Residential Plan Review Checklist

Residential Construction Plans

The applicant must provide two (2) copies of a complete set of construction plans showing all proposed work, drawn to scale with appropriate dimensions shown.

***Please Note: No City building plan review will be done on any drawing stamped "NOT FOR CONSTRUCTION".

The required set of plans will be determined by the project's "scope of work." For new residential construction, the plan set shall include (at minimum) a site plan, a foundation plan, a floor plan, four (4) building elevations, a wall/roof section detail(s), an interior section(s), a floor framing plan, a roof framing plan, a foundation detail(s), an electrical plan, a plumbing plan and a mechanical (HVAC) plan. For additions and remodels, partial plan sets may suffice, provided all proposed work is properly shown and/or noted.

*** Please Note: If demolition is part of the proposed work, a demolition plan, along with a City demolition permit is required. Also note that an engineered "soils investigation (geotechnical) report" may be required to determine the soil bearing capacity and to determine proper preparation of the site to accommodate the designed foundation.

A total building demolition will also require City Engineers review and approval of the site before construction can start.

Current Building Codes

The following is a list of current building codes that are presently being enforced in the City. For construction of one- and two-family residential dwelling (including residential additions and remodels) and for townhouses, only the International Residential Code (IRC), 2012 edition, as listed below, is required to be used, unless referenced and/or regulated otherwise through local, state or federal regulation.

International Building Code (IBC), 2012 edition
International Residential Code (IRC), 2012 edition
International Fire Code (IFC), 2012 edition
International Mechanical Code (IMC), 2012 edition
NEC-International Electrical Code series, 2005 edition
International Plumbing Code (IPC), 2012 edition
International Fuel Gas Code (IFGC), 2012 edition
International Energy Conservation Code (IECC), 2012 edition

Building Projects Exempt From a Required City Building Permit

The following are building projects that are exempt from a required City building permit, in compliance with City amended section R105.2, I.R.C.:

  1. Building a retaining wall not over 4 feet high. The height is measured from the bottom of the footing to the top of the wall. ***Please Note: The retaining wall shall not support any added surcharge.
  2. Building a one-story detached accessory structure (tool/storage or playhouse) not exceeding 200 square feet of floor area.
  3. Installing playground equipment.
  4. Installing driveways and sidewalks.
  5. Installing window awnings supported by an exterior wall which do not project more than 54 inches from the exterior wall and which do not require additional structural support.
  6. Re-roofing, provided the same type of roofing materials, as existing, are used.
  7. Painting, papering, tiling, carpeting, and replacing cabinets, counter tops and similar finish work.
  8. Installing or repairing low-voltage landscape accent lighting.
  9. Installing or repairing landscape irrigation piping and fittings.
  10. Repairing leaks in water and drain/soil piping.
  11. Repairing or replacing existing plumbing fixtures that remain in the same location.
  12. Performing minor repairs or replacing non-structural items such as glass, windows, doors, and hardware (see note below).
  13. Prefabricated swimming pools that are less than 18 inches (610 mm) deep.
  14. Decks not exceeding 200 square feet (18.58 m2) in area, that are not more than 30 inches (762 mm) above grade at any point, are not attached to a dwelling and do not serve the exit door required by section R311.4, I.R.C.

*** Please Note: Any change to windows, doors or window/door hardware that are part of the regulated pool and/or spa barrier requires a City building permit. Also note that if the replacement window and/or door requires a larger width framed opening size, the replacement is considered a structural change and a City building permit is required. The minimum fenestration “U-factor” for replacement windows is 0.40 with a minimum glazed fenestration “solar heat gain coefficient” (SHGC) of 0.25. In addition, glazing replaced in "hazardous locations" must be "safety (tempered) glazing" and must be so labeled in compliance with section R308, I.R.C.