Residential Plan Review
All detached two-family dwellings (duplex), multiple single family attached townhouses & their accessory structures not more than three stories high require a plan review prior to receving a building permit. Please follow the steps below.
Step 1 - Plan Submittal
The deadline for new submittal each week is Tuesday by 4:00 p.m. If the offices are closed Tuesday, plan and supporting documents must be submitted by 4:00 p.m. the prior business day. Please see our holiday schedule for a list of the current year holiday closings.
Prior to acceptance, the submittal will be reviewed by staff for completeness. An application submittal includes: completed application, and two sets of plans. When preparing plans and supporting documents; please refer to the Building Plan Review Checklist, Building Plan Design Review Checklist and Building Plan Site Plan Checklist regarding issues that may need to be addressed depending on the scope of the project and applicable requirements. Please note that an (Individual lot permit) must be applied for if lot is within 200 feet of a stream, creek, or any state water prior to submitting building plans. Due to the fact that Individual Lot Permit and Building Plan Review applications may take place concurrently, changes to zoning conditions during the ILP process may impact building plans. It is the applicant’s responsibility to coordinate these changes and update plans accordingly. Applications may be submitted to the Department of Planning and Community Development located at:
110 East Main Street, Suite 100 Cumming GA 30040
The building plan review fee $100.00 for each unit and is due at the time of submitting plans. Building permit and impact fees for all permits will be collected at the time the permit is issued. Please see our fee schedule for more detailed information regarding Planning and Community Devolvement fees.
Step 2 - The Review Period
Plan review functions on a two week cycle. Comments will be emailed to you by 5:00 p.m. tuesday, ten business days after the deadline date following when you submitted your plans. Please use this Checklist to track your comments.
You will receive one of the responses below from each department on or before your deadline date:
- Comments – After the above checklist is complete, the plans will have to be corrected to address all of the comments that you received. You will then generate a narrative of changes on an 8” X 11”. Once the corrections have been made. You must resubmit two sets of plans and the narrative to the Planning and Development department. The planning department will review the resubmitted plans within three business days after they are received and you will be contacted to pick up your plans and permit.
- No Comments – If you receive a “No Comment” response from each of the departments, then all departments have approved the plan “as is” and no corrections are required by the designer. You will be contacted to pick-up the plans and permit.
The comments represent necessary corrections or concerns that must be addressed in the plan prior to approval. Once you have made the corrections to the plans resubmit them back to planning and development along with a narrative of changes made please allow 1-3 days for final review.
Step 3 - Permit Issuance
Once you have recieved notification that the plans are ready for permit, you may return to the Planning and Community Development office to receive a permit. A building permit for each unit is required, and all other applicable documents which are outlined in the building permit information.
Subdivision – Notice of Intents
All Builders and homeowners building in a subdivision will need to turn in a Secondary permittee, Notice of Intent with the building permit application.
Tertiary Lots must have a Tertiary Permitee, Notice of Intent with the building permit application.
Primary Permittee will be turned in at site development and will not be accepted with the building permit application.
Engineering requires Notice of Intents according to State Law.
Warnings and stop works have to be issued to the owner of the Notice of Intent
For further information you can go to the following.
Important Notices to Applicant
- Power cannot be released until all outstanding fees are paid.
- Forsyth County utilizes the Site Development Process, the Business License Application Process, and/or requests for Certification of Zoning Compliance to verify that a proposed use is in conformance with the Unified Development Code and other applicable requirements. Applicants seeking a permit for a specific end-user are encouraged to utilize one of these options prior to construction; building permits are not reviewed for conformance with use/zoning related issues.