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Planning and Building

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1. What is the minimum size parcel that can be built on?

The minimum acreage size to construct a residence in the unincorporated areas of Franklin County is 3.00 acres as long as you can meet the setback requirements and your on-site wastewater system will fit on that 3.00 acre tract. If, after you have had a soil profile test done, you find out you need to install a wastestabilitization pond (lagoon) it requires a minimum 5.00 acres.

2. How close to a property line can I construct a house?

The setback requirements for Franklin County depend on what the property is zoned. The Setback Requirements schedule will assist you in figuring out the setback requirement for your particular Zoning District.

3. How is my property zoned? What uses are allowed on the property?

The Zoning District Classifications are based on acreage size. Each Zoning District has uses that are allowed and other that are allowed pending the approval of a Special Use Permit. Those uses are outline in the Franklin County Zoning Regulations.

4. Can a second dwelling be constructed on a piece of property?

Under special circumstances the Franklin County Zoning Regulations may allow a temporary dwelling when a Temporary Hardship can be proven which would allow a second dwelling to be placed/constructed with the approval of a Temporary Use Permit. For further information you can review Article 26 of the Franklin County Zoning Regulations or contact the Planning & Building Department at 785-229-3570.

5. Can I build in the floodplain?

It is always better to avoid building in a floodplain, however in some cases you can build in a floodplain if certain standards and requirements are met. Article 16 of the Franklin County Zoning Regulations addresses floodplain development or you can contact the Floodplain Administrator at the Planning & Building Department at 785-229-3570 to determine if you are in a floodplain or if you have any questions about building in a floodplain.

6. What work requires a permit?

Any work/construction outside of routine maintenance or minor repair requires a permit BEFORE the work/construction is started. To find out if a specific project requires a permit call the Planning & Building office at 785-229-3570 for more information.

7. How long is a building permit valid for?

A Building Permit is only valid for a period of 180 days unless construction has begun within that time frame. Where construction has been initiated within the required time frame, the permit is then valid for a period of one (1) year from the date of the completion of the first inspection.

8. What do I need to submit to obtain a building permit?

You will need to fill out a Building Permit Application. You will also need a copy of your deed, a site (plot) plan drawing, and two (2) sets of AS BUILT drawings/plans. The Helpful Hints will assistant you in what you need to do or you can find out more information about what needs to be submitted to obtain a building permit by calling the Planning & Building office at 785-229-3570.

9. What is a site (plot) plan?

The site plan is a drawing looking down on your property that depicts the dimensions of the property and location and size of existing structure/s and any proposed structures and shall include driveway entrance and separation distance of structures from the property lines. There is a sample of a site (plot) plan included in the Helpful Hints.

10. What are the fees for building in Franklin County?

The building permit fees for Franklin County are dependent on the type of structure you are building and the square footage of the proposed structure. The Building Permit fee schedule will assist you in determining the fee for the proposed structure. You can determine the building permit fee by looking at the building permit fee schedule or you can call 785-229-3570 for the amount. The permit fees are due when your permit is issued.

11. When are plans required to be prepared or be sealed by an architect or engineer?

All Commercial construction must be prepared by an architect or engineer. Generally, plans for light frame single family dwellings are not required to be prepared and sealed, however, some special features may require design requirements to be sealed by an engineer. These will be noted on the plan by the Building Official.

12. What work requires licensed contractors?

Generally, a property owner may perform all construction work on a residence that they own and will personally occupy. General contractors are only required to be bonded and insured. Electrical, Plumbing and HVAC (Mechanical) contractors are required to be licensed for that specific trade.

13. What codes have been adopted by Franklin County?

Franklin County has adopted the 2003 editions of the IRC (Residential), IBC (Building), IPC (Plumbing) and IMC (Mechanical) Codes and also the 2002 Edition of the NEC (Electrical) Code.

14. Where can I obtain a copy of the Building Codes adopted by Franklin County?

The Franklin County Planning & Building Department have the adopted Code books available to read in our office.

15. What are the minimum requirements before a new residence can be occupied?

Generally anything that is considered to be a safety or sanitation requirement must be complete before occupancy of a new dwelling will be granted. A Certificate of Occupancy is required to be issued by the Building Official before a dwelling may be legally occupied. Some of the issues that must be complete for a residence to be occupied prior to full completion include:
• Approval of the onsite wastewater system and water supply by the Environmental Health Department
• Smoke detectors required by building code installed and functioning
• At least one fully functioning bathroom, including a tub or shower, a lavatory and a water closet; any opening in the DWV system for additional fixtures shall be capped
• A kitchen sink and cooking facilities
• A water heater with a thermal expansion tank
• At least one exit including landings, stairs, handrails and guardrails that fully comply with applicable code requirements; additional exit doors do not have landings that are over 30 inches above the outside grade shall be blocked by approved guardrails or be locked by temporary double keyed deadbolts
• Handrails on stairs with three or more risers and guardrails on porches, decks or similar platforms located 30 inches or more above adjacent surface
• Required electrical receptacles, switches, lights, fixtures Ground Fault Circuit Interrupters and cover plates
• Final approval of the Electrical Service, including grounding system shall have been given
• Between September 30 and May 1, required mechanical heating equipment shall be completed and approval given by the Building Official
• A Temporary of Occupancy may be obtained in certain cases until a full final approval of the residence is given.

16. When will I get my Certificate of Occupancy?

The Certificate of Occupancy is issued within a couple days following a passed final inspection and is mailed to the owner, unless otherwise specified.

17. Can I build an addition onto my manufactured home?

No. Manufactured homes have been constructed to the minimum Department of Housing and Urban Development Design Standards which did not include any additions. Detached decks and landings are permitted.

18. Where can a manufactured home be placed in Franklin County?

A manufactured home may be installed anywhere that a site built home is permitted by the County Regulations and in the Mobile Home Park District. Any manufactured home installed in Franklin County must comply with the U.S. Department of Housing and Urban Development (HUD) Federal Manufactured Home Construction and Safety Standards approved by HUD through 1994 or newer.