Single Family Dwelling
All builders must comply with the following building codes:
2006 International Residential Building Code
2005 National Electrical Code
2007 Gretna Zoning Ordinance
The City of Gretna requires the following to be submitted prior to issuing a building permit:
One complete set of plans/blue prints to be kept on file at the city office (no red lines accepted).
One surveyor’s certificate.
One plot plan (certified by a registered land surveyor) showing existing and proposed structures with measurements.
Completion of the Electrical Permit Application by your electrician. If your electric company is not on file with us, they must provide a copy of proof of liability insurance, as well as a copy of the State of Nebraska Contractor’s license.
All structures must comply with the energy requirements of the 2006 International Residential Code, 1 & 2 Family Residential Dwelling.
Compliance shall be made in accordance with one of the following:
2003 IECC-International Energy Conservation Code
RES-Check, a signed compliance certificate must be submitted at this time
IRC-Chapter 11, Table N1102.1.
Completion of the building permit application.
Percolation test, if applicable.
Required property line setbacks shall be maintained. These are as follows:
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R-1,R-2,R-3
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RE
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RE-A
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TA
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AG
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| Front Yard | 25 ft. | | 50ft. | 50ft. | 50ft. | 50ft. |
| Street Side Yard | *15 ft. | | 25ft. | 25ft. | 25ft. | 25ft. |
| Interior Side Yard | 7.5ft | | 25ft. | 25ft. | 25ft. | 25ft. |
| Rear Yard | 25ft. | | 25ft. | 25ft. | 25ft. | 25ft. |
*In existing developed areas, the street side yard (corner lot) setback may conform to
existing setbacks of existing structures along that street (15ft.).
In new developments, the street side yard setback shall be equal to the front yard setback (25 ft.).
Building permit shall expire within 180 days (6 mos.) if a substantial beginning has not been made in the construction or establishment of the use applied for and within one year if not completed.
No occupancy will be permitted until water and sewer facilities are approved and final inspection has been obtained from the City of Gretna. A $500.00 fine will be assessed to the contractor for occupancy without an approved final inspection.
Inspections Required:
Temporary Pole Inspection - After the electrician has set the pole-prior to contacting OPPD.
Footing Inspection - After the footings are dug and before concrete is poured.
Ground Work Inspection - Plumbing lines concealed below the floor slab.
Rough-In/Framing/Electrical Inspection - After all framing, plumbing, electrical or mechanical systems (heating and cooling ducts, controls, etc.) are "roughed-in", but before insulating and concealing work.
Water/Sewer Inspection - After installation of water/sewerline and taps have been completed and before covering.
Septic Inspection (if applicable) - Once system is complete, inspect tank and fields and before covering.
Final Inspection - After the completion of the ceiling, walls, installation of all plumbing fixtures, electrical fixtures, railings, steps, decks and all safety features have been completed.
Special Note:
Re-inspection fee of $50.00 per inspection will be charged in excess of two.
Please allow a 24 hour notice when calling for an inspection 332-3336, ext. 209.
Note: Building permit fee is based on square footage.
Please be advised this informational sheet is a summary guideline and is not conclusive of all codes and regulations.
Residential Fences
All construction must comply with the following building codes:
2006 International Residential Building Code
2007 Gretna Zoning Ordinance
Building permits for fences are required for all zoning districts of R-1, R-2, R-3 and RE.
All fences shall be located inside the boundaries of the property upon and shall be constructed of wood, chain-link, PVC/resin, stone or masonry materials only and shall be maintained in good repair.
Fences in front yard shall contain openings constituting no less than 50% of the surface area and shall be situated or constructed in such a way as not to obstruct the vehicular traffic or otherwise create a traffic safety hazard.
The finished surface of any fence shall face toward adjacent properties and street frontages. (Exception: shadow fences or any fence finished on both sides)
CORNER LOTS:
A 6 ft. fence built parallel to the street side must be setback 15 ft. from the side yard lot line and cannot extend past the front of the house (refer to sample).
A 4 ft. fence built parallel to the street side may be placed on the side yard lot line (refer to sample) and cannot extend past the front of the house.
FENCE HEIGHTS:
| Front Yard Maximum | 4ft. | Fence placed on lot line, 50% open |
| Rear Yard Maximum | 6ft. | Fence placed on lot line-any type of acceptable fence |
| Side Yard Maximum | 6ft. | Fence placed on lot line-any type of acceptable fence |
| Street Side Yard Maximum | 6ft. | Fence set back 15 ft. from side yard lot line |
| Street Side Yard Maximum | 4ft. | Fence placed on lot line-30 ft back from intersecting curb |
Any fence taller than 4 ft. cannot extend past the front of the house.
A fence separating a residential lot from a commercial/industrial district may be a maximum height of 8’.
The use of barbed wire in the construction of any fence is prohibited except perimeter security fencing of buildings constructed in an Industrial District or farm fencing constructed for agricultural purposes on parcels of land five acres or more in the TA or AG district, provided it does not abut a residential zoning district. Electrified fences are not permitted, and are defined as any fence that includes in its material barbs, blades, razor, electric current or other features specifically designed to injure or abrade an individual or animal who attempts to negotiate the fence. AG and TA districts may have exceptions, but any exception must be approved by the Zoning Administrator.
Fences for the purpose of livestock (that are not decorative in nature) in a TA or AG (five acres or more and that do not abut a residential zoning district) are NOT required to obtain a building permit.
It is the homeowners responsibility to identify the location of lot lines and covenant restrictions. Before digging post holes, call Diggers Hotline 1-800-331-5666 for the location of buried utility lines.
Note: Building permit fee is based on lineal foot.
Please be advised this informational sheet is a summary guideline and is not conclusive of all codes and regulations.
SIDEWALK INSTALLATION DIAGRAM
click here for larger image
Detached Garage or Shed larger than 144 square feet
All construction must comply with the following building codes:
2006 International Residential Building Code
2005 National Electrical Code
2007 Gretna Zoning Ordinance
Maximum size: 720 square feet for an R-1, R-2 or R-3 zoning.
Square footage of all sheds/accessory buildings/detached garages, taken together, shall not exceed the ground floor square foot or footprint of the principal building including attached garage(s), except in AG and TA districts.
Garage must be setback 5 ft. from the side lot line and 8 ft. from the rear lot line. In existing developed areas, the street side yard (corner lot) setback may conform to existing setbacks of existing structures along that street (15 ft.). In new developments, the street side yard setback shall be equal to the front yard setback (25 ft.). The minimum rear yard setback shall be increased to 15 ft. if the garage requires vehicular access from an alley.
Garage cannot be located in the side yard or front yard.
Sidewalls shall not exceed 10 ft. in height for a maximum height of 17 feet from grade to peak.
Garage cannot be located closer than 6 ft. to the principal structure or any other building on its own property or any adjacent properties.
Garage cannot be located within an easement or right-of-way (check with Sarpy County for the location of easements). It is the homeowners responsibility to identify existing easements, location of lot lines and, if applicable, covenant restrictions.
Call Diggers Hotline 1-800-331-5666 for buried utility locations before construction.
Inspections Required:
Footing Inspection: Once the footings are dug and before the concrete is poured.
Rough-In/Framing/Electrical Inspection: After all framing, electric and plumbing (if applicable) are “roughed-in” and before enclosing or covering.
Final Inspection: After the completion of the entire building.
Please allow a 24-hour notice when calling for an inspection. The Building Inspections Office number is 332-3336, ext. 209.
Note: Building permit fee is based on square footage.
Please be advised this informational sheet is a summary guideline and is not conclusive of all codes and regulations.
Deck or Patio (covered or uncovered)
All construction must comply with the following building codes:
2006 International Residential Building Code
2005 National Electrical Code
2007 Gretna Zoning Ordinance
Any size deck may be constructed as long as the deck meets the applicable property line setback requirements:
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Front Yard Setback
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25 ft. from property line
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Rear Setback
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25 ft. from property line
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Side Yard Setback
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Deck or deck stairs cannot encroach on the 7.5 ft. side yard
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*In existing developed areas, the street side yard (corner lot) setback may conform to existing setbacks of existing structures along that street (15 ft.) In new developments, the street side yard setback shall be equal to the front yard setback (25 ft.)
No permanent structure may be located in a right-of-way or easement (check with Sarpy County for the location of easements). It is the homeowners responsibility to identify existing easements, location of lot lines and, if applicable, covenant restrictions.
Footings:
Before digging the footings, call Diggers Hotline 1-800-331-5666 for buried utility locations. Footings for attached decks shall be a minimum of 42" below finished grade to ensure against frost movement and damage,
Anchor to House:
Anchoring a deck to the house should be bolted with lag screws or bolts of sufficient
length to secure the trimmers or ledger boards to the house rim beams or joists.
Type of Wood:
All wood exposed to the weather elements, directly in contact with the ground or within 18"
of the ground, or in contact with concrete shall be pressure treated (PT) lumber or a
naturally rot resistant wood (cedar, redwood, etc.).
Railings/Guard Rails & Stairs:
Structures less than 30” above grade are not required to have a guard rail.
However, a hand rail is required on all stairs having three or more risers.
Decks 30" or more above grade require at least on one side of the stairway,
a hand rail (34" to 38" in height) and constructed so as to not have openings
greater than 4” in any dimension. Guard rails must also be constructed so as
to not have openings greater than 4” in any dimension and not less than 36" in height.
For stairs, the maximum riser height shall be 7 3/4” and the minimum tread depth
shall be 10”, the greatest riser height within any flight of stairs shall not exceed
the smallest by more than 3/8” and the greatest tread depth within any flight of stairs
shall not exceed the smallest by more than 3/8”. Stairs, hand rails and guard rails must
comply with the 2006 International Residential Building Code requirements.
Inspections Required:
Footing Inspection - Once the holes are dug and before the concrete is poured.
Final Inspection - After completion of the entire deck, including railings and stairs.
Please allow a 24-hour notice when calling for an inspection. The Building Inspections Office number is 332-3336, ext 209.
Note: Building permit fee is based on square footage.
Please be advised this informational sheet is a summary guideline and is not conclusive of all codes and requirements.
Finishing Residential Basements
All homeowners must comply with the following building codes:
2006 International Residential Building Code
2005 National Electrical Code
2007 Gretna Zoning Ordinance
Planning guidelines and drawings for finishing basement spaces:
The drawings shall depict existing conditions and proposed work by the use of shading or other discernable method. The drawings may be a floor plan view. However, wall sections and other details are very helpful. The drawings should include, as applicable:
The purpose for all rooms and areas enclosed shall be listed; i.e., storage, office, family room, bedroom, etc.
The size and location of all existing and proposed windows and doors shall be shown.
Proposed finished ceiling height above finished floor should be indicated on the drawings. Habitable spaces shall have a ceiling height of not less than 7' 6". There are a few exceptions allowed by code where ceiling height can be reduced intermittently where the required height is not available.
Location of all plumbing fixtures proposed.
Location of proposed electrical outlets, switches and lighting, as well as the completion of an Electrical Permit Application.
Proposed changes to the heating, ventilation and air conditioning system.
Rooms for sleeping purposes require escape or rescue windows.
Rooms for sleeping purposes require evaluation of exiting requirements.
Escape or rescue windows shall be provided in each sleeping room.
Escape windows shall have a minimum area of 5.7 sq. ft. and minimum net
clear openable dimensions of 24" in height and 20" in width and a
maximum sill height of 44" above the finished floor.
Below grade window wells must be installed. Window wells used in conjunction
with escape or rescue windows shall comply with the following:
Below Grade Window Wells:
The clear horizontal dimensions shall allow the window to be fully opened and provide a minimum accessible net clear opening (floor area of the well) of 9 square feet, with a minimum dimension of 36 inches. Window wells with a vertical depth of more than 44 inches shall be equipped with an approved permanently affixed ladder or stairs that are accessible with the window in the fully open position. The ladder or stairs shall not encroach into the required dimensions of the window well by more than 6 inches.
Projects requiring excavation below exterior grade:
Project requiring excavation below grade, such as new stairwells, will require additional drawings of the site setback requirements, and all grading, drainage and proposed construction details. Drawings required for windows located below grade must depict how code requirements are met.
Wood in contact with concrete or masonry surfaces:
Any wood material that actually has contact with any concrete or masonry surface shall be of pressure treated (PT) or naturally rot resistant wood. This typically includes "nailer" plates on floor, wall nailer "furring strips" for wallboard application and frames/casings for windows. The objective is to avoid having untreated wood in contact with concrete or masonry.
Utility/Furnace Room:
The planning of rooms and location of walls near or around the furnace room must consider the clearances required for service and maintenance of the furnace. All furnace and smoke stack clearances to combustibles must be consistent with the Underwriters Laboratory, Factory Mutual or other nationally recognized testing laboratory label on the appliance, as well as the 2006 International Residential Building Code requirements. The frontal clearance to the furnace service/maintenance door must be 30" and a clear height of 80" from the floor.
An evaluation of your furnace by a competent heating appliance installer or the furnace manufacturer representative is recommended. Utility rooms that have gas appliances must have combustion air supply by way of louvered doors or vent openings. If needed, the furnace manufacturers' dealer/installer can help plan and install fresh air intake ducts where they may be most effective and/or less intrusive to the finished space (i.e., between floor joists, etc.)
Commentary: All heated spaces require limited amounts of outside (fresh) air to reduce the risk of carbon monoxide build-up. Limited amounts of CO will decrease efficient operation of the furnace. Increased amounts can be fatal.
Fresh combustion air differs from return air. It is usually mixed with and, thus, is tempered with furnace "return" air. Fresh air is normally available from infiltration (entering through small cracks around doors and windows, siding and foundation sills and the opening and closing of doors and windows). In more energy efficient homes which are provided sheet plastic vapor seals on walls, sealers on sills, and caulked effectively during and after siding is applied, fresh combustion air may already be provided by a supplemental air duct directly from the outside. Most often, doors to basements are louvered to ensure a flow of air to the furnace from other spaces which may contribute infiltrated air. Unless expertly advised that sufficient fresh air will always be available, never install a solid panel door when enclosing a furnace room.
Plumbing/Bathrooms:
The homeowner may perform all phases of plumbing for the basement refinishing as per the 2006 International Residential Building Code requirements.
All toilet and bathrooms which do not have an openable window shall have a ventilation fan for odor and moisture control. These shall vent to the exterior of the building, NOT into the garage or any other enclosed room.
Electrical:
The homeowner, who must also be the occupant, may perform all phases of electrical wiring for the basement refinishing as per the current electrical code adopted by the City of Gretna.
Hard-wired with battery backup smoke detectors, shall be added in all areas designated as sleeping areas and in hallways leading to those areas.
Commentary:
The intent of adding smoke detectors is to provide some protection for persons occupying the basement and residence. This requirement is an abridgement of current requirements of the International Residential Building Code, National Electrical Code and the National Fire Protection Association's Life Safety Code. These Codes currently require that all levels of the residence, all sleeping areas and hallways to sleeping areas and all rooms adjacent to hallways leading to sleeping areas which have ceilings 24" higher than the hall ceilings must be provided smoke detectors.
As code requirements have increased over the years, the residence may or may not have "hard-wired" smoke detectors. Furthermore, as the type, design and construction of residences vary widely, addition of and/or interconnecting smoke detectors may or may not be easily done. If the basement has an unfinished ceiling, addition of smoke detectors is relatively simple. If possible, we encourage you to consider adding at least one additional smoke detector/alarm interconnected to the basement detector. It should be located in an area to maximize the opportunity for other occupants to hear the alarm.
Lots served by Septic Tanks & Drain-fields:
The addition proposed must also meet the set-back requirements of the septic tank and drain field(s). If new bedrooms and/or additional waste water generating facilities are proposed, an analysis of the existing waste water disposal and the potential need for additional sub-surface disposal field may be required.
Commentary:
For a residential lot which is currently served by an “on-site” waste water disposal system (e.g., septic tank/drain-field system), special care must be taken in setting the addition to avoid conflict with the existing drain-field and to conserve sufficient “critical area” for a replacement drain-field. If new bedrooms and/or additional waste water generating facilities are proposed, an analysis of the existing waste water disposal and the potential need for additional sub-surface disposal field may be required. Depending on the size, slope and other improvements on the lot, the need for an area for a replacement drain-field may eliminate or severely limit the opportunity to build the proposed addition. This “critical area” is defined as a location which can be served by using gravity or pumping the waste to a replacement disposal field. The drain-field size depends on a number of factors including soil percolation rate and water usage in the residence.
Inspections Required:
Ground Work Inspection - Placing new or relocated plumbing lines concealed below the floor slab. Inspection is needed before covering.
Rough-In/Framing/Electrical Inspection - After all framing, plumbing, electrical or mechanical systems (heating and cooling ducts, controls, etc.) are "roughed-in", but before insulating and concealing work.
Final Inspection - After the completion of the ceiling, walls, plumbing fixtures, electrical fixtures and all safety features have been completed.
Please allow a 24 hour notice when calling for an inspection. The Building Inspections Office number is 332-3336, ext. 209.
Note: Building permit fee is based on square footage of finished living area.
Please be advised this informational sheet is a summary guideline and is not conclusive of all codes and regulations.
Garden Shed (144 square feet or less)
All construction must comply with the following building codes:
2006 International Residential Building Code
2005 National Electrical Code
2007 Gretna Zoning Ordinance
Maximum size:
With the exception of a detached garage, no garden shed shall exceed 144 square feet within an
R-1, R-2 or R-3 zoning district.
Square footage of all sheds/accessory buildings/detached garages, taken together, shall not exceed the ground floor square foot or footprint of the principal building, including attached garage(s), except in AG and TA districts.
Shed must be setback 8 ft. from the rear lot line and 5 ft. from the side lot line. In existing developed areas, the street side yard (corner lot) setback may conform to existing setbacks of existing structures along that street (15 ft.). In new developments, the street side yard setback shall be equal to the front yard setback (25 ft.).
Maximum side wall shall not exceed 10 ft. in height.
Shed cannot be located in the side yard or front yard.
Shed cannot be located closer than 6 ft. to the principal structure or any other building on its own property or any adjacent properties.
Shed cannot be located within an easement or right-of-way (check with Sarpy County for the location of easements). It is the homeowners responsibility to identify existing easements, location of lot lines and, if applicable, covenant restrictions.
Call Diggers Hotline 1-800-331-5666 for buried utility locations before construction.
Note: Building permit fee is based on square footage.
Please be advised this informational sheet is a summary guideline and is not conclusive of all codes and requirements.
Detached Garage or Shed larger than 144 square feet
All construction must comply with the following building codes:
2006 International Residential Building Code
2005 National Electrical Code
2007 Gretna Zoning Ordinance
Maximum size: 720 square feet for an R-1, R-2 or R-3 zoning.
Square footage of all sheds/accessory buildings/detached garages, taken together, shall not exceed the ground floor square foot or footprint of the principal building including attached garage(s), except in AG and TA districts.
Garage must be setback 5 ft. from the side lot line and 8 ft. from the rear lot line. In existing developed areas, the street side yard (corner lot) setback may conform to existing setbacks of existing structures along that street (15 ft.). In new developments, the street side yard setback shall be equal to the front yard setback (25 ft.). The minimum rear yard setback shall be increased to 15 ft. if the garage requires vehicular access from an alley.
Garage cannot be located in the side yard or front yard.
Sidewalls shall not exceed 10 ft. in height for a maximum height of 17 feet from grade to peak.
Garage cannot be located closer than 6 ft. to the principal structure or any other building on its own property or any adjacent properties.
Garage cannot be located within an easement or right-of-way (check with Sarpy County for the location of easements). It is the homeowners responsibility to identify existing easements, location of lot lines and, if applicable, covenant restrictions.
Call Diggers Hotline 1-800-331-5666 for buried utility locations before construction.
Inspections Required:
Footing Inspection: Once the footings are dug and before the concrete is poured.
Rough-In/Framing/Electrical Inspection: After all framing, electric and plumbing (if applicable) are “roughed-in” and before enclosing or covering.
Final Inspection: After the completion of the entire building.
Please allow a 24-hour notice when calling for an inspection.
The Building Inspections Office number is 332-3336, ext. 209.
Note: Building permit fee is based on square footage.
Please be advised this informational sheet is a summary guideline and is not conclusive of all codes and regulations.
Guidelines and Requirements for: Accessory Building City of Gretna – 3/2008
The City of Gretna requires all construction to comply with the following building codes:
2006 International Residential Building Code
2005 National Electrical Code
City of Gretna Zoning Code
Maximum size:
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RE
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1 to 4 acres
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TA
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5 acres or more
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RE-A
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1 to 4 acres - Animals
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AG
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10 acres or more
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Square footage of all sheds/accessory buildings/detached garages, taken together shall be subordinate to the principal building with regard to size and building footprint, except in AG and TA districts.
Required property line setbacks shall be maintained. These are as follows:
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RE
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RE-A
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TA
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AG
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| Street Side Yard | 25ft. | 25ft. | 25ft. | 25ft. |
| Interior Side Yard | 25ft. | 25ft. | 25ft. | 25ft. |
| Rear Yard | 10ft. | 10ft. | 10ft. | 10ft. |
| Maximum Height | 17ft. | 17ft. | 35ft. | 35ft. |
| Side Wall Height | 10ft. | 10ft. | n/a | n/a |
All accessory buildings shall be to the rear of the principal structure.
No accessory buildings shall be built on a lot for more than six months prior to beginning construction of the principal building.
Detached accessory buildings or structures shall be located no closer than 6 feet to any other accessory or principal building.
Accessory buildings cannot be located within an easement or right-of-way (check with Sarpy County for the location of easements). It is the homeowners responsibility to identify existing easements, location of lot lines and, if applicable, covenant restrictions. Before beginning construction, call Diggers Hotline 1-800-331-5666 for buried utility locations.
Inspections Required:
Footing Inspection - Once the footings are dug for the poles and before concrete is poured.
Rough-In/Framing/Electrical Inspection: After all framing, electric and plumbing (if applicable) are “roughed-in” and before enclosing or covering.
Final Inspection - After the completion of the entire building.
Please allow a 24-hour notice when calling for an inspection. The Building Inspections Office number is 332-3336, ext 209.
Note: Building permit fee is based on square footage.
Please be advised this informational sheet is a summary guideline and is not conclusive of all codes and regulations.
Swimming Pools (Both in-ground and above ground) and outdoor Spas/Hot Tubs
All construction must comply with the following building codes:
2006 International Residential Building Code
2005 National Electrical Code
City of Gretna Zoning Code
2007 Gretna Zoning Ordinance
Permit Plans/Information Requirements:
A building permit is required for the installation of swimming pools above ground or below ground, deeper than 24” and require a pump or filtering system, as well as spas/hot tubs.
The following information is needed at the time of permit application:
Plot plan showing the proposed location of the pool (minimum 5' from the side lot line and 8' from the rear lot line).
Plot plan must show existing fences, decks, sheds, concrete walkways, etc.
Plot plan must show proposed location of the pool motor, pump housing, ladders, diving boards, platforms, lights, flag poles or any other metal features.
Completion of a building permit application.
Inground Pools Only – Completion of an Electrical Permit Application.
Spa/Hot Tubs:
If a spa or hot tub is planned for installation on an existing deck, check the structural capabilities of the deck and the location of electrical outlets. Building permit fee is based on the estimated cost of construction.
Barrier Exceptions - Spas or hot tubs provided with a safety cover which complies with ASTM F 1346, as listed in Section of AG105.5 of the 2006 International Residential Building Code, shall be exempt from the provisions of a barrier requirement. If no safety cover is used, all spas and hot tubs must comply with the barrier requirement, of which barrier can be with a fence or wall, not less than four feet in height. The fence shall be constructed so as to not have openings greater than four inches in any dimension. If a picket fence is provided, the horizontal dimension shall be no greater than four inches. All gate and door openings shall be a self-closing and self-latching device. The side of the dwelling or accessory building may be used as part of such enclosure. Please refer to Section AG105 Barrier Requirements for a complete description.
Swimming Pools:
In-ground Swimming Pool greater than 24" minimum depth are required to be enclosed with a four-foot fence or wall. The fence shall be constructed so as to not have openings greater than four inches in any dimension. If a picket fence is provided, the horizontal dimension shall be no greater than four inches. All gate and door openings shall be a self-closing and self-latching device. The side of the dwelling or accessory building may be used as part of such enclosure. Building permit fee is $50.00, plus a $60.00 electrical application.
Above Ground Swimming Pools greater than 24" minimum depth are required to be enclosed with a fence not less than four feet in height. The fence shall be constructed so as to not have openings greater than four inches in any dimension. If a picket fence is provided, the horizontal dimension shall be no greater than four inches. All gate and door openings shall be a self-closing and self-latching device. The side of the dwelling or accessory building may be used as part of such enclosure. The City of Gretna requires the homeowner follow all recommended electrical installation instructions. The use of extension cords are not acceptable. Building permit fee is $30.00.
Call Diggers Hotline 1-800-331-5666 for buried utility locations before construction.
Please be advised this informational sheet is a summary guideline and is not conclusive of all codes and requirements. Appendix G Swimming Pools, Spas and Hot Tubs of the 2006 International Residential Code is available upon request.
Residential Room Addition/Remodeling or Adding Spaces (Other Than Finishing Basements)
All homeowners must comply with the following building codes:
2006 International Residential Building Code
2005 National Electrical Code
2007 Gretna Zoning Ordinance
Planning guidelines and drawings for room addition/remodeling/adding space:
The drawings shall depict existing and proposed work by the use of shading or other discernable method, as well as wall sections and other details. The drawings may be a floor plan view.
The drawings should include, as applicable:
The purpose for all rooms and areas shall be listed; i.e., storage, office, recreation, bedroom, etc.
The size and location of all existing and proposed windows and doors shall be shown.
Locations of all plumbing fixtures proposed.
Location of proposed electrical outlets, switches and lighting fixtures.
Proposed changes to the heating, ventilation and air conditioning system.
If an enclosed crawl space rather than a basement, show the method of underfloor ventilation proposed.
Rooms for sleeping purposes require evaluation of exiting requirements. Escape or rescue windows shall be provided in each sleeping room. Escape windows shall have a minimum area of 5.7 sq feet, and minimum net clear openable dimensions of 24" in height and 20" in width and a maximum sill height of 44" above the finished floor. Below grade window wells must be installed.
Below Grade Window Wells: The clear horizontal dimensions shall allow the window to be fully opened and provide a minimum accessible net clear opening (floor area of the well) of 9 square feet, with a minimum dimension of 36 inches. Window wells with a vertical depth of more than 44 inches shall be equipped with an approved permanently affixed ladder or stairs that are accessible with the window in the fully open position. The ladder or stairs shall not encroach into the required dimensions of the window well by more than 6 inches.
Plot Plan (for exterior room additions only): The plot plan drawing must indicate the principal structure, the location and size of the project, location of property lines and proximity to other structures or features located on the site. Dimensions or measurements between structures/features should be added to ensure clarity of information being provided.
No permanent structure may be located in a right-of-way or easement (check with Sarpy County for the location of easements). It is the homeowners responsibility to identify existing easements, location of lot lines and, if applicable, covenant restrictions.
Required property line setbacks shall be maintained. These are as follows:
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R-1,R-2,R-3
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RE
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RE-A
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TA
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AG
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| Front Yard | 25 ft. | | 50ft. | 50ft. | 50ft. | 50ft. |
| Street Side Yard | *15 ft. | | 25ft. | 25ft. | 25ft. | 25ft. |
| Interior Side Yard | 7.5ft | | 25ft. | 25ft. | 25ft. | 25ft. |
| Rear Yard | 25ft. | | 25ft. | 25ft. | 25ft. | 25ft. |
*In existing developed areas, the street side yard (corner lot) setback may conform to existing setbacks of existing structures along that street (15 ft.). In new developments, the street side yard setback shall be equal to the front yard setback (25 ft.).
Footings: All additions to buildings must have footings extending below the frost-line (42" deep minimum) to prevent damage to the structure or to the structure that is being expanded. Before digging the footings, call Diggers Hotline 1-800-331-5666 for buried utility locations.
All wood in contact with concrete or masonry surfaces shall be of pressure treated (PT) or naturally rot resistant wood (e.g. cedar, redwood). This typically includes "nailer" plates on floor, wall nailer "furring strips" for wallboard application and frames/casings for windows. The objective is to avoid having untreated wood in contact with concrete or masonry. Concrete and masonry are permeable and, thus, able to transmit both water and water vapor. This situation can create an environment conducive to fungus growth (wood rot) and/or termite damage.
Electrical:
The homeowner, currently living at the property, may perform all phases of electrical wiring of a room addition or remodeling project as per the 2005 National Electrical Code requirements.
Hard-wired with battery backup smoke detectors shall be added in all areas designated as sleeping areas and in hallways leading to those areas.
Commentary: The intent of adding smoke detectors is to provide some protection for persons occupying the basement and residence. This requirement is an abridgement of current requirements of the Uniform Building Code, National Electrical Code and the National Fire Protection Association's Life Safety Code. These Codes currently require that all levels of the residence, all sleeping areas and hallways to sleeping areas and all rooms adjacent to hallways leading to sleeping areas which have ceilings 24" or higher than the hall ceilings, must be provided smoke detectors.
As code requirements have increased over the years, the residence may or may not have "hard-wired" smoke detectors. Furthermore, as the type, design and construction of residences vary widely, addition of and/or interconnecting smoke detectors may or may not be easily done. If possible, we encourage you to consider adding at least one additional smoke detector/alarm interconnected to other smoke detectors within the residence. It should be located in an area to maximize the opportunity for other occupants to hear the alarm.
Plumbing/Bathrooms:
The homeowner may perform all phases of plumbing for a room addition or remodel as per the 2006 International Residential Building Code requirements.
All toilet and bathrooms which do not have an openable window shall have a ventilation fan for odor and moisture control. These shall vent to the exterior of the building, NOT into the garage or other enclosed room.
Lots served by Septic Tanks & Drain-fields: The proposed addition must also meet the set-back requirements of the septic tank and drain field(s). If new bedrooms and/or additional waste water generating facilities are proposed, an analysis of the existing waste water disposal and the potential need for additional sub-surface disposal field may be required.
Commentary: For a residential lot which is currently served by an “on-site” waste water disposal system (e.g., septic tank/drain-field system), special care must be taken in siting the addition to avoid conflict with the existing drain-field and to conserve sufficient “critical area” for a replacement drain-field. If new bedrooms and/or additional waste water generating facilities are proposed, an analysis of the existing waste water disposal and the potential need for additional sub-surface disposal field may be required. Depending on the size, slope and other improvements on the lot, the need for an area for a replacement drain-field may eliminate or severely limit the opportunity to build the proposed addition. This “critical area” is defined as a location which can be served by using gravity or pumping the waste to a replacement disposal field. The drain-field size depends on a number of factors including soil percolation rate and water usage in the residence.
Inspections Required:
Footing Inspection - Once the footings are dug and before concrete is poured.
Ground Work Inspection - Placing new or relocated plumbing lines concealed below the floor slab.
Rough-In/Framing/Electrical Inspection - After all framing, plumbing, electrical or mechanical systems (heating and cooling ducts, controls, etc.) are "roughed-in", but before insulating and concealing work.
Final Inspection - After the completion of the ceiling, walls, installation of all plumbing fixtures, electrical fixtures and all safety features have been completed.
Please allow a 24 hour notice when calling for an inspection. The Building Inspections Office number is 332-3336, ext. 209.
Note: Building permit fee is based on square footage of room addition.
Please be advised this informational sheet is a summary guideline and is not conclusive of all codes and regulations.
Gretna Volunteer Fire Dept. & City of Gretna
Outdoor fireplaces do not include barbeque grills that are primarily for outdoor cooking.
A building permit is required for a fire pit, but not for a chiminea or portable fire pit.
Definitions of “Outdoor Fireplaces”:
Fire Pits - Bldg. Permit Required
Usually constructed of steel, concrete or stone, and constructed above ground with a heavy steel screen covering.
Portable Fire Pit
Defined and intended to confine and control outdoor wood fires.
Chimineas
Defined as an outdoor patio fireplace, usually made from clay.
Barrels, half barrels, drums or similarly constructed devices ARE NOT firepits!
Requirements for “Outdoor Fireplaces”
A minimum of ten foot clearance between an outdoor fireplace and combustible materials.
Shall be constructed of concrete or an approved non-combustible material.
Fuel fire area and openings shall be completely enclosed by a spark guard (no greater than ½” square).
Vent stacks, chimneys and chimineas shall have a steel screen cover made of heavy wire mesh.
Size of the fuel area shall not be larger than 3’ in diameter and a height of no more than 3’.
Outdoor fireplaces shall be placed on a stable non-combustible surface such as a concrete pad and only at grade level.
Burn untreated wood or approved fireplace starter logs.
Limit the amount of material being burnt to ensure the flames are confined inside the fuel area of the fireplace. Do not allow the flames to extend above the pit or chimney.
It is important to keep a water supply, garden hose or fire extinguisher readily available in case of an emergency.
Do not burn an outdoor fireplace when winds are blowing over 12 mph or when weather conditions are extremely dry.
All outdoor fireplaces must be under supervision by a person age 18 yrs or older.
Fires must be completely extinguished and embers cooled prior to 11PM.
Smoke shall not create a nuisance for neighbors.
OPEN BURNING - Please remember……….open burning is ONLY allowed outside the corporate city limits and you must obtain a free burn permit at City Hall prior to burning.
BARBEQUE GRILLS - The use of a charcoal grill should always be placed on a stable non-combustible surface such as a concrete pad and only at grade level.