The Building Department will require 3 sets of Plans
with your Application for a Building Permit. Simple examples of the required and optional (or conditional) pages can be seen by clicking on the links to the left. Most likely your project will require more complicated drawings than can be shown
here.
Design Considerations
Do not even think about your home design until you are satisfied these conditions can be met.
First, make sure you can get a Residential Use Permit for your parcel and make sure you can put in a septic tank if needed. This requires a Soil Engineer doing a "perk test" to determine what kind of system is allowed and how large the leach field must be. Many parcels will need an alternative, or above ground, system which can be very expensive.
Second, make sure can get water, either with a hookup to a local water agency, or with a well.
You cannot put a well and a septic system on a parcel smaller than 1 acre in most areas.
Third, make sure the soil type and terrain
do not require an engineer's design for the foundation, or a special permit for soil removal.
This also can be expensive and time consuming.
Other things to consider are access (year round roads) and the cost of connection to utility power (if desired). You can make all
these things part of a conditional purchase agreement if its appropriate.
Now you can start drawing floorplans and fantasizing on kitchens, bath rooms, windows and hot tubs.
Some common design mistakes to avoid:
- Large openings in load bearing walls.
(Bearing walls are the ones the rafters sit on or the floor joists sit on).
A 4" wide header with a depth (in inches) equal to the width in feet of the
opening is standard. (ie 8' opening requires a 4"x8" header)
- Spreading out your plumbing.
The hot water heater should be close to baths and kitchen.
Drains should allow 1/4" per foot to septic or sewer.
This is especially important for hot tubs and sunken bath tubs.
- Not allowing enough floor area for stairways.
A typical stairway rising 9' will require a 3'x12' area on both floors.
- Not allowing for enough closet and other storage space.
- Not allowing room for a furnace, hot water heater, chimney.
Also, in two story structures, not considering the vents, flues, chimneys.
- Too many windows. Package D (from the California Energy Commission)
allows maximum window area to be 20% of floor sq ft, maximum 5% west facing.
- Not allowing enough working area in the kitchen.
- Not having enough money to finish the construction.
For more information call (707) 462-2427 or E-mail Collins By Design
Cal Contractors Lic #B557124
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