Application Submittal Requirements Listed by Project Type

Version: 11/27/2023

Summary of Application Submittal

• A cover sheet - sheet index (plan set shall include all sheets as listed compiled into a single file) applicable codes, and itemized description of scope of work,
• A site plan per CSS-019 Minimum Standard site Plan Requirements
• Building Plans Stamped and Signed by Designer
• Energy Code Documentation
• CALGreen Checklist
• Engineering Calculations
• Geotechnical Report and plan review letter
• Truss Calculations and Layout with engineer of record’s review and approval

Conditional Requirements

• Conditions of Approval (projects with Planning approval)
• Special Inspections (projects requiring specialized inspections)
• Flood Zone Requirements (projects in a flood plain)
• Creek Setback (projects near a creek or river)
• Grading Plans/Grading Permit (projects that include earthwork)
• Accessibility (Multi-family and Mixed Use projects only)
• Applications to legalize a violation shall identify the applicable violation number and have a concealed construction plan included in the submittal documents.

Comprehensive List of Required Plan Sheets for Building Permits

Cover Sheet

• Identify and itemize the full extent of the proposed scope of work under the associated Building permit application.
• Identify all associated work being done under separate permits on the subject parcel.
• Identify any associated permits proposed to be deferred during construction.
• A sheet index shall be provided, listing all sheets that are included in the plan set.
• Identify the square footages and occupancy group classification(s) and type(s) of construction of all existing, new, and altered building areas. Shall list all applicable codes.
• Identify and provide contact information of the responsible design professional(s) and all proposed consultants.
• Provide other relevant information necessary for a full review to be conducted, e.g. if the existing or proposed structure currently contains a fire sprinkler system, the fire hazard severity category of the parcel, relevant flood zone information, etc.

Site Plan

• Must comply with Minimum Standard Site Plan, see CSS-019 Minimum Standard Site Plan Requirements, depicting such things as property lines, north arrow, all existing and proposed buildings or structures, setbacks to property lines and creeks, driveways, lot dimensions, drainage features, contour lines, septic system and all associated components and expansion areas, well, existing and proposed underground utilities, fire safe standards requirements, etc.

Floor Plan

• Show dimensions, use of each room, windows, doors, plumbing fixtures, electrical and mechanical features, including locations of electrical panels, furnaces, water heaters, and Title 24 lighting requirements.
• Multiple floor plans shall be provided for rooms or areas proposed to have multiple uses.
• Projects requiring accessible features shall identify and dimension accessible clearances and dimensions at all doors and other accessible elements.
• Non-residential portions of projects shall include justification of all applicable egress requirements of CBC Chapter 10.

Foundation Plan

• Show dimensions, type of foundation, details of all footings (interior and exterior), porches, patios, garage slabs, straps, hold-downs, anchor bolts, retaining walls, stepped footing details, sub-grade preparation, adjacent slopes, and crawl space access and ventilation.

Elevations

• Exterior views from each side (minimum of 4 sides) showing and identifying all exterior building materials, windows, doors, roof pitch, dimensions of existing and proposed height above adjacent grade of all existing and proposed building elements, venting of roof insulation, and setbacks to all slopes steeper than 5:1 (horizontal:vertical).

Framing Plan

• Show all floors, ceilings, roofs, stairs, walls, decks and porches. Identify the size and spacing of all framing members, locate all hold-downs, connections and cross reference all applicable details.
• Identify and dimension all proposed shear walls, and other elements of the lateral force resisting system. Dimension heights of floors, ceilings, and roofs from grade.

Cross Sections

• Provide a minimum one cross section in each direction through entire building from bottom of footing to top of roof structure.
• Identify all structural members and insulation requirements.
• Provide other sections as required for complex structures and special framing details.
• Venting of underfloor and roof-ceiling insulation

Structural Details

• Provide structural details of all foundation, floor, wall, and roof construction.
• Provide connections, support of beams, diaphragm and shear wall construction, transfer of lateral forces (wind and seismic), foundation dimensions and reinforcement, and required subsurface drainage at foundations and retaining walls.
• Include adequate details to identify and demonstrate the transfer of forces (both lateral and vertical) at all connections from the roof diaphragm to the foundation-soil interface.

Signed Drawings

• Plans must be signed by the responsible designer. All sheets must be sealed, signed, and dated by a licensed design professional (California licensed engineer or architect), where required by the California Business and Professions Code.

Title 24 Energy Code Documentation

• All new construction, additions, and alterations that affect insulation, the space conditioning system, or amount of fenestration in a structure require associated California Energy code documentation to be uploaded with the application and included in the plan set.
• The energy documentation shall be prepared by a certified consultant and registered (when required) with an appropriate California Energy Commission approved agency.

CALGreen Checklist

• All new structures, residential additions or alterations that increase conditioned volume, and nonresidential additions and alterations exceeding $200,000 in permit valuation shall upload an applicable CALGreen checklist, prepared by the responsible designer.
• The checklist and associated plan set shall be reviewed and verified by a Sonoma County approved CALGreen consultant, CNI-041 CALGreen Special Inspection Agency Recognition List, to meet the minimum CALGreen requirements and incorporate all requirements into the associated plan set and supporting documents.

Engineering Calculations

• All proposed structural elements, methods of construction, and connections shall be adequately justified with structural calculations demonstrating the demand on and capacity of all structural elements and connections. Exception: Specific prescriptive requirements for framing member span and loading, connections, or lateral bracing that may be adhered to without justifying structural calculations.
• All structural members and connections shall be designed and justified to resist the most intensive loading the elements is anticipated to experience during the proposed design life.
• All failure mechanisms shall be adequately justified in the engineering calculations, and this document shall be sealed, signed, and dated as required by the Professional Engineers Act and the Architects Practice Act Geotechnical Report.
• A geotechnical report, prepared in accordance with Chapter 18 of the California Building Code, shall be uploaded for all projects with new or altered foundation elements unless specifically exempted by the building official due to knowledge of adequate subsurface material at the proposed foundation area.
• A virtual site review will be conducted to ascertain mapped soil conditions in the proposed foundation area(s) when a geotechnical report is not included with the original submittal documents.
• A plan review letter from the geotechnical engineer, verifying that all geotechnical recommendations have been adhered to in the project plans, details, and specifications, and onsite inspections of foundations excavations, fill placement and compaction, and installation of adequate subsurface drainage provisions may also be required by the geotechnical engineer of record.

Geotechnical Report

• A geotechnical investigation and report, in accordance with CBC Chapter 18, shall be uploaded all new commercial structures, or if indicated in structural calculations, building plans, subdivision development plans or by site evaluation. A plan review letter from the geotechnical engineer, verifying that all geotechnical recommendations have been adhered to, may also be required.

Truss Calculations and Layout

• When engineered trusses are used, the truss design and calculations shall be reviewed and approved by the design professional in responsible charge for compliance with the overall design.
• The truss designs are typically deferred to be submitted after plan check approval, as a deferred submittal, and this is required to occur prior to underfloor inspections taking place on an issued permit.

Conditional Requirements

Conditions of Approval

• Post entitlement projects and other applications where the proposed use requires a permit from the Planning Division, typically the conditions of approval are required to be included as part of the project plans.

Accessibility

• All plans with employee work areas or access by the public are required to identify and detail accessible dimensions, clearances, and elevations at applicable building areas and elements.
• All housing accessible elements shall be identified and shown on the plans. Clear tables and number of required units shall be clearly shown.
• Provide but not limited to, accessible parking and loading zones, signage, accessible doors and maneuvering clearances, changes in level, connection to the public way, toilet rooms, drinking fountains and bottle filling stations, and separation from the vehicular way of the accessible route. Plans shall adequately detail existing accessible path(s) of travel and accessible serving proposed area(s) of alteration.
• When an existing building area is altered, upgrades must be undertaken to the path of travel serving the area of alteration until fully compliant. The extent of these accessible upgrades, if not providing full compliance, shall be justified on an Unreasonable Hardship Application, completed by the design professional and included with the application. Other items which may be required:

Special Inspections

• When special inspection is required by Chapter 17 of the California Building Code, the architect or engineer of record shall prepare an inspection program which shall be submitted to the building official for approval prior to issuance of the building permit.
• The Statement of Special Inspections shall identify all required testing and observations by third party inspection agencies, identify the Sonoma County approved third party agencies who will be performing these inspections, and confirm the responsible contractor is aware of the requirements of the Statement of Special Inspections.

Flood Zone Requirements

• An elevation certificate prepared by a licensed surveyor is required if project is located within a special flood hazard area.
• Plans in applicable flood zones shall identify and detail flood resistant construction, as required.
• Applications for alterations to non-elevated nor flood protected structures within a flood zone shall include an applicable valuation summary, CNI-003 Substantial Improvement/Substantial Damage Valuation Summary for FEMA Compliance form (PDF), demonstrating FEMA compliance.

Creek Setback

• Creek setbacks are required when projects are adjacent to different types of waterways, including designated streams, streamside conservation areas, lakes, ponds reservoirs, and wetlands.
• Minimum setback distances from the top of the bank are typically two and half times the depth of the creek plus an additional thirty feet. See DRN-005 Waterway Setback Requirements for specific technical information and guidance.

Grading Plans/Grading Permit

• Required if project meets the criteria established by the current California Building Code.
• If Grading plans and details are included in the proposed Building Permit set, these shall be identified as “For Reference Only”, as they will be reviewed and approved under the separate Grading Permit application.
• All Building Permit applications which include any ground disturbance shall upload a completed GRD-002 Grading Permit Questionnaire (PDF) prior to acceptance and routing.

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Version: 11/27/2023

Listed below:

• Grading and Storm Water Permit and Service Types
• Encroachment and Right-of-Way Permits (Work and activities on public county roads)
• Sewer and Water System Permits and Service Types

Version: 12/20/2023

All Planning permit types require the following:

• A complete PJR-001 Planning Application (PDF)
• Detailed Proposal Statement which identifies existing and proposed uses
• PJR-011 Indemnification Agreement (PDF)
• Associated filing fee
• For all properties under a Land Conservation Contract (Williamson Act) A Landowners Statement of Compliance, PJR-049, is required for all permit applications
• A site plan is required for all Planning Permits, the accepted site plan must meet the standards of PJR-129 Site Plan Requirements for Planning Applications (*exception), unless otherwise noted in the submittal requirements. In any case where easement information is required and not verifiable from the site plan alone a Tittle Report may also be required by the Director.
• The additional minimum submittal requirements for each permit or service type listed below:

*Exception = In some cases where proposed physical development is limited a site plan drawn to scale, clearly labeled with a north arrow, showing setbacks, structures, and site constraints including trees to be removed and zoning combining districts may be accepted by the Director.

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Version: 11/27/2023

Listed below:

• Septic Permit and Service Types
• Septic Site Evaluations
• Well Permit and Service Types