How minor is minor - LDP required?

[benny]

My jurisdiction is the only one in our area that enforces the State Code requiring LDPs for non-residential projects; which makes the issue a hot topic due to the additional costs involved to build or remodel here vs the neighboring communities. The State Statute is very broad and could be used to require every project, no matter the size and scope, to have a RDP. For example, I have an application for a new stairway (3 steps) into an existing vacant commercial space that will be a flower shop. In the same building I have a proposed change of use (liquor store to restaurant). I'm inclined to require a LDP for the change of use, but not the stairway due to the small scope of work. However, if I allow the stairway without a LDP then I have to have to come up with a way to determine which projects require LDPs and which do not. How do you determine when an LDP is required on non-residential projects?

 

[gbhammer]

You ask for a plan and if the plans are not code compliant, and after you explain the code and what they may want to do to make them compliant, and they still submit somenthing wrong them you say get a DP.

 

[RJJ]

I would talk about this with the town solicitor! Unless you feel it is that minor.

 

[brudgers]

Three steps?

How is that accessible?

 

[brudgers]

How do you determine when an LDP is required on non-residential projects?

State law.

 

[benny]

Brudgers: they are also proposing a doorway at the ground level. However, the restroom is on the upper level. There is a restroom accessible from the outside they are proposing as the ADA restroom.

 

[Architect1281]

In RI and on any project our laws are similar. In the RI Code Enabling legislation it requires the building officials to consider what I call "All Laws Known To Mankind" Clause which says basically that we nust consider all related construction / design / laws that municipal and state ordinance regulation or law address.

Our Enabling law address plans and when they are required and also address that if in the opinion of the official plans are not required but the work can be adequately described and reviewed for compliance then necessary permits can be issued.

So when plans are required the RDP Laws for Engineers, Architects, Surveyors, Landscape Architects etc define those practices who can prepare the plans, and when registrations and stamps are required. so those laws are the ones we enforce and when

When plans are not required then design professionals are not.

Sometimes the laws harmonize and sometimes they scream give me a break. however without DRP properly defined plans then the inspectors become the reviewers and more dangerously the design suggestors. onsite. during construction because thing may not have been thoroughly investigated. Like oh say " I did not realize the soundproofing foam at the Station Night Club had to be fure retardant"??????? Minor work major disaster.................

 

[brudgers]

Brudgers: they are also proposing a doorway at the ground level. However, the restroom is on the upper level. There is a restroom accessible from the outside they are proposing as the ADA restroom.

Sounds like more than an "application for a stairway" to me.

 

[steveray]

An accesible route that takes you outside to the bathroom?........Yep...they need a design professional......