Items to be considered at earliest possible stage of project development which could affect project:
- Land use limitations – County zoning ordinances, contact Planning Division
- Earthquake fault – Alquist/Priolo Zones
- Geologic hazards – Landslides, geotechnical (soils) report
- Flood zone – (Sonoma County Code 7B), waterways, creeks, etc.
Upload the digital plan file and separate files of all supporting documentation such as structural calculations, energy compliance forms, soil reports, etc. Preliminary review with staff is encouraged to ensure complete applications.
Omission of any items in the following list may result in delay of plan check, requiring resubmission of documents or information. All documents must be digitally sealed, signed, and dated by the person responsible for preparing them. Residences which are conventionally wood framed and up to two stories in height may not need to be prepared by a licensed design professional; however, the individual preparing and signing plans is responsible to be knowledgeable of all applicable codes and capable of preparing plans drawn to recognized architectural standards. All plan views, elevations, and details shall be identified with an applicable scale; and a known dimension shall be provided on the associated plan, elevation, or detail to allow a plans examiner to digitally calibrate the referenced scale. All drawing sheets within the digital plan set shall be included in the same file and be identified with a unique sheet number.
1.1 Cover Sheet: Identify all applicable codes, scope of work, type of construction, sheet index, building address, parcel number, parcel size, fire safety area (i.e. local or State responsibility area) and itemized square footages of all existing, proposed, and altered building areas (e.g. dwelling area, garage area, covered porches, decks, retained square footage retained at the face of retaining walls, storage areas, basements, etc.).
1.2 Site Plan: Show property lines, easements and new and existing building locations. Dimension front, side and rear distances to property lines and between structures. Indicate finished and existing grade elevations, i.e. contour lines. Provide adequate drainage information, e.g. sub-drain and dissipation locations. A separate plan and details will be required identifying protection of storm water runoff during construction (i.e. BMPs). Show other relative information such as driveways, wells, septic systems, source of emergency water supply, and dimension emergency vehicle access. Provide North Arrow and drawing scale. Print job title or description, address and assessor’s parcel number and drawing index on the cover sheet.
1.3 Floor Plan: Show all proposed building dimensions (outside wall dimensions) and label use of each room, cross reference locations and sizes of windows and doors to window and door schedules, show electric outlets, plumbing and heating fixtures (identify furnace size), carbon monoxide, and smoke detectors. Show location and type of all braced panels or shear walls.
1.4 Foundation Plan: Completely dimension plan including interior footings. Label and locate porches, patios, decks, garage, tec. Locate and note size and spacing of anchor bolts, straps and tie downs on plan. Note size, number and position of crawl space vents.
1.5 Exterior Elevations: Provide a minimum of four elevation views showing all openings, wall and roof finish materials, original and finished grades, stepped footing outline, underfloor vents and roof pitch.
1.6 Framing Plans: Identify framing members and sheathing for floor and roof & ceiling plans. Show size and spacing of joists and rafters, and nail types and spacing for all plywood diaphragms, identify all beams with grade of lumber or engineered wood type and dimensions to be used. Show how all gravity and lateral loads are transferred from the roof sheathing to the foundation through specific, cross-referenced connection details.
1.7 Wall Bracing Plans/Shear Wall Plans: Provide plans which adequately dimension all braced wall segments and locations for non-engineered plans, and/or identify and dimension engineered shear wall locations and minimum lengths. Justify the amount of bracing provided at each wall line, per wind and seismic requirements of the CRC for non-engineered structures. Provide adequate identifications of assumed braced wall lines for conventional bracing, and provide on the plans lateral load resisting gridlines, corresponding to the structural calculations, for engineered structures.
1.8 Cross Sections: Provide sections through building showing structural elements, and other sections as needed, including earth to wood clearances, floor to ceiling heights, roof slopes, etc. Note typical finishes; call out insulation type and value.
1.9 Details: Submit foundation, floor and roof details, beam connections, special framing and flashing details as necessary for construction.
1.10 Calculations: Provide engineers’ or architects’ design calculations for engineered plans. Design methodology and loading criteria shall be taken from ASCE 7-16 or other applicable referenced documents.
1.11 Energy and Calgreen Documentation: Provide California Energy Code prescriptive or performance method compliance documentation, registered by an approved agency as applicable. All required insulation values and installation details, including details and justifications of adequate attic and underfloor venting shall be provided. Provide the appropriate CALGreen checklist, reviewed and approved by a CALGreen special inspector, approved by the County of Sonoma. All CALGreen required details and specifications shall be reflected in the applicable project plans.
1.12 The job address must be posted at the job site and at the county road, and the building location shall be staked prior to submitting for the permit application.
1.13 Specific County of Sonoma Design Requirements:
- Wind: Basic LRFD wind speed for dwellings is 110 miles per hour, and 100 miles per hour for uninhabitable accessory structures. Most sites will be classified as Exposure C. Exposure D shall be used close to the coast and Exposure B may be used with justification. When CRC Table 602.10.3(1) is utilized, the Ultimate Design Wind Speed of 110 miles per hour shall be assumed.
- Seismic: Seismic Design Category is site specific and will typically be D2 or E.
- Allowable soil bearing pressure for sites not requiring a geotechnical report is 1,500 pounds per square foot.
- Minimum soil pressures on retaining and foundation walls shall be 60 pounds per cubic foot for active pressure and 100 pounds per cubic foot for at-rest pressure without an applicable geotechnical report (CBC Table 1610.1).
- Climate zone: Most sites are climate zone 2. Climate zone 1 is to be used in coastal areas.