Home design in Grand Traverse County.

Grand Traverse County is where we are based. Building here means dealing with two or three separate offices, and which ones depends on exactly where your lot is.

Here is who you will deal with, what they ask for, and the local conditions that affect design.

Permits are applied for by the owner or builder. We don't apply for or manage permits.

Who issues the building permit

For most of the county it is Grand Traverse County Construction Code, 2650 LaFranier Road, Traverse City, 231-995-6044.

Garfield Charter Township is the exception. It runs its own building department (231-941-1620) and issues building permits for projects in the township. Electrical, mechanical, and plumbing permits are still issued by the county for the whole county.

Inside the City of Traverse City, the city issues the land use (zoning) permit and the county issues the building permit.

Zoning

There is no county-wide zoning. Every city, village, and township has its own zoning ordinance, with its own setbacks, height limits, and lot coverage rules. You get a land use permit from your township or city first, then apply for the building permit.

Township, city, and village zoning

Each of these runs its own zoning. The link goes to its zoning page or ordinance.

Well and septic

The Grand Traverse County Health Department, Environmental Health Division (231-995-6051), issues well and septic permits. Adding bedrooms to a home on septic usually means checking the existing system's permitted capacity.

Soil erosion permit

The county health department also runs the soil erosion program. A permit is required when work is within 500 feet of a lake, stream, regulated wetland, or county drain, when more than one acre is disturbed, or on slopes of 20% or steeper. The City of Traverse City and Garfield Township handle their own soil erosion permits.

Building code

Michigan building departments are currently reviewing homes under the 2015 Michigan Residential Code and the 2015 residential energy code. A newer 2021 edition was adopted but is on hold under a court order, so check with the building department if your project is still months out.

What the permit office asks for

The county's residential checklist calls for two complete sets of plans (printed or PDF) including:

• A scaled site plan with dimensions to lot lines, streets, and other buildings
• A dimensioned footing and foundation plan
• Floor plans showing beams, headers, joist and rafter sizes and direction, and braced wall lines
• Building sections from footing to roof peak, and exterior elevations with grade lines
• Energy code compliance documents

Notes that just say "per code" are not accepted. Along with the plans you will need your land use permit, well and septic (or public utility) permit, driveway permit, and soil erosion permit if one applies.

Things to watch for

• Boardman River. It is a state-designated Natural River. Lots within 400 feet of it fall in the Natural River district, with building setbacks of 100 to 150 feet from the water depending on the stretch, plus a required strip of natural vegetation.
• Wetlands, lakes, and streams. Work in or near them can need a separate state (EGLE) permit.

Do you need an architect here?

Under Michigan law (MCL 339.2012(1)(d)), a detached one- or two-family home of up to 3,500 square feet of calculated floor area can be designed by someone who isn't a licensed architect or engineer, without an architect's or engineer's seal (Michigan Attorney General Opinion No. 7208, 2007). Calculated floor area counts only habitable space; basements, garages, porches, decks, bathrooms, closets and hallways don't count. Most homes, additions, and remodels we draw fall under that exemption. More in our FAQ.

How we help

• Construction drawings formatted for the building department: floor plans, foundation plan, elevations, and sections from footing to roof peak
• A scaled site plan with dimensions to property lines, for zoning and for the building permit
• As-built drawings of the existing home for additions and remodels
• Early flags for anything that needs an engineer, a state permit, or a setback check, before you spend money on full drawings

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