Single or Multi-Family Dwellings - Alteration, Addition or Remodel

• Single-Family New Building(s)
• Single-Family Additions or Remodels

Submittal requirements for additions or alterations to existing dwellings

1. A minimum of three sets of complete plans shall be submitted jurisdiction may require additional sets; partially completed plans will not be accepted. All plans and applications shall include an accurate description of the entire scope of work.
   
   
2. Plans must be legible, blue-line or copies (no ink), fully dimensioned and drawn to scale (minimum 1/8" scale, 1/4" recommended) on sheets which are 18" x 24" min. (24" x 36" recommended). Superfluous general notes and details which do not apply to the proposed construction project shall not be included on the plans.
   
   
3. All plans submitted must be signed by the person responsible for their preparation. When required, plans must be wet stamped and signed by a licensed architect or engineer registered in the State of California.
   
   
4. A fully dimensioned SITE PLAN which contains the following information is required:
   • Project address
   • Name, address, and telephone numbers of the owner and the person responsible for the preparation of the plans.
   • All easements and restricted use areas, with dimensions.
   • Landscaping, floor area ratio, and lot coverage tabulations in both square feet and as a percent of the lot.
   • North arrow.
   • All structure-to-property line setback dimensions (existing and proposed).
   • Location of all property lines.
   • Dimensions of all architectural projections (mansards, marquees, bay windows, signs, cornices, balconies, awnings, eaves, etc.)
   • Street name(s) for all adjacent streets, and street center lines.
   • Fully dimensioned parking plan, including tabulation of existing, proposed and required parking spaces (not required for privately funded single-family dwellings).
   • Grade elevations at property line corners, at driveways and at garage floor.Show all proposed and existing utility meters, public sewer connections, private sewage disposal systems and fire hydrant locations.
   • Locations of all buildings and structures on adjacent property within 10-feet of property line. (For shoring requirements, see item 18).
   • Location and dimensions of all walks, driveways and hardscape.
   • Show the location of top or toe of any slope on property.
     
     
5. A DRAINAGE PLAN, when required, shall include the following information and details:
   • Site drainage patterns
   • Drainage devices, such as catch basins, area drains and sump pumps
     
     
6. GENERAL NOTES shall be included on the plans to address all construction requirements. The general notes shall include information which addresses the following:
   • Applicable codes
   • Lot area occupancy classification and use
   • Building area construction type
   • Building height
   • Clarify whether fire sprinklers are to be provided Zone (Fire, Seismic, etc.)
   • Assessor's Parcel Number
   • Description of work
   • Legal description of parcel
     
     
7. A SITE SURVEY, when required, shall contain the following information:
   • Name, address, telephone number and State of California license number of surveyor.
   • Locations of property lines, structures on property, and/ or grade elevations and topography.
     
     
8. SEPARATE PERMITS may be required for any of the following:
   • Electrical
   • Fences
   • Mechanical
   • Grading
   • Plumbing
   • Demolition
   • Site improvements such as pools and spas
   • Driveway aprons and street use
   • Retaining walls (other than walls which are part of the building)
     
     
9. Fully dimensioned FLOOR PLANS are required for every affected story. Every room shall identify the existing and the intended use. Door and window schedules shall be provided to identify the dimension and type of doors and windows. The floor plans shall identify all existing and new construction.
   
   
10. Fully dimensioned details indicating compliance with DISABLED ACCESS requirements, including (not required for privately funded single family dwellings and duplexes):
    • Disabled unit(s) and disabled adaptable unit(s)
    • Disabled parking spaces
    • Paths of travel from disabled parking spaces to building entrance
    • Building entrance and paths of travel within the building
    • Disabled access to facilities within the building, including restrooms, telephones, drinking fountains and counters
      
      
11. Dimensioned STRUCTURAL PLANS shall be provided for each floor and roof level. Structural, framing, and foundation plans shall identify the size and spacing of all structural elements. Complete details shall be provided for:
    • All critical connections
    • All construction assemblies
    • Size, location and embedment depth of all anchor bolts, including bolts required for hold-down devices
    • Concrete reinforcement details, including the size, spacing, location and number of reinforcing bars
    • All lateral force-resisting elements, including shear wall schedules, diaphragm construction specifications, and construction details for steel frame elements
    • For prefabricated trusses, plans must indicate type of truss and connection details at time of submittal
      
      
12. Complete STRUCTURAL CALCULATIONS shall be provided to substantiate the structural plans if deviating from the conventional construction provisions of the building code. The structural calculations shall address both vertical and lateral forces, and shall be wet stamped and signed by a licensed engineer or architect registered in the State of California.
    
    
13. Fully dimensioned EXTERIOR ELEVATION drawings shall be provided that show existing and finished grade lines. Show wall and roof finish material and location of all openings. The elevation drawings shall identify the building height at all critical locations.
    
    
14. Fully dimensioned SECTION drawings shall be provided through the building at all significant locations. At least two sections shall be provided in orthogonal directions.
    
    
15. A complete and dimensioned LANDSCAPE AND IRRIGATION plan, prepared by an individual licensed in the State of California to prepare and stamp such a plan, may be required for all new construction and most other projects which will revise existing parking and/or landscaping.
    
    
16. A signed CERTIFICATE OF COMPLIANCE shall be included to verify energy conservation compliance. Energy conservation calculations or package documentation shall be provided.
    
    
17. The type of soil and bearing value shall be indicated on the plans. Where expansive soil conditions exist, refer to local jurisdiction requirements. A SOIL/ GEOTECHNICAL REPORT may be required by the local jurisdiction. Please consult with the Building Safety Plan Check Engineers.
    
    
18. SHORING plans and calculations may be required for all excavations which exceed four feet in depth or which remove lateral support from an existing building, an adjacent property or the public right of way.
    
    
19. If a new, relocated or upgraded ELECTRIC SERVICE is required, applicants must contact the local utility company for approval of meter location and the available short circuit current information.
    
    
20. NPDES requirements shall be incorporated into the construction documents.

Commercial Projects

• Commercial New Building(s)
• Commercial Additions or Remodels/ Tenant Improvements (TI)
• Change of Use of an existing structure
• Change of Use to a restaurant

Requirements for tenant improvement plans

Requirements for changing use of an existing building

Guide to changing use to a food establishment.

1. All plans and applications shall include an accurate description of the entire scope of work.
   
   
2.  Plans must be legible, blue-line or copies (no ink), fully dimensioned and drawn to scale (minimum 1/8" scale, 1/4" recommended) on sheets which are at least 18" x 24" min. (24" x 36" recommended). Superfluous general notes and details which do not apply to the proposed construction project shall not be included on the plans.
   
   
3. All plans submitted must be signed by the person responsible for their preparation. When required, plans must be wet stamped and signed by a licensed architect or engineer registered in the state of California.
   
   
4. A fully dimensioned SITE PLAN which contains the following information is required:
   • Project address including suite number if appropriate, and legal description.
   • Include the name, address, and telephone numbers of the owner and the person responsible for the preparation of the plans.
   • All easements with dimensions
   • Lot area
   • Landscaping, floor area ratio, and lot coverage tabulations in both square feet and as a percent (%) of the lot.
   • North arrow.
   • All structure-to-property line setback dimensions (existing and proposed).
   • Location of all property lines.
   • Dimensions of all architectural projections (mansards, marquees, bay windows, signs, cornices, balconies, awnings, eaves, etc.).
   • Street name(s) for all adjacent streets, and street center lines for commercial projects.
   • Fully dimensioned parking plan, including tabulation of existing, proposed and required parking spaces.
   • Grade elevations at property line corners, at driveways, and at garage floor.
   • Show all proposed and existing utility meters, public sewer connections, private sewage disposal systems, and fire hydrant locations.
   • Locations of all buildings I structures on adjacent property within 10 feet of property line. (For shoring requirements, see item 19).
   • Location and dimensions of all walks, driveways and hardscape.
   • Show the location of top or toe of any slope on property.
     
     
5. If the Architect or Engineering professional responsible for the plans is involved and is stamping plans, then one of them must wet stamp and wet sign the site plan.
   
   
6. A DRAINAGE PLAN, when required, shall include the following information and details:
   • Site drainage patterns
   • Catch basins, area drains, sump pumps
     
     
7. GENERAL NOTES shall be included on the plans to address all construction requirements. The general notes shall include information which addresses the following:
   • If fire sprinklers are to be provided.
   • Occupancy classification, and use.
   • Type of construction.
   • The codes and their editions applicable to the project.
   • Allowable area analysis (this is not required for tenant improvements).
   • Building material specifications.
     
     
8. A SITE SURVEY, when required, shall contain the following information:
   • Name, address, telephone number, and State of California license number of surveyor.
   • Locations of property lines, structures on property, and/ or grade elevations and topography.
     
     
9. SEPARATE PERMITS may be required for any of the following:
   • Electrical
   • Mechanical
   • Plumbing
   • Site improvements such as Pools and Spas
   • Retaining walls (other than walls which are part of the building)
   • Fences
   • Grading
   • Demolition
   • Driveway Aprons and Street Use
     
     
10. Fully dimensioned FLOOR PLANS are required for every affected story. Every room shall identify the existing and the intended use. Door and window schedules shall be provided to identify the dimension and type of doors and windows. The floor plans shall identify all existing and new construction.
    
    
11. Fully dimensioned details indicating compliance with DISABLED ACCESS requirements, including:
    • Disabled parking spaces
    • Paths of travel from disabled parking spaces to building entrance
    • Building entrance and paths of travel within the building
    • Disabled access to facilities within the building, including restrooms, telephones, drinking fountains, and counters.
      
      
12. Dimensioned STRUCTURAL PLANS shall be provided for each floor and roof level. Structural, framing, and foundation plans shall identify the size and spacing of all structural elements. Complete details shall be provided for:
    • All critical connections
    • All construction assemblies
    • Size, location and embedded depth of all anchor bolts, including bolts required for hold-down devices.
    • Concrete reinforcement details, including the size, spacing, location and number of reinforcing bars
    • All lateral force-resisting elements, including shear wall schedules, diaphragm construction specifications, and construction details for steel frame elements.
      
      
13. For prefabricated trusses, plans must indicate type of truss and connection details at time of submittal.
    
    
14. Complete STRUCTURAL CALCULATIONS shall be provided to substantiate the structural plans if deviating from the conventional construction provisions of the building code. The structural calculations shall address both vertical and lateral forces, and shall be wet stamped and signed by a licensed engineer or architect registered in the state of California.
    
    
15. Fully dimensioned EXTERIOR ELEVATION drawings shall be provided that show existing and finished grade lines. Show wall and roof finish material, and location of all openings. The elevation drawings shall identify the building height at all critical locations.
    
    
16. Fully dimensioned SECTION drawings shall be provided through the building at all significant locations. At least two sections shall be provided in orthogonal directions.
    
    
17. A complete and dimensioned LANDSCAPE AND IRRIGATION plan, prepared by an individual licensed in the state of California to prepare and stamp such a plan, may be required for all new construction and most other projects which will revise existing parking and/or landscaping.
    
    
18. A signed CERTIFICATE OF COMPLIANCE shall be included to verify energy conservation compliance. Energy conservation calculations shall be provided for computer or points method.
    
    
19. The type of soil and bearing value shall be indicated on the plans. Where expansive soil conditions exist, refer to local jurisdiction requirements. A SOIL/ GEOTECHNICAL REPORT may be required by the local jurisdiction.
    
    
20. SHORING plans and calculations may be required for all excavations which exceed four feet in depth or which remove lateral support from an existing building, an adjacent property or the public right of way.
    
    
21. If a new, relocated or upgraded ELECTRIC SERVICE is required, applicants must contact the local utility company for approval of meter location and the available short circuit current information.
    
    
22. NPDES requirements shall be incorporated into the construction documents. See attached documents for details.

• Smoke-control systems
• Any comfort-cooling compressor or refrigeration compressor for any system which contains any Group B refrigerant
• All commercial cooking hood and ventilation systems
• Engineered water heater/heating appliance vents
• Installations where the aggregate BTU/H input capacity is 500,000 BTU/H (2299.3 L/W) and over for comfort heating, comfort-cooling, or for absorption units for commercial or residential applications

• Theaters or motion picture theaters
• Assembly rooms or similar spaces with seating/assemblage capacity exceeding 500 persons
• All health care facilities within the scope of Article 517 of the California Electrical Code
• A new building, or addition, where the computed area exceeds 30,000 square feet (2787 M2, except where the total service load does not exceed 84 KVA computed with demand factor, if allowed). The computed area shall be the sum of the areas on each floor bounded by the outside surfaces of the exterior walls and shall include floor areas beneath building projections that extend more than 6 feet (1829 min).
• All electrical installations over 600 volts
• Installation in locations classified as hazardous locations, unless otherwise satisfactory to the department.
• Proposed installations, other than Items 1 through 6 where over 600 amperes of load are to be added or where a disconnection means rated over 600 amperes is to be installed
• Assembly rooms or similar places having an assemblage capacity exceeding 200 persons but not exceeding 500 persons.
• Installations of a complicated nature including any requiring emergency supply systems

Read Exceptions

Plans shall be filed with and approved by the Building & Safety Department before any permit is issued for:

• Drainage systems
• Combination waste and vent systems
• Fuel gas piping
• Potable water piping
• Rainwater piping systems with more than 10 interconnected rainwater or overflow drains or a rainwater pump
• Special water piping systems for reclaimed water piping
• Lawn sprinkler systems required for irrigation for cut-and-fill slopes in hill-side areas
• Subsurface drainage piping
• Swimming pool circulating water systems

Be sure to complete a Plumbing, Mechanical and Electrical Plan Check Questionnaire.

Plans shall be filed with and approved by the Building & Safety Department before any permit is issued for:

• Sign Permit
• Fence Permit
• Retaining Wall Permit
• Shoring Permit
• Swimming Pool/ Spa Permit

To apply for a Miscellaneous Permit, please complete Building Permit Application and submit three (3) sets of plans to the Building & Safety Department

Plans shall be filed with and approved by the Building & Safety Department before any permit is issued for:

• Slope repairs
• Landslide repairs or removal
• Tract Grading
• Mass Grading
• Site preparation
• Removal and re-compaction for building pads
• Basement excavations for new buildings in hillside areas
• Pool excavations for new pools in hillside areas
• Retaining walls cuts, back-cuts and backfill

Geotechnical Reports Policy