1043 Highland Village Trail — New Construction
Two-Story Single-Family Residence with Finished Basement
1043 Highland Village Trail
Mableton, Georgia 30126
New Construction — Two-Story Single-Family Residence with Finished Basement
This Technical Brief documents the structural, civil, and systems engineering deployed at 1043 Highland Village Trail — a 7,395 SF ground-up new construction in Cobb County, Georgia. The residence encompasses 6,288 SF of heated living space across three levels: a 2,052 SF finished basement, a 2,304 SF main floor, and a 1,932 SF upper floor, plus an attached three-car garage.
Every structural element was executed under permit-approved drawings from a licensed architect (Key Designs, Douglasville, GA) and a registered civil engineer (JDM Consultants, LLC, GSWCC #77396). The project was permitted through Cobb County Community Development with a final approved civil set dated April 10, 2024. Retaining wall construction was designed under PE seal by Yong C. Shao, GA PE #26340.
Project Identification
| Field | Value |
|---|
| Address | 1043 Highland Village Trail, Mableton, GA 30126 |
| Jurisdiction | Unincorporated Cobb County, Georgia |
| Land Lot | Lot 19, Land Lot 67, District 18 |
| Zoning | R-15 — Single Family Residential District |
| Lot Size | 17,375 SF (0.399 Acres) |
| FEMA Zone | Zone X — Not in Special Flood Hazard Area |
| Permit Authority | Cobb County Community Development |
| Final Approved Set | April 10, 2024 |
| Civil Engineer | JDM Consultants, LLC (GSWCC #77396) |
| Architect | Key Designs / Shona Griffin, Douglasville, GA |
| Structural PE (Walls) | Yong C. Shao, PE — GA #26340, X&Y Engineering |
| Surveyor | Four Corners Surveying — Ronald T. Godwin, RLS #2696 |
| Owner / GC | Ducere Construction Services, Inc. |
| GC Licenses | GA GCCO006711 · FL CBC1263793 · NASCLA 404696491 |
Square Footage & Program
| Level | Heated SF | Description |
|---|
| Basement | 2,052 SF | 10'-6" ceiling; 8" poured concrete walls w/ 4" furred interior; family room, theater, rec room, bedroom #6, kitchenette, utility |
| First Floor | 2,304 SF | 10' ceiling; owner's suite, kitchen, dining, living, flex room, 3-car garage, covered deck, breezeway, mud room, pantry |
| Second Floor | 1,932 SF | 9' ceiling (18' vaulted loft); bedrooms #3–#5, bonus room, loft, J&J bath, mechanical room, laundry, linen room |
| **Total Heated** | **6,288 SF** |
| Garage (Unheated) | 682 SF | 3-car attached — slab on grade; fire separation per IRC R302.6 |
| Patio / Porch / Breezeway | 425 SF | Rear covered porch 260 SF + front porch 90 SF + breezeway 75 SF |
| **Total Gross Area** | **7,395 SF** |
Applicable Codes & Ordinances
| Code | Edition | Amendments |
|---|
| International Building Code (IBC) | 2018 | Georgia Amendments 2020 |
| International Residential Code (IRC) | 2018 | Georgia Amendments 2020 |
| International Fire Code (IFC) | 2018 | No Georgia Amendments |
| International Plumbing Code (IPC) | 2018 | Georgia Amendments 2020 |
| International Mechanical Code (IMC) | 2018 | Georgia Amendments 2020 |
| International Fuel Gas Code (IFGC) | 2018 | Georgia Amendments 2020 |
| National Electrical Code (NEC) | 2020 | No Georgia Amendments |
| Int'l Energy Conservation Code (IECC) | 2015 | Georgia Supplements & Amendments 2020 |
| Int'l Swimming Pool & Spa Code (ISPSC) | 2018 | Georgia Amendments 2020 |
| Cobb County Construction Ordinances | Current | Unincorporated Cobb County |
Civil Engineering & Site Parameters
| Parameter | Value / Specification |
|---|
| Total Site / Lot Size | 17,375 SF (0.399 acres) — Lot 19, Highland Village Sub, Plat Book 261, Page 69 |
| Limits of Disturbance | 10,459 SF (0.24 AC) |
| Proposed Impervious Area | 4,767 SF (0.11 AC) — 27.4% lot coverage |
| Proposed Roof Area | 2,884 SF |
| Proposed Driveway / Walkway / Patio | 1,581 SF |
| Proposed Pervious Pavers | 380 SF — Cobb County Water System approved detail |
| Setbacks (R-15) | Front 25' · Side 10' · Rear 30' · Max lot coverage 35% |
| Stormwater Management | Type C Silt Fence per GSWCC standard; max slope 3:1 in 8" lifts; positive drainage away from building |
| Specimen Tree Recompense | 1 × 31" specimen tree removed — $3,410 recompense ($220/2 inches per Cobb County ordinance) |
| Water / Sewer | Cobb County Water System — 3/4" & 1" meter per Detail 02713-14C; sewer stub-out per Detail 02722-2 |
| Benchmark | Fire hydrant top between Lots 3 & 4, Elev. 873.64 (NAVD 88, NAD 83 — RTK-GPS via eGPS Solutions VRS) |
| GSWCC Certification | GSWCC #77396, Exp. 7/1/2025 — JDM Consultants, LLC |
| FEMA Determination | Property does not lie within a Special Flood Hazard Area — FEMA Map #13067C02171, dated October 5, 2018 |
Division 3 — Structural Concrete & Foundation System
| Component | Specification |
|---|
| Foundation System | Combination — 8" poured concrete walls (below grade) + CMU foundation wall (grade transition) + monolithic slab on grade |
| Perimeter Footings | 24" wide × 20" deep concrete footings — all perimeter and load-bearing interior walls |
| CMU Foundation Wall | 8" CMU w/ brick masonry veneer on 18" × 18" deep concrete footing |
| Basement Wall System | 8" poured concrete wall w/ 4" furred interior; brick masonry veneer above grade on 24" × 20" footing |
| Slab Construction | 4" concrete on 6-mil polyethylene vapor barrier on 95% compacted earth; 6×6-10/10 WWF over 4" gravel fill |
| Concrete Strength | 3,000 PSI at 28 days (slab & footings) · 4,000 PSI at 28 days (retaining walls — per PE) |
| Curing Protocol | Wet-cured min. 4 days; curing agent (30% solids) applied after wet cure; sawcut twice to 1-1/4" depth within 12 hrs of pour |
| Soil Bearing Capacity | Min. 2,500 PSF — virgin material compacted to 95% Standard Proctor (ASTM D-698) |
| Thickened Slab Locations | All load-bearing interior walls, non-bearing walls, and walls bearing ceiling joists without attic or floor above |
| Garage Separation | Min. 1/2" gypsum board (garage-side walls & ceilings common to house); min. 5/8" Type X gypsum under habitable room |
Division 6 — Structural Wood Framing
| Level | Wall System | Ceiling Height |
|---|
| Basement | 2×6 @ 16" O.C. (exterior & perimeter) | 10'-6" |
| First Floor | 2×4 @ 16" O.C. standard; 2×6 @ 16" O.C. exterior | 10'-0" |
| Second Floor | 2×4 @ 16" O.C.; 2×6 @ 16" O.C. exterior | 9'-0" std · 18' vaulted loft · 9' vaulted bonus |
| Roof — Primary | Asphalt shingles over 12:12 gable | — |
| Roof — Secondary | Flat-pitched EPDM membrane — covered porch decks and garage wing | — |
| Roof Pitches | Primary 12:12; secondary 6:12 and 4:12; flat EPDM on covered porch and garage sections | — |
| Overhang | 12" typical eave overhang — all elevations | — |
| Stairs — Basement | 18 stairs · 7-1/2" risers · 10" treads · (3) 2×12 stringers min. · 1/2" plywood risers glued & screwed | — |
| Stairs — Main | 17 stairs · 7-1/2" risers · 10" treads · open railing | — |
| Guardrail / Baluster | 4" max. clear spacing (IRC R312.1.3); 36" ht. first floor; 42" ht. upper floors; 1" diameter balusters | — |
Division 7 / 9 — Exterior Envelope & Finish Package
| Element | Specification |
|---|
| Primary Cladding | Vertical board & batten siding — all four elevations |
| Secondary Cladding | Smooth & seamless HardiPanel board siding (fiber cement — James Hardie or approved equal) |
| Masonry Accent | Brick masonry veneer — base course, first floor banding, and garage wing |
| Stone Accent | Stone masonry veneer — upper gable peak, front elevation feature |
| Horizontal Band | 12" architectural band at floor-to-floor transition — all elevations |
| Roof (Primary) | Asphalt shingles over 12:12 main gable |
| Roof (Secondary) | Flat-pitched EPDM membrane — covered porch decks and garage wing |
| Columns | 6" PT wood columns (porch and covered deck) |
| Windows | Double-hung and fixed glass — 3060, 4070, 5070, 6070 series; egress per IRC R310 in all bedrooms |
| Garage Doors | Avante 3-panel 24" (16080 opening) · Avante 2-panel 24" (8080 opening) |
| Ext. Doors | Tempered glass panel — 3068, 4080, 6080 series; all exterior glazing tempered per IRC R308 |
Division 15 / 16 — MEP & Electrical Systems
| System | Specification |
|---|
| Water Service | Cobb County Water System — 3/4" & 1" meter; residential driveway per Detail 116R |
| Sanitary Sewer | Public sewer stub-out — Cobb County Water System Detail 02722-2; 4" SDR 35 PVC |
| Mechanical Code | IMC 2018 w/ Georgia Amendments 2020 |
| Fuel Gas | IFGC 2018 w/ Georgia Amendments 2020; 48" gas range/hood (kitchen); ventless fireplace on non-combustible hearth |
| Electrical Code | NEC 2020 — no Georgia amendments |
| Smoke Detectors | Hardwired and interconnected — each sleeping room and outside each sleeping area on every story (IRC R314) |
| CO Detectors | Immediately outside each sleeping room — hardwired and interconnected (IRC R315) |
| GFCI Protection | All wet locations, garages, exterior, bathrooms, kitchen circuits per NEC 210.8 |
| Special Systems | Audio/video control panel, CAT5/CAT5+TV jacks, intercom, thermostat, door chime — per Sheet A-7 |
| Emergency Egress | All bedrooms — min. 5.7 SF net clear, 24" min. clear height, 20" min. clear width (IRC R310) |
| Attic / Crawl Access | Attic: min. 22"×30" (IRC R807); crawl space: min. 16" H × 24" W (IRC R408.4) |
Permit Drawing Index
| Sheet | Title | Date |
|---|
| C1 | Civil Cover Sheet — Site plan, vicinity map, FEMA map, applicable codes | 4/10/2024 |
| C2 | Site Plan — Lot coverage, setbacks, utility connections, specimen tree recompense | 4/9/2024 rev. |
| C3 | Grading Plan — Pervious paver detail, erosion/sedimentation controls, planting notes | 4/9/2024 rev. |
| Survey | Boundary Survey — Four Corners Surveying, GA RLS #2696 | 2/8/2024 |
| A-1 | Architectural Cover Sheet — Scope, codes, square footage calculation, drawing index | 7/15/2024 |
| A-2 | Front & Left Elevations (scale 1/4"=1') | 7/15/2024 |
| A-3 | Right & Rear Elevations (scale 1/4"=1') | 7/15/2024 |
| A-4 | Basement Floor Plan — 2,052 SF; door/window schedule | 7/15/2024 |
| A-5 | First Floor Plan — 2,304 SF; door/window schedule; general notes | 7/15/2024 |
| A-6 | Second Floor Plan — 1,932 SF; door/window schedule | 7/15/2024 |
| A-7 | Electrical Plan — All three levels; electrical/data/audio legend | 7/15/2024 |
| A-8 | Foundation Plan — Footing schedule, thickened slab locations | 7/15/2024 |
| A-9–A-12 | Framing Plans (Floor, Ceiling, Roof) + Sections & Details | 7/15/2024 |
| SW-1.0–SW-4.0 | Retaining Wall Construction Plans — PE-Sealed (see companion brief) | 3/28/2024 |
Ducere Construction Services, Inc. · 5925 Mulberry Street, Suite 101 · Austell, GA 30168 · GA GCCO006711 · FL CBC1263793 · NASCLA 404696491 · (404) 565-0631
All data from permit-approved construction documents, Cobb County, 2024.