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New Residential Construction

New Residential Construction

RESIDENTAL CONSTRUCTION
NEW CONSTRUCTION
The Permit process will be the following:
• Building permit applications, site plans and construction plans are reviewed by the Building and Fire Officials
• Planning staff verifies compliance with zoning and platting ordinances. (Please read Zoning/Land Use Section)
• Building Official will review building, mechanical, electrical, plumbing and A/C plans for compliance with local and national codes, floodplain compliance and assess impact fees. Reference the Impact Fee Study adopted by the City of Gonzales, November 2013
• The Utility Department will review application plans for water, wastewater and electrical service; water tap locations and other utility services.
• Permits for residential new home construction or remodeling, on a legal or platted lot, with no variance request, can expect to be approved or have comments for further review in seven (7) to ten (10) days.
• In order to facilitate communication, between City Staff, applicants and other utility providers, construction coordination meetings may be scheduled as needed. City staff may place applicants on the agenda for these meetings, or applicant may request to be placed on the agenda by contacting the Building Official.


Three (3) complete sets of construction documents by a Registered Design Professional that will coordinate with the City of Gonzales Engineering Standards Manuel and the following;
A. Drainage design Criteria
A.2.0 Drainage Policy and Criteria
2.1 Development Categories
In an effort to facilitate development while applying drainage rules, a tier system is established requiring different submittals and different development actions depending on the probable impact on the drainage basin. In all cases, properly sized easements shall be granted across all contiguous property owned by the applicant; and a comprehensive Drainage Plan and Drainage Report shall be provided for all property on the subject plat whether developed by this application or not. Best Management Practices (BMPs) shall be exercised in the design process.
2.1.1 Type 1 Development
A. A Type 1 Development is any development or redevelopment in the following categories.
1. Disturbs less than one acre of land;
2. Creates less than 1,000 square feet of additional impervious cover; or
3. Creates additions to single family or duplex residential structure.
A. Submittals for a Type 1 Development include: location and contact information (e.g.
Name, address, phone number, property location), site drawing for the proposed disturbance, review of applicable BMP’s and temporary erosion control techniques. For a Type 1 Development:
1. Drainage easements may be required to accommodate future or existing development
2.1.2 Type 2 Development

A Type 2 Development is any development or redevelopment in the following categories:
1. Agriculture (not including feedlots), or
2. Single family or duplex residential not in a major subdivision (three or more lots) with more than 1,000 square feet of additional impervious cover, or
3. Non-residential developments of less than 5,000 square feet of additional impervious cover, or
4. Development not meeting criteria for a Type 3 Development.
B. Submittals for a Type 2 Development include: location and contact information, site drawing or sketch for the proposed disturbance (a scaled drawing (scale 1” = (50’ or less)) on 11” x 17” paper showing existing drainage ways, flow directions, floodplain boundaries, proposed grading and development, and proposed drainage, and erosion control facilities with a copy of the survey plat showing the lot layout, streets, and utility and drainage easements), review of applicable BMP’s and temporary erosion control techniques, agreement letter specifying BMP’s to be included in the project. For a Type 2 Development:
1. If any on-site and off-site storm water structure is known to be at or below design capacity, the owner/developer shall be responsible for increasing the size of the structure to accommodate the development.
2. Drainage easements may be required to accommodate future or existing development.


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STRUCTURAL DESIGN AND REFERENCES TO THE ADOPTED ICC CODES

ARTICLE 3.200 BUILDING CODES
Sec. 3.201 Codes Adopted
(a) The following codes in their most current edition along with amendments thereto, of which a copy of each is filed in the office of the building official, are hereby adopted and incorporated as fully as if set forth herein:
(2) 2015 International Mechanical Code.
(A) Appendix A-Combustion Air Openings and Chimney Connector Pass-Through.
(3) 2015 International Plumbing Code.
(A) Appendix B-Rates of Rainfall for Various Cities.
(B) Appendix C-Gray Water Recycling Systems.
(C) Appendix D-Degree Day and Design Temperatures.
(D) Appendix E-Sizing of Water Piping Systems.
(E) Appendix F-Structural Safety.
(F) Appendix G-Vacuum Drainage System.
(4) 2015 International Residential Code.
(A) Appendix A-Sizing and Capacities of Gas Piping.
(B) Appendix B-Sizing of Venting Systems Serving Appliances Equipped With Draft Hoods, Category I Appliances, and Appliances Listed for Use and Type B Vents.
(C) Appendix C-Exit Terminals of Mechanical Draft and Direct-Vent Venting Systems.
(D) Appendix D-Recommended Procedure for Safety Inspection of an Existing Appliance Installation.
(E) Appendix E-Manufactured Housing Used as Dwellings.
(F) Appendix F-Random Control Methods.
(G) Appendix G-Swimming Pools, Spas and Hot Tubs.
(H) Appendix H-Patio Covers.
(I) Appendix I-Private Sewage Disposal.
(J) Appendix J-Existing Building and Structures.
(K) Appendix K-Sound Transmission.
(L) Appendix M-Home Day Care-R-3 Occupancy.
(M) Appendix N-Venting Methods.
(N) Appendix O-Gray Water Recycling Systems.
(O) Appendix P-Sizing of Water Piping Systems.
(P) Appendix Q-ICC International Residential Code Electrical Provisions/National Electrical Code Cross-Reference.
(5) 2009 International Energy Conservation Code.
(6) 2015 International Property Maintenance Code.
(A) Appendix A-Boarding Standard.
(7) 2015 International Fuel Gas Code.
(A) Appendix A-Sizing and Capacities of Gas Piping (IFGS).
(B) Appendix B-Sizing of Venting Systems serving appliances equipped with draft hoods, Category I Appliances and appliances listed for use with type B vents (IFGS).
(C) Appendix C-Exit Terminals of Mechanical Draft and Direct-Vent Venting Systems (IFGS).
(D) Appendix D-Recommended Procedure for Safety Inspection of an Existing Appliance Installation (IFGS).
(8) 2015 International Private Sewage Disposal Code.
(A) Appendix A-System Layout Illustrations.
(B) Appendix B-Tables for Pressure Distribution Systems.
(9) 2015 International Fire Code.
(A) Appendix A-Board of Appeals.
(B) Appendix B-Fire-Flow Requirements for Building.
(C) Appendix C-Fire Hydrant Locations and Distribution.
(D) Appendix D-Fire Apparatus Access Roads.
(E) Appendix E-Hazard Categories.
(F) Appendix F-Hazard Ranking.
(G) Appendix G-Cryogenic Fluids-Weight and Volume Equivalents.
(H) Hazardous Materials Management Plan (HMMP) and Hazardous Materials Inventory Statement (HMIS) Instructions.
(I) Appendix I-Fire Protection Systems-Noncompliant Conditions.
(J) Appendix J-Emergency Responder Radio Coverage.
(10) 2014 NFPA National Electric Code.
(A) Annex A thru H.
(11) 2015 ICC Performance Code.
(A) Appendix A-Risk Factors of Use and Occupancy Classifications.
(B) Appendix B-Worksheet for Assigning Specific Structures to Performance Groups.
(C) Appendix C-Individually Substantiated Design Method.
(D) Appendix D-Qualification Characteristics for Design and Review of Performance Based Designs.
(E) Appendix E-Use of Computer Models.
(12) Existing Building Codes.
(A) Appendix A-Referenced Standards.
(B) Appendix B-Supplementary Accessibility Requirements for Existing Buildings and Facilities.
(13) 2015 National Life Safety Code.
(Ordinance 2015-3 adopted 5/14/2015)

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ELECTRICAL REQUIREMENTS

Plans shall reflect the following as per 2015 IBC chapter 27 and the 2014 NEC
• Electrical load analysis
• One line drawing showing location of all panels, branch circuits and devices
• Detailed lighting plan. This will also need to include emergency and exit lighting
• Feeder Schedule
• Disconnect and Riser Diagram
• Transformer and Service Entrance (to the point of attachment) may be installed by the City of Gonzales or GVEC.

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Mechanical Requirements

Plans shall reflect the following as per 2015 IMC section 106.3.1
• One line drawings for duct line sizes Type of duct material and R factor
• SEER rating on units


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Plumbing Requirements

Plans shall reflect the following as per 2015 IPC section 106.3.1
• Potable water usage
• Fixture unit count for the meter size requirements (tap fees are separate from this permit)
• Building drain size
• Waste water fixture unit count for tap requirements (tap fees are separate from this permit)
• Building sewer vent sizes
• Natural gas schematic, include venting
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