PERMIT/WORKING DRAWINGS - LaddModernLA.com

The “official” plans

Permit/Working Drawings, ¹ if approved, are official plans, intended to provide consistency and remove ambiguity about what design review agencies, departments or boards have approved, and what you or your contractors have agreed to install. Although this whole approval process may seem like needless bureaucracy, it’s in your best interest to clarify the products and installation methods, and to standardize what those bidding on your project are proposing; ² “apples to apples”.

Design review agents will review the Preliminary Drawings through a “Plan Check” process, and tell you or Ladd Modern Landscape Architecture what changes or inclusions they want to see on the plans.³ After we make the changes, the design review agents will usually stamp the plans as “Approved Plans”, and return them. These are your Permit/Working Drawings. (One set of plans for estimates on installation work.)

Permit/Working Drawings influence and are influenced by the work done by other design professionals on the project. These could be architects, civil, structural, mechanical, electrical or other types of engineers. The type depends upon what the plan check process requires for approval.

Ladd Modern Landscape Architecture includes as much information as possible, so bidders can provide accurate cost estimates for you. Each Landscape Architecture project is unique. The number of plan sheets drawn up may include the following types:

CONSTRUCTION LAYOUT PLAN: All plans are schematic in nature. This shows the layout of the overall site:

The Construction Layout Plan is often the first sheet in the set, so Ladd Modern Landscape Architecture tries to provide as much general information about the project as possible. It has all buildings, paved surfaces (hardscape) and planter areas on the site. It may include walls and important information about known utilities and easements.
On fairly simple projects, the Construction Layout Plan will show the project’s dimensions and may depict numerous trades’ work on the same site. This could show the grading, concrete (flat work), masonry or lighting work all on the same plan.
On large complicated projects, it often shows or refers to other plans as needed, such as a Precise Grading Plan done by a civil engineer, Electrical Plan done by an electrical engineer, or the plans drawn up by other professionals working on the project.⁴ Indeed, even Ladd Modern Landscape Architecture’s Permit/Working Drawings are often incorporated into a much larger set of plans. We work well with others and cooperate fully with your project’s architectural and engineering professionals.

IRRIGATION PLAN: The Irrigation Plan is a schematic plan showing how the project’s irrigation system delivers water to your plants. It will show the number of irrigation valves, how much water each uses, and the area watered by each valve. Plan check authorities may require calculations or other information to be shown.

Many different considerations affect the type of irrigation utilized within each zone or area being irrigated. This could be: drip, spray or flood bubbler irrigation. When we can establish what type of irrigation to install and its expected performance, then you have a measure of accountability from your installers.

A programmable irrigation controller is usually required, to turn on and shut off each valve at specific times. The Irrigation Plan is also the plan on which Ladd Modern Landscape Architecture would design misters, to deliver a cooling mist to outdoor patios.

To prevent tearing up concrete or other paved surfaces, sleeves are often installed beneath those surfaces before the surfaces are installed. Sleeves, if any, are shown on the plan. But if paved surfaces are already there, drilling beneath can be done. Let’s talk about alternatives.

PLANTING PLAN: The Planting Plan shows the different plant types and where they go. We diagram the trees, shrubs, vines and ground covers as simply as possible, while transmitting maximal information. Ladd Modern Landscape Architecture combines the science and esthetics to draw you into your new landscape for years of enjoyment.

The Planting Plan shows each different plant species and common name, as well as the container size in which it is to arrive from the nursery. The plant legend will show plant quantities and the spacing between plants. We include notes on any mulch, trellises, tree staking, soil amendments, planting techniques, etc., to be employed.

OTHER PLANS: Depending on the plan checkers, the level of sophistication or size of your project, more types of plans may be needed.⁵ Some projects include water effects, such as ponds, waterfalls or fountains. Lighting and sound systems can enhance your new landscape, and extend the time you want to spend there. Or the acreage may call for additional sheets, so the appropriate scale is used.

DETAIL & SPECIFICATION DOCUMENTS: We keep Permit/Working Drawings as simple as possible, but they often include additional Detail and Specification documents for numerous reasons. The Detail and Specification documents clarify product and installation information for the contractors who will be installing the new landscape.

Detail Drawings: Most plans are shown from overhead, but “Details” are often drawn to appear as a cut-away slice, representing the product or to show installation methods. They are at a scale that is easier to read and understand, and they are often included in Permit/Working Drawings, to communicate with certainty, a product or installation method to be used.
Elevation Drawings: If requested, Ladd Modern Landscape Architecture can prepare drawings that appear to be a cut-away or section of some locations within the site. This is most often done to clarify the design and reduce misunderstandings.
Specifications: These clearly spell out such information as: required notices; how to find underground utility location services; the depth at which irrigation pipes are to be buried; or how to stake the trees, etc. Specifications are most often in written form, and include some of the minutiae required by the governmental agencies or product manufacturers, to make sure the job is done right.

We want to make this easy for you. When the contractors submit their finished proposal for your signature, they can merely reference Ladd Modern Landscape Architecture’s dated drawings. Each contractor will be bidding on the same thing, unless they spell out variations from our drawings, in their contract.

Ideally these are all you need to hand out to contractors to receive accurate bids. If contractors are unsure about what we have specified, our contact information is on the plan. They can call us, and we will clarify for them and then notify you. Then you can notify other bidders on your installation project. There is no extra charge for this service, as long as the ambiguity is because of Ladd Modern Landscape Architecture.

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Ladd Modern Landscape Architecture

P.O. Box 593

Long Beach, CA 90801-0593

562-513-3208

LMLA@KCBX.net

Note that the services we ultimately perform for you will be spelled out in the contract between us. The information provided on this website is to give you an idea of what we can do for you. Some services are not needed, desired nor included in all projects. All plans are schematic in nature. Figures we give for areas or quantities are to help you obtain the optimal comparison between price quotes. Contractors and installers must become familiar with the site before taking on the work. ↩︎
Note that each contract agreement shall include specific wording required by the State of California, to protect your rights as a consumer. ↩︎
After you review the whole plan or drawings, one change is generally included at no extra charge in the contract sum. One change by HOA or governmental plan check professionals is also included. Subsequent changes will be at Ladd Modern Landscape Architecture’s current hourly rate, and will be noted on our contract agreement. ↩︎
Note that on large sites, sites with poor drainage or steep slopes, the services of a professional surveyor or civil engineer may be required. This is to avoid problems later, and is not included with the services Ladd Modern Landscape Architecture offers. However, we can offer referrals upon request. ↩︎
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