Commercial Development Permit Guide

Commercial Development Permit Guide
GUIDE FOR OBTAINING A
PERMIT FOR COMMERCIAL DEVELOPMENTS
Use www.johnsoncitytn.org for an active website
Legend: Internal Hyperlink to this document/ External Hyperlink to the internet
To obtain a development permit (hereinafter called “permit”) from the City of Johnson City, site specific plans must be submitted to the
Johnson City Codes Division for review and approval, as outlined below. The user is cautioned that not all plans are discussed in this
Guide, only the most common plans.
Permit Approval Process
1. Submit (2) complete sets of plans for the entire development to the Plans Examiner’s Office of the Codes Division
for review. Link to Site Plan Approval Procedure or see Appendix A for details of the procedure. Link to
Development Permit Process or see Appendix B for summary and additional information concerning the
procedure. The telephone number of the Plans Examiner is 423-434-6055 for all questions and further
information.
2. A completed Plan Review Application and a Plan Review Fee must be paid upon submittal of the plans. Link to
Plan Review Fee Schedule or see Appendix C.
3. After submittal of these documents, the Plans Examiner will contact you (usually within 5-10 working days) if
additional information is required or if the permit is approved. A revised copy of the plans on CD and a revised
paper site plan must be submitted to the Codes Division when acquiring the permit.
4. A pre-construction meeting for Erosion Prevention and Sediment Control must be scheduled with the Johnson
City Stormwater Division after the site plans are approved and before the permit will be released. A revised paper
site plan must be submitted to the Stormwater Division at the time of the meeting. Contact the Stormwater
Division at 423-975-2701 to schedule that meeting.
5. After the plans have been approved, the following fees (as applicable) must be paid before the permit can be
issued.
A. Water and Sewer Tap Fees. These fees must be paid at the Water and Sewer Services Department or
Codes Division. All other fees are paid at the Codes Division. The receipt for the water and sewer tap fee
must be taken to the Codes Division in order for the permit to be issued. Link to Water/Sewer Fee
Schedule or see Appendix D.
B. Planning Department Site Plan Review Fee. Link to Site Plan Review Fee Schedule or see Appendix E.
C. Access Control or Driveway Fee. Link to Driveway Fee or see Appendix F.
D. Building Fee. Link to Building Fee Schedule or see Appendix C.
E. Electrical, Mechanical, and Plumbing Fees. These fees must be paid as needed before commencing
respective work after the permit is issued.
Building Plans
1. Detailed building plans are required to build multi-family dwellings, businesses, mercantile (retail or wholesale),
educational, assembly, industrial, and institutional buildings. Basically, any building that is not a one or two family
dwelling or an accessory building is generally considered to be a commercial building. For a definition of
“dwelling, multi-family” link to Zoning Code Article II, Definitions or see Appendix G.
2. Building plans must comply with the 2012 International Building Codes and the 2011 National Electric Code and
the City of Johnson City Amendments. Link to City of Johnson City Amendments or see Appendix H.
Page 1 of 2
3. Plans must be prepared by design professionals when required by the Tennessee Board of Architectural and
Engineering Examiners Reference Manual. Link to Design Requirements from that manual or see Appendix I.
4. Unless directed otherwise by the Plan’s Examiners Office, the set of building plans must include at a minimum the
following component plans:
(click the link for a checklist of typical items needed for each component or see the Appendix)
A. General Requirements. . . . . Appendix M
F. Mean of Egress Plans. . . . . . . . . . . . . . Appendix S
B. Cover Sheet. . . . . . . . . . . . . . Appendix N
G. Mechanical HVAC System. . . . . . . . . . Appendix T
C. Site Plans. . . . . . . . . . . . . . . . Appendix O
H. Plumbing System Plans. . . . . . . . . . . . Appendix U
D. Architectural Floor Plans. . . Appendix P
I. Electrical Design. . . . . . . . . . . . . . . . . . Appendix V
E. Structural Design Plans. . . . Appendix Q ; For Design
J. Fire Protection System Designs. . . . . . Appendix W
Criteria Table see Appendix R
5. If the entire cost of a project totals less than $25,000, the property owner or a contractor must perform the
construction work. A contractor must comply with the items listed in Appendix X (link to Contractor
Requirements) on file with the Codes Division.
6. If the entire cost of a project totals to $25,000 or more, a State of Tennessee Licensed Contractor must perform
the construction work. The contractor must comply with the items listed in Appendix X (link to Contractor
Requirements) on file with the Codes Division.
Site Plans
1. For guidance on site plans link to Planning Department Site Plan Review Checklist or see Appendix Y.
2. Existing Site Plan and a Proposed Site Plan must be included.
3. Grading Plan (Link to Grading Plan Requirements or see Appendix Z for instructions)
4. Stormwater Management Plans
a. Stormwater Detention and Drainage Control Plan (For more information link to Public Works Standards Chapter 5, Storm Water Management)
b. Erosion Prevention and Sediment Control Plan. For more information on this plan link to:
i. Erosion and Sediment Control, Minimum Plan and Report Requirements or see Appendix AA.
ii. Erosion and Sediment Control Plan Check List (One Acre and Larger) or see Appendix BB.
iii. Erosion and Sediment Control Plan Check List (Less Than One Acre) or see Appendix CC.
c. Water Quality Management Plan. For more information link to:
i. Northeast TN Water Quality BMP Manual
ii. Post-Construction Storm Water Quality Ordinance
d. Floodplain Management Plan. For building within a sinkhole or a 100-year floodplain of any water body
link to Floodplain Regulations.
e. For acceptable precipitation values used in development of stormwater management plans link to
Johnson City Precipitation Parameters or see Appendix DD.
5. Utility Plans: This plan must show all water, sewer, electrical, gas, etc. plans.
6. Photometric Plan (Link to Lighting Regulations)
7. Landscape Plan (Link to Landscape Regulations)
Page 2 of 2
Appendix A
(Pg. 1 of 4)
Click for Page 1
ARTICLE V
SITE PLAN APPROVAL PROCEDURE
5.1
APPLICATION AND APPROVAL PROCEDURE
With the exception of single-family and two-family dwellings, the following site plan
approval procedure shall govern all development:
5.1.1.
Two (2) sets of complete site plan drawings and an electronic copy of the
site plan shall be submitted to the Code Enforcement Division, along with
the appropriate review fee, if required.
5.1.2
The site plan shall be drawn to scale and include:
A. Boundary of the tract, including dimensions and location of any new
or revised lots or easements within the tract;
B. The location and dimensions of all existing and proposed roads,
driveways, entrances and exits, lanes, easements, and parking areas,
including the number of parking spaces;
C. Proposed building locations and dimensions including the height of
buildings and building entrances both pedestrian and vehicular;
D. Location and extent of existing and proposed landscaping, buffer
yards, fences, lighting, pedestrian walkways, and signage;
E. Proposed use of land and buildings;
F. The relation of the project to the adjoining street system and
surrounding area, including the zoning and land use of surrounding
properties;
G. The complete grading plan, erosion prevention and sediment control
plan in compliance with ordinance number 4064-04, water quality plan
in compliance with ordinance number 4293-07, floodplain regulations
information in compliance with Article VIII of the Zoning Ordinance,
and stormwater runoff calculations supporting the stormwater
collection and detention plan, shall also be submitted;
H. Location and profiles of proposed sanitary sewers and stormwater
sewers with grades, sizes, and elevations indicated;
I. Proposed water distribution system showing pipe location, sizes, and
the location of all pumps, meters, valves, and fire hydrants; and
Appendix A
(Pg. 2 of 4)
Click for Page 1
J. The location and extent of other utility facilities, including electric,
telephone, and TV cable lines, natural gas lines, and poles for power
or telephone.
5.1.3
5.1.4
Review procedure:
Staff review procedure - Upon receipt of a site plan, the Code
Enforcement Division shall:
A.
Notify the Planning Department, Engineering Division, Water and
Sewer Department, and any other department as appropriate of
submitted plans;
B.
Each department shall promptly review the site plan for conformity
with the requirements in Subsection 5.1.2 and convey its findings
to the Code Enforcement Division, which shall compile a
consolidated staff report on the site plan;
C.
If any deficiency is found in the plan, the applicant and property
owner shall be contacted and the deficiency or deficiencies
explained. If the applicant and owner agree to amend the plan to
correct all deficiencies, then a corrected site plan shall be
submitted for review; and
D.
Finding of compliance - Upon finding that the site plan is in full
compliance with the requirements of Subsection 5.1.2, the Chief
Building Official shall issue the appropriate grading or building
permits.
Appeal procedure:
A.
If the applicant disagrees with the findings of the city staff, an
appeal may be made to the Planning Commission. Such appeal
shall be made in writing to the Planning Department and shall state
the reasons why in the applicant’s opinion, that feels the site plan
is in compliance. The appeal shall be filed no later than ten (10)
full working days prior to the next Planning Commission meeting
and shall be accompanied by ten (10) additional copies of the site
plan.
B.
The Planning Commission at its regular meeting shall review the
disputed site plan and hear evidence from the applicant, the staff,
and from any other interested persons. After hearing evidence, the
Planning Commission shall approve the site plan as submitted,
approve with amendments, or disapprove the plan. In determining
its findings, the Planning Commission shall take into consideration
the character of the surrounding area to: (1) protect adjoining
residentially-zoned lots and residential uses; (2) to provide for the
public safety; and (3) to prevent traffic congestion.
Appendix A
(Pg. 3 of 4)
Click for Page 1
C.
5.1.6
The applicant may appeal the Planning Commission’s finding to
the City Commission. After receiving the findings of the Planning
Commission, the City Commission shall review the site plan and
the evidence presented by the staff, the applicant, and any other
concerned persons. The appeal shall be filed no later than fourteen
(14) full working days prior to the next City Commission meeting
and shall be accompanied by seven (7) additional copies of the site
plan. After such review, the City Commission shall approve,
disapprove, or approve with amendment the site plan. In
determining its action, the City Commission may also make
additional reasonable requirements.
Subdivision and replatting procedure:
A.
In order to promote interconnectivity, reduce the number of curb
cuts, and the development of comprehensive stormwater
management, a Subdivision Site Plan shall be required for all
subdivisions in the B-4, B-5, and PB districts. A Subdivision Site
Plan shall include the following:
1. Location and number of proposed curb cuts;
2. Proposed interconnectivity between proposed lots; and
3. Preliminary stormwater detention location.
B.
5.2
In the B-4, B-5, and PB districts, lots may be created which gain
access from a private drive, private street, or easement. Any
creation of lots or easements or any replatting of or within the
original tract shall be reviewed according to the provisions of the
Subdivision Regulations of the Johnson City Regional Planning
Commission. The original subdivision of land within the tract or
the establishment of permanent easements for access shall be
reviewed by the Planning Commission; thereafter, replats or
further subdivisions may be reviewed administratively subject to
the provisions of the Subdivision Regulations.
DEVELOPMENT STANDARDS:
Each proposed site plan shall be evaluated according to the following standards:
5.2.2
Internal circulation and curb-cut location:
To promote and protect the safety and function of city streets, the internal
circulation and the location and number of curb cuts of each project shall
be carefully regulated. The City Engineer may request that information
from the developer be provided concerning future development plans. In
addition, developments having off-street parking facilities shall
Appendix A
(Pg. 4 of 4)
Click for Page 1
interconnect on-site vehicular access with adjoining property where
practical.
5.2.3
Private streets and permanent easements:
A.
Private streets designed to serve as internal streets within a
commercial development shall be built to the public street
standards of Article IV of the Subdivision Regulations. So long as
such streets and utilities remain private, their maintenance shall be
the responsibility of the property owner. Upon verification by the
Planning Commission, City Engineer, and the Water and Sewer
Engineer that private streets and utilities have been constructed
according to Subdivision Regulations standards for public streets
and the utilities have been constructed according to TDEC and
Water and Sewer Department Standards, they may be accepted by
the city upon dedication by the owner.
B.
5.2.4
Permanent private easements for transportation access may be
established within a commercial development across parking lots
or driveways where appropriate, based on traffic volumes, site
conditions, and building location. The minimum width of such
easement shall be twelve (12) feet for one-way traffic and twenty
(20) feet for two-way traffic. The minimum pavement depths of
such easements shall be 6 inches of mineral aggregate base and 3
inches of asphalt. The maintenance of such easements shall be the
permanent responsibility of the owner. In no case shall the city
accept such easements as public nor maintain them.
Sidewalk Requirement:
Sidewalks shall be required for all multi-family, commercial, and office
developments along their public street frontages, and for all industrial
developments along their collector and arterial street frontages, in
accordance with Article IX, Sidewalk Regulations, and The Standards of
Design for Streets and Drainage.
zonecode/articles/ART5.doc
Appendix B
Click for Page 1
DEVELOPMENT PERMIT PROCESS
Project: __________________________
Check
Box
Step
No.
Date: ________________
Description
2
3
SECTION 1
Submit building plans and site plans to the Plans
Examiner’s Office of the Codes Enforcement Division
Staff review of building and site plans
Adjustments made to building and site plans
4
Staff review of building and site plans
5
6
7
8
9
Receive TDEC Notice of Coverage (NOC)
Plans Examiner verifies staff approval
Post bond for storm water quality Maintenance Covenants
Development Permit issued for construction
Construction begins
1
10
Construction is competed
11
12
13
Submit storm water management record drawings
Final inspection by staff
Certificate of Occupancy issued by Chief Building Official
Execute and record the Maintenance Covenants at the
courthouse
Release Maintenance Covenants bond
Obtain TDEC Notice of Termination (NOT)
14
15
16
1
2
3
4
5
6
7
8
9
10
SECTION 2
(If a bond is used to defer construction)
Inspection by staff to identify construction to be deferred
and confirm bond amount
Bond is provided for deferred construction (deferment for
one year only)
Certificate of Occupancy issued by Chief Building Official
Construction is completed
Submit storm water management record drawings
Final inspection by staff
Release of bond by Chief Building Official
Execute and record the Maintenance Covenants at the
courthouse
Release Maintenance Covenants bond
Obtain TDEC Notice of Termination (NOT)
Remarks
The review & adjust may cycle
until comments are met.
If some construction is
deferred by using a bond, see
SECTION 2 below.
Click for Page 1
Appendix C
Development Services Department
Administration • Codes • Planning
Community Development • GIS • MTPO
Codes Division
BUILDING PERMIT
FEE SCHEDULE
FEES
TOTAL VALUATION
$1,000 OR LESS
NO FEE UNLESS INSPECTION REQUIRED,
IN WHICH CASE A $15.00 FEE FOR EACH INSPECTION SHALL BE
CHARGED.
$1,000 TO $50,000
$15.00 FOR THE FIRST $1,000
PLUS $5.00 FOR EACH ADDITIONALTHOUSAND
OR FRACTION THEREOF. TO AND INCLUDING $50,000.00.
$50,001 TO $100,000
$260.00 FOR THE FIRST $50,000.00
PLUS $4.00 FOR EACH ADDITIONALTHOUSAND
OR FRACTION THEREOF. TO AND INCLUDING $100,000.00.
$100,001 TO $500,000
$460.00 FOR THE FIRST $100,000.00
PLUS $3.00 FOR EACH ADDITIONALTHOUSAND
OR FRACTION THEREOF. TO AND INCLUDING $500,000.00.
$500,001 AND UP
$1,660.00 FOR THE FIRST $500,000.00
PLUS $2.00 FOR EACH ADDITIONALTHOUSAND
OR FRACTION THEREOF.
WHEN WORK FOR WHICH A PERMIT IS REQUIRED BY CODE IS STARTED PRIOR TO OBTAINING
SAID PERMIT, THE PERMIT FEE SPECIFIED SHALL BE DOUBLED.
REINSPECTION FEE
DEMOLITION OF SINGLE FAMILY RESIDENTIAL
DEMOLITION OF OTHER STRUCTURES
MOVING OF STRUCTURE
$ 25.00
$ 50.00
$ 100.00
$ 55.00
PLANS REVIEW FEE
(to be rounded up to the nearest dollar)
MINIMUM
$25.00
RESIDENTIAL
$25.00 PER UNIT (Single family, duplexes & townhouses.)
COMMERCIAL
.0005 x CONSTRUCTION VALUE (to include apts. & condos)
*****NOTE: WATER & SEWER TAP FEES MUST BE PAID PRIOR TO ISSUANCE OF BUILDING
PERMIT. (NEW HOUSES OR NEW COMMERCIAL)******
“ The Johnson City Development Services Department is committed to
a comprehensive approach to guide and shape quality development in our region.”
601 East Main Street • P.O. Box 2150 • Johnson City, TN 37605 • (423) 434-6047 • Fax: (423) 461-1636
Click for Page 1
Appendix D
CITY OF JOHNSON CITY WATER AND SEWER DEPARTMENT
CITY RATE SCHEDULE EFFECTIVE JULY 1, 2013
INSIDE CORPORATE LIMITS WATER & SEWER RATE TABLE
WATER RATE
SEWER RATE
BASE CHARGE PER BILL
BASE CHARGE PER BILL
$4.29
RATE 1
0-20,000 GAL
$3.34/M GALLONS
RATE 1
0-20,000 GAL
RATE 2
20,001 - 190,000 GAL
$2.67/M GALLONS
RATE 2
20,001 - 190,000 GAL
RATE 3
190,001 - 490,000 GAL
$2.40/M GALLONS
RATE 3
190,001 - 490,000 GAL
RATE 4
OVER 490,000 GAL
$2.17/M GALLONS
RATE 4
OVER 490,000 GAL
Effective 7-1-13
WATER CONNECTION FEES
5/8"
1"
1" Fire Service
1 1/2"
2"
2" Fire Service
2" Compound
3"
4"
6"
8"
METER AND CONNECTION CHARGE
METER AND CONNECTION CHARGE
METER AND CONNECTION CHARGE
METER AND CONNECTION CHARGE
METER AND CONNECTION CHARGE
METER AND CONNECTION CHARGE
METER AND CONNECTION CHARGE
METER AND CONNECTION CHARGE
METER AND CONNECTION CHARGE
METER AND CONNECTION CHARGE
METER AND CONNECTION CHARGE
$750.00
$900.00
$980.00
$1,180.00
$1,360.00
$1,555.00
$2,395.00
$3,740.00
$6,000.00
$9,550.00
$13,150.00
5/8"
3"
TEMPORARY METER
$150.00
TEMPORARY METER
$325.00
**All Connections Larger Than 8" To Be Figured at Cost Including Labor, Materials, and Overhead
3"
4"
6"
8"
10"
12"
FIRE HYDRANT
FIRE LINE
FIRE LINE
FIRE LINE
FIRE LINE
FIRE LINE
FIRE LINE
$5.17
$5.19/M GALLONS
$5.19/M GALLONS
$5.19/M GALLONS
$5.19/M GALLONS
Effective 7-1-13
$2,100.00
$2,230.00 / NO MON FEE
$2,545.00 / NO MON FEE
$2,855.00 / NO MON FEE
$3,325.00 / NO MON FEE
$3,640.00 / NO MON FEE
$4,420.00 / NO MON FEE
SANITARY SEWER CONNECTION FEES
Boones Creek Drainage Area
(A) Single Family Residence
(B) Small Commercial Users (I.E. Service Stations, Office Building, Other Non-Residential
(C) Car Wash
$1,550
$1,550
$1,550 First Bay,
$900 each additional Bay
(D) Apartments, Condominiums, Multi-Unit Family Complexes, Etc., Per Unit;Trailer Courts, $1,550 For the first
Trailer or Unit
unit, $900 for the next
(50) units Plus $550 for
each additional unit
(E) Factories, Shopping Centers, Schools, Warehouses, Parking Garages
$1,550 For the first
10,000 Sq Ft of floor
space, Plus $900 for each
additional 10,000 Sq Ft of
floor space
(F) Motels, Hotels, Hospitals, Nursing Homes and Dormitories (1)Each Rental Unit/Room
$1,550 For the first
with NO In-Room Kitchen Facilities
unit, $550 for each
additional unit
(G) Rental Housing with Private Bathroom Facilities per Bedroom
$1,550 For the first
unit, $550 for each
additional unit
(H) Additional existing units on same lot or parcel of land with existing residenceand
$1,550
connected to the same sewer tap
(I) New Residences-Located in areas developed under the regulations governing the
$1,050
subdivision of land of the Johnson City Regional Planning Commission in which adequate
and proper sewer lines constructed in conformity with applicable statuses of the State of
Tennessee and Ordinances of the City pertaining to sanitation have been constructed as a
part of private subdivision development
(J) On-site residential pump (Requires evaluation & written approval)
$3500
(1) Standard
$4,900
(2) Extra Volume
$2,745
$2,745
$2,745 First Bay, $1,610 Each
Additional Bay
$2,745 For the first unit, $1,610
for the next (50) units, Plus $850
for each additional unit
$2,745 For the first 10,000 Sq Ft
of floor space, Plus $1,610 for
each additional 10,000 Sq Ft of
floor space
$2,745 For the first unit, $1,000
for each additional unit
$2,745 For the first unit, $1,000
for each additional unit
$2,745
$2,745
$3,920
$5,420
Effective 7-1-13
Appendix E
Click for Page 1
REVISED FEE SCHEDULE
ADOPTED BY CITY COMMISSION ON JUNE 7, 2001
DESCRIPTION
FEE
Rezoning
To R-1, R-2, R-2A, R-2B, or R-2C and ≤ 5 acres
$200
To R-1 through R-2C between 5 acres and 20 acres
And all other rezonings ≤ 20 acres
$450
Any rezoning > 20 acres
$500
Zoning text change
$150
R-O-W abandonment
$130
Street renaming
$335
Variance
$105
Special Exception
$115
Code interpretation/administrative ruling
$120
Called meeting of BZA (plus request fee)
$145
Cell Tower
Co-location
$350
New Transmission Towers
Standard subdivision
Minor subdivision/condominium location plat
$1,500
$40/lot
$25
Multiple building development or PUD
$20/unit
Mobile home development
$25/unit
Site plan review
<10,000 sq. ft. of GFA*
10,000 – 100,000 sq. ft. of GFA*
>100,000 sq. ft. of GFA
*Gross Floor Area
$55
$155
$250
Appendix F
Click for Page 1
DRIVEWAY PERMIT – FEE SCHEDULE Driveway up to 15 ft Flat Rate $ 5.50 Driveway 16 ft to 30 ft Flat Rate $ 11.00 Driveway 31 ft to 40 ft Flat Rate $ 16.50 **MAXIMUM WIDTH FOR RESIDENTIAL DRIVEWAYS – TWENTY-FOUR (24) FEET**
**MAXIMUM WIDTH FOR COMMERCIAL DRIVEWAYS – FORTY (40) FEET**
Appendix G
Click for Page 1
DRIP LINE: A vertical line extending from the outer edge of the canopy of a tree to
the ground.
DWELLING, MULTI-FAMILY: A building designed, constructed, or reconstructed
and used for more than two (2) dwelling units, with each dwelling unit having a
common structural or load-bearing wall of at least ten (10) lineal feet with any other
dwelling unit on the same floor or building level.
DWELLING, SINGLE-FAMILY: A building designed, constructed, and used for
one dwelling unit.
A.
DETACHED: A one-family dwelling which is completely surrounded by
open spaces.
B.
SEMI-DETACHED: A one-family dwelling that is connected on one side by
means of a common dividing structural or load-bearing wall of at least ten
(10) lineal feet to another one-family dwelling, each dwelling on its own
individual lot.
C.
ATTACHED: A one-family dwelling that is connected on two sides by
means of a common dividing structural or load bearing wall of at least ten (10)
lineal feet of two or more other one-family dwellings, or the end dwelling of a
series of such dwellings, each dwelling unit on its own individual lot.
D.
DWELLING GROUP, ONE-FAMILY ATTACHED: A line of one-family
attached dwellings, joined at the sides by means of common structural or load
bearing walls, comprising an architectural whole.
DWELLING, TWO-FAMILY OR DUPLEX: A building designed, constructed, or
reconstructed and used for two dwelling units that are connected by a common
structural or load-bearing wall of at least ten (10) lineal feet.
DWELLING UNIT: One room, or rooms, connected together, constituting a
separate, independent housekeeping establishment for owner occupancy, or rental, or
lease on a weekly, monthly, or longer basis, and physically separated from any other
rooms or dwelling units which may be in the same structure, and containing
independent cooking and sleeping facilities for permanent residential occupancy by
one family.
ELEVATED BUILDING: A non-basement building: 1) built to have the bottom of
the lowest horizontal structure member of the elevated floor elevated above the
ground level by means of pilings, columns (posts and piers), or shear walls and 2)
adequately anchored so as not to impair the structural integrity of the building during
a flood of up to the magnitude of the base flood. In the case of Flood Zones A1-30,
AE, A, A99, AO, AH, B, C, X, or D, elevated building also includes a building
City of Johnson City Zoning Code
Artilce II, Definitions
Appendix H
(1 of 6)
ORDINANCE NO. 4509-13
AN ORDINANCE TO AMEND THE JOHNSON CITY MUNICIPAL CODE
BY DELETING THE PRESENT SECTION 12-301 OF SAID CODE IN
ITS ENTIRETY AND SUBSTITUTING A NEW SECTION 12-301 IN
LIEU THREOF AND TO ADOPT THE INTERNATIONAL BUILDING
CODE 2012 EDITION, THE INTERNATIONAL RESIDENTIAL CODE
20 12 EDITION, THE INTERNATIONAL EXISTING BUILDING CODE 20 12
EDITION, THE INTERNATIONAL FIRE CODE 20 12 EDITION,
THE INTERNATIONAL MECHANICAL CODE 20 12 EDITION, THE
INTERNATIONAL FUEL GAS CODE 20 12 EDITION, THE
INTERNATIONAL PLUMBING CODE 2012 EDITION, THE 2010 ADA EDITION
STANDARDS FOR ACCESSIBLE DESIGN, THE NATIONAL ELECTRICAL CODE 201 1
EDITION,
THE INTERNATIONAL ENERGY CONSERVATION CODE 2006 EDITION,THE
INTERNATIONAL PROPERTY MAINTENANCE CODE 2012 EDITION, AND
REPEALING ALL ORDINANCES AND PARTS OF ORDINANCES IN
CONFLICT HEREWITH.
NOW THEREFORE BE IT ORDAINED BY THE CITY OF JOHNSON CITY
as follows:
SECTION I. BE IT FURTHER ORDAINED that Section 12-301 of the Johnson City
Municipal Code is hereby repealed in its entirety, and a new Section 12-301 is adopted in lieu
thereof, which section shall provide as follows:
12-301. Codes adopted. The following codes are hereby adopted by reference as though they
were copied herein hlly:
International Building Code - 2012 Edition with Appendix D Fire District attached thereto.
Section -903.2.3 Group E is amended by deleting the entire section therein and replacing it with
the following: "An automatic sprinkler system shall be provided throughout all Group E
occupancies."
Section 907.2.1 Group A is amended by changing "300" to "1 00" for Group A-2 occupancies as
defined in section 903.2.1.2.
Section 1018.1 Corridors, Exceptions is amended by adding #6, "In lieu of a fire rated corridor
required in Group B, fire areas exceeding 3,000 square feet but not exceeding 5,000 square feet
may have a fire alarm system installed per NFPA 72 with smoke detectors installed as required
by the fire official. The fire alarm signal shall be transmitted to an approved central station.
Occupant notification shall be by hodstrobes installed per NFPA 72."
Delete chapter 13 and replace it with the 2006 International Energy Conservation Code.
Appendix H
(2 of 6)
Section 3412.2 Applicability, is amended by adding the date "1960".
International Residential Code 2012 Edition with Appendix G, Swimming Pools, Spas and
Hot Tubs and Appendix J, Existing Buildings and Structures attached thereto. Except for:
Section R 105.2 #1 and #lo.
Section R313.2, One and Two Family Dwellings Automatic Fire Sprinkler Systems,
pursuant to T.C.A. & 68-102-101 (A) (8).
Delete Chapter 11 and replace it with the 2006 International Energy Conservation Code.
Delete Chapters 34-43, relating to electrical.
Section R2415.3 is amended by adding a sentence as follow: The gas line must be installed
in a ditch separate from other utility lines unless approved by the authority having
jurisdiction.
Section P2903.3.1 is amended by adding a sentence at the end of the section as follows: "A
listed water pressure regulator with strainer shall be installed inside all buildings and structures."
International Existing Building Code - 2012 Edition.
No amendments
International Fire Code -2012 Edition.
Section 503.2.1 is amended by adding Exception #1: Existing public roads, streets or lanes may
be continued in use as a fire access road at their existing dimensions, if approved by the City
Manager in consultation with the Fire Chief.
I
Section 507.5.1 and Section 912.2 are amended by adding as follows: "Fire department
connections for each sprinkler or standpipe system shall be located not more than 100 ft. (30 m)
from the nearest fire hydrant connected to an approved water supply."
Section 903.2.3 Group E is amended by deleting the entire section therein and replacing it with
the following: "An automatic sprinkler system shall be provided throughout all Group E
occupancies."
Section 905.3.1 is amended by changing the language contained in Exception # 1 to read as
follows: "Class 1 Standpipes (except manual wet or dry standpipes) are allowed in buildings
equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 or
903.3.1.2."
Section 905.8 is amended by changing the exception thereunder to read as follows: Where
subject to freezing and in accordance with NFPA 14 and only in areas classified as parking
Appendix H
(3 of 6)
garages or other outside, non-heated, non-residential, low-rise occupancies, taking into
consideration the added response time and its effect on occupancy characteristics of the building.
Section 907.2.1 Group A is amended by changing "300" to "1 00" for Group A-2 occupancies as
defined in section 903.2.1.2.
International Mechanical Code - 2012 Edition.
No amendments
International Fuel Gas Code - 2012 Edition.
Section 404.3 is amended by adding a sentence as follows: "The gas line must be installed in a
ditch separate from other utility lines unless approved by the authority having jurisdiction."
International Plumbing Code - 2012 Edition.
Section 604.8 is amended by adding a sentence at the end of the section as follows: "A listed
water pressure regulator with strainer shall be installed inside of all buildings and structures."
2010 ADA Edition Standards for Accessible Design.
No amendments.
National Electrical Code - 2011 Edition as published by the National Fire Protection
Association.
Article 21 0.3 is amended by adding a sentence at the end of the section as follows: "All interior
wiring shall be at a minimum size number twelve (12) AWG copper conductor sized for a
maximum of ten (10) outlets permitted on a 20 amperes branch circuit."
Amend Article 210.5 (C) add:
"Means of identification of ungrounded conductors shall be color coded as follows:
1201208 Volt wiring systems
Phase 1 Black
Phase 2 Red
Phase 3 Blue
Neutral White
2771480 Volt wiring systems
Phase 1 Brown
Phase 2 Orange
Phase 3 Yellow
Neutral Gray
Ground Wire Green
Appendix H
(4 of 6)
All boxes and enclosures for emergency systems and fire alarm systems shall be permanently
marked. The color red shall be used for fire alarm systems (NEC Article 760.30). The color
orange shall be used for emergency systems."
Article 230.70 (A3) is amended by adding a sentence at the end of the section as follows:
"Service panels or switch gears shall have an interim service disconnect device such as a main
circuit breaker or hsed disconnect. When such device is located on the interior of a structure
and in excess of 10 feet from an exterior door, a shunt trip device shall be installed with a Knox
key switch at a location specified by the fire official. All conductors installed for operation of
the SHUNT TRIP BREAKER for main services or to shut down generators serving emergency
power shall be installed in a metallic conductor system. This conduit system shall be continuous
from end to end without junction boxes or splices and shall be identified by the same color code
as for emergency circuits."
Article 230.71 (A) is amended by adding a sentence at the end of the section as follows: "Meter
centers installed for multiple occupancy residential structures with more than six meters shall
require a main breaker or disconnect be installed. Structures with multiple meter centers shall
have shunt trip breakers and Knox switches installed to disconnect all services from each
location."
Article 334.12 is amended by adding #11: "Cable NM, type NMC NMB and type NMS as
defined in Article 334 of the National Electrical Code shall not be permitted for use in the
following applications:
A. Group R1 Residential Hotels and Motels;
B. Buildings, other than Residential;
C. Other building types where prohibited by the National Electrical Code;
D. All buildings over three stories; and
E. All buildings located in the fire district as defined by the City Zoning Code.
Conduit, raceways and wire-ways shall be metallic for all non residential buildings unless for
special applications."
International Energy Conservation Code, 2006 edition.Section 101.4.3 is amended by
adding the following exceptions:
5. Reroofing for roofs where neither the sheathing nor the insulation is exposed. Roofs
without insulation in the cavity and where the sheathing or insulation is exposed during
reroofing shall be insulated either above or below the sheathing.
6. Replacement of existing doors that separate conditioned space from the exterior shall not
require the installation of a vestibule or revolving doors, provided, however, that an existing
vestibule that separates a conditioned space from the exterior shall not be removed.
Appendix H
(5 of 6)
7. Alterations that replace less than 50 percent of the luminaires in a space, provided that
such alterations do not increase the installed interior lighting power.
8. Alterations that replace only the bulbs and ballast within the existing luminaires in the
space provided that the alteration does not increase the installed interior lighting power.
International Property Maintenance Code, 2012 Edition.
SECTION 11. BE IT FURTHER ORDAINED that all ordinances and parts of
ordinances in conflict herewith be and the same are hereby repealed.
SECTION 111. This ordinance shall take effect January 1,2014 upon final passage and
publication of this ordinance in a newspaper of general circulation, the public welfare
requiring it.
PASSED IN OPEN, PUBLIC MEETING ON
THE FIRST READING 05 Scot. 2 0 1 3
PASSED IN OPEN, PUBLIC MEETING ON
THE SECOND READING
/ 9 3fl %i
3_
M
PASSED IN OPEN, PUBLIC MEE IN 0
THE THIRD READING 03
%la
APPROVED AND SIGNED IN OPEN MEETING
r
4
ON THE 3 '+ DAY OF &c:
,2013
FOLLOWING PASSAGE ON THIRD READING.
APPROVED AS TO FORM:
Appendix H
(6 of 6)
Click for Page 2
Click for Page 2
Click for Page 2
Click for Page 2
Click for Page 2
Appendix J
Development Services Department
Administration • Codes • Planning
Community Development • GIS • MTPO
Codes Division
APPLICATION FOR BUILDING PERMIT
(see “Contractor Requirements” info sheet prior to application)
Project Address:______________________________________________________________________________________
Name of Business/ Complex / Subdivision: __________________________________________________________________
Contractor:________________________________
E‐mail:___________________________________ Phone:___________________________________
Client/Owner:_______________________________
E‐mail:____________________________________ Phone:____________________________________ Project Type (Check only one): *
1 or 2 Family Res
Commercial
Mixed Use
Condo/ Apt/ Townhouse: #Units_______
*(only 1 or 2 Fam Res)……*#Bedrooms__________ *# Baths_________
Proposed Use: _____________________________ Stories/Ht:___________
Total Sq. ft.__________________________
Cost of Job (materials & labor) $_________________________________________________________________________
Construction Type (Check all that apply –New construction only):
New structure
Renovation
Addition
Site work / excavation
Shell only
Deck / porch
Foundation only
Paving
Interior build out
Garage /Storage
Pool
Other (explain below)
Driveway: Width at Street (1)_______________
Lower Lev Construction.….
Slab on grade
(2)_______________
Crawl space
Temp power needed?: (Y_N_ )
Basement
(ALWAYS CALL 811, OR VISIT WWW.TENN811.COM, PRIOR TO DIGGING TO LOCATE UNDERGROUND UTILITIES – PER T.C.A 65-31)
Briefly explain project:___________________________________________________________________________________
____________________________________________________________________________________________________
Applicant certifies that the above information is true to the best of his/her knowledge and understands that this permit
may become null and void if information listed is found to be in error.
_____________________________________
Applicant Name
_____________________________________
Codes Division
____________
Date
____________
Date
________________________________
Phone / Email
__________________________________
Planning Division
“ The Johnson City Development Services Department is committed to
a comprehensive approach to guide and shape quality development in our region.”
601 East Main Street • P.O. Box 2150 • Johnson City, TN 37605 • (423) 434‐6047 • Fax: (423) 461‐1636 Appendix M
PLANS SUBMITTAL REQUIREMENTS
CHECKLIST FOR COMMERCIAL & MULTIFAMILY
CITY OF JOHNSON CITY
Click for Page 2
A complete set of design drawings must include, but is not limited to the following (check yes to all
that apply, and see note below about authorization about checking N/A):
Yes
N/A
1. Cover Sheet
Yes
N/A
2. Site Plans
Yes
N/A
3. Means of Egress
Yes
N/A
4. Architectural Floor Plans
Yes
N/A
5. Structural Design Plans
Yes
N/A
6. Mechanical HVAC System
Yes
N/A
7. Plumbing Systems Plans
Yes
N/A
8. Fire Protection Sprinkler/ Standpipe/ Fire Pump Systems Design
Yes
N/A
9. Electrical Design
Signature of Plans Designer
By signing this document the Plans Designer has attested that all items checked are in the
design drawings. The Codes Enforcement Division must authorize the Designer to check
any items the Designer thinks is not applicable (N/A). Failure to include the checked
items will result in a rejection of the plans. If the same set of plans is rejected twice for
failure to include these checked items, the plans must be resubmitted.
Heavy workload for the Codes Enforcement Division can extend the time period for
reviews to be returned. However, under normal workload conditions, the goal of the
Codes Enforcement Division is to have reviews returned to the design engineer in:
First Review
Second Review
Commercial Plans
10 days
5 days
Residential Plans
5 days
3 days
Failure to retrieve plans after 60 days will result in a set of voided plans, and new plans
must be resubmitted.
For any permit issued, if work stops for more than 6 months, all permits will be void.
Click for Page 2
COMMERCIAL & MUTLIFAMILY
COVER SHEET CHECKLIST
CITY OF JOHNSON CITY
Appendix N
Cover Sheet
Code analysis for the building, which are enforceable at the time of
submittal, that reflect any related currently adopted minimum for:
Yes
N/A
Building
Yes
N/A
Fire
Yes
N/A
Life Safety
Yes
N/A
Accessibility Codes
*See the City Ordinance for all items not mentioned in this checklist.
Click for Page 2
COMMERCIAL & MUTLIFAMILY
SITE PLANS CHECKLIST
CITY OF JOHNSON CITY
Appendix O
Site Plans
Yes
N/A
Show the grading plan.
Yes
N/A
Show underground utilities.
Yes
N/A
Show underground fire protection sprinkler piping.
Yes
N/A
Show fire department access.
Yes
N/A
Show exit discharge to a public way.
Yes
N/A
Show fire hydrant location with hydrant test data.
Yes
N/A
Show erosion prevention and sediment control plan.
Yes
N/A
Show water quality plan, as necessary.
Yes
N/A
Yes
N/A
Yes
N/A
Yes
N/A
Show meter pit w/details (applies to meters ≥ 3”).
Yes
N/A
Show sanitary sewer connection points.
Show floodplain regulations information, as
necessary.
Show storm water runoff calculations supporting the
storm water collection and detention plan.
Show potable water connection points & sizes (e.g.
meters, fire taps).
*See the City Ordinance for all items not mentioned in this checklist.
Click for Page 2
COMMERCIAL & MUTLIFAMILY Appendix
ARCHITECTURAL FLOOR PLANS CHECKLIST
CITY OF JOHNSON CITY
Architectural Floor Plans
Yes
N/A
Show the use for each space.
Yes
N/A
Show dimensions.
Yes
N/A
Show doors.
Yes
N/A
Show door hardware schedules.
Yes
N/A
Show window schedule.
Yes
N/A
Show section details.
Yes
N/A
Show UL fire resistance rated assembly details for
rated walls.
Yes
N/A
Show rated floor/ ceiling assemblies.
Yes
N/A
Show rated roof/ ceiling assemblies.
Yes
N/A
Show rated columns, girders, and beams.
Yes
N/A
Show head of wall joints and floor to exterior wall
joints.
*See the Building Code for items not mentioned in this checklist.
P
COMMERCIAL & MUTLIFAMILY Appendix Q
STRUCTURAL DESIGN PLANS CHECKLIST
CITY OF JOHNSON CITY
Click for Page 2
Structural Design Plans
Yes
N/A
Show details.
Yes
N/A
Show seismic design loads.
Yes
N/A
Show minimum design loads and locations.
Yes
N/A
Show details of any 2/ 3/ 4 hour fire resistant rated
fire walls.
*See the Building Code and Fire Code for all items not mentioned in this
checklist.
Click for Page 2
Appendix R
Development Services Department
Administration  Codes  Planning
Community Development  GIS  MTPO
Codes Division
Johnson City, TN – Design Criteria :
Ground Snow Load = 15 psf
Seismic Design Category = B
Frost Line Depth = 12 inches
Winter Design Temperature = 14 degrees
Mean Annual Temperature = 55 degrees
Wind Speed = 90 mph
Weathering = Severe
Termite = Moderate-Heavy
Ice Barrier Underlayment Required = No
Air Freezing Index = > 0 – 1000
“Development Services…guiding today, shaping tomorrow.”
601 East Main Street  P.O. Box 2150  Johnson City, TN 37605  (423) 434-6047  Fax: (423) 461-1636
Click for Page 2
COMMERCIAL & MUTLIFAMILY
MEANS OF EGRESS CHECKLIST
CITY OF JOHNSON CITY
Appendix S
Means of Egress
Yes
N/A
Show the use for each space with occupant loads
based on occupant load factor.
Show exiting paths:
Yes
N/A
With exit occupant load.
Yes
N/A
With capacity of the exit door or exit stairway.
Yes
N/A
Show common path and travel distance.
Yes
N/A
Show limits and enclosures of smoke partitions.
Yes
N/A
Show smoke barriers.
Yes
N/A
Show one/ two hour fire resistance rated partitions.
Yes
N/A
Show 2/ 3/ 4 hour fire resistance rated fire walls with
appropriate legends.
*See the Building Code and Fire Code for items not mentioned in this
checklist.
COMMERCIAL & MUTLIFAMILY Appendix T
MECHANICAL HVAC SYSTEM DESIGN
CHECKLIST CITY OF JOHNSON CITY
Click for Page 2
Mechanical HVAC System Design
Yes
N/A
Show drawings which include fire, smoke, and
combination fire/ smoke damper locations.
Yes
N/A
Show drawings with gas furnace/ boiler combustion
air.
Yes
N/A
Show drawings with fire resistance rated wall limits
and legend that matches architectural plans.
Yes
N/A
Show drawings with UL fire stopping details for
penetrations through rated assemblies.
*See the Building Code and Fire Code for all items not mentioned in this
checklist.
COMMERCIAL & MUTLIFAMILY Appendix U
PLUMBING SYSTEMS DESIGN CHECKLIST
CITY OF JOHNSON CITY
Click for Page 2
Plumbing Systems Design
Yes
N/A
Show drawings which include fire resistance rated
wall limits and legend that matches architectural
plans.
Yes
N/A
Show drawings with UL fire stopping details for
penetrations through rated assemblies.
*See the Building Code and Fire Code for all items not mentioned in this
checklist.
Click for Page 2
COMMERCIAL & MUTLIFAMILY
ELECTRICAL DESIGN CHECKLIST
CITY OF JOHNSON CITY
Appendix V
Electrical Design
Yes
N/A
Show drawings including complete fire alarm
system.
Yes
N/A
Show drawings with emergency lighting.
Yes
N/A
Show drawings with exit signs.
Yes
N/A
Show duct smoke detectors for HVAC fan shut
down including fire resistance rated wall limits and
legend that matches architectural plans.
Yes
N/A
Show drawings with UL fire stopping details for
penetrations through rated assemblies.
*See the Building Code and Fire Code for all items not mentioned in this
checklist.
COMMERCIAL & MUTLIFAMILY Appendix W
FIRE PROTECTION SYSTEMS DESIGN
CHECKLIST CITY OF JOHNSON CITY
Click for Page 2
Fire Protection Systems Design
All Fire Protection System Designs require shop drawings that must include:
Yes
N/A
Resistance Rated Wall Limits and a Legend that
matches the Architectural Plans.
Yes
N/A
UL Fire Stopping details for penetrations through
rated assemblies.
Yes
N/A
Battery calculations for Fire Alarm Systems
Yes
N/A
Data Sheets for Fire Protection Devices, Panels,
Risers
Yes
N/A
Hard copy of drawings, including any floor plans
affecting Fire Protection System
*See the Building Code and Fire Code for all items not mentioned in this
checklist.
Click for Page 2
Appendix X
(1 of 2)
Development Services Department
Administration • Codes • Planning
Community Development • GIS • MTPO
Codes Division
CONTRACTOR INFORMATION
NEEDED PRIOR TO OBTAINING PERMITS
To become an approved contractor doing business In Johnson City, the following
Information must be submitted prior to Issuance of a permit:
A. Copy of Workers Compensation Insurance Certificate (if you or your organization
employs full time workers).
B. Business License with the City of Johnson City, (please call the Tax Department
423·434-2393 to determine If this Is needed).
C. $10,000 Surety bond between you and/or your organization and the City of Johnson
City (copy of bond form may be faxed upon request) call 423-434-6047. Form must be
completed by an Insurance company of your choice and returned to the Codes
Enforcement Office.
D. (1) General Contractor: If job exceeds $25,000 in value (materials & labor) copy of
your State of Tennessee Contractor's License is required, along with other information
listed below". If under $25,000, only information listed below is required.
(2) Sub-Contractor: All sub contractors must submit a copy of your State of TN
Contractor's License or a letter from the state confirming you have taken and passed
their trades' exam, along with information below. Commercial plans must be submitted
for a review a minimum of five (5) days prior to Issuance of a permit. Residential plans
must be submitted a minimum of three (3) days prior to issuance of a permit. If additional
information is needed, you may call the Codes Enforcement Office at one of the
numbers below.
“ The Johnson City Development Services Department is committed to
a comprehensive approach to guide and shape quality development in our region.”
601 East Main Street • P.O. Box 2150 • Johnson City, TN 37605 • (423) 434-6047 • Fax: (423) 461-1636
Appendix X
(Pg. 2 of 2)
Click for Page 2
Effective Date: _________________________
Bond No.:________________________
BUILDING LICENSE BOND
Johnson City, Tennessee
KNOW ALL MEN BY THESE PRESENTS That we,____________________________________________________
__________________________________________________________________________________, as Principal and
(hereinafter called the Principal)
________________________________________________________________________________________, as Surety
(hereinafter called the Surety)
are held and firmly bound unto the CITY OF JOHNSON CITY, TN, the Obligee, in the sum of Ten Thousand Dollars
($10,000) lawful money of the United States of America, for the payment of which we hereby bond ourselves, our
respective heirs, personal representatives, successors and assigns, jointly and severally, firmly by these presents.
WHEREAS, said Principal has applied for a license as a building contractor in the City of Johnson City, Tennessee and
under provisions of Ord. No. 3442, Art. 1, Sec. 7.2 of the Code of said City, is called upon to furnish this bond as a
condition precedent to engaging in the building contracting business in said City.
NOW THEREFORE, the condition of this obligation is such that if the said Principal shall faithfully observe all the
laws pertaining to building construction, blasting, and excavating, constructing or reconstructing and shall indemnify
and save harmless the Obligee from all claim arising from accidents and damage of any character whatsoever caused by
the negligence of the Principal while engaged in said building contracting business or caused by any other unfaithful
inadequate work done either by the Principal or the Principal’s agents or employees and if the Principal shall further
maintain in a safe condition for a period of one (1) year all ditches and excavation which may be opened in the
performance of any construction work and shall replace all excavated dirt and other material in a good condition with
similar materials (it being understood that where such excavation is made in an unpaved street, or any street paved with
chert or macadam, the word “street” as herein used, shall apply to sidewalks, curbs, gutters, parkways, storm & sanitary
sewers and appurtenances, and street paving) then this obligation shall be void, otherwise to remain in full force and
effect.
PROVIDED, HOWEVER, this Bond is executed upon the following express conditions:
FIRST:
Regardless of the period of time this Bond shall remain in force, or the number of premiums paid
therefor, the liability of the Surety shall not be cumulative and the aggregate liability of the Surety
for any and all claims, suits or actions under this Bond shall in no evident exceed the sum of Ten
Thousand Dollars ($10,000).
SECOND:
This Bond may be cancelled at any time by the Surety upon giving thirty (30) days written notice
to the City of Johnson City, TN, in which event the liability of the Surety shall terminate at the end
of said thirty (30) day period, and which said period shall commence on the first regular business day
following actual receipt of the City of said notice, except as to any default or defaults under this Bond
occurring prior to the expiration of said thirty (30) day period.
THIRD:
No right of action shall accrue upon or by reason of this Bond, to or for the use or benefit of anyone
whatsoever other than the Obligee named herein.
SIGNED, SEALED, AND DATED THIS ___________ day of _________________________________, __________
Principal:________________________________________ Surety:________________________________________
_________________________________________
Representative
________________________________________
Attorney in Fact
Appendix Y (Pg. 1 of 2)
Click for Page 2
PLANNING DEPARTMENT
SITE PLAN REVIEW CHECKLIST
Date: _____________
Applicant:
Site Location:
Total Acreage:
Zoning District:
Overlay District:
All site plans must be drawn to scale and scall include at a minimum:
Boundary of the tract, including dimensions and location of any new or revised lots or
easements within the tract.
The location and dimensions of existing and proposed roads, driveways, entrances and exits,
lanes, easements, and parking areas, including the number of parking spaces.
Proposed building locations and dimensions including the height of buildings and building
entrances both pedestrian and vehicular.
Location and extent of existing and proposed landscaping, buffer yards, fences, lighting,
pedestrian walkways, and signage.
Proposed use of land and buildings.
The relation of the project to the adjoining street system and surrounding area, including the
zoning and land use of surrounding properties.
The complete grading plan, erosion prevention and sediment control plan.
*Stormwater Plan including calculations supporting the stormwater collection and detention plan.
Addresses stormwater quality for sites with land disturbance over one acre.
Location and profiles of proposed sanitary sewers with grades, sizes, and elevations indicated.
Proposed water distribution system showing pipe location, sizes, and the location of meters,
valves, and fire hydrants.
AREA REQUIREMENTS
Street Classification:
Arterial
Collector
Others
Minimum Required
Provided
Front Yard
Side Yard
L.
R.
Rear yard
Maximum Allowed
Provided
Lot Coverage
Building Height
Density (units per acres)
PARKING
Minimum Required
Provided
Total Parking Spaces
Size of Parking Spaces
Width of Travel Aisle
*Developments or redevelopments that disturb less than one (1) acre of land are exempt from the
requirements for a Water Quality Management Plan. No exemption is granted if the development or
redevelopment is part of a larger common plan of development or sale that would disturb one (1) acre or more
and the stormwater runoff from the development or redevelopment is not treated for water quality via a downg
y Management
g
y or BMP that meets the requirements
q
stream or regional
Water Quality
Facility
of this ordinance.
Appendix Y (Pg. 2 of 2)
Click for Page 2
HANDICAPPED PARKING
Minimum Required
Handicapped Spaces
HC loading Aisle Width (5 ft.)
Van Assessable Spaces (1 of 8 spaces 8 ft.)
LANDSCAPING
Minimum Required
Feet of frontage / 50 = ______
Shade
Landscape
Trees
Yard
OR
Feet of frontage / 50 = ______
Ornamental
Trees
Parking spaces / 10 = ______
Interior
Interior
Shade Trees
Landscaping Parking spaces x 35 = ______
SF of landscape
Area
Buffer
Type:
1
2
3
4
Yard
(circle one)
LIGHTING PLAN
Photometric Plan
Height of pole
Recessed lighting (shoe box)
Provided
Provided
______
______
______
______
Type:
*lighting fixtures of 160 watts or less are exempt
SIDEWALKS
A 5' sidewalk is required for all commercial, office, and multi-family development.
Fee-in-lieu per requirements of Article 9.2.2.1 ($11 per foot of frontage)
COMMENTS
Shade
Trees
Ornamental
Trees
Interior
Shade Trees
SF of landscape
Area
Click for Page 2
Appendix Z (Pg. 1 of 2)
Public Works Department
Engineering  Solid Waste  Stormwater  Street  Traffic
Revised: April 24, 2008
December 12, 2011
GRADING PERMIT REQUIREMENTS
Grading Permit is required:
Within the corporate limits of Johnson City a permit to grade land is required before any excavation is initiated.
In the majority of cases a permit to grade is granted with the over-all building permit, but in those instances where
a building is not immediately planned the City requires a minimum amount of information before a permit is
issued for excavating activity.
Grading is defined as excavation activity that changes the original elevations of the land by cutting away, filling
in, or stockpiling of earth materials on the land. Grading can also be any combination of these activities.
The Minimum Information Needed for Review Prior to Issuance of a Permit to Grade:
Submit a Site Plan, which must include:
A. A Grading Plan, showing how the property will be changed. This is typically done with a contour map
that shows the existing contours of the property and the proposed contours of the land after the grading
activity is completed. Site plans for grading a parcel of land that is larger than 4,000 square feet must be
prepared by a licensed engineer or architect, experienced in preparing site or grading plans.
B. A Stormwater Drainage System Plan that shows how the flow of storm water will be managed.
Changing the contour of land can change the location and direction that storm water will leave the
property and will change the volume of storm water leaving the property. Because of this, ditches or
swales, pipes, and detention basins are necessary to control the changes in storm water and keep the post
excavation conditions as close to before excavation conditions as possible. A licensed engineer or
architect must prepare the drainage plan. Accompanying the drainage plan is the designer’s drainage
report, which includes a written narrative. This report with a written narrative identifies for those
performing the review, the engineer’s choice of a method for calculating flow rates and detention
volumes, any assumptions related to water shed characteristics and choices of hydrological data being
used in the design. The narrative explains the engineer’s design of the storm water collection system,
which includes pipe sizing, inlet spacing, locations of the 100 year flow path footprint for natural and
manmade swales, and the detention system. The engineer should discuss the assumptions and parameter
selections that were made, and explain how the detention system will control post development flows to a
level that does not exceed the predevelopment conditions, and how detention will actually reduce the post
development flows to below the predevelopment conditions. The narrative is not the same narrative that
is provided to TDEC for the SWPPP, but is additional information for the city. However, this narrative
and calculations can be added to the written portion of the SWPPP if the engineer should desire to
combine the two reports into one.
C. Erosion Prevention and Sediment Control Plan. Since the natural ground cover will be removed in
order to excavate a site, provisions must be made to control the movement of soil by storm water, wind
and construction equipment such as trucks hauling soil to or from a site. An erosion control plan will
show how temporary and permanent erosion control measures will be used to control movement of soil.
601 E. Main Street  P.O. Box 2150  Johnson City, TN 37605  423 975-2722  Fax: 423 232-5966
Page 1 of 2
Click for Page 2
Appendix Z (Pg. 2 of 2)
Grading Permit Requirements Continued
Revised: April 24, 2008
December 12, 2011
Examples of temporary erosion control measures are silt fences and berms of crushed stone. Permanent
erosion control measures include replacement ground cover such as seeding with mulch or sod. Sediment
basins can be either temporary or a permanent feature depending on the design. A final and permanent
ground cover will be required. Permanent ground cover can be in the form of pavement and buildings in
addition to replacement of natural ground covers.
D. Stormwater Quality Management Plan. In compliance with the State of Tennessee regulations that
communities the Size of Johnson City have an ordinance to regulate the quality of stormwater as it runs
off of impervious surfaces, the City of Johnson City requires developments or redevelopments to have
designed water quality BMP’s constructed. The grading plan shall include a stormwater quality
management plan that conforms to the City’s ordinance. Exempted from the stormwater quality
management plan are developments or redevelopments that disturb less than one (1) acre of
land. No exemption is granted if the development or redevelopment is part of a larger common
plan of development or sale that would disturb one (1) acre or more and the Stormwater Runoff
from the development or redevelopment is not treated for water quality via a downstream or
regional Water Quality Management Facility or BMP that meets the requirements of the City’s
ordinance.
E. “Rough Grading Permit”. Unofficially, the city has recognized the need for rough grading on
a site to prepare it for final grading at a later date. Rough grading a site may or may not require
plans for these previous plan categories: Drainage System Plan, EP&SC Plan, and Stormwater
Quality Management Plan. Each request for a “Rough Grading Permit” will be evaluated by the
City Staff to determine if any of these categories can be postponed until the final grading plan is
submitted.
Page 2 of 2
Appendix AA
(Pg. 1 of 2)
Click for Page 2
Erosion and Sediment Control
Minimum Plan and Report Requirements
Section 5.2 of the Erosion and Sediment Control Ordinance (For 1 Acre and above).
5.2 Plan Contents
At a minimum, erosion and sediment control plans shall include the following:
1. A project description, discussing the intended development or redevelopment, number of
units and structures to be constructed, and the infrastructure required;
2. A map presented at a scale sufficient to reveal;
a. Topographic contours at a 2-foot interval.
b. Existing and proposed topography including soil types, wetlands, water courses,
water bodies and sink holes, including intermittent and wet-weather conveyances.
c. Proposed area alterations including property lines, existing and proposed
structures, utilities, driveways and roads.
d. Limits of proposed clearing, grading, filling and/or other land disturbing
activities.
e. Boundaries of designated floodplains and floodways.
f. Outfall points for storm water discharges from the site.
3. A general description of the existing land cover. Individual trees and shrubs do not need
to be identified;
4. A general description of the existing soil types and characteristics, and any anticipated
soil erosion and sedimentation problems resulting from existing characteristics.
5. The calculations for peak discharges for existing storm water runoff leaving any portion
of the site for the 2-year, 24-hour storm event. Include an estimate of the runoff
coefficient of the site before construction.
6. The calculations for peak discharges for storm water runoff leaving any portion of the site
after construction is complete for the 2-year, 24-hour storm event. Include an estimate of
the runoff coefficient of the site after construction is complete.
7. The design, construction and maintenance details for: soil erosion and sediment control
BMPs, including sediment basins, silt fencing, check dams, construction entrances and
other BMPs as included in the TDEC Erosion & Sediment Control Handbook, as
amended.
8. Location(s) of any existing and proposed storm water management structures or facilities.
9. Seeding and stabilization specifications, including temporary and permanent
groundcovers, mulching rates, and methods for anchoring mulch. If proprietary sediment
and/or erosion control products are used, include the manufacturer's installation and
maintenance guidance.
10. A construction sequence addressing the following:
a. All major construction activities indicating the anticipated start and completion of
development.
Click for Page 2
Appendix AA
(Pg. 2 of 2)
b. The sequence of land disturbance activities and subsequent stabilization
c. Installation and maintenance of all erosion and sediment control BMPs
d. The perimeter measures that will be installed prior to commencing land-disturbing
activities.
11. A description of other construction related waste controls that are expected to be
implemented on-site. Such details should include, but are not limited to: the
construction/location of vehicle wash pads; litter and waste materials control; sanitary
and chemical waste control, and concrete truck washout areas.
12. A copy of the Tennessee Construction General Permit Notice of Intent and Storm Water
Pollution Prevention Plan submitted to TDEC for the land disturbing activities detailed
in the erosion and sediment control plan;
13. Any other information deemed necessary and appropriate by the owner or operator or
requested by the Director.
Section 5.3 of the Erosion and Sediment Control Ordinance (For site between 6,000 SF and
1 acre).
5.3 Small lot erosion and sediment control plan contents
1. Requirements
a. Land disturbing activities that affect less than one acre and are not part of a larger
common plan of development with and approved plan shall submit and obtain
approval of a small lot erosion and sediment control plan prior to obtaining a
building permit.
b. The plan shall include the following information:
1. address/location of land disturbing activity;
2. owner/operator name and contact information;
3. building permit application number (if available);
4. locations of streams, wetlands, ponds, sinkholes, easements, existing
drainage structures with respect to the site;
5. a description of other construction related waste controls that are expected
to be implemented on-site. Such details should include, but are not limited
to: the construction/location of vehicle wash pads; litter and waste
materials control; sanitary and chemical waste control, and concrete truck
washout areas.
6. approximate disturbed area limits; and
7. location of stabilized construction entrance/egress.
c. The small site erosion and sediment control plan will be included with the
building permit and must be followed by the building permit holder and the owner
or operator.
d. The Director has the discretion to require a fully engineered erosion and sediment
control plan as set forth in Section 5.2 of the erosion and sediment control
ordinance.
Click for Page 2
Erosion and Sediment Control Plan Check List
(Larger Than One Acre)
Date: ______________________
Appendix BB
Project Name: ________________________________________________________________
Check
Located In
Item
No.
Report
_
1
Report
Plan
2
Report
_
3
Report
_
4
Report
_
5
Report
_
6
_
Plan
7
_
Plan
8
Report
Plan
9
Report
Plan
10
Report
Plan
11
Report
_
12
Report
Plan
13
Description
A project description, discussing the intended development or
redevelopment, number of units and structures to be constructed, and the
infrastructure required.
A map presented at a scale sufficient to reveal;
a. Topographic contours at a 2-foot interval.
b. Existing and proposed topography including soil types, wetlands,
water courses, water bodies and sink holes, including
intermittent and wet-weather conveyances.
c. Proposed area alterations including property lines, existing and proposed
structures, utilities, driveways and roads.
d. Limits of proposed clearing, grading, filling and / or other land disturbing
activities.
e. Boundaries of designated floodplains and floodways.
f. Outfall points for storm water discharges from the site.
A general description of the existing land cover. Individual trees and shrubs
do not need to be identified.
A general description of the existing soil types and characteristics, and any
anticipated soil erosion and sedimentation problems resulting from
The calculations for peak discharges for existing storm water runoff leaving
any portion of the site for the 2-year, 24-hour storm event. Include an
estimate of the runoff coefficient of the site before construction.
The calculations for peak discharges for storm water runoff leaving any
portion of the site after construction is complete for the 2-year, 24-hour
storm event. Include an estimate of the runoff coefficient of the site after
construction is complete.
The design, construction and maintenance details for: soil erosion and
sediment control BMP's, included in the TDEC Erosion & Sediment Control
Handbook, as amended.
Locations) of any existing and proposed storm water management
structures or facilities.
Seeding and stabilization specifications, including temporary and
permanent groundcovers, mulching rates, and methods for anchoring
mulch. If proprietary sediment and / or erosion control products are used,
include the manufacturer's installation and maintenance guidance.
A construction sequence addressing the following:
a. All major construction activities indicating the anticipated start and
completion of development.
b. The sequence of land disturbance activities and subsequent
stabilization
c. Installation and maintenance of all erosion and sediment control
BMP's
d. The perimeter measures that will be installed prior to commencing
land-disturbing activities.
A description of other construction related waste controls that are expected
to be implemented on-site. Such details should include, but are not limited
to: the construction / location of vehicle wash pads; litter and waste
materials control; sanitary and chemical waste control, and concrete truck
washout areas.
A copy of the NOI / NOC and SWPPP documents that were submitted to
TDEC for the land disturbing activities detailed in the erosion and sediment
control plan.
Does this location appear on the Endangered or Threatened Species Map?
Appendix CC
Click for Page 2
Erosion and Sediment Control Plans Check List
(Less Than One Acre)
Date:___________________
Development Name: _____________________________________________
Check
Item
No.
Description
1
Provide the address/location of land disturbing activity;
2
3
Indicate the Owner/operator name and contact information;
Show the building permit application number (if available);
Show the locations of streams, wetlands, ponds, sinkholes,
easements, existing drainage structures with respect to the
site;
Show the design, construction and maintenance details for:
soil erosion and sediment control BMPs, including sediment
basins, silt fencing, check dams, and other BMPs as included
in the TDEC Erosion & Sediment Control Handbook, as
amended
Provide a description of other construction related waste
controls that are expected to be implemented on-site. Such
details should include, but are not limited to: the
construction/location of vehicle wash pads; litter and waste
materials control; sanitary and chemical waste control, and
concrete truck washout areas.
4
5
6
7
Show the approximate disturbed area limits; and
8
Show the location of stabilized construction entrance / egress.
9
The small site erosion and sediment control plan will be
included with the building permit and must be followed by the
building permit holder and the owner or operator.
10
Does this location appear on the Endangered or Threatened Species
Map?
Click for Page 2
Appendix DD
(Pg. 1 of 3)
Click for Page 2
Appendix DD
(Pg. 2 of 3)
CITY OF JOHNSON
PUBLIC WORKS DEPARTMENT
RAINFALL INTENSITY DURATION FREQUENCY CURVES
INTENSITY VALUES (in/hr)
DURATION
(MIN)
FREQUENCY
2-yr
5-yr
10-yr
25-yr
50-yr
100-yr
5
6
7
8
9
10
15
20
30
40
50
60
4.76
5.74
6.47
7.45
8.16
8.85
4.53
5.53
6.26
7.23
7.92
8.61
4.34
5.33
6.05
7.00
7.69
8.38
4.16
5.12
5.85
6.77
7.46
8.14
3.99
4.95
5.66
6.54
7.26
7.90
3.83
4.76
5.45
6.32
7.04
7.68
3.24
4.09
4.74
5.54
6.16
6.82
2.81
3.62
4.20
4.94
5.52
6.13
2.24
2.94
3.44
4.06
4.57
5.12
1.87
2.48
2.94
3.45
3.91
4.42
1.62
2.16
2.56
3.02
3.42
3.90
1.42
1.92
2.28
2.68
3.04
3.47
INTENSITY VALUES (in/hr)
DURATION
(hr)
FREQUENCY
2-yr
5-yr
10-yr
25-yr
50-yr
100-yr
2
3
4
5
6
8
10
12
18
24
0.85
1.15
1.35
1.59
1.82
2.06
0.62
0.84
0.98
1.15
1.31
1.48
0.50
0.67
0.78
0.91
1.04
1.18
0.41
0.56
0.64
0.76
0.86
0.97
0.36
0.48
0.55
0.65
0.73
0.83
0.28
0.38
0.44
0.51
0.58
0.65
0.24
0.31
0.36
0.42
0.48
0.53
0.20
0.27
0.31
0.36
0.41
0.46
0.14
0.19
0.22
0.26
0.28
0.32
0.11
0.15
0.17
0.20
0.22
0.24
JOHNSON CITY, TENNESSEE – IDF CURVES
NOTE: TIME OF CONCENTRATION OF 5 MINUTES IS THE MINIMUM TO USE IN ALL CASES
SOURCE: NOAA TECHNICAL PAPER 40, NWS HYDRO 35 & IDF CURVES FOR KNOXVILLE, TN & WYTHEVILLE, VA
Click for Page 2
Appendix DD
(Pg. 3 of 3)
Johnson City, Tennessee Precipitation
(Inches of Rainfall)
Return
Frequency
(Years)
30 Minutes
1 Hour
2 Hour
3 Hour
6 Hour
12 Hour
24 Hour
1
0.97
1.24
1.54
1.60
1.98
2.42
2.75
2
1.18
1.47
1.80
1.97
2.43
2.84
2.98
5
1.51
1.88
2.38
2.50
2.94
3.44
3.92
10
1.77
2.18
2.69
2.94
3.43
3.95
4.77
25
1.98
2.52
3.00
3.40
3.96
4.79
5.27
50
2.20
2.81
3.45
3.69
4.58
5.00
5.88
100
2.44
3.09
3.82
4.00
4.92
5.83
6.28
Duration
Source: The above data was derived from interpolation of isopach maps contained in NOAA Technical Paper No.
40 "Rainfall frequency atlas of the United States for durations from 30 minutes to 24 hours and return periods from 1 to 100
years" (Hershfield, 1961)
Was this manual useful for you? yes no
Thank you for your participation!

* Your assessment is very important for improving the work of artificial intelligence, which forms the content of this project

Download PDF

advertisement