City of Columbia
DEVELOPMENT CENTER
1136 Washington Street
Columbia, SC 29201
803.545.3423
Fax: 803.733.8699
RESIDENTIAL MASTER PLAN
Master Plans are approved construction documents for structures proposed to be built repeatedly in the City of
Columbia. Master Plans may be created for detached single family residences and duplexes. This expedites
the issuance of building permits in that any building permits utilizing an approved and current Master Plan are
considered Simple Permits.
This checklist covers requirements for approval of a Master Plan when a specific location is not known. If you
have a specific location in mind, Master Plan approval also can be granted during the regular permitting review
process; for example, for a new single-family residence you could follow the checklist titled Single
Family/Duplex – New and inform the Development Coordinator that the plans should be processed for a
Master Plan.
HOW TO ESTABLISH A MASTER PLAN
Submit the following items to the Development Center for review by the Plans Examiner:
 MASTER PLAN REVIEW APPLICATION: 1 copy
Show total building area per floor (square footage for heated, garage, porches, deck);.plans shall be
fully dimensioned.
 PLAN REVIEW FEE - $25.00 for each plan review
 BUILDING PLANS: 2 copies at 11” x 17” minimum • Plans must be to scale
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Architectural plans - floor plans identifying room uses, door/window schedules; occupancy separation location and
fire-rating details (must include floor or wall UL assembly number); location of smoke detectors and emergency
egress openings; stair/handrail/guardrail/deck location and details; crawlspace/attic ventilation; all exterior
elevations, wall covering specifications and fire-rating (depending on wall location).
Structural plans - foundation plan with footing / pier / grade or slab details; shear wall schedule. Detail reference
locations and building cross-sections in each direction. Complete floor/roof framing plans with bracing and support
details including spacing of framing members, size, spans of floor, wall, ceiling and roof; headers, beams and
girders, and lateral (corner) bracing.
Prefabricated trusses – roof / floor framing plan with truss manufacturer’s name; truss splice details, connections
and plate sizes; gable bracing/bridge; single line truss diagram with all vertical/lateral loads, including bearing
points with reference to framing plan . Per South Carolina amendment, this info must be available at jobsite for
inspector and is not required for plan review.
Mechanical, electrical and plumbing plans - electrical plan identifying size and location of main and sub-panels;
outlets (required GFCI and WP/GFCI locations), switches, light fixtures; location of HVAC equipment; duct layout.
Name, phone, and fax number of contact person.
 ENERGY EFFICIENCY COMPLIANCE – 1 copy
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All projects will need to comply with the 2009 International Energy Code (2009 IECC) sections which are referred
to as the mandatory provisions and either: (A) the prescriptive approach; or (B) the performance approach.
You may also demonstrate compliance by using REScheck software which can be found at the following website:
www.energycodes.gov/rescheck/
Rev. 02/21/13
OBTAINING A PERMIT ONCE MASTER PLAN IS APPROVED
For each new single-family residence or duplex, prepare the following information and bring to the
Development Services counter. Begin at the Zoning desk.
 RESIDENTIAL NEW CONSTRUCTION/ADDITION PERMIT APPLICATION: 1 copy
 RESIDENTIAL MASTER PLAN SUMMARY SHEET: 1 copy – If needed (see below)
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If the residence you are building has ANY modifications to the approved Master Plan (i.e. a wall bump-out,
foundation change, etc.) you should submit this form along with the permit application and energy efficiency
compliance information.
 SITE PLAN: 1 copy at 8 ½” x 11” minimum
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Address(es) (if not yet assigned – complete Address Request form);
Tax Map Sheet #s;
Location of buildings showing proposed setbacks from property lines and distances between other proximate
buildings;
Location and dimensions of parking and access/driveways (you must generally show 2 parking spaces);
North arrow and scale of drawing (not less than 1 inch equals 20 feet), and Vicinity Map
(at 1 inch equals 1,000 feet);
Lot coverage calculation;
Location of curb cuts;
Proposed fences/walls/retaining walls (include elevation showing height from grade).
 CONTRACT (VERIFICATION OF JOB COST): 1 copy
 SUBCONTRACTOR LIST: 1 copy
 PERMIT FEE
NOTE 1: In addition to the above, the contractor obtaining the permit must maintain all necessary
insurance and licenses.
NOTE 2: When a building of otherwise conventional construction contains structural elements
exceeding the limits of Section R301 [Building Planning] or otherwise does not conform to this code,
these elements shall be designed in accordance with accepted engineering practice. The engineered
plans shall therefore be prepared by a professional architect or engineer, licensed in the South
Carolina.
Rev. 02/21/13