Barndominium Builders in Douglasville, GA

Douglasville barndominium builders need a full plan set, not a brochure, because the city reviews new homes in detail. Douglasville is the seat and largest city of Douglas County, about 20 miles west of Atlanta, with Interstate 20 running about 1.5 miles south of downtown. That access makes it a practical base for owners who want a barndo with shop space and a reasonable commute.

What the city's submittal list includes

The Douglasville Community Development Department's residential submittal requirements for new single-family homes ask for a residential application, a site or house location plan, architectural floor plans and details, exterior elevations, structural plans, and structural calculations with a roof layout. Mechanical, electrical and plumbing layouts are part of the package, along with energy code data sheets such as Res-Check. For a steel or post-frame barndominium, those structural calculations and roof layouts usually come from the building system's engineering, so we coordinate them before submittal.

Codes listed on the city sheet

The city's posted sheet lists the 2018 International Residential Code, 2018 mechanical, plumbing and fuel gas codes, the 2020 National Electrical Code and the 2015 International Energy Conservation Code. Statewide, Georgia DCA's current mandatory list now names the 2024 IRC with Georgia Amendments, so we confirm the edition in force with the office when we submit.

Utilities come first

Side sewer connections and water meters are not part of the city's building process. They must be obtained from the Douglas County Water and Sewer Authority before applying. For a new or altered septic tank, information goes to the Douglas County Health Department and approval must come before the permit application. Mechanical, electrical and plumbing permits are separate and cannot be issued until the building permit is, and an approved permit stays valid for 180 days after issuance, so we line up the start date accordingly.

Creeks and the 2009 flood

Douglas County is bordered by the Chattahoochee River on the east and southeast, and the whole county lies in the Middle Chattahoochee-Lake Harding sub-basin. Sweetwater Creek runs along the eastern side near Lithia Springs, and Sweetwater Creek State Park, with its 215-acre lake, is about 7 miles east of Douglasville. During the September 2009 Southeast floods, Sweetwater Creek rose to its highest level ever recorded, with a peak flow the USGS measured at 28,000 cubic feet per second. Douglas County was one of 17 Georgia counties in the disaster declaration request. If your lot is anywhere near a creek, flood maps and finished floor elevation come before floor plans.

Drinking water from the Dog River

The Dog River on the county's west side flows to the Dog River Reservoir, the county's main drinking water source. Land in that watershed can carry extra buffer and land-disturbance expectations, so we check before clearing.

High ground for a slab

Douglasville sits at roughly 1,200 feet. The city was founded in 1874 when the railroad came through, became the county seat that year and was incorporated in 1875. Today it has 34,650 residents, up from 30,961 in 2010, and Douglas County counted 144,237 in 2020.

Our approach here

• Confirm city or county jurisdiction for the parcel
• Secure water and sewer, or Health Department septic approval
• Assemble structural, MEP and energy documents for review
• Build within the 180-day permit window

Call (678) 501-7569 or

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to start your Douglasville plan set.