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Townhome Plan Review Packet - Forsyth County Department of Planning

VIEWS: 28 PAGES: 8

									PLAN REVIEW SUBMITTAL PACKET

       DETACHED TWO-

 FAMILY 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                  ▪   Vapor barrier noted on plans
      dimensions                                  ▪   Wire mesh/fiber mesh concrete
   Reinforcement bar sizes, locations,               (if required)
      And number, if required                     ▪   Slab extermination treatment
   Type and location of anchor bolts                 noted on plans
      and/or straps

FOUNDATION:
   Footprint of building                         ▪   Waterproofing/damp proofing
   Location and size of piers                        (if required)
   Location of foundation drains                 ▪   Engineers seal required for walls 10’
   Pier and curtain wall or full width                or more in height
    wall size                                     ▪   Reinforcement bar sizes, locations,
   Method of bonding in masonry                      and number, if required
    walls                                         ▪   Cross-section of exterior walls
   Thickened slab locations and                  ▪   Insulation/RESCheck as required
    dimensions                                    ▪   Type and location of anchor bolts
   Foundation ventilation                            and/or straps
    calculations

FRAMING:
   Drawings/plans of engineered                  ▪   Stair cross section showing riser
    headers, beams, trusses, floor                    height, tread depth, handrails,
    systems to include engineer seal                  and guardrails
   Plans showing girder size, point              ▪   Decks (free-standing and attached)
    loads, and support requirements               ▪   Type of exterior sheathing

                                                                                              2
      Roof framing layout, bracing,                     ▪    Size, span, species, and spacing
       point loads, and ventilation                           of joists, rafters, and studs
      Indicate truss location, bearing                  ▪    Specify type of fireplace (cross-
       lines, and point loads                                 section of masonry type)
      Size, height and location of                      ▪    Specify wall covering (i.e. brick
       windows and doorways                                   veneer, vinyl, etc.)
      Size and types of rooms                           ▪    Final grade elevation noted on
      Flashing type and location                             plan
      Attic access locations                            ▪    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                     ▪    Cooling unit capacity & location
   Combustion air & flue sizes, location,               ▪    Circulating air location & materials
    & materials

FUEL GAS:
   Appliances size and location                         ▪    Combustion air & exhaust: vent size
   Piping: riser diagram with BTU rating                      and type
     and sizing

ELECTRIC:
   Service location and rated amperage                  ▪   Show all outlets, switches, light fixtures,
   Label all GFCI circuits & outlets                        and smoke detectors
   Label all 220 volt outlets                           ▪   Label all ARC fault circuits and
   Grounding                                                 outlets
   Conductor size                                       ▪   Disconnects

PLUMBING:
   Water meter size                                     ▪    Water heater size, location, combustible air
   Sillcock count and location                          ▪    Minimum fixture types
   Minimum fixture room sizes, ceiling                  ▪    Schematics on any gray water or storm water
    heights, clearance around and in front                    irrigation/water supply system
    of fixtures
   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:                             ZA#_______________              Zoning:

ILP#:                          ILP Proposed use:

1st Revision date:                   2nd Revision date:                     3rd Revision date:

                     Height:                              Stories:

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:                                                        Contact #:

Contact/Owner Signature:                                     Email Address:

Site Address:

Lot # ___________________________             Subdivision: ___________________________________

Building Plans Proposed use:

FORSYTH COUNTY PLAN REVIEW DEPARTMENT
Reviewed by:                                                                Date: ___________________
Comments:

FORSYTH COUNTY DESIGN 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                   print name


                                                                                                        6
Revised 02/07/08




               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 (if applicable)

       _____         Proof of water meter purchase
       _____         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 ****************



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