same as the original approved base plan. Alternatively, a new base plan could be submitted to the updated site-specific characteristics under a new construction permit.
• All base plan submittals must be reviewed to verify they meet applicable site-specific requirements, such as separation distances, setbacks, access ways, fire apparatus distances, land use regulations, tree canopy, landscaping, critical areas, seismic and wind zone speeds, and utility services like storm water impervious surfaces, sanitary sewer, water, electrical, and solid waste.

A base plan is created by applying for a New Construction Residential (BLDRN) record in the City of Tacoma Accela permitting system.  A site location is required.

When creating the Accela permit record, Description of Work must state “BASE PLAN SUBMITTAL”. Submittal information must include the following:

• Completed Base Plan Form for each structure used, including:
  • Verified base plan owner.
  • Verified selected options.
• A signed letter of authorization by both the designer and engineer for use of the base plan. A letter is required for each specific location/address indicating that the base plan meets the design criteria for the specific site.
• Construction plans per the submittal checklist, including:
  • Foundation plans; Floor framing plans; Floor plans with all room uses identified; Roof plans; Elevations; Cross sections and framing details; Connection details; Insulation details/callouts; Fire rated details as necessary; and Plumbing and mechanical fixtures, including heating registers and exhaust fans.
  • If gas is proposed, provide gas fixture locations, btu,  and pipe sizing and distances from meter.
  • Other construction documents as necessary to complete the review and verify code compliance.
• Engineering plans and calculations:
  • If proposing to meet prescriptive International Residential Code (IRC) requirements, provide supporting beam and brace wall information meeting IRC Chapter 6 with clearly detailed calculations, including proper lengths and adjustments.
  • Calculations must include design criteria and vertical and lateral load calculations.
  • Structural plans should be separate plan sheets.
  • Structural calculations and all structural plan sheets must be stamped and signed by the engineer of record.
• Energy Code Worksheets:
  • Include prescriptive worksheet or component performance energy forms; Glazing schedule; and Heating system sizing.
• Site Specific Items:
  • A site plan that is specific to the proposed development location and meeting land use requirements.
  • Utility plans that identifying sewer, storm, solid waste, water connections, power, and any other proposed utility connection.
• For use of approved base plans on subsequent projects:
  • Submit a new construction residential building application through the Accela permit system, including base plan form, authorization letters, site plan with site-specific items listed previously, and utility plan (can be included with site plan).
  • Include previously approved and watermarked building and energy code complaint plans, noting the options selected.
  • Pay review fees.

What is an “Option”?
Options are changes in the original plan that add square footage, changes rooflines, or significantly alter the structural components of the original plans. There are no limits to options, however they must be on separate pages, including elevations, and easy to locate within the plan set. All
related changes in calculations must be submitted with the “options” architectural pages and related structural sheets. Depending on the scope, an option may require a separate base plan. Some of these include:

• Change in roof lines
• Additional garage space
• Cantilevered floor area
• Adding basements
• Bonus rooms over garages, and more

What is a “Variation”?
Variations are minor changes in a floor plan that do not alter the use of a space, structural load path or relocate any braced wall or shear wall panels. A variation must be listed on the application but does not need to be shown on the plan. These changes will be field verified by your inspector. Some of these include:

• Master bath/closet reconfiguration
• Increasing a ¾ bath to full bath
• French doors instead of slider in same opening
• Different siding with no change to shear wall bracing
• Flipped Plan

• Residential Permit Submittal Checklist
• TMC Title 13: Land Use Regulatory Code

This process is designed for developers and contractors that have repeated use of plans related to single family, duplex, and townhouse structures designed under the adopted International Residential Code (IRC) and Washington State Energy Code (WSEC).

Items not covered under this process include reviews for other codes including but not limited to land use, historic areas, site development, offsite improvements, fire access, automatic fire sprinklers, critical areas, utilities, and anything not included in the IRC and WSEC reviews.

Building and energy code reviews for applicants with repeated same-plan submittals can be more efficient and consistent. Plans that were previously approved would be approved faster if they meet the same site characteristics for design and separation distances, once the reviewers verify the site-specific information is consistent.

Approved base plans are applicable during the current building and energy code cycle. Permits submitted after new code adoption must be resubmitted to meet the newly adopted code requirements for International Residential Code and Washington State Energy Code.

No. The process is incorporated into a new residential construction permit submittal when the applicant declares the intent for a Base Plan and includes the Base Plan Form. The Accela record description must be identified as “BASE PLAN Submittal”  in the description of the structure.

No reduction in permit fees is included with this process. All reviewers are still conducting reviews to verify the site-specific information.

The review time will likely remain the same, however, potential building and energy review comments are anticipated to be less if meeting all site specific requirements and fire separations.

Yes. A permit is required for each structure. Reviewers still need to review the permit to verify it meets code requirements. With this process, that review is often faster for building and energy code reviews.