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Residential Plan Review Guidelines
Introduction
The following
guidelines, while not all-inclusive, are intended
to help you prepare residential plans that are essentially "complete".
A complete set of plans allows us to (hopefully) approve them,
but even if corrections are needed, a complete plan usually only
requires a single set of revisions.
We recommend
that you print or copy these guidelines for your use. Comments or
questions regarding this document are welcome and will be used to
expand and improve the next version.
Research your parcel! Many plan review
issues center around planning considerations such as building
setbacks, building height, drainage easements, airport safety
districts, or flood zones. Obtain a copy of the Subdivision
Map, Parcel Map, or Record
of Survey, as well as the Grant Deed. Contact
the Planning Dept. and give them your Assessor's Parcel Number
(APN) to learn the zoning of the parcel,
and the setback requirements from property
lines and road easements (you can find your APN on your property
tax bill). Note that these restrictions generally apply to
buildings of all types: dwellings, garages, barns, etc.
Consider the physical characteristics
of the land and the (above) restrictions prior to finalizing
the design and placement of your structure. Even if your
parcel is forty acres far from town, or a lot in an established
subdivision, proper research in advance can
save a significant amount of time and money down the road.
It is easier to design a building to fit the land than it
is to modify the building, move large amounts of earth, or
build expensive retaining walls to accommodate a "stock"
plan - the finished product is usually more desirable as
well.
Collect the design criteria needed
for your building. Depending on the type of structure you
are planning, you will need some or all of the following building
criteria information: seismic (earthquake) zone, wind
speed and exposure, soil bearing capacity; snow load, flood
zone, and climate zone. You may also fax a
request to our department using the form available. (we
will respond to your request by e-mail, fax, or by the Post
Office).
| What Should the
Plans Look Like? |
- The
Site Plan
- Minimum scale is 1"=20 feet.
- Show the entire parcel - if you have
a very large parcel, you may use a reduced scale
such as 1:50 or 1:100 as long as the grading portion
of the site plan is no smaller than 1:20 scale (this
method would require two drawings).
- The Building Plan
- Minimum scale is 1/4" per foot.
Use ink only (no pencil).
- Provide a on each page that includes
the following: owner=s name and mailing address,
job site address, APN (Assessor's Parcel Number),
name and (wet) signature of the person preparing
the plans [plans requiring design by a California-registered
Architect or Engineer must bear the (wet) stamp and
license number with current expiration date and signature].
- The first page of the plans must include
a summary of the square footage for each occupancy
type (for example: dwelling/1850 s.f.; garage/480
s.f.; deck/240 s.f.; covered porch/48 s.f.)
- The first page of the plans must contain
a statement that the construction will comply with
the codes in effect at the time your application
is accepted, currently the
following: 2001 California Building Code; 2001 California
Plumbing Code; 2001 California Mechanical Code; 2001
California Electrical Code; 2001 California Fire
Code; El Dorado County Grading Ordinance No. 3983.
Note that the codes change (generally) every three
years.
- A California-registered Architect
or Engineer is required to prepare, stamp and sign
structural calculations and drawings that pertain
to the engineered design of a structure.
| What Does the
Plan Reviewer Look For? |
What
does the Plan Reviewer Look For? |
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The
Site Plan
- Show all recorded easements located
on the parcel. Show distances from the proposed structure(s)
to all property lines (or nearest edge of road easements).
Show to scale all existing or proposed structures on
the property (such as a garage, well, shed, swimming
pool, or HVAC equipment). Also show the septic system
location.
- Show existing site topography (prior
to grading) using contour lines at 1', or 2' vertical
increments. The contour lines must extend a minimum of
20 feet beyond the building site, driveway, or other
disturbed area.
- Show the proposed grading. This
is generally done by using one of two methods: darker,
thicker contour lines that overlay the (lighter) existing
contour lines; or darker, thicker lines that show cut
and fill slopes to scale (the slopes are plotted using
a scale). Due to the technical nature of this aspect
of the building plans, we recommend that you have a professional
(ie: civil engineer, architect, or landscape architect)
assist with this portion of your plan preparation.
- Show how storm run-off
will be controlled around the proposed structure.
If the building site is relatively level, provide
control elevations along drainage swales, showing
that a minimum 1% slope will exist. Note that drainage
swales should be located a minimum of five feet from
the foundation where practicable, and be rock-lined
where the slope exceeds a 1:10 slope (10%).
- Provide a fully-dimensioned
driveway profile that includes the following:
elevations at road edge or top of curb, garage floor,
and at each grade break; percentage of slope between
grade breaks; and distance between grade breaks.
- Show how the California
Fire Safe Regulations will be met. Basically,
these rules require that driveways be a minimum of
ten feet wide, paved where the slope exceeds 16%,
have turnouts and turnarounds at certain locations
for
 fire
trucks and other vehicles in the event of a fire.
A summary of the *Fire
Safe Residential Driveway Regulations.
Energy
Package
- Determine whether the
parcel is in Climate
Zone 12 or 16.
- Provide information showing
compliance with the Title 24 Energy Regulations. Include
Form CF-1R and the Mandatory Measures Checklist.
Additions may qualify for a short-form available
from Building Services. The author of the energy
documents must sign the package.
- Window orientation and
area on the energy analysis must match the floor plan
(a common error).
- Square footage of the
conditioned area must match the energy analysis.
- Show all required energy
conservation features on the plans, or attach
the "Mandatory Energy Conservation Requirement" list
to the plans
- Show
the R-value of the floor, walls and ceilings.
Floor
Plan
- Provide a fully-dimensioned
floor plan for each building level. Label
each room or area with its proposed use and dimensions.
Show all doors and windows with nominal sizes.
- Show the fire separation
wall between a garage and adjacent living
space. Show a minimum 1-3/8" solid-core, self-closing
door between the two areas. Show 5/8" type-x
sheetrock on the garage side of the fire wall, and
on the ceiling of the garage if there is living space
above, or if the attic is continuous between the
garage and adjacent living space.
- In habitable rooms, the
window area must be at least 10% of the floor area (one-half,
openable for ventilation), with a minimum of ten square
feet. Kitchens may use artificial light.
- In bathrooms and toilet
rooms without sufficient natural ventilation,
show mechanical ventilation that provides a minimum
of five air changes per hour.
- Sleeping rooms shall
have a window or exterior door for emergency escape.
Window sill height shall not exceed 44 inches above floor
level. The window shall have a minimum net openable area
of 5.7 feet, with a minimum net openable width of 20
inches and a minimum net openable height of 24 inches.
- Show safety glazing in
hazardous locations, such as (generally):
any door if the glazing is within 60 inches of the
floor; within 24 inches of a door if the bottom of
the glass is less than 60 inches above the floor;
within 60 inches of the standing surface or drain
in a tub or shower enclosure (includes walls); in
window panels that are larger than nine square feet
and within 18 inches of the floor; any window within
five feet of a stairway or landing. [Note that this
information has been simplified - the actual hazardous
location section of the code is complex and requires
careful consideration during the design of the building.
See California Building Code Sec. 2406 for detailed
information].
- For additions, show
the existing rooms adjacent to the addition, including
door and window sizes. The plan examiner must determine
if the existing room will have sufficient egress, light
and ventilation.
- Show a minimum 36" x
36" landing on each side of an exterior
doorway. Landings must be within 71/2"
of the opposing floor surface. Any door (interior or
exterior) must always swing over a floor or landing (
the bottom of the door must be within one inch of the
landing). Exception: a door may open at the top of an
interior stairway, provided the door does not swing over
the top step.
- Show a minimum 22" x
30" access to attic areas that have
30" of headroom.
- Show a minimum 36" high
guardrail for walking surfaces, including
stairs, more than 30" above the adjacent floor
level or grade. Openings in the guardrail cannot
allow the passage of a 4" sphere.
- Show a handrail installed on one side of each
flight of stairs. A stairway is defined as
four or more risers (three treads plus an upper floor
level equals four risers).
Elevations
- Provide four exterior
elevations (side views) of the proposed
structure (North, South, East and West). Show the
proposed grade as it will be after final grading.
For example, if the building foundation will be stepped
to match an existing slope, this must be shown on
each elevation. Discrepancies between the site plan
topography and plan elevations will result in a correction
comment (a common error).
- For
additions, you may show elevations affected
by the addition only.
Foundation
Plan
- Attach a Soils Engineering
Report by a licensed Geo-technical Engineer
to the approved plans when foundation is to be constructed
on disturbed (fill) material.
- Provide a North arrow that
matches the building orientation on the site plan.
- Be certain that (properly-sized)
piers are located under concentrated loads
such as posts or trimmers supporting load bearing
members such as beams or girder trusses. If the posts
are located at an exterior footing, the footing should
be widened to the same dimension as the required
pier. Note: the omission of piers is the most common
structural error found on plans and during framing
inspections, and is a serious oversight.
- If there are hold-downs
(seismic anchors), provide a hold-down schedule
on foundation plan.
- Note on plan that
all hold-downs are to be fastened in place prior to foundation
inspection.
- For building sites steeper
than a 1:10 slope (10%), provide a stepped footing detail
(cross section).
- Show all foundation elements in
plan view, including interior footings and piers, if
applicable.
- Provide a cross-section showing
typical footing/stem wall or footing/slab dimensions,
including placement and size of reinforcement.
- Specify foundation bolt
size and spacing.
- Indicate height and location
of retaining walls. Note that walls exceeding
48 inches from the bottom of the footing to the top
of the wall must be engineered, and designed or approved
by the Engineer or Architect of Record, if applicable.
- For slab-on-grade construction, show
type of slab reinforcement. Also show vapor barrier if
it is a habitable area. Be sure that the reinforcement
type installed matches
the plan engineering (a common error).
Floor-framing
Plan
- Show minimum underfloor ventilation of
1 sq. ft. per 150 sq. ft. of floor area with cross-ventilation.
- Show minimum 18" clearance from
grade to the bottom of floor joists (minimum 12" for
girders).
- Show the type, size,
and spacing of girders and floor joists. If
manufactured joists are used, show the joist series
and live-load deflection used. Note that floor joists
must be spaced no further apart than 16" o.c.
when the underside forms part of a fire separation,
such as between a garage and a living space above.
- Show the thickness and
span rating of the floor sheathing (for
example: 3/4", 20/40 plywood).
- Provide additional support under concentrated
loads such as brick hearths, rock work,
wood stoves, gas stoves, and so forth.
Framing
Plan
- Show all header/beam locations and sizes. Note
that beam sizes must match the project engineering (a
common error).
- Show method of bracing
the structure. Provide fastener size and
spacing for shear walls or braced wall panels.
- Provide one or more typical
cross-sections to clearly showing how the
structure will be constructed. Provide close-up details
to clarify specific connections or other special
framing.
- If
a deck is to be built, provide a deck framing
plan with a typical cross-section.
Roof
Framing Plan
- If the roof consists of engineered trusses, provide
two sets of wet-stamped and signed truss drawings. If
there is an Engineer or Architect of Record, that individual
must review the truss drawings and state (in writing)
that the truss drawings are compatible with the building
design (a common error).
- For engineered trusses, show
hardware used to fasten truss to top plate (toe-nailing
not permitted).
- Show the thickness and
span rating of the roof sheathing (for example:
5/8" 24/16 plywood).
- Show minimum attic ventilation of
1 sq. ft. per 150 sq. ft. (1/150) of attic area.. If
the ventilation is evenly-divided between high and low
(eaves), the area may be reduced to 1/300.
- For conventional (non-engineered) site-built
roofs, show rafter size, grade, and spacing.
Show wall ties (not collar ties) a minimum of 48" on
center.
Electrical Plan
- The electrical plan may be included on
the floor plan if sufficient clarity is retained.
- The electrical plan must
include the location of the service panel and
its rated ampacity (ie- 125 amps, 200 amps, etc.).
Show all outlets, switches, light fixtures and smoke
detectors. Label any 220-volt outlets. Label all
required GFCI (ground fault interrupter circuit)
outlets. Low-voltage wiring and components such as
phone jacks, TV, and security systems may be omitted.
- Show the locations of
all required smoke detectors. A summary
of **California
Building Code Sec. 310.9.1.4 can be found in
the footnotes at the end of this document.
- Note on the plans that
smoke detectors shall be audible in all sleeping areas
(for large or multi-story structures, this normally requires
inter-connection of the detectors so that all detectors
activate during a fire). Smoke detectors shall receive
their primary power from the building wiring and shall
be equipped with battery back-up.
- Outlets must be located in
such a manner that no point along a wall is more than
six feet from an outlet (each doorway starts a new wall
area). A wall is defined as an area two feet wide.
- All kitchen counter top
outlets must be GFCI-protected and be spaced
no more than four feet apart. Counter top spaces
12 inches wide must have an outlet.
- Outlets located in
the following locations must be GFCI-protected: garages,
carports, underfloor areas, bathrooms, exterior locations,
and at wet bar counter tops.
- Three-way light switches must
be located at the top and bottom of each stairway.
- To meet Title 24 Energy requirements, show
that general use lighting in bathroomsand
kitchens will be high efficiency (minimum 40 lumens per
watt)
Mechanical Plan
- The mechanical plan may be included
on the floor plan if sufficient clarity is maintained.
- Show all gas appliance
locations with the rated BTU (input) of
each device.
- Show where the gas piping enters
the building and the length and size of all piping. Specify
the type of gas to be used (propane or natural gas).
Note that sizing gas piping can be complex - we recommended
that your gas supplier, licensed installer, or other
qualified professional calculate the gas piping sizes.
Note that undersized piping can create an unsafe condition.
- Show how gas appliances in
confined spaces will receive combustion air. Note the
size and location of the openings. Again, undersizing
combustion air openings can create an unsafe condition.
- Show the size and location
of the vent (flue) from each appliance.
- If a water heater is located in the garage, show
the burner assembly located a minimum of 18" above
the floor. Show approved seismic bracing for all water
heaters. Note that gas water heaters cannot be located
in a bedroom or bathroom, or
gain access through that room.
- Airport
Safety District: The area identified
by the airport comprehensive land use plan that is
subject to airport safety regulations. Building projects
located within these districts activate the requirement
that an avigation and noise easement be granted to
the county via Planning Services. This easement grants
the right of flight and the right to cause noise,
light, and other effects associated with the operation
above the subject property.
- Conditioned
Space: An area, room or space normally
occupied and being heated and cooled by equipment
for human habitation.
- Easement: An
interest granted by deed, or created by will, deed or prescription
that is held by one person in land owned by another person.
An easement entitles its holder to a specific, limited use
or enjoyment - such as the right to cross the land.
- Flood
Zone: An area of special flood hazard
as shown on the Flood Insurance Rate Map (FIRM) and
subsequent maps modified by the Federal Emergency
Management Agency (FEMA). Building projects located
on parcels within or partially within a flood zone
must comply with special requirements that are administered
by Planning Services.
- Habitable
Space: An area used for living, sleeping,
eating or cooking. Bathrooms, toilet compartments,
closets, hallways, storage spaces, and similar areas
are not considered habitable space.
- R-Value: The
resistance of a material or building component to heat flow
- the higher the number, the more slowly heat travels through
the material. Also known as thermal resistance.
- Setback: The
open space required between a structure and a property line
or road easement, as required by the county zoning
plan. The distances vary depending on several factors, including:
the zone district; the orientation
to the road serving the parcel (ie: front, side or rear);
and adjacent property zoning.
- Topography: A
graphic, detailed representation of the physical features
(both natural and man-made) of the surface of the land.
- Window
Orientation: The direction the window
faces. This is an important factor in calculating
building heat gain during the summer months.
- Zoning: Refers
to the county's zoning plan, which consists of various districts
within the unincorporated area of the county. This plan (basically)
regulates the following: the type, height and size of buildings
that may be erected, altered or maintained; the types of
trades or occupations that may be carried on; certain uses
of the land or buildings; and the creation and maintenance
of certain open spaces around buildings.
* Summary of Fire Safe Residential
Driveway Regulations:
Ten-foot minimum driveway width. Centerline
radius on curves to be 50-foot minimum. Shall serve no more
than two buildings with no more than three dwellings units
on a single parcel (any number of accessory buildings okay).
Minimum vertical clearance to be 15 feet. Driveway surface
to be all-weather and support 40,000 pounds.
Provide a turnout at midpoint of driveway
(same surface as driveway) when driveway exceeds 150 feet.
Driveway less than 400 feet may omit turnout when full sight
distance is maintained. If driveway exceeds 800 feet, turnouts
shall be no more than 400 feet apart. Turnouts shall be 10
feet wide by 30 feet long with 25-foot minimum taper each
end.
Provide a turnaround within 50 feet
of buildings when driveway exceeds 300 feet. Circular turnaround
shall be minimum 40-foot radius at centerline of driveway
(45-foot outside radius), or a hammerhead tee configuration
minimum 60 feet in length.
For driveway slope limitations see the El Dorado County Fire
Chiefs Association Driveway
Slope Policy.
**
Summary of California Building Code Sec. 310.9.1.4:
In dwelling units, a detector shall
be installed in each sleeping room and a point centrally
located in the hallway or access area.
In multi-story dwellings, a detector
shall be located at each story, including basements. In split-level
areas, the detector shall be located in the upper area (unless
there is a sleeping room in the lower area, in which case
a detector shall be located on both levels). When sleeping
rooms are on an upper level, a detector shall be located
on the ceiling near the top of the stairway.
When the ceiling height of a room open
to the hallway serving bedrooms exceeds that of the hallway
by more than 24 inches (such as a vaulted living area), smoke
detectors shall be installed in the hallway and the adjacent
room.
Every detector located within a dwelling
shall sound an alarm audible in all sleeping areas.
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