The City of Gretna requires homeowners to comply with the following building codes:

Ø     2006 International Residential Building Code

Ø     2008 National Electrical Code

Ø     City of Gretna Zoning Code

 

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:     

Ø     The purpose for all rooms and areas shall be listed; i.e., storage, office, recreation, bedroom, etc.

Ø     The size and location of all existing and proposed windows and doors shall be shown.

Ø     Locations of all plumbing fixtures proposed.

Ø     Location of proposed electrical outlets, switches and lighting fixtures.

Ø     Proposed changes to the heating, ventilation and air conditioning system.

Ø     If an enclosed crawl space rather than a basement, show the method of underfloor ventilation proposed.

Ø     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:

 

                                    R-1,R-2,R-3       RE        RE-A     TA        AG

Front Yard                     25 ft.                 50ft.      50 ft.     50 ft.     50 ft.    

Street Side Yard            *15 ft.               25ft.      25 ft.     25 ft.     25 ft.    

Interior Side Yard           7.5ft                  25ft.      25 ft.     25 ft.     25 ft.    

            Rear Yard                      25 ft.                 25 ft.     25 ft.     25 ft.     25 ft.

 

*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:

Location of proposed electrical outlets, switches and lighting fixtures, as well as the completion of the Electrical Permit Application must be submitted with the Building Permit Application and performed by a licensed electrical contractor.  However, the homeowner currently residing at the property may perform all phases of the electrical wiring with the completion of an Electrical Permit Application.  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 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 a garage, attic 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.