Requirements for Plan Submittals for Rebuilding Single Family Dwellings
1. Complete a Building Permit Application found HERE.
2. Provide all plans and documents described in the Construction Document Submittal Requirements for New Single Family Dwellings, located HERE.
Permits cannot be issued until the Cleanup/Debris Removal Process has been completed and all documentation and testing information has been received and approved by the City.
If substantial changes from original footprint, square footage, or elevation are not proposed, only 3 sets of plans and 2 sets of supporting documentation are required.
Additional Requirements Not Specified on the Standard Submittal Requirements Document (download PDF):
- 1. Dwelling Configuration
- 2. Square Footages
- 3. Foundation
- 4. Landscape/Irrigation
- 5. Survey
- 6. Fire Sprinklers
- 7. Backflow Prevention
- 8. Water Flow
- 9. Sidewalk/Driveway
- 10. Slope Analysis
1. A plan sheet identifying the configuration of the previous dwelling on the property that includes:
a. Original site plan identifying dwelling footprint and all previous dimensions.
b. Original floor plan (if proposing to alter floor plan from original design).
c. Original Elevations (if proposing to alter elevations).
If no changes from original footprint, elevations, or floorplan are proposed; a statement on the front page of the plans must indicate: “No changes proposed from original footprint, location, floorplan, or elevations”.
If proposed dwelling is larger than the original by more than 500 square feet; a geotechnical investigation is required.
2. The cover sheet of the plans must identify previously existing square footages of structures being replaced.
3. If the original foundation is being proposed for reuse: a "suitability analysis" of the existing foundation performed by a registered civil or structural engineer.
This analysis shall state that the engineer has visited the site and investigated the condition of the existing building elements. It shall also state that the remaining foundation is suitable for the support of the new structure, and that all under-slab utility systems (such as drain, waste, vent, water, mechanical, electrical, etc.) are suitable for continued use. Electrical conduits may remain but all under-slab electrical conductors must be replaced. Please be advised that a compaction report to address re-compaction of the lot after foundation removal, if soil was disturbed to a depth greater than 12 inches, may be needed depending on new building elevations. A licensed geotechnical or civil engineer may be needed to prepare the compaction report.
4. Plan submittal must include landscape and irrigation plans.
Landscaping is required on all new or replaced single-family dwellings. Landscaping and irrigation plans are a deferred submittal and must be reviewed and approved by the City prior to the first sheetrock inspection.
The City will be producing pre-approved irrigation and landscape plans that may be applied to any residential project. Utilization of pre-approved plans will avoid additional design and review requirements. Pre-approved plans will be made available in the near future. If a custom landscape design is desired, plans must be prepared by a Landscape Architect and submitted to the City for review and approval. All irrigation and landscape plans must be in compliance with the Water Efficiency Landscape Ordinance (WELO). The requirements can be found at srcity.org/wue.
5. Due to most physical indications of property lines likely being absent, it is recommended that a survey, completed by a licensed surveyor or civil engineer be completed prior to permit submittal.
Property lines, setbacks, and finished floor heights must be shown on the plans, and verified/certified by the surveyor or civil engineer.
If a survey is not provided with the submittal; one will be required and provided at the first inspection (typically foundation forms/footings, rebar).
6. Fire sprinklers will be required and shall be listed on the plans as a deferred submittal.
The Plan Review Permit Application for fire sprinklers can be found at srcity.org/651/Permits-Inspections. Applications are submitted directly to the Fire Department for review and approval. Issuance of the permit must occur prior to installation of the fire protection system.
7. Site plan must show the location and size of any required backflow prevention device (water service).
A double check backflow preventer, per City standard 875, shall be installed on all domestic water connections serving fire protection systems. The backflow device shall be tested by a certified plumber prior to allowing onsite use. The backflow device must be sized to meet fire flow demands
For any properties served by Advanced Metering Infrastructure (AMI), an inline dual check may be installed in place of the double check backflow device referenced above. Similar to the double check backflow preventer, all inline dual checks must be sized to meet fire flow demands. Inline dual checks do not require any upfront or annual testing. The device shall be replaced or repaired once every 10 years. To determine if the public water system in your area has been configured for AMI, contact Water Billing at 707-543-3150
8. A notation about fire sprinkler water flow must be placed on the plans stating the following:
“Upgrades or modifications necessary to provide adequate water flow to the fire sprinkler system may trigger the need to obtain an encroachment permit. No work in the public right-of-way may commence until the required encroachment permit is obtained.”
The water service and water meter shall be configured, as needed, to meet the necessary flow requirements associated with the fire sprinkler system. Modifications will be determined based on flow calculations submitted under the fire sprinkler permit. An encroachment permit will be required for any water service modifications that occur within the public right-of-way (street, planter strip or sidewalk). Encroachment permit applications can be found at srcity.org/514/Encroachment-Permits.
9. The site plan must show any proposed or required modifications to the existing sidewalk or driveway approach.
Any proposed work with the public right-of-way will require an encroachment permit. Improvements will be determined on a case by case basis.
10. The site plan for projects proposing construction outside of the original building footprint shall include a slope analysis and identify any slopes over 10%.
Hillside development outside of the original footprint may require a Hillside Development Permit. Consultation with the Planning division prior to submittal is advised.