Stage: Permitting and Approvals “I go behind digital doors. City plan reviewers with red pens in Revu decide my fate.”
I’ve made it through coordination. Now I leave the design team’s inbox and enter the city’s portal.
This is where I get evaluated line by line. Reviewers dig into my code compliance, my life safety, my setbacks, my stormwater handling. My notes and references better be clear, or I’m coming back covered in corrections.
Sometimes I sit in ProjectDox for weeks. Other times I get downloaded into Bluebeam and passed across a city planning department like a group project. Redlines pile up. Mechanical clearance issues. Accessibility questions. Fire rating clarifications. Every mark is a delay — and a lesson.
Architects and engineers clean me up. The owner asks how much longer. The permit expeditor makes phone calls. It’s a waiting game, but also a test of how well I was prepared in the first place.
Once approved, I’m stamped and ready. But nothing moves until the city says yes.
Tools Used at This Stage
- ProjectDox, Accela, or other city permit portals for submission
- Bluebeam Revu for reviewer markups and back-and-forth
- Local municipal codes and zoning maps for reference
- Internal checklists for code compliance before submission
Primary Stakeholders Involved
- Architect or Engineer of Record — responsible for addressing all corrections
- Authority Having Jurisdiction (AHJ) — plan reviewers across disciplines
- Permit Expeditor — if involved, tracking and navigating city processes
- Owner or Developer — waiting on release to bid or build
Why This Stage Matters
Permitting delays stop momentum. Approval unlocks the ability to break ground, issue contracts, and hit milestones. Clean, code-compliant drawings reduce the back-and-forth and build trust with the city.
At this point, I represent the project’s readiness. A clear set means faster review. A sloppy one means resubmittals, added costs, and missed timelines.
Coming in Part 5 Pricing begins. Contractors take over. I’m no longer being designed — I’m being counted.