Prior to the development of building
plans for any multi-family or non-residential project,
please check with Planning
Services. Submittal requirements and processing times
will vary based on location and/or type of project. A
contact early in the process will help you make informed
business decisions, keep your design costs down, and
assist you in developing a reasonable projection of processing
time.
Obtain an application packet from
Building Services.
Complete the three part application and
sign where applicable (signature must be verified by
office personnel). If you are applying as owner-builder, you
must be the owner of record and complete part four of the multi part application. If property ownership was
recently changed a copy of the grant
deed may be required at time of application.
The only person authorized to
sign an application is the owner of
the property or a licensed contractor
representing the owner. A
lessee may sign for the owner
if they present, to the Building
Services, a copy of the signed
lease allowing the lessee
to obtain permits on the
property.
When other than the
owner or licensed contractor is applying for the permit, the second half of part four of the form must be completed, giving
authority to sign as the owner's agent.
Complete the submittal
checklist verifying that
all the items are included
to make a complete application.
The actual submittal date
starts when the application
has been deemed complete
When served by a public water/sewer
district, you must submit proof of service
from the district prior to permit issuance.
All other agency approvals must
be received by Building Services prior
to permit issuance.
Submit your plans to Building Services
and to the other agencies involved with
your project. You will be responsible
for keeping all other agencies updated
with the most current building plans.
New buildings or structural changes
to existing buildings shall be designed
by a California licensed architect or
registered engineer. A change in use
of an existing building which places
the building in a more hazardous occupancy
classification shall be designed by an
architect or engineer. The plans and
design calculations shall be stamped
and signed by the person or persons responsible
for the design.
Electrical, mechanical or plumbing
systems shall be designed by the installing
electrical, mechanical or plumbing contractor
(must be licensed by the state for that
specialty), or by an architect or engineer.
Field modifications to plans or any design
changes shall be done only with the approval
of the designing architect or engineer.
All such changes shall be submitted to
Building Services for review and approval
prior to construction.
Plan
Requirements
BUILDING
SERVICES WILL NOT ACCEPT AN APPLICATION
FOR A BUILDING PERMIT WITHOUT THE MINIMUM
SUBMITTAL CRITERIA LISTED.
TWO COMPLETE
SETS OF PLANS ARE REQUIRED FOR PLAN CHECK AND ONE
COMPLETE FLOOR PLAN WITH DIMENSIONS FOR
THE ASSESSOR’S OFFICE.
Minimum plan requirements for
submittal to Building Services.
The plans will not be checked unless all elements
are present. Third
Party Plan Check
PLOT / SITE PLAN (minimum
scale 1"=20'). This plan must show the entire
parcel and indicate and identify actual distances
from all property lines and/or easements to structures,
existing and proposed. The plot plan shall also
indicate the distances between structures. Locate
septic system(s), propane tank(s), HVAC equipment,
pool equipment and well house (if applicable).
Contour lines (@ 2' vertical increments) must
be shown which extend 20 feet beyond the building
site and/or disturbed area, or to the property
line, whichever is less. If the plot plan, drawn
as required above, is too large to fit on a 24" x
36" sheet of paper, a SITE PLAN,
drawn to a smaller scale, shall be provided which
locates the area covered by the PLOT PLAN on
the parcel. The proposed method of compliance
with State Fire Safe regulations regarding driveway
slope, width, surface, turnouts and fuel modification
shall be shown on these plans. Driveways, are
to be shown on the plot/site plans and accompanied
by a profile indicating the existing elevation
at edge of pavement (top of curb), elevations
at all grade-breaks, and the distance between
each given elevation. Parking lot layout should
show number of spaces, landscape features, and
accessibility ramps and parking requirements.
Where there is more than one building on site,
each building shall be labeled on site plan by
a numeric or alphabetic system compatible with
previous permit documents. Check with Department
of Transportation and Planning Services for additional
information needed on plot/site plans submitted
to their departments.
COVER SHEET of
the construction drawings providing a summary
of project. This may be combined with any other
drawings as long as it is the first sheet of
plan set. Provide title block listing the owner,
the designer(s), address of project, and the
Assessor's Parcel Number. Provide a summary of
the work to be done on the permit. As a minimum
indicate:
Use of building.
Number of stories.
Occupancy group(s) classified
per California Building Code.
Floor area of: entire
building, each occupancy, each story,
additions, etc.
Occupant load for exiting
purposes.
Type of construction (VN,
III-1 hour, etc.).
Whether the building is
with or without fire sprinklers.
Code years used in design
( example: 2001 California Building,
Electrical, Mechanical, Plumbing, Fire,
etc..)
A sheet index shall be provided.
Alternately, the sheets may be labeled "1 of
x sheets", etc., where x is the total amount
of sheets in plan set. If there is more than
one building on the parcel, each building shall
be designated by number or letter. Special inspections
requirements of the building code shall be listed
on cover sheet. Other information may be requested
depending on the scope of the project.
FOUNDATION PLANSwith
details and north arrow. A soils report will
be required for areas involved with the foundation.
Foundation plans shall be drawn to same scale
as floor plans and framing plans. Show location
of all foundation bolts, hold downs or other
hardware specified in engineering. All footings
shall be dimensioned. Footing locations shall
be delineated with dimension lines.
FLOOR PLAN(S) drawn
to scale. Choose appropriate scale for clarity.
1/8"=
1 foot minimum; 1/4" = 1 foot for small
projects or complicated floor plans. Standard
drafting methods shall be used. Obscure or insufficient
drawings will not be checked. Dimension lines
shall be used to locate all walls, openings,
etc.
FLOOR FRAMING PLAN with
details where necessary to clarify construction.
Where pre-manufactured or pre-engineered trusses,
joists, etc., are used, the specifications shall
be submitted for review.
ROOF FRAMING PLAN If
trusses are to be used, supply two wet-signed
copies of engineered design. Trusses must be
keyed to roof framing plan. The original building
design professional (project engineer) must review
and stamp truss specs as being compatible with
their building design.
EXTERIOR ELEVATIONS that
show exterior finishes, architectural features,
sloping site condition if applicable, building
height. Specify each elevation by cardinal orientation
or front, rear, sides.
ELECTRICAL PLAN
PLUMBING PLAN
MECHANICAL PLAN
FIRE SPRINKLER PLAN showing
standpipe sizing, head placement, and details of
structural support.
CALIFORNIA ENERGY
LOSS REPORT (TITLE 24) includes all
forms necessary to show conformance with the
regulations.
PROFESSIONAL STAMPSof
the project architect and engineer. The plans
and the calculations shall be stamped and all
stamps must have a
"wet" signature in addition to the number
and expiration date of the professional’s
California state license.
ENGINEERS DESIGN REPORT containing
design calculations and analysis, assumptions
used in the calculations, and background data
supporting any design waiver requests. The analysis
must accompany any structural design that justifies
the proposed construction. Building Services
will not review a set of plans requiring structural
analysis by an architect or engineer until the
appropriate engineering analysis has been submitted.
Note: Conventional light-frame construction as
defined in the building code does not require
analysis.
A FOUNDATION INVESTIGATION "SOILS"
REPORT as prescribed by the California
Building Code. Where any new foundation work
is proposed, a soils report is required. If there
is an existing soils report for the site, it
shall be updated for the new project. Soils classification
shall be based on tests by borings or excavations
(exception: where no fill conditions exist and
foundation design is based on 1500 psf or less,
the soils report may be based on site observation(s)
by foundation engineer). The following code provisions
shall be addressed in the report:
Plot showing the location
of all test borings or excavations,
as applicable.
Description and classification
of the soil.
Elevation of the water
table, if encountered.
Recommendations for foundation
type and design criteria, including
bearing capacity, provisions to minimize
the effects of expansive soils and
the effects of adjacent loads.
Expected total and differential
settlement.
COMPLETE PLANS printed
from original tracings with no written modifications.
Checkpoints
WE'LL BE LOOKING FOR THE FOLLOWING
ITEMS ON YOUR PLANS:
MINIMUM FOR PLAN CHECK
(PC)
Although these items are not listed as needed for
submittal, you should include them with your plans
to help expedite your plan check
FLOOR PLANS include
the following for plan check:
All permanent walls, partitions.
All openings including
doors, windows, skylights, etc.
Use of rooms or areas.
Walls required to of
fire resistive construction.
Seating arrangements
for assembly or dining areas if applicable.
Counters, fixtures, appliances,
etc.
Location of columns,
shafts or other features which impact
floor layout.
Other items may be required
in order to show the nature of the project or
delineate fire and life safety features. More
than one floor plan may be necessary to clearly
depict the above items without becoming too "busy".
Additions and tenant spaces shall include floor
plan of entire building, existing and proposed,
showing location of proposed construction, adjacent
occupancies, exiting, sanitary facilities, etc.
BUILDING SECTIONS: Provide
at least one complete building section showing
materials and methods of construction. Provide
additional sections as necessary to portray other
portions of building where the construction differs
from complete building section. Show foundation,
framing, connections, insulation, exterior and
interior wall finish, etc. where not shown on
other sections or details.
DETAILS: All
structural and nonstructural building components
shall be detailed. Notes on plans describing
codes or general methods of construction will
not be deemed as substitutes for details. All
connections, assemblies, structural and nonstructural
framing, finish materials, foundations, etc.
shall be shown. Details do not have to be drawn
to scale; however, they must be drawn large enough
to clearly portray the intended construction.
With the prior approval of the building official,
shop drawings and other deferred submittal items
may be specified on plans, with the understanding
that they must be reviewed by the project designer
and Building services for approval prior to installation.
All details shall be referenced on applicable
plan sheets. If "shotgun sheets" are
used, the unused details are to be deleted prior
to submitting plans for review. Where the plan
set has poor details or lacks sufficient details,
the plans may not be checked any further until
a complete set of details has been submitted.
MISCELLANEOUS FRAMING: Provide
plans for ceiling, nonbearing walls and partitions,
architectural features, windows, doors, storefronts,
etc. to show materials and methods of construction.
Provide details as necessary. Reference to detail
blocks as applicable.
DISABLED ACCESSIBILITY: Generally
speaking, any space or building feature that
is useable by non-disabled persons shall be made
accessible to persons with disabilities. All
features showing accessibility shall be included
in plans. Site accessibility, building access
features, and facility accessibility shall be
shown on plans in accordance with the California
Building Code. If a code provision allows an
exception, cite code section and reason why a
particular building feature does not need to
be made accessible.
ENERGY COMPLIANCE: If
space is directly or indirectly conditioned,
Title 24 requires documentation showing that
it meets an energy budget for the proposed use.
All compliance measures shall be shown on the
plans in accordance with the energy code and
the attached compliance documents.
Electrical,
plumbing and mechanical plans shall be
prepared by either an architect or engineer,
or the installing electrical, plumbing
or mechanical contractor licensed by
the state for that specialty.
ELECTRICAL PLAN: Specify
all wiring methods and equipment. Provide symbol
legend. Provide load calculations and panel schedule(s).
Provide one line diagram for service, subpanels,
control panels, etc.. Electrical plan shall show
as a minimum: 1) Lighting, receptacle, switch outlets
2) Branch circuits labeled to match panel schedules
3) Smoke detectors, automatic controls, fire alarms,
other electrical installations for fire/smoke control
4) Exit signs, emergency exit illumination 5) Outlets/branch
circuits for all specific equipment served 6) Location
of service and subpanels.
PLUMBING PLAN: Provide
plan view of drains and water distribution. Where
necessary, provide isometric drawings for drains
and vents, showing traps, trap arms and their
vents, lateral drains and tie-ins to main drains.
Provide gas piping schematic. Show all plumbing
fixtures on floor plan. The number of plumbing
fixtures shall be provided in accordance with
2001 California Plumbing Code Appendix C, or
California Building Code Appendix Chapter 29.
Specify materials for all major components of
system, including DWV, water piping, gas piping,
etc. Specify fittings, valves, etc. Specify fixtures.
Water demand shall be calculated for sizing water
piping when total of fixture units exceeds 30.
MECHANICAL PLAN: Show
location, manufacturer and model of all space
conditioning equipment. Show location, size and
construction of all ducts, plenums and registers.
Show all exhaust equipment and ducting, including
environmental ducts, product-conveying ducts,
kitchen hood exhaust, makeup air, outside air,
etc. Indicate all fan sizes (cfm). Show electrical
ratings for each piece of equipment. Provide
details for the installation of all equipment
in accordance with manufacturers’ specifications
and applicable codes. Provide legend for mechanical
symbols.
Fees
NOTICE:Multiple
checks may be required at
time of permit issuance depending
on the type of permit: one for the
Permit, one for the School Fee, one
for the Air Quality fee, and one
for DOT Encroachment Permits. Each
check is made to the respective agency.
PLEASE NOTE:The
Development Services Department DOES
NOT ACCEPT ANY CREDIT CARD PURCHASES at
this time. Personal or bank draft
checks accepted as well as US currency.
DEPARTMENT
OF TRANSPORTATION FEES All parcels
in El Dorado County are subject to traffic impact
mitigation fees and vary based on location. Fee information
is on the Department
of Transportation website or you may contact
the Department of Transportation at (530) 621-5941.
Please have your Assessor
Parcel Number available.
PLANNING
SERVICES FEES Some parcels
in El Dorado County will be subject to Rare Plant
Mitigation fees. This information is available on
the Planning
Services website or you may contact Planning
Services at (530-621-5355). Please have your Assessor
Parcel Number available.
The Building Services Permit Fee is $.01
per $1.00 valuation of the work valuation
proposed. Valuation is computed by multiplying
the area square feet for each occupancy
and type of construction by the cost
per square foot (as published in the
current "ICC
Building Safety Journal" Building
Valuation Data Table , adjusted annually):
* Select the type
of use(s) within the building from the data table
that most closely resembles your proposed project.
**Select the square foot value
of the type of construction for the whole building.
To Calculate Building Services Fee:
Also for calculating
remodels, repairs and other projects not adding square footage, use contract
price for valuation. See
DOT for determination of TIM fee requirements. Generally remodels, repairs, additions and residential accessory buildings
are not subject to TIM fees.
Total Valuation Calculated
X
.01
=
Estimated Building Services Fee
If Subject to TIM fees
$
X
.0106
=
$
If NOT Subject to TIM fess
$
X
.0125
=
$
CALIFORNIA
STATE "SMIP" FEES (STRONG MOTION
INSTRUMENTATION PROGRAM) Effective
April 1, 1991
Previously Calculated
Valuation
X
0.00021
=
State SMIP Fee
$
X
=
FIRE DISTRICT FEES
Fire district fees are collected by Building Services
for the districts. Please contact the Fire Department directly for the fee
amount.
To complete your project fee
estimate you will need to contact other applicable
county departments and agencies listed in the agency
table. The phone numbers and office hours are
included for your convenience. Plans may be submitted
to other departments and agencies prior to submittal
to Building Services.
Approvals are needed
for your multi-family or non-residential building permit
from the following departments or agencies:
The Application The
permit application is valid for 365 days. You should keep track of the
date to avoid problems as the expiration date approaches. Once expired,
the permit application is not
renewable; you simply start over. Extension of the application
may only be granted if a delay is caused by a governmental agency and
only for the amount of time the application was delayed by that agency. There
may be fee building service credits for an reapplication if within 6 months
and the first permit application was ready to issue. All plans and documents will be destroyed within 180 days from submittal date if not picked up from Development Services.
The
Plan Review We review plans
in the order received. As a result, our turnaround time will vary. At
the time of submittal, we ask you to review a checklist of required information
and sign that all documentation is present. Having all of the necessary
information at the time of plan review is a must for us and ensures that
your application will experience no unnecessary delay in being reviewed.
If the application is incomplete in any way, you will be notified by
mail and your place in line forfeited. When we receive all of the required
information, you will once again be included in the plan review order,
but the operative date will be the date of the new submittal.
The
Permit The permit is valid
for two years from the issuance date (three years in the Tahoe Basin). If you find you cannot finish your project within the prescribed
time, you may renew your permit two times only for a period of one year
each if construction has proceeded in a timely manner showing progress
with approved inspections. There will be a renewal fee based on the
percentage of progress that has occurred. If four years are not sufficient for construction, the permit may be reactivated with a new permit number and review of the projects progress.
Multiple
checks may be required at
time of permit issuance depending
on the type of permit: one for the
Permit, one for the School Fee, one
for the Air Quality fee, and one
for DOT Encroachment Permits. Each
check is made to the respective agency.