RESIDENTIAL GUIDELINES

Transcription

1 PO Box Main Street Lake Dallas, Texas ext RESIDENTIAL GUIDELINES NEW RESIDENTIAL PERMIT SUBMITTAL REQUIREMENTS: Before a building application may be submitted the property must be zoned for the use intended and platted as a lot of record. 1. The Community Development Department is open 8:30 AM to 5:00 PM Monday thru Friday. 2. Water and Sewer fees are separate. Contact Lake Cities Municipal Utility Authority at (940) Residential review is limited to the primary residential structure. All accessory structures and uses other than the primary residential structure require separate review and permitting. 4. Utility Construction in easements and Right-of-way is not authorized by Building Permits. The following items must be included with the application form. Incomplete plans and/or applications will create delays. 1. Permit Application Form. Form must include all requested information, i.e. all contractor names and contact numbers Sets of Plot Plans (maximum sheet size 11 x 17 ) showing: All setbacks Address Lot, Block, and Subdivision Scale of drawing (appropriate for sheet size) North arrow Dimension location of house Drainage of site. Arrows showing directional flow of drainage Complete Sets of folded Building Plans (maximum sheet size 30 x 42 including the following: Floor plans Electrical plans A typical framing detail; to include a complete floor joist detail and/or truss plan along with all flooring details for any future bonus space. Full exterior Elevation Wall bracing plans demonstrating compliance with IRC section and following. This may include standard braced wall panels, alternate braced wall panels, continuous structural panel sheathing or an engineered product or system. Stamped foundation plans 1

2 Form Board Survey Roof framing plans 4. 3 Sets of Energy Code Analysis this should be the REScheck printout or equivalent information from the tables of the 2009 IECC. REScheck is a free download from the U. S. Department of Energy at 5. Fire Sprinkler System Plans as required by the 2009 International Fire Code. The General Contractor will submit the permit application form listing the contractors in the licensed trade (Plumbing/Electrical/Mechanical) and other information requested on the form. The General Contractor and listed subcontractors must be currently registered with the City of Lake Dallas prior to issuance of the building permit. Registration: $ per registration year. PERMIT FEES INCLUDE: Building permit fee Plan review fee 65% of building permit fee Electrical permit fee Plumbing permit fee Mechanical permit fee Residential Certificate of Occupancy Park development and maintenance fee (10% of subtotal of all the above fees) Failure to obtain the required permits prior to starting the project may result in permit fees being doubled. FENCE OR RETAINING WALL: A fence or retaining wall requires a separate permit. It is not covered by the residential building permit. DEED RESTRICTIONS/HOMEOWNER ASSOCIATION: Deed restrictions and Homeowner Association regulations are considered a private agreement between property owners. The City of Lake Dallas is not a party to such agreements and does not have any standing in the enforcement. It is each property owner s responsibility to be aware of and comply with such agreements. CODES: For a complete list of building construction requirements, refer to the following code books and the adopting ordinances: They may be viewed ( International Residential Code 2008 National Electrical Code 2009 International Fire Code 2009 International Energy Conservation Code 2009 Mechanical Code 2009 Plumbing Code INSPECTION REQUESTS: Please contact Bureau Veritas to request inspection(s). Any of the permit technicians can assist you. Inspections requested by 5:00 p.m. Monday Friday will be performed the next business day. Inspection requests can also be faxed to the Bureau office 2

3 Inspection line: (817) or (972) Toll free number: (877) Inspection fax line: (817) or (972) Toll free fax line: (877) Inspectors assigned to your area can be contacted via cell phone. Please call Bureau Veritas if you need your inspector s name and number. CONSTRUCTION BEFORE PERMIT IS PICKED UP: No grading or other construction may begin until a building permit has been issued. You may request to begin the grading process before the plan review is completed. Requests are reviewed and approved on an individual basis. CONSTRUCTION HOURS: The Lake Dallas City Code regulates noise nuisances that may bother the neighboring community. By ordinance Construction is allowed from 7AM to 6PM Sunday through Saturday. POST ADDRESS NUMBERS: Building address must be posted at each building site at all times. PLANS ON SITE: City approved building plans MUST BE available on the job site when inspections are conducted. If the approved plans are lost, an additional set must be submitted to the City to be stamped. LITTER: Provide a litter container of sufficient size on the job site at all times. Require all sub-contractors to place trash in this container each day before leaving the job side. See that all paper and boxes from building materials and lunch wrappers are not allowed to blow about the job site and area. If a commercial container is used, per the City of Lake Dallas franchise agreement, Waste Management must be contracted for that service at (972) EROSION CONTROL: Erosion control plan must be submitted and approved by the city prior to clearing and grading. Erosion control must be installed according to city specifications prior to clearing and grading. Erosion control must be maintained at all times throughout the project. CONSTRUCTION OFFICE/PORTABLE BUILDING: If a portable office is placed on the job site then a separate building permit is required for that building. Electrical and/or plumbing installations must be inspected. INSPECTIONS REQUIRED: Each of the following inspections must be done in the proper order. 1. TEMPORATY POLE Temporary power for job site. 2. FIRST LOT GRADING/TREE PROTECTION/EROSION CONTROL Call when the forms are set to verify elevation. Tree protection and erosion control shall be in place. 3

4 3. FORM SURVEY The survey shall verify the location of the building on the lot and elevation in cases where a minimum finish floor elevation is specified. Form surveys may be faxed to (940) A follow up hard copy should be mailed or brought into the City office. 4. PLUMBING ROUGH Must comply with 2009 IRC and 2009 International Plumbing Code. 5. ELECTRIC CONDUIT IN SLAB Materials and installation shall be per the 2008 Electrical Code. 6. FOUNDATION A form survey is required 24 hours before a foundation inspection. All foundation plans shall be designed by a structural engineer. The engineer s seal must be on the foundation plan and detail sheets. Foundations placed on fill dirt must have soil compaction tests submitted that are approved by the structural engineer that designed the foundation. All foundations must comply with Chapter 4 of the 2009 IRC. 7. WOOD SHAKE AND SHINGLE ROOFS (where applicable) a) Installation shall comply with instructions printed on the packaging and with IRC section R905.7 or R FIRE SPRINKLER SYSTEM (where applicable) Sprinkled Structures shall have Fire Sprinkler System inspected after installation. 9. SECONDS ALL trades must be ready for inspection when the request is called into the City or Bureau Veritas as applies. It is the general contractor s responsibility to call for the inspection. The house shall be enclosed, roof on and windows and doors set for seconds inspection. Original plans and energy check list must be on the job for these inspections. a) Plumbing Top-out shall comply with 2009 IRC, chapter 25 through 33. All vents must extend through the roof with flashing installed at the roof. SIZE OF TRAP SLOPE DISTANCE FROM (inches) (inch per foot) TRAP (feet) 1 ¼ ¼ 5 1 ½ ¼ 6 2 ¼ 8 3 ¼ /8 16 See Chapter 31 of the International Residential Code for venting options. b) Gas Rough: Shall comply with Chapter 24 of the IRC. This chapter covers those fuel gas piping systems, fuel gas appliances and related accessories, venting systems and combustion air configurations most commonly encountered in the construction of one and two family dwellings. c) Electrical Rough Shall comply with 2008 NEC. Recessed luminaries installed in the building thermal envelope shall be IC rated and labeled as meeting ASTM E

5 d) Mechanical Rough Shall comply with 2009 IRC, Chapters 12 through 23. Duck Tape is not permitted as a sealant on any ducts, Mastics required. For return air installations, return air must be ducted. No walled chase returns. Supply and return air ducts insulation requires prescriptive method: Supply ducts R-8, All other ducts R-6. Air Conditioner condenser lines require piping insulation of (fluid temperature range degrees Fahrenheit).75 wall thickness or R-3. The main HVAC trunk line plenum in direct contact with heating or cooling equipment on the supply or return side must be constructed of sheet metal (no duck board), or equivalent material approved by the Bureau Vertitas. Insulation must be pulled back at connections for rough inspections. e) Framing Shall comply with 2009 IRC Inspection of framing and masonry construction shall be made after the roof, masonry, all framing, firestopping, draftstopping and bracing are in place and after the plumbing, mechanical and electrical rough inspections are approved. 10. FIREPLACE shall comply with 2009 IRC, Chapter 10. Inspection should be called when firebox, damper, and first flue tie are in place. Do not lay face brick before inspection. 11. INSULATION INSPECTION See Chapter 11, IRC An insulation inspection is required before walls and ceilings are covered up call after frame inspection and before drywall. Insulation batts installed in walls shall be totally surrounded by an enclosure on all sides consisting of framing lumber, gypsum sheathing, wood structural panel sheathing or other equivalent material approved by Bureau Veritas. This material needs to be in place at this stage, in areas like concealed spaces, attic side of attic walls, etc. 12. WHIRLPOOL TUB (where applicable) Must comply with 2008 NEC and IRC section P SECOND LOT GRADING AND APPROACHES AND SIDEWALKS Driveways and flat work must be approved before any concrete pour is initiated. Approaches must have depth of 6 and be reinforced with Number 3 bars, 18 on center. A turn radius of 5 is required unless greater is shown on plans. 14. BUILDING FINAL All inspections must be completed before requesting a building final / certificate of occupancy. The builder must be present at the time of the final inspection. a. Final grading must be completed b. Electric panel must be specifically and clearly labeled. c. The permanent address must be posted on the house or mailbox. d. The water cut-off valve at the house must be operable with a valve box lid set 2 above the grade. e. A water meter box must be set 2 above grade with dirt removed from on top of the meter. f. A permanent electrical outlet and lighting fixture controlled by a switch located at the required attic opening must be provided at or near any mechanical equipment. g. A gas line pressure test must be performed. Cap the gas line in the firebox and leave the gas loglighter valve open with the key in place. Test pressure measurement. Test pressure shall be measured with a monometer or with a pressure-measuring device 5

6 designed and calibrated to read, record, or indicate a pressure loss caused by leakage during the pressure test period. The source of pressure shall be isolated before the pressure test is made. h. A permanent ladder must be installed to the access an attic water heater. An access opening is required to all attic areas. i. All light fixtures of switched receptacles must be installed. j. All plumbing fixtures must be installed. k. A removable access panel must be provided for whirlpool tubs. l. Sewer clean-outs must be 2 above grade. m. Street, alley, and all flatwork must be clean and clear of mud and debris. n. Chimneys must be extended 2 ft above any portion of the roof within 10 ft o. The yard and garage must be clear of debris and trash. p. A full-length continuous handrail must be installed at each stairway. Handrails must be installed at a height of 34 to 38. q. Guards, aka guardrails, are required at floors, landings, or stairs where the drop-off is 30 or more. The minimum guardrail height is 36. r. If a lawn sprinkler system is installed, a separate permit must be issued and the final back-flow prevention testing certification form must be submitted. s. Safety glazing shall be identified in a permanent manner where required by Section R308.4 IRC. t. Final Energy inspection items include check labels on windows, doors, water heaters, HVAC equipment and recessed light fixtures. Also blown insulation and duct insulation is checked. Blown insulation must have depth markers every 300 square feet and certificate from installer stapled to framing member near attic access. Original plans and energy check list must be on the job for this inspection. Ducts in unconditioned attics or crawl spaces shall be insulated a minimum of R-5. u. Structures equipped with an automatic sprinkler system shall be provided with water flow alarm located on the building front exterior. FINAL INSPECTION It is the responsibility of the permit holder to obtain final inspection prior to the expiration of the permit. If there are circumstances beyond your control such that this cannot be done then provide a written explanation to the Building Official prior to the expiration date. TEMPORARY CERTIFICATE OF OCCUPANY: The City of Lake Dallas maintains a philosophy that temporary or conditional certificates of occupancy are not issued. Building Project Address General Contractor General Contractor Address General Contractor Phone # Permit # I have read and agree to abide by the provisions set forth by the City of Lake Dallas: Sign: Date: Revised