Zoning, building permits and septic rules in Town of Highland Lake, Alabama

Town of Highland Lake’s own rules

• Building permitRequired

  New residential construction inside Highland Lake town limits

  • Building inspector must approve all building plans before permits can be issued.
  • Required items include an elevation certificate if in a special flood hazard area, approved health department application and permit, house plans, and a survey or sketch showing location and setbacks.
  • Business licenses are required for general contractors and subcontractors before construction starts.

  “contact town of highland lake to apply for a building permit.”

• InspectionsRequired

  New house construction inside Highland Lake town limits

  • Required basic inspections for a new house include plan review, footing, under slab plumbing and electrical or gas piping, basement or garage slab, lowest floor completion, temporary power pole, electrical, plumbing and mechanical rough-in, framing, sewer connection, underground power, temporary-to-permanent power, and final.
  • Other inspections may be required for other building types.
  • Inspections are included with the building permit fee.

  “required basic inspections for a new house:”

• Certificate of occupancyRequired

  Permanent power turn-on for buildings inside Highland Lake town

  • Issued to homeowner or builder upon final approval from the inspector.

  “certificate of occupancy required prior to permanent turn on.”

• Minimum dwelling sizeSpecified

  The one residential structure on a lot inside Highland Lake town (town-wide, not district-specific as shown in the opened text)

  • Intent stated as one residential structure per lot.
  • Square footage counts living space only; porches and carport are excluded.
  • Accessory structures may not include living quarters (see accessory dwelling claim).

  minimum living space: >= 1800 square feet (excluding porches and carport)

  “this residential structure shall be no less than eighteen hundred (1,800) square feet of living space, excluding porches and carport.”

• Minimum lot sizeSpecified

  Lots in the residential district governed by the area and dimensional table in section 1.4 of HL-16-01 inside Highland Lake town (district title not captured)

  • The district table states minimum lot size of 15,000 square feet.
  • The subdivision provisions of the same ordinance state a 21,780 square foot minimum for each lot and a 0.50-acre minimum where sewer is not available (see second minimum lot size claim); the opened text does not resolve which governs a given parcel.
  • Lot size must also meet local health department regulations where sewer is not available (see septic claims).

  minimum lot size: >= 15000 square feet

  “1.4 area and dimensional regulations. minimum lot size area in square feet all adjoining property line setback setback from right-of-way 15,000 10 feet 25 feet”

  One more reviewed finding on this topic

  • Specified — Lots created by re-subdivision inside Highland Lake town, and any lot where sewer is not available

    “in areas where sewer is not available, the minimum lot size shall be 0.50 acre (21,780 square feet) and/or shall meet the local health department regulations, whichever is greater.”

• SetbacksSpecified

  Lots in the residential district governed by the area and dimensional table in section 1.4 of HL-16-01 inside Highland Lake town (district title not captured)

  • Setback from right-of-way is 25 feet.
  • Setback from all adjoining property lines is 10 feet.
  • The building permit application must include a survey or sketch showing the proposed house location and setbacks as required (town permit steps page).

  setback from adjoining property line: >= 10 feet · setback from right-of-way: >= 25 feet

  “minimum lot size area in square feet all adjoining property line setback setback from right-of-way 15,000 10 feet 25 feet”

• Building heightSpecified

  Residential detached accessory buildings, carports and garages on residential lots inside Highland Lake town (not the principal dwelling)

  • In no case may accessory structure ground coverage exceed the main structure's ground coverage.
  • Height may not exceed the principal building height.

  maximum height of residential accessory building: <= 18 feet (in no case greater than the principal building height)

  “the maximum height shall be 18 feet, but in no case greater that the principal building height.”

• Accessory dwellingsProhibited

  Accessory structures on lots inside Highland Lake town

  • Accessory structures are subject to town approval.
  • Storm shelters (protective shelters) may provide temporary living quarters in times of danger or emergency; this exception is not an occupancy right.

  “all accessory structures shall be subject to town approval and shall not include living quarters.”

• Subdividing landRegulated (with conditions)

  Re-subdivision of lots inside Highland Lake town

  • Re-subdivision requires zoning board of adjustment approval.
  • Each lot must be 21,780 square feet (one-half acre) in area under the subdivision provision.
  • Lots fronting the main travel way need 100 feet of road frontage and cul-de-sac lots need 60 feet, per the ordinance text, with grandfathering for lots subdivided before the amendment.

  “no lot shall be re-subdivided without the approval of the zoning board of adjustment, and each lot must be 21,780 square feet (one-half acre) in area.”

• Building in a floodplainRequired

  Construction on property identified in a FEMA special flood hazard area inside Highland Lake town

  • The survey must show the lowest floor, including basement, elevated no lower than one foot above base flood elevation.
  • An elevation certificate is required in a special flood hazard area.
  • The town ordinances index lists HL-19-01 Flood Damage Prevention Ordinance (updated Feb 2019), which was not opened; its full requirements are unresolved.

  “the survey should include the elevation of the lowest floor, including basement, elevated no lower than one foot above the base flood elevation.”

• Permit feesPublished (with conditions)

  Building inspection fees for construction inside Highland Lake town

  • Inspection charges are included when the building permit is obtained from the town.
  • Only the inspection fee was recorded; the building permit fee schedule was not located.

  inspection fee: 50 USD (per inspection; included with building permit from the town)

  “inspections are $50.00 each. charges for inspections are included when the building permit is obtained from the town of highland lake.”

• Permit processPublished (with conditions)

  Building permit process for residences inside Highland Lake town

  • Steps are: obtain a survey; flood elevation check if in a special flood hazard area; perc test and soil borings; Blount County Health Department septic permit; apply to the town for the building permit.
  • Building inspector approval of plans is required before permit issuance.

  “steps required to obtain a building permit 1. obtain a survey of property on which structure is to be placed.”

Rules another office applies inside Town of Highland Lake

Town of Highland Lake does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

• Septic permitRequired

  Residence on-site sewage system inside Highland Lake town

  • A perc test and soil borings by a surveyor, professional engineer or professional soil classifier are required first.
  • The approved health department permit must be submitted with the building permit application.

  “contact blount county health department at (205) 274-2120 to obtain a permit to install an on-site sewerage disposal system.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Highland Lake or Blount County directly.

• Owner-builder exemption — Owner-builder construction inside Highland Lake town
• Lot coverage — Lot coverage (percent of lot) inside Highland Lake town
• Living in an RV — Recreational vehicle occupancy inside Highland Lake town
• Camping on your land — Temporary camping on private land inside Highland Lake town
• Manufactured homes — Manufactured or mobile home occupancy inside Highland Lake town

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.