Building a new single-family residence (SFR)

Transcription

1 Building a new single-family residence (SFR) Obtaining a permit fr yur cnstructin is a prcess that invlves review and apprval by multiple agencies. Brward Cunty Develpment and Envirnmental Regulatin Divisin, Brward Cunty Health Department, Suth Brward Drainage District and Central Brward Water Cntrl District (where applicable) are external agencies that must review yur plans prir t submitting them t the Twn s Zning, Engineering and Building Departments. The Twn f Suthwest Ranches is a cntract cmmunity, meaning that it has n emplyees. Instead, plan reviews fr Zning, Landscape and Building Cdes are accmplished by cnsultants. The Twn cntracts with The Mellgren Planning Grup t cnduct Zning and Landscape review, and cntracts with C.A.P. Gvernment, Inc. fr Building Cde review and the actual building permit issuance. The prfessinals f these agencies, whse cntact infrmatin is prvided in this packet, are available t assist yu and t versee yur permit applicatin thrughut the apprval prcess. Additinally, Engineering review is prvided by the Twn Engineer fr sme types f cnstructin and fr fill permits. Each step f the permit prcess is utlined belw. The steps must be fllwed in the exact rder shwn. Please nte that it is illegal t clear r remve trees frm yur prperty, including nuisance trees, until yu have the prper permit frm the Twn t d s. It is als illegal t bring fill nt yur prperty until yu have been issued a building permit. Filling must then be cnsistent with the amunt and lcatin f fill apprved by the Twn during the permit review prcess. Any ther type f fill requires a separate fill permit, issued by the Twn Engineer. PERMIT PROCESS STEP 1 FINALIZE BUILDING PLANS: Twn staff is available t meet with yu and yur design and/r cnstructin prfessinals t review the specifics f yur applicatin and t assist yu in planning fr yur permit review prcess. Please cntact the Zning Department at the number prvided in this guide, t secure an appintment. Then, have yur design prfessinals prepare, sign and seal all necessary plans fr submittal cnsistent with the attached submittal requirements. Yur finalized plans will need t cmply with the Twn f Suthwest Ranches Unified Land Develpment Cde (ULDC), available nline at and the Flrida Building Cde. STEP 2 OBTAIN A WETLAND DETERMINATION LETTER: The Brward Cunty Natural Resurce Prtectin Cde requires yu t underg a prcess called the Envirnmental Review Apprval, in rder t develp r alter land and prir t btaining any building permit. It is perfrmed by the Brward Cunty Develpment and Envirnmental Regulatin Divisin (DERD), lcated at 1 N. University Dr., Suite 102, Plantatin, FL (nrthwest crner f Brward Bulevard and University Drive). Please call (954) if yu have any questins. Yu may cmplete an applicatin nline via their website (IMPORTANT: Please see STEP 8) 1

2 STEP 3 SUBMIT PLANS TO BROWARD COUNTY HEALTH DEPARTMENT: If the use f yur new detached building includes any cnnectin t yur existing septic system, the Health Department will prvide apprval f yur plans by perfrming a limited review f yur well, septic tank and drainfield s lcatin and capacity. Fur (4) sets f signed and sealed plans and surveys must be submitted fr their review, hwever, please nte that this agency may keep infrmatin cntained n yur plans fr their wn recrds. Prepare the submissin package accrdingly, by calling in advance t ask what the requirements will be, as yu will need t be in pssessin f fur sets f plans with stamps f apprval nce yur plans are released frm this agency. The BCHD ffice is lcated at 2421 SW 6 TH Avenue, Frt Lauderdale (abut ne mile east f I-95). Phne number: (954) STEP 4 If yur prperty is lcated east f SW 148 th Avenue, SUBMIT PLANS TO CENTRAL BROWARD WATER CONTROL DISTRICT (CBWCD): Submit yur fur (4) signed and sealed plan sets (already stamped by the Heath Department), and all ther required materials t CBWCD, lcated at 8020 Stirling Rad in Hllywd. Please call (954) fr applicatin fee and additinal requirements. OR If yur prperty is lcated west f SW 148 th Avenue, SUBMIT PLANS TO SOUTH BROWARD DRAINAGE DISTRICT (SBDD): Submit yur fur (4) signed and sealed plan sets (already stamped by the Heath Department), and all ther required materials t SBDD, lcated at 6591 SW 160 th Avenue (a.k.a. Dykes Rad). The phne number is (954) Call fr applicatin fee and additinal requirements. STEP 5 OBTAIN SCHOOL CAPACITY AVAILABITILY DETERMINATION LETTER: The Twn requires all applicants seeking permit apprval fr a new hme t submit a Public Schl Impact Applicatin (PSIA) fr review by the Schl Bard. Please visit the fllwing link fr the Brward Cunty Schl Bard s mst up-t-date applicatin, requirements, and inf regarding schl cncurrency: atin.pdf. Within 45 days f acceptance f the PSIA, the Schl Bard will issue a Schl Capacity Availability Determinatin (SCAD) letter, which will be needed in rder prir t the apprval f yur Zning permit. NOTE: It is recmmended t start this prcess in advance and have the plans reviewed by the Zning Dept. (see STEP 6) while yu await the SCAD letter. STEP 6 SUBMIT PLANS TO PLANNING & ZONING (The Mellgren Planning Grup): Take the fur (4) cmplete sets f signed and sealed plans, already stamped with the Health Department s apprval, CBWCD r SBDD apprval, alng with the ther items listed in the attached submissin checklist, t the Twn s Zning Department, lcated at 6535 Nva Drive, Suite 110, Frt Lauderdale, FL (Nva Dr. between Davie Rd. and University Dr., in the Davie area). Please call (954) , ext. 803 fr infrmatin n Zning regulatins and questins abut permit prcess and requirements. At this pint yur plans will underg review fr cmpliance with Zning and Landscape requirements. The persn listed as applicant n the applicatin will be ntified when the plan review is cmplete. Crrectins shuld then be made and the plans subsequently resubmitted (please refer t the Twn fee schedule fr Planning & Zning applicatins). Zning als cllects the lcal park impact fee. Please nte that Zning als perfrms the prcess and issuance f tree remval and/r relcatin permits that are nt related t cnstructin, which d nt require a building permit. STEP 7 SUBMIT PLANS TO THE ENGINEERING DEPARTMENT: Zning will release three (3) cmplete sets f signed and sealed plans, nw stamped with the Health Department s apprval, CBWCD r SBDD apprval, and Zning apprval, alng with the riginal 2

3 applicatin fr Develpment Order (btained at and nw signed-ff by the Zning Department). At this pint yur plans are ready fr the Twn Engineer. Submit yur plans and applicatin fee t the Twn s Engineering Department at Twn Hall. They will subsequently cntact yu if crrectins are necessary. Once yu btain Engineering s apprval, yu will have the tw (2) final sets f plans required by the Building Department, alng with the riginal Develpment Order with the signatures frm bth the Zning reviewer and the Twn Engineer r his assistant. Please nte that Engineering als perfrms the prcess and issuance f fill permits that are nt related t cnstructin, which d nt require a building permit. STEP 8 BROWARD COUNTY IMPACT FEES: The Brward Cunty Develpment and Envirnmental Regulatin Divisin (same ffice where yu btained the wetland determinatin) will perfrm a limited, while-yu-wait review f yur plans and will cllect any impact fees that yu may be required t pay. Take the tw (2) remaining sets f signed and sealed plans, stamped by all previusly listed agencies, t the ffice at 1 N. University Dr., Suite 102, Plantatin. Please ntice that their apprval stamp is nly gd fr 30 days prir t submitting yur applicatin t the Building Department, s unless therwise required, we recmmend that yu btain the wetland determinatin first, and then cme back t pay the impact fees, nce yu have everything ready fr submittal t the Building Department (next and last step), because the cmbinatin f Health, Drainage, Zning & Engineering reviews may take mre than 30 days t be cmpleted. STEP 9 SUBMIT YOUR PLANS TO THE TOWN S BUILDING DEPARTMENT (C.A.P. Gvernment, Inc.): Take the tw (2) sets f signed and sealed plans, stamped by all previusly listed agencies, and the riginal applicatin fr Develpment Order (signed-ff by Zning and Engineering), alng with all applicable prduct apprvals and structural calculatins, t the Building Department, lcated at 3265 Meridian Parkway, Suite 100, Westn, FL Yu can call (954) t btain an applicatin package and inquire abut additinal submissin requirements and fees. The Building Department will review the structural, electrical, mechanical and plumbing features f yur plans, and will issue the actual building permit. They als crdinate peridic and final inspectins. 3

4 CHECKLIST fr submittal t The Mellgren Planning Grup (This is the Twn s first review agency) Fur (4) cmplete sets f plans signed and sealed by a Flrida registered architect r engineer. All plans must cmply with the Flrida Building Cde, current Brward Editin, and the Twn f Suthwest Ranches Unified Land Develpment Cde (ULDC) available nline at All required agency apprvals (see previus pages) must be stamped n the plans. The plans must cntain the fllwing infrmatin, at a minimum: Flr plans and related building plans (structural, mechanical, plumbing, electrical). Building elevatins, shwing building height measured either t the tp f the rf (flat rfs), r t the mean f the highest rf (slped rfs). Finished Flr Elevatin (FFE) f the hme. A "site plan" that shws hw the prpsed huse and all imprvements (i.e.: driveway, etc.) will fit nt the lt, with dimensins and ther details yur prfessinal will knw abut. It will als shw any f the existing buildings and imprvements that are t remain n the lt. If a structure is t be relcated r remved, the site plan will indicate this as well. Specifically, the site plan will shw: Cmpliance with the minimum building setbacks frm the prperty lines and ingress/egress easements required by the Twn Cde. All majr features shwn n the survey. Dimensins f all existing and prpsed structures and their distances (measured frm clsest part f structure) t prperty lines and easements, driveways, ther structures, and water bdies. Lcatin f prpsed septic tanks, drainfields and wells. Lt grading plan, including limits f fill, maximum slpe frm filled areas t natural grade, directin f strmwater flw, and drainage calculatins. The plan must cmply with the strmwater drainage standards fr yur area, and must cmply with the Twn s tertiary drainage plan. Yur architect r engineer shuld call the Twn Engineer at (954) , ext. 803 if there are questins. Prvisin f a fire well, if required by the Brward Cunty Fire Marshall. Scale, with nrth arrw. Site Data Table, which must shw the fllwing infrmatin at a minimum: Ttal area f lt, in acreage and square ftage. Lt area less any rad dedicatins (ingress easements and/r right-fways), labeled as net area. Imprtant: the fllwing calculatins must be based n this figure. Square ftage and percentage f all areas under rf (existing and prpsed), labeled as cverage. Square ftage and percentage f all impervius area (existing and prpsed). Surveys. Fur (4) surveys, signed and sealed by a registered land surveyr, dated within ne year f the applicatin date, and cntaining the fllwing infrmatin: Tpgraphical elevatins at minimum 100-ft intervals. All easements and abutting rights-f-way and reservatins f recrd with dimensins and bk/page recrdatin references (survey must be abstracted fr all easements, reservatins & rights-f-way f recrd). All existing structures, if applicable. Existing radway pavement lcatin, with dimensins. 4

5 The net and grss size f the prperty in bth square feet and acres. Survey cannt say mre r less. Tree survey. The tree survey must shw the fllwing (this can be incrprated int the lt survey). Please nte: the remval f trees requires a tree remval permit. Lcatin f existing trees. Caliper, size f crwn, and btanical name f each tree n the prperty. Landscape review frm. This applicatin, attached as part f this packet fr yur infrmatin, is a tabular methd f demnstrating cmpliance with the Landscape Cde. A separate Landscape Plan is nt required but it is highly recmmended. Energy calculatins. At least tw (2) sets, fr the Building Dept. Warranty deed. A cpy f yur prperty wnership dcument, which is usually yur warranty deed, is required t verify wnership. Impact fee statement. Obtain prir t submitting the building permit applicatin. All new hmes require either a receipt r a letter frm Brward Cunty verifying that impact fees have either been paid, r are nt required t be paid. Please cntact Evangeline -Evy- Kalus at (954) fr this infrmatin. Permit applicatins. An applicatin fr Develpment Order, fr Zning and Engineering sign-ff, is required. It is very simple and nt required t be ntarized r signed by the wner (in case the applicant is an architect, a cntractr, r even a permit runner). The applicatin fr structural review will be required when plans are ready fr the Building Department. The structural applicatin must cntain the value f the cnstructin fr the entire jb. Permit fees fr Twn cntracted agencies. Keep in mind, there are separate fees fr all the different agencies invlved in yur permit prcess. Zning permit fees will be due in the frm f a check, cashier's check, r mney rder payable t the Twn f Suthwest Ranches. Cash is nt accepted. The applicatin fee cvers an initial review and cst f cmplete applicatin prcessing by prfessinal staff. Each additinal plan resubmissin will have a fee which will be cllected each time plans are resubmitted with crrectins. Please see attached fee schedule, as apprved by Twn Cuncil n 12/11/2008. Applicable fee fr Engineering plan review will be due in the frm f a check, cashier's check, r mney rder payable t the Twn f Suthwest Ranches, nce plans are prcessed by the Twn Engineer. Applicable building permit fees will be due in the frm f a separate check, cashier s check r mney rder payable t the Twn f Suthwest Ranches nce yu submit yur applicatin t the Building Dept. Park Impact fee. The Twn s planning staff will determine if this fee applies t yu at the preapplicatin cnference. This is a lcal fee, different frm the Cunty s, which is cllected by the Develpment and Envirnmental Regulatin Divisin. 5

6 PERMIT ISSUANCE AND INSPECTIONS Once yur building plans are apprved and the permit fees are paid, a building permit will be issued at the ffices f C.A.P. Gvernment, Inc. This permit will authrize the cnstructin f yur hme. Building permit: Be sure t pst yur apprved permit in a visible spt at the cnstructin site. Interim inspectins: C.A.P. Gvernment, Inc. will be respnsible fr crdinating inspectins during yur hme s cnstructin phase. Final inspectins: Once yur hme is cmplete, yu need t rder yur final inspectins. An inspectin request frm is included in the building permit package. This frm has t be faxed t the Building Department, which will versee all final inspectins. The Zning Department will als perfrm the final Landscape inspectin, and will crdinate with Engineering and the Drainage District. Yu will be respnsible fr cntacting the Health Department. Certificate f Occupancy: Once yu have passed the final inspectins f all agencies, the Building Department will cnfirm that yur hme is cmplete and will issue yur Certificate f Occupancy (C.O.) thus clsing yur permit. IMPORTANT Belw is a summary f phne numbers fr guidance thrugh the permitting prcess: Planning and Zning: The Mellgren Planning Grup, Inc. (954) , ext. 803 Elizabeth Tsurukdissian Engineering: Willie Nabng (954) (by appintment ONLY) Structural, Mechanical, Electrical, Plumbing: C.A.P. Gvernment, Inc. (954) Lisa Reices-Nicasi Drainage Districts: Suth Brward Drainage District (fr areas west f SW 148 Ave) (954) Central Brward Water Cntrl District (fr areas east f SW 148 Ave) (954)

7 LANDSCAPE REVIEW FORM FOR NEW CONSTRUCTION IN SOUTHWEST RANCHES TREES NO. SHRUBS NO. GROUND-COVER NO. SIZE NATIVE NON- NATIVE Size f parcel in sq. ft:_ (ne acre equals 43,560 square feet) N. f trees required: N. f shrubs required:_ Requirements: Trees: One tree fr first 8,000 sq. ft., then ne additinal tree fr each additinal 3,000 sq. ft, with maximum f 10 trees per acre. Ten-ft minimum height. Place at least tw trees in frnt yard, if pssible. If 8 r mre trees required, then there must be at least 4 different species planted. Shrubs: Number: One shrub fr first 8,000 sq. ft., then ne additinal shrub fr each additinal 3,000 sq. ft, with maximum f 30 shrubs per acre. There must be a minimum f tw different species. Xeriscape: Based n first acre f prperty surrunding the principal structure. There must be 7,500 square feet f Xeriscape landscape, which can be established with grund cvers, shrubs and mulches designed t have 50 percent minimum cverage at installatin and 100 percent cverage within 6 mnths. Turf can als serve as Xeriscape, but cannt extend past the first ne acre f land. The remainder f land t be maintained r left in its natural state, pasture land r ther apprved pen space. Native Plants: At least 50 percent f required plantings must be native plants. Miscellaneus Requirements: 1. Mechanical equipment must be screened with 30-inch high hedge material. 2. Tpsil required fr 6 inches arund and beneath rtball. Mulch t be 3 inches deep and extend 18 inches beynd all plantings. All trees t be guyed and staked. 3. Irrigatin nt required, but if installed it must be cnnected t rain sensr device (F.S ) 4. Remval f all invasive species required (Melaleuca, Australian Pine, Brazilian Pepper, Flrida Hlly r ther extic species fund n invasive species list.) 5. Tree survey required, where applicable. IMPORTANT: PLEASE SUBMIT A FINAL SURVEY PRIOR TO FINAL INSPECTION. CALL (954) EXT. 803 TO SCHEDULE A SITE INSPECTION PRIOR TO PLANTING OF MATERIAL. NO FINAL LANDSCAPE INSPECTION WILL BE APPROVED UNTIL ENTIRE SITE IS COMPLETED. Signature f Owner APPROVAL STAMP: Date: Building Permit N. SWR - 7