General:
Construction within the Town of Highlands may involve various regulatory areas, depending on the nature and scope of the construction. The North Carolina State Building, Plumbing, Electrical, Mechanical, and Fire codes are enforced by the Macon and Jackson County Building Inspection Offices. The Town of Highlands enforces a Unified Development Ordinance that regulates Dimensional Standards, Subdivisions, Soil Erosion & Sedimentation, Stormwater, Floodplains, and other related items. The Town of Highlands also enforces a Code of Ordinances. Before commencing any construction or remodeling, a Zoning Certificate must be obtained from the Town of Highlands. A Zoning Certificate may also be required for any work that doesn't require a Macon/Jackson County building permit. After obtaining a Zoning Certificate, the applicant must obtain a building permit from either the Macon or Jackson County Building Inspection Office (if applicable).
A small portion of the eastern end of Town lies within Jackson County.
Requirements for Zoning Certificate:
In general, the following documents must be submitted to the Planning and Development Office before a Zoning Certificate may be issued:
- Site Plan is required, indicating the size of the lot, the location of the building on the lot, setbacks from adjoining lots and road rights-of-way, parking areas (if required), and driveways; a Land Disturbance Permit will be issued for the grading and new driveway(s) in conjunction with the Zoning Permit. The size and location of any new culvert(s) must be approved by the Town's Public Works Director or the North Carolina Department of Transportation (minimum size is 15"). Any changes to the natural terrain should be indicated on the site plan. The Macon County Environmental Health Department is charged with reviewing and approving the location of the septic tank and drainage field. No grading, excavating, under-brushing, or tree removal may begin before a Zoning Certificate has been issued.
- Construction Plans are required to indicate the nature and character of the work to be done. For minor work, plans may be limited to informal sketches, or the requirements may be waived entirely. For most residences, floor plans will be required at a minimum. A set of plans may also be required by the Macon/Jackson County Building Inspection Office. The Town will review the plans to determine compliance with its Unified Development Ordinance, while the county will review them to determine compliance with the North Carolina Building Code. Ideally, commercial plans should be submitted in advance of applying for a Zoning Certificate, allowing ample time for review. The cost of a Town Zoning Certificate is outlined in the Fee Schedule and is based on the cost of construction.
Requirements for Watershed Protection Permit
Effective October 1, 1993, the Town has amended its Zoning Ordinance to implement requirements of the Watershed Protection Act of 1989. In Watershed Overlay Districts (which encompass most of the land within the Town limits), a Watershed Protection Permit must be issued in conjunction with a Zoning Certificate. This permitting requirement will affect the submission of site plans in two ways:
- Built-upon Limits. For nonconforming lots, i.e., lots that do not meet the minimum lot size for the overlay district (which may differ from the underlying zoning density), development is limited to a percentage of "built-upon" area. Built-upon area includes not only the "footprint" of a building itself but also anything else on the lot that is covered by "impervious or partially impervious cover," including paved or gravel driveways or parking lots, patios, and sidewalks (uncovered decks are exempted because they are pervious). For affected property, the site plan will be required to indicate the dimensions and total area of all of the "built-upon" areas.
- Buffer Areas. The watershed amendments also require a buffer area, which is an area of natural or planted vegetation, either 30 or 50 feet wide (depending on the overlay district), between any structures or "built upon" areas and certain streams and lakes identified on the Watershed Map. This "setback" would be required to be shown on site plans adjoining such waterways.
Requirements for Building Permit:
After you receive a Town of Highlands Zoning Certificate and Watershed Protection Permit, you must apply for a County Building Permit. The Macon County Building Inspection Office is located at 1834 Lakeside Drive, Franklin, NC 28734 (Telephone 828-349-2073). The Jackson County Building Inspection Department has an office in Cashiers at 357 Frank Allen Road, Cashiers, NC 28717 (Telephone 828-745-6850).
Unless the building is to be served by sewer, the county will require an Improvements Permit from the Macon County (or Jackson County) Health Department for new structures or additions to existing structures that increase the number of bedrooms. The Macon County Environmental Health Office is located at 1830 Lakeside Drive, Franklin, NC 28734 (Telephone 828-349-2490). The Jackson County Environmental Health Department has an office in Cashiers at 357 Frank Allen Road, Cashiers, NC 28717 (Telephone 828-745-6852).
Inspections:
All inspections will be made by the Town of Highlands and the appropriate county authority. The General Contractor and subcontractors are required to call for inspections as work progresses. The town and county permits must be posted in a visible location near the entrance of the job site. Every attempt will be made to conduct inspections promptly; however, a minimum of 24 hours' notice should be given to town and county inspectors.
Depending on the project, the Town of Highlands will inspect the site before grading begins to ensure that all erosion control devices are correctly installed. A footer inspection is required for all additions and new builds. After the project is complete, a final inspection is required before a Certificate of Compliance can be issued.
In some cases, additional inspections may be required by either the town or county. No Certificate of Occupancy may be issued until final town and county inspections have been made. The building may not be occupied, nor will the final power be connected until the county has issued a C.O.
For more information, please contact Town Hall.
Michael Mathis - Town of Highlands Planning & Development Director
Bobby Henry - Town of Highlands Code Enforcement Officer
Town of Highlands: (828) 526-2118
Macon County: (828) 349-2072
Jackson County: (828) 586-7560