Building Permits With Plan Review- Instructions

Created by Reem Kaddoura, Modified on Fri, 19 Jul, 2024 at 6:13 PM by Keith Paxton

Please see Building Permits with Plan Review Instructions Page

Building Permits With Plan Review - Instructions

Here's how to use SJPermits + SJePlans to self-start a building permit application that needs plan review

These instructions apply to all appointments for these services.

WHICH BUILDING PROJECTS USE SJPERMITS + SJEPLANS?

When you log into SJPermits.org, it will guide your project to the right process — whether the project may be issued an online permit or must proceed to plan review and the use of SJePlans.

If your use the project qualifies for the ADU Service, Residential Service, or Commercial Service, you will follow the instructions on this page.

Exclusions. You will NOT use SJPermits + SJePlans if you are using one of the following permit programs to process your project application:

Best Prepared Designer Projects
Over-the-Counter (OTC) Permit Service (if you qualify for OTC, be sure to use it!)
Residential Express Permit Service
Streamlined Tenant Alteration Review (STAR) Service
Streamline Restaurant Program (contact juan.borrelli@sanjoseca.gov)

GET STARTED

Except for the above-excluded categories, here's how to start a building permit application:

1. Go to SJPermits.org

Please see our demonstration video or our Online Permits page for how to start a Building Permit with Plan Review that will require submittal of plans using SJePlans.
Click the “Log in|Register” button. If you don't have an account, then create one. For assistance, view this Video or Guide.
Click “Apply for New Permit.” You may use the Application Wizard to help select the correct type of permit application.
During the next set of screens, add the property location, project collaborators, the ePlan Applicant, and scope of work. Provide valid email addresses for all involved.
SJPermits will issue an application number to you. You will need it for Step 3.
SJPermits will auto-email the ePlan Applicant with the steps to create an account in SJePlans.

2. Upload plans and documents to SJePlans.
Please refer to video tutorials below on this page for help with using SJePlans.

Only the ePlan Applicant can upload plans/documents and respond to plan review comments. All files to be uploaded must conform to the File Naming Conventions outlined on this page.
After uploading is complete, SJePlans will auto-email a confirmation of receipt of the files.
Staff will see the uploaded items and send you an invoice for the plan review fee. If your application is incomplete, staff will either contact you to request the missing information or will schedule an appointment to guide you through the new process.

3. Pay permit fee. You must pay the permit fee for staff to start the review of your plans (see payment methods).

4. Plan review commences.

Staff will send you comments and markups to your plans through the SJePlans portal. You can respond and, if necessary, resubmit corrected plans.
In SJePlans, you can give access to clients and your team to follow or participate in the review process.
The ePlan Applicant will respond to the comments, and if necessary, resubmit corrected plans.
For help, watch the video on “Respond and Resubmit Task."

5. Final review and permit issuance.

After all tasks and approvals are completed, the plan reviewer will conduct a final review and issue a final invoice. Upon fee payment, the permit will be issued. Your permit card and approved plans will be available through SJePlans. For help, please watch the video on “Issuance."

SJEPLANS APPLICANT VIDEOS

Here are tutorial videos to help with using SJePlans:

STEP GUIDE		DESCRIPTION
Step #1	Disable Pop-up Blocker Video	To use SJePlans, you’ll need to open popup windows where you’ll upload and review files.
Step #2	Trusted Sites and Components Installation Video	You’ll need to make SJePlans a trusted site and install some minor software components.
Step #3	New Account Setup Video	View how to set up an SJePlans account.
Step #4	Applicant Project Access & Navigation Video	View how to access projects and navigate through SJePlans.
Step #5	Applicant Upload Task Video	View how to upload documents.
Step #6	Applicant Prescreen Corrections Video	View how to respond to any issues stemming from the intake process.
Step #7	Respond and Resubmit Task Video	View how to respond and resubmit plans to address a plan reviewer's comments.
Step #8	Issuance Video	View tips on the final steps to get through permit issuance.

FILE NAMING CONVENTIONS

It is critical that you correctly name your files. Please note that naming conventions differ for permits issued by Planning, Public Works and Fire. Here's the file naming convention for files uploaded to SJePlans for a Building Permit:

YearFolder#-Descriptor.PDF
Example 1: 23123456-STRC-CALCS.PDF
Example 2: 23123456-FULLSET-PLANS.PDF

YEAR = Use a two-digit year identification using the current year, i.e., “23” for year 2023; "24" for year 2024; etc.

FOLDER# = When you complete your permit application on SJPermits, it issues you a six-digit folder number. The folder number is the six-digit identification code that when combined with the application year is your unique permit number.

DESCRIPTOR = These are letters that further describe the file. For example, “STRC-CALCS” shows that the file contains the foundation engineering calculations. Do not uses spaces in the descriptor. See the options for various file descriptors here: Residential, Commercial, Multifamily, Plan Revision.

File Naming Guides

Here are file naming guides that show the file naming options. Just plug in your year and Folder number.

Residential (Single Family/Duplex) File Naming Guide
Multifamily File Naming Guide
Commercial File Naming Guide
Less common applications:

YearFolderNumber-Descriptor.PDF
Example: 23123456-STRC-CALCS.PDF

FILE FORMATTING REQUIREMENTS

PDF - Export documents as PDF or PDF/A, compatible with Adobe Acrobat Version 9.0 or higher. A PDF exported from the native file (not a scan saved as a PDF) is required for most projects. Scans are accepted only for supporting documents and for single-family additions or alterations; in these cases, scan at 150dpi minimum and 300dpi maximum for acceptable legibility and file size
Text-searchable - For scanned or non-searchable PDFs, apply Optical Character Recognition (OCR) to the document.
Unsecured Setting - Select “unsecured” in security settings so plan reviewers may mark the documents.
Landscape Orientation - Set all drawings to landscape orientation. Maintain a uniform page position and insertion point for all files in all submittals.
Indexed pages - Index/bookmark and label the pages within the PDF. The index and page labels should note the sheet number as well as the title/description of each sheet. See the example screen shot below.
Supporting documents - [description of this file format]
Cover Sheet Stamp Space – For Residential Projects create a space for the stamp region.
Drawing Sheet Stamp Space – You have two options for where to leave a space for the stamp: (1) Horizonal Space at the top right corner of all sheets OR (2) Vertical space at the top right corner of all sheets (see diagrams below).

Option 1

Option 2

UPLOADING OTHER DOCUMENTS

You may need to upload several other documents with your plans to SJePlans. Find the "Submittal Checklist" on the relevant Building Permit Service webpage:

NEED HELP?

Be sure to view our helpful video tutorials listed on this webpage. If you still need help, please submit a ticket here.