RESIDENTIAL BUILDING GUIDE

Transcription

1 RESIDENTIAL BUILDING GUIDE Customer Guidelines For Construction Documents For Residential Projects (One to Two Dwelling Units) City of St. Petersburg Construction Services & Permitting Division This packet contains checklists designed to help you submit the forms and written plans necessary to receive a permit. We have listed items normally needed, but due to the individual nature of most projects, additional information may be requested. Locate the checklists appropriate for your project and fill them out completely. Only completed applications can be accepted and processed. Revised January 2004

2 Residential Customer Building Guidelines for Residential (one to two dwelling units only) City of St. Petersburg Construction Services & Permitting Division Table of Contents The following checklists will help you submit the forms and plans required to obtain a permit. Reminder: Incomplete submittals/plans will not be accepted. 1) Completeness Checklist... 1 Additional reviews may be needed prior to your submittals for a permit IF your porject is located in certain geographical areas of the city such as a Community Redevelopment Area (CRA) or a Neighborhood Design Review (NDR). Maps of these areas are included. 2) Community Redevelopment Area Map ) Neighborhood Design Review Information and Map ) Deed Restricted Neighborhood Map ) Historic Preservation Commission Information ) Checklist of documents needed to submit for Plan Review Drawing Site Plan Foundation Plan Floor Plan Floor Framing Plan Ceiling/Roof Framing Plans Elevations Wall Sections Fireplace Plans Stairs Vacant Lots Energy Code Building Code

3 Completeness Checklist Additional reviews may be required prior to submittal of plans for review There are a number of issues which might affect your review process. The staff at the Development Review Services counter will be able to answer questions about these specific requirements. The following checklist identifies the most common of these: U Property located within a Neighborhood Design Review (NDR) area (see attached map). U Historic Designation as Landmark, Landmark Site, or property within a Historic District (see Urban Design & Historic Preservation Division on the 8 th floor). U Property located within a Community Redevelopment Agency (CRA) area (see attached map). U Community Residential Home proposal (commonly referred to an ECLF or ALF). U If property is to be utilized for a use that requires more parking, as well as some changes of use, this may trigger the need for staff to review a parking plan to insure that adequate parking is provided. Some of these uses include, but are not limited to: retail/office/studio space to restaurant use; warehouse or storage use to wholesaling and/or distribution; most industrial uses to service/repair establishments; residential to community residential home; or, single family to multi-family. U Selling or serving alcoholic beverages requires additional approvals. U If a proposed project/addition/ancillary equipment does not meet the requirements of the City Code (per Zoning district), then a variance from various City boards may be required (e.g. small single family/commercial = Board of Adjustment (BOA); large commercial/multifamily = Environmental Development Commission (EDC)). This review process typically takes about four to six weeks once a completed application is submitted. U Sometimes a project involves a special or conditional use which requires Special Exception/Site Plan Review by the EDC. These uses are not permitted principal uses, but require a public hearing to determine if the proposed site can adequately accommodate the proposed use, and that such use will not have an adverse impact to the surrounding area. Such uses may include but are not limited to: Schools; Churches; Commercial recreation (bowling alley, video games, golf facilities, sports facilities); Community residential homes over 14 clients; Government/community uses; Automotive sales lots; Car washes; Drive-through facilities; Social service agencies; Kennels; Veterinarians; Temporary employment and temporary labor offices; Outdoor sales and display; Bed and breakfast establishments; Clubs (community service and private); and, Outdoor storage yards. 1

4 Map of Community Redevelopment Areas 2

5 Introduction Neighborhood Design Review The Neighborhood Design Review ordinance (City Code Chapter 16) was adopted by City Council in The primary objective of the Neighborhood Design Review ordinance is to ensure that new development, building additions and rehabilitations are compatible with the character of the neighborhood thereby reinforcing and upgrading the quality of the area and preserving property values. Neighborhood Design Review requires that any residential or commercial construction, within certain designated neighborhoods be reviewed by the Planning and Development Review Services Department for changes to the exterior of a building, including the roof, windows, siding, building materials, porches, and walls and fences, building additions, and new constructions. Purpose St. Petersburg is one of the oldest cities in Florida and many of the neighborhoods, particularly those near downtown, have numerous builldings over forty years old. As these structures age, major maintenance is required and often additions or complete renovations may be necessary to meet family needs. Neighborhoods are like people, they have character that makes them unique and valuable. If home improvements or new construction appears out of place with the rest of the neighborhood, this can harm the appeal and value of surrounding homes. Neighborhood Design Review was initiated to work with the home owner before construction work is started to ensure that planned improvements reinforce the character and property values of a neighborhood. Design Guidelines Neighborhood Design Review is only required in certain designated areas where a neighborhood plan has been adopted by the neighborhood (see maps following this page for area boundaries). The City uses design guidelines to review a project, things you should consider when planning renovations or new construction are: Front and Side Yards Setbacks. The location of a new building should be like the front and side yard setbacks of the surrounding buildings in the block. Architectural Styles. Many areas have prevalent architectural styles such as Mediterranean Revival, Vernacular, Colonial Revival, Bungalow, Tudor, Shingle, Mission, and Prairie. The design of new buildings should be a product of their own time but incorporate design elements of the primary architectural style(s) of the neighborhood. Types of Building Materials and Colors. When constructing an addition it is important that the addition match the building materials and color, roof line and shape, and window style of the main house. Architectural Features of the House. When renovating a building it is important to emphasize existing architectural detailing of the building facade. When painting, the building color shall match throughout the structure by using either an appropriate single color scheme or a single color with complementary accent colors to highlight architectural details of the building. 3

6 Design Guidelines (continued) Types of Wall or Fence Materials. When constructing a wall or fence the building materials and colors used shall be compatible with the architectural style of the home. Suggested fence types for wood constructed homes are wood board-on-board or picket fences, and for masonry homes fences of concrete block with stucco finish, brick, or wrought iron are appropriate. All fences or walls must be painted or stained to complement the color of the home Landscaping can also be used as an aesthetic way to fence a yard. Review Process The design review process normally takes about one to five working days depending upon the type and size of the project. Design review must be approved for a project before any building permits can be issued. An application form must be submitted to the Development Review Services Division of the Development Services Department with the following items provided: For New Development & Building Additions: A scaled site plan or survey of the project site showing building layout and orientation, landscape plan, paved areas, walls, and etc. In addition, scaled elevations depicting architectural details, building materials, and color of the building facade that faces the street and one side elevation. For Building Rehabilitations & Walls and Fences: A scaled elevation depicting architectural details, and building materials of the building facade that faces the street and one side elevation, or a photograph of the building with a detailed written description of the proposed work. For walls or fences provide a survey of the property or a site plan showing where the wall or fences is proposed to be located. For more information about the Neighborhood Design Review process please contact us at , or visit us at the Municipal Services Center, located at One Fourth Street North, on the first floor. See map on next page for NDR area boundaries. 4

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8 Deed Restricted Neighborhood Map These areas may have deed restrictions - contact the homeowners association for additional restrictionsand/or information. Note: Additional subdivisions which may have deed restrictions are: Caya Costa Dolphin Cay Point Brittany 6

9 Historic Preservation Commission The St. Petersburg Planning Commission also sits as the Historic Preservation Commission(HPC). The HPC oversees the administration of the City s historic preservation program and acts upon requests for landmark designation, certificates of appropriateness, and ad valorem tax exemption. Under the City s historic preservation ordinance, any person can nominate a property or a district for inclusion in the City s local historic register. Whether the application is City- or citizen-initiated, it is processed in the same manner. Upon receipt of an application, City staff prepares a designation report to determine if the property or district meets the criteria for designation established in the ordinance. Subsequently, the HPC acts upon the recommendation of staff, and provides a recommendation to the City Council. In this role, the HPC serves in an advisory capacity. The formal designation of a historic landmark is done by ordinance upon adoption by City Council. Certificates of Appropriateness (COAs) are required for the changes to the exterior of any property that is a designated landmark or within a designated historic district. Work which is valued at less than $50,000 can be approved by staff, subject to the mailing of notice to surrounding property owners. If there are no objections from adjoining property owners and the improvement meets the criteria established by the ordinance, staff will approve the COA. Because of the noticing requirement, the process usually takes between 21 and 28 days for in-house review. For projects having a value of $50,000 or more, the scope of work must be reviewed and approved by the HPC. Because of the formal review required for projects of this magnitude, the process takes between 30 and 45 days to complete. For this review, the HPC is the final decision-making body. In addition, certain COA projects, depending on the scope of work, may qualify for a special ad valorem tax exemption for historic properties. The exemption is for qualified improvements that would result in an increase in the assessed property value due to historic restoration and renovation. Questions related to historic landmark designation, certificates of appropriateness, ad valorem tax exemption, the City s local historic register, available surveys and master site files, and the City s historic preservation program should be directed to Rick Smith, Historic Preservation Planner, at (727)

10 Residential Plan Review Application Checklist For Residential Projects (one or two dwelling units only) City of St. Petersburg Construction Services & Permitting Division The following is a checklist of items required when submitting plans for review. All items on the checklist, that pertain to your project, must be completed for the application to be processed. INCOMPLETE APPLICATIONS WILL NOT BE ACCEPTED A. DRAWINGS 1. Minimum of two (2) complete sets of construction plans must be provided. 2. All drawings are to be on a minimum of 11 x 17 white paper with the names of the Owner, Contractor and Designer on the cover sheet. Submittal of blueline prints is preferred. Prior to issuance of permits, a set of drawings signed/sealed by an architect or engineer may be required. 3. Penciled drawings are not acceptable. Please make two(2) photocopies of all penciled drawings. B. PLOT OR SITE PLAN (PLANS MUST BE TO SCALE; scale 1 =20 ) 1. North Indicator and Property Lines. 2. Indicate actual shape and dimensions of lot to be built on. 3. Indicate the exact outline, size and location on lot of proposed and/or existing buildings 4. Indicate driveway including dimensions on site plan. 5. Indicate/label street, alley and easement locations with dimensions. 6. Indicate address and legal description. 7. Indicate ancillary equipment location(s) (A/C, pool heaters, etc.) 8. Indicate property boundary walls/fences with heights noted. 9. Indicate flood zone and provide substantial improvement package if in a flood zone. 10.Indicate existing and/or proposed finished floor elevations. 11.Attach proposed lot grading detail 1, 2, or 3 from typical Engineerng lot grading standards. 12.Indicate number of existing & proposed meters (utility, water, elec., gas) and address they serve.) 13.If BOA/EDC Case indicate existing and proposed landscape materials, including species, size, spacing location, and method of watering. C. FOUNDATION PLAN (suggested scale 1/4 =1 ) 1. Indicate all required reinforcing steel and location in footers. 2. Indicate all riser tie-in steel and spacing in footer. 8

11 Plan Review Application Checklist continued... D. FLOOR PLAN 1. Indicate layout of rooms with principal dimensions, electrical outlets and plumbing fixtures shown. 2. Indicate size and location of electrical panel. 3. Indicate exterior lighting at exterior doors. 4. Indicate room sizes. 5. Indicate attic scuttle access. 6. Indicate window sizes and note egress windows. 7. Indicate front and interior door sizes. 8. Indicate lowest floor elevation. 9. Indicate washing machine hookup. 10.Indicate smoke detector locations. 11.Indicate use of each room. 12.Indicate vertical reinforcing (masonry). 13.Indicate water heater location. 14.Indicate square footage calculations on the drawings. 15.Indicate the two (2) required hose bib locations. 16.Indicate all GFCI electrical outlet locations. 17.Indicate exhaust fan and duct location in bathroom(s). 18.Indicate gas applicance location. 19.Indicate all required Arc Fault protected circuits in sleeping rooms. E. FLOOR FRAMING PLAN (If applicable)(suggested scale 1/4" = 1') 1. A floor framing plan shows how a raised wood floor system is constructed. Most raised floors are commonly constructed on top of a stem wall foundation, piers, columns or a combination of these. 2. If the structure you are building is more than one story high you will need a floor framing plan for each story. Label each plan 1 st story floor framing plan, 2 nd story floor framing plan, etc. 3. Show the location of the foundation system indicating dimensions and distances or spans between load bearing elements such as piers, etc. 4. Show the location and sizes of all beams. 5. Show the location of the floor framing members (joists) including spacing, size, grade and type of wood. Locate and label manufacturer and model number of all anchoring devices such as joist hangers and post caps/bases, etc. 6. Coordinate your floor framing plans with other required drawings and check for accuracy in dimensions. 7. Foundation and/or floor framing plans must meet all codes. F. CEILING/ROOF FRAMING PLANS (Suggested scale 1/4" = 1') 1. A roof plan shows the location of your pre-engineered roof trusses (that come with the ceiling framing attached) or your field built rafters which include: roof rafters, ceiling framing (joists), ridge beam and collar ties. Projects using pre-engineered trusses must include the signed and sealed original specification, layout and drawings from your truss manufacturer, engineered calculations may be required. 2. Show the location of the proposed walls. 9

12 Plan Review Application Checklist continued Show the location of your trusses or rafters. For rafters show the size, spacing, grade and type of wood, location and size of your ridge beam, location and size of your collar ties and uplift for each truss or rafter. 4. Show the dimensions of the roof overhangs. 5. If an addition is tying into an existing roof system show a partial drawing of the existing roof framing and show details on how you are going to tie-in. 6. Show all dimensions. 7. Coordinate your ceiling/roof framing plans with other required drawings and check for accuracy. 8. Ceiling/roof framing plans must meet all codes. G. ELEVATIONS (Suggested scale 1/4" = 1') 1. An elevation is a view looking directly at a house from the front, rear and each side and are required to describe the exterior of the house. 2. Elevations are prepared from the dimensions shown on the floor plan and wall section, which are used to locate all doors, windows, porches and other similar exterior details. 3. Indicate on the drawings the height of the roof ridge, ceiling line, window height, finish floor line, and finish grade or ground level. 4. Indicate all exterior material finishes, e.g., siding, stucco, brick veneer or painted concrete block. 5. Dimension all roof overhangs and indicate roof slope. 6. Coordinate your elevations with other required drawings and check your dimensions for accuracy. 7. Elevations must meet all building codes for compliance. H. WALL SECTIONS (suggested scale 3/4 =1 ) 1. Indicate all construction information from soil through roof covering, including the roof shape. 2. Indicate lowest floor elevation. 3. Indicate insulation. 4. Indicate roof overhang. 5. Indicate ceiling height. 6. Indicate overall height of structure. 7. Indicate footing. 8. Indicate foundation. 9. Indicate treated soil/vapor barrier. 10.Indicate slab or floor. 11.Indicate walls. 12.Indicate lintels or headers (show steel if masonry). 13.Indicate framing. 14.Indicate roof coverings. 15.Indicate grade and species of wood. 16.Indicate slab and bottom of footing dimensions above and/or below finished grade. 17.Indicate reinforcing and anchoring methods for 102 MPH fastest mile or 123 MPH three second gust wind load. 18.Indicate all tie-down anchors, straps, clips and etc. Include manufacturer and model number. 10

13 Plan Review Application Checklist continued... I. FIREPLACE PLANS (capable of burning wood or gas) 1. Factory built -indicate manufacture and model number 2. Masonry -indicate foundation and size showing reinforcing steel. -indicate plan as installed in room including hearth projection and width. -indicate front and room elevations. -indicate full cross-section, soil to top of chimney. J. STAIRS (suggested scale 3/4 =1 ) 1. Indicate cross-section of stairs, width of treads and height of risers, guard rail and handrail and spindle spacing. 2. Indicate head room clearance (min. 6 8 ). K. VACANT LOTS 1. All vacant lots shall have a signed/sealed survey submitted complete with legal description and flood zone. L. ENERGY CODE 1. Provide two (2) completed copies, signed by designer and owner agent, of the Florida Energy Code forms. M. BUILDING CODES 1. All plans shall meet all codes. 11