definition townhouse

PLAN REVIEW SUBMITTAL PACKET DETACHED TWOFAMILY DWELLINGS (DUPLEX), MULTIPLE SINGLE FAMILY ATTACHED (TOWNHOUSES) & THEIR ACCESSORY STRUCTURES (NOT MORE THAN 3 STORIES HIGH WITH SEPARATE MEANS OF EGRESS) BASIC REQUIREMENTS FOR RESIDENTIAL PLAN REVIEW ARCHITECTURAL AND STRUCTURAL EVALUATION BASED ON THE ICC 2006 INTERNATIONAL RESIDENTIAL CODE® FOR ONE- AND TWO-FAMILY DWELLINGS PLAN REVIEW RECORD (CHECKLIST) AVAILABLE AT 2006 IRC Plan Review Record OR 1-888-ICC-SAFE (422-7233) For Plan Review Information contact Chuck McBride at 678-513-5874 GENERAL PLAN REQUIREMENTS:  Drawn to scale, minimum scale of 1/8 inch = 1 foot; all dimensions must be shown  Plan Size minimum: 11 x 17  Designer, Engineer, or Architect name, telephone number, and address if applicable  Property owner name and address  Completed plan submittal forms from this packet  A $100 plan review fee will be required at the time of plan submittal for all buildings.  Allow 15 business day review period after submittal for comments or approval. Submittal deadlines are every Tuesday by 4pm. Comments will be available after 9am on the set meeting date.  Key plan/footprint of each model with the number of attaching units with lot numbers and address Note: Completed Building Permit Application, site plan for Permit Application, and Compliance Notice for Erosion and Sedimentation Control will be required by Permitting to obtain the building permit. See page 7 for details. LIST OF DRAWINGS REQUIRED  Cover sheet listing applicable codes  Approximate outline of all proposed and existing buildings and structures including projections such as fireplaces, bay windows, porches, patios, and decks  Approximate outline of all driveways, walkways, swimming pools, retaining walls, and other improvements proposed or existing  Elevations: front, side, and rear  Foundation plan  Floor plans for each story  Floor framing and roof framing plans  Type and location of anchor bolts and /or straps  Wall section  Roof plan, including dimensions of overhangs  Stair elevation section  Manufacturer information on engineered wood products used  Mechanical, Electrical, and Plumbing plans  Georgia Energy Code Compliance Certificate  Fire separation details LIST OF GENERAL PLAN REQUIREMENTS BASED ON THE 2006 IRC: 1 For more specific requirements contact the Plan Review Specialist. BUILDING PLANNING:  Local Design Criteria [Table R301.2(1)] ▪ Exterior wall location ▪ Floor live load (Table R301.5) (R302) ▪ Roof live load (Table R301.6) ▪ Egress (R310-R312)  Room Planning Requirements ▪ Sanitation (R306 + R307) (R303 through R305) ▪ Glazing (R308)  Garages and carports (R309) ▪ Dwelling Unit Separation  Smoke alarms (R313) (R317)  Moisture Vapor Retarders (R318) ▪ Foam Plastic (R314)  Decay and termite areas ▪ Accessibility (R322) (R319 and R320) ▪ Wall and ceiling finish (R315)  Insulation (R316) ▪ Elevators/platform lifts (R323)  Flood-resistant construction (R324) FROM CHAPTER 4 THROUGH 11 OF THE IRC FOOTING:  Width of footings ▪ Pier footing sizes and locations  Depth of footings ▪ Compaction test results  Reinforcement bar sizes, locations, (Required if less than 2000 psf) and number if required ▪ Show drainage away from  Number of stories building  Footprint of building ▪ Setbacks to property lines SLAB:  Footprint of building  Thickened slab locations and dimensions  Reinforcement bar sizes, locations, And number, if required  Type and location of anchor bolts and/or straps FOUNDATION:  Footprint of building  Location and size of piers  Location of foundation drains  Pier and curtain wall or full width wall size  Method of bonding in masonry walls  Thickened slab locations and dimensions  Foundation ventilation calculations FRAMING:  Drawings/plans of engineered headers, beams, trusses, floor systems to include engineer seal  Plans showing girder size, point loads, and support requirements ▪ ▪ ▪ Vapor barrier noted on plans Wire mesh/fiber mesh concrete (if required) Slab extermination treatment noted on plans ▪ ▪ ▪ ▪ ▪ ▪ Waterproofing/damp proofing (if required) Engineers seal required for walls 10’ or more in height Reinforcement bar sizes, locations, and number, if required Cross-section of exterior walls Insulation/RESCheck as required Type and location of anchor bolts and/or straps ▪ ▪ ▪ Stair cross section showing riser height, tread depth, handrails, and guardrails Decks (free-standing and attached) Type of exterior sheathing 2       Roof framing layout, bracing, point loads, and ventilation Indicate truss location, bearing lines, and point loads Size, height and location of windows and doorways Size and types of rooms Flashing type and location Attic access locations ▪ ▪ ▪ ▪ ▪ Size, span, species, and spacing of joists, rafters, and studs Specify type of fireplace (crosssection of masonry type) Specify wall covering (i.e. brick veneer, vinyl, etc.) Final grade elevation noted on plan Clearance from earth: girders, floor joists, sills, and siding ENERGY:  Compliance with the 2006 International Energy Conservation Code with Georgia supplements and amendments MECHANICAL:  Heating unit capacity & location  Combustion air & flue sizes, location, & materials FUEL GAS:  Appliances size and location  Piping: riser diagram with BTU rating and sizing ELECTRIC:  Service location and rated amperage  Label all GFCI circuits & outlets  Label all 220 volt outlets  Grounding  Conductor size PLUMBING:  Water meter size  Sillcock count and location  Minimum fixture room sizes, ceiling heights, clearance around and in front of fixtures ▪ ▪ Cooling unit capacity & location Circulating air location & materials ▪ Combustion air & exhaust: vent size and type Show all outlets, switches, light fixtures, and smoke detectors ▪ Label all ARC fault circuits and outlets ▪ Disconnects ▪ ▪ ▪ Water heater size, location, combustible air Minimum fixture types Schematics on any gray water or storm water irrigation/water supply system ▪ Footnote: Proof of listing may be requested on any plumbing fixture. All fixtures must meet ANZI, ASTM, ASSE, or CSA applicable standards and be third party tested. ADDITIONAL INFORMATION:  List of material specifications including, but not limited to: grade and species of lumber, concrete strength, and steel strength  List of design load criteria: live load, dead load, snow load, wind load, bearing capacity, and lateral earth pressure  Load calculations for all adjustable columns  Wall bracing including method, location of braced wall panels and any special requirements per IRC 602.10 ****************************************************************************************************** Prior to the issuance of any certificate of occupancy an as-built grade plane report that provides the actual final grade plane as well as supporting data must be submitted. 3 Georgia Energy Code Compliance Certificate* Builder: ______________________________ Contact Information: ___________________ Insulation Co. __________________________ Contact Information: _________________ Heating & Air Co. _______________________ Contact Information: ________________ Envelope Information Flat Ceiling/Roof R-Value ________________ Sloped/Vault Ceiling R-Value __________ Exterior Wall R-Value __________________ (Note: R-13 + R-3 is R-13 Cavity and R-3 Sheathing) Attic Kneewall Cavity R-Value ______________ Attic Kneewall Sheathing R-Value ___________ Basement Stud Wall R-Value ______________ Basement Continuous R-Value _____________ Crawlspace Stud Wall R-Value ____________ Crawlspace Continuous R-Value ____________ Foundation Slab Edge R-Value ____________ Above Grade Mass Wall R-Value ____________ Cantilevered Floor R-Value _______________ Floor Over Unconditioned Space R-Value ______ Other Insulation R-Values _______________________________________________________ Window U-Factor ______________________ Window SHGC ___________________________ Skylight U-Factor ______________________ Skylight SHGC ____________________________ Glazed Door U-Factor __________________ Opaque Doors (< 50% glazed) U-Factor _________ Mechanical Summary Water Heater Installed By ________________________________________________________ Gas ____________ Energy Factor ___________ Electric ___________ Energy Factor ________ Other (Explain) ___________________________ Efficiency _____________________________ Number of Heating & Cooling Systems: ______________________ (# of Air Handlers) Heating Gas __________ AFUE ________ Air Source Heat Pump _________ HSPF _________ Heat (Other) _____________________________ Efficiency _____________________________ Cooling System Type _______________ (Direct Expansion, Heat Pump, Geothermal, Etc.) SEER _______ Total House Heating Load ____________ (Btu/h, Based on ACCA Manual J _______ or _________) Total House Cooling Load ____________ (Btu/h, Based on ACCA Manual J _______ or _________) Cooling Sensible Load _______________ (Btu/h) Cooling Latent Load ___________________ (Btu/h) Total Air Handler CFM ________________ (Based on Design/Calculations) __________________ Heating & Cooling Load Calculations Performed by (Name) _______________________________ *Certificate shall be readily accessible and posted on the electrical distribution panel or air handler. List primary type when there is more than one value for each component (i.e. certificate shall list the value covering the largest area). The certificate shall be completed by the builder or registered design professional. GA International Energy Conservation Code Supplements and Amendments 4 The approval of this Building Plan is contingent on the General Contractor & Design Professionals of record (if applicable) understanding of the following: 1. Dwelling separation must be designed in compliance with Section R317 of the 2006 International Residential Code including Amendments. 2. Developers/Builders that will build a particular unit or units in multiple developments within Forsyth County may submit a master plan/prototype plan that will be good for one calendar year. Once a particular unit has master plan/prototype approval then the developer/builder may submit the project using lot/building numbers along with all of the site plans and building configurations for review. Manufacturer installation specifications and designs for rated assemblies and for engineered lumber and trusses must be provided. 3. The structure on the submitted plan is not more than 3 stories in height per the definition of “story” in Section R202 of the 2006 International Residential Code including Amendments. 4. The structure and site complies completely with the zoning conditions stipulated by The Planning Department. 5. The height of the structure does not exceed the maximum allowable height in Chapter 11 of the current edition of the Unified Development Code per the method defined in Chapter 3 of the current edition of the Unified Development Code. ( www.forsythco.com ) 6. If the structure is a townhouse it must meet the provisions in the definition of “townhouse” in Chapter 3 of the current edition of the Unified Development Code. 7. For buildings more than three stories in height, plan submittal to the Fire Department will be required unless each unit is individually owned. O.C.GA 25-2-13 8. Common areas such as clubhouses and pool houses will be submitted as a separate project and go through commercial review and permitting process. 9. Any revisions to previously approved plans must be resubmitted to plan review staff in order to assure code compliance. 10. The issuance of a building permit does not assure that the building setbacks have been met or that the structure does not encroach on an easement or buffer. The owner and/or permit holder have the sole responsibility of determining compliance with setbacks and non-encroachment of easements and buffers. Architect Print Name: __________________Signature:______________________________ (If applicable) Phone # ___________________ Engineer Print Name: __________________ Signature: _____________________________ (If applicable) Phone # ___________________ G. C. Print Name: _____________________ Signature: _____________________________ (Required) Phone # ___________________ Date: ___________________ Notary Signature and Seal: ________________________________________________ 5 BUILDING PERMIT APPLICATION FOR RESIDENTIAL PLAN REVIEW Submitted Date: ILP#: 1st Revision date: Height: ILP Proposed use: 2nd Revision date: Stories: 3rd Revision date: Zoning: Minimum Setback Requirements: Front: _________ Rear: _________ Sides: _________ Have you received a variance from the zoning requirements for this project? □ YES □ NO If so give AB# and variance received: ____________________________________________________ _____________________________________________________________________________________ Project Name: Contact Name: Owner/Agent Signature: Contact #: Phone #: Site Address: Lot # ___________________________ Building Plans Proposed use: Subdivision: ___________________________________ FORSYTH COUNTY RESIDENTIAL PLAN REVIEW DEPARTMENT Reviewed by: Date: ___________________ Comments: 110 EAST MAIN STREET  Suite 100  CUMMING, GEORGIA 30040  (770-781-2115)  FAX (770) 781-2197 PICKED UP BY: ______________________ _____________________ DATE: _____________________ sign name Revised 02/07/08 6 print name RESIDENTIAL BUILDING PERMIT CHECKLIST ***As of July 1st, 2008 the Georgia State Licensing will be in effect and you must meet licensing requirements to receive a building permit***** _____ Completed Permit Application, includes all electrical, mechanical, and plumbing affidavits. ______ _____ _____ Amount of Disturbed Acreage is required to be filled in Plat of property (previously approved by Planning & Development) Scale drawing (2 copies that are 8-1/2 x 11) including: -actual dimensions of property/ all Setbacks marked -size and location of building / location of existing structures -All Building Setback Lines marked -approximate setbacks from property line and right-of-way -location of driveway -show all easements on property Elevation Certification Required on Specified Lots Authorization form Georgia State Energy Code Affidavit _____ _____ _____ ______ _____ _____ Self-Work Affidavit with picture I.D., if applicable (provided by Clerk) Septic tank permit Proof of water meter purchase Permit Issuance Form (provided by clerk) LDP/Grading Permit, if applicable Direction to job site starting from Forsyth County Planning office _____ Temporary Toilet Permit/Exemption required by Health Dept. 770-781-6909 _____ Georgia Erosion & Sediment Control Certification Card (Copy Required) 706-542-1840 ****If there are decks they will need to have deck footings called in to be scheduled****All 2008 permits All Sub-contractors, Temporary Connection to Service Utilities Affidavits must be turned in with permit Application ***All site plans and permit cards must remain on site till permit is finaled*** *****ALL INFORMATION IN PERMIT PACKET IS REQUIRED TO BE FILLED IN AND ALL SIGNATURES **************** 7 _____