(a) Permit Required. A building permit or other appropriate permit shall be required as follows:
(i) Prior to the erection, alteration, repair, renovation, demolition, or removal of any building or structure.
(ii) Prior to the installation, extension, or replacement of plumbing, electrical, drainage, or similar utility systems.
(iii) Prior to the establishment of a new use, whether the land is currently vacant or if a change in land use is proposed.
(iv) Prior to any change in use of an existing building or structure to a different class or type.
(b) Permit Application Requirements. No permit shall be issued for construction, alteration, or remodeling of any building or structure until an application has been submitted, showing that the proposed improvements conform with the provisions of this Ordinance and with the Building Code. Applications for permits required by this Section shall be filed with the Administrative Official on forms prescribed by that Official. Each application shall be accompanied by a written explanation of the proposed improvements, and, if applicable, a plan of the site drawn to scale. Submitted plans shall be of sufficient detail for the Official to determine whether the proposed improvements conform with this Ordinance, the Building Code, and other applicable laws and ordinances. A site plan submitted and approved by the Commission in accordance with this Ordinance shall satisfy the requirements of this Section. At a minimum, the applicant must supply the following information:
(i) The location, dimensions and parcel tax identification number of the land parcel.
(ii) Existing buildings or structures, plus the shape, size, and location of all buildings or structures to be erected, altered, or moved.
(iii) The existing and intended use of the parcel.
(iv) On residential parcels, the number of dwelling units contained within each building.
(v) The name and address of all persons having an ownership interest in the premises upon which the improvements are proposed, together with a written statement from all such persons indicating knowledge of and agreement with the proposal.
(vi) All information required by the Building Code.
(vii) Such other information concerning the lot or adjoining lots as may be essential for determining whether the provisions of these regulations will be complied with.
(c) Conformity with Applicable Ordinances and Approved Plans. A building permit shall be issued only if, after thorough inspection of the application materials and plans, the Administrative Official finds that the proposal conforms with this Ordinance, other applicable adopted City ordinances, and other applicable laws and ordinances, except where the Administrative Official receives written notice of a variance having been granted by the Board. A building permit issued on the basis of a site plan approved by the Commission shall incorporate full compliance with the approved site plan as a condition of the issuance of the permit. Modifications to an approved site plan shall be in compliance with these regulations. Use, layout, or construction at variance with approved plans or application materials shall be deemed in violation of these regulations, and subject to penalties in accordance with provisions outlined in this Ordinance.
(d) Expiration of Permits. A building permit issued pursuant to the provisions of this Ordinance shall be consistent with the procedures stated within the Building Code. Expiration and notification requirements of the applicable code shall be followed.
(e) Inspection of Completed Work. The holder of any building permit issued pursuant to the requirements in this Section shall notify the Administrative Official for a final inspection and request a certificate of occupancy upon completion of the work authorized by the permit and prior to occupancy.
(f) Certificates of Occupancy. A certificate of occupancy shall be required prior to occupancy or re-occupancy of any use of land, building or structure. It shall be unlawful for any person, firm or corporation to hereafter occupy or re-occupy or for any owner or agent thereof to permit the occupation or re-occupation of any building or addition thereto, or part thereof, for residential purpose until a certificate of occupancy has been issued by the Administrative Official. The following guidelines shall apply to certificates of occupancy.
(g) Purpose of Certificates. The purpose of a certificate of occupancy is to permit the occupancy or use of land, buildings, or structures. The certificate of occupancy can be issued only upon the determination by the Administrative Official that the site is in compliance with the provisions of this Ordinance, the Building Code, adopted City engineering standards, and that all outstanding City fees or other charges have been paid.
(h) Certificates for New and Existing Buildings. Certificates of occupancy shall be issued for new or existing buildings or structures, or parts thereof, or for existing or new uses of land if, after inspection, the Administrative Official finds that any alterations, extensions, repairs, or new construction have been completed in conformity with the provisions of this Ordinance and other City regulations, and that provided further that the proposed use is fully in compliance with this Ordinance. Failure to obtain a certificate of occupancy prior to commencing the use of property shall constitute a violation of this Ordinance, subject to the penalties as outlined herein.
(i) Temporary Certificates. A temporary certificate of occupancy may be issued by the Administrative Official, for a portion of a building or structure prior to occupancy of the entire building or structure, provided that such portion of the building, structure, or premises is in conformity with the provisions of this Ordinance and other applicable regulations of the City, and provided further that no threat to public safety exists. A performance guarantee may be required in accordance with provisions outlined in this Ordinance as a condition of obtaining a temporary certificate. No temporary certificate of occupancy shall be granted for a period in excess of six months. The date of expiration shall be indicated on the temporary certificate; failure to obtain a final certificate of occupancy within the specified time shall constitute a violation of this Ordinance, subject to the penalties as outlined herein.
(j) Certificates for Accessory Buildings to Dwellings. Buildings and structures that are accessory to a dwelling shall not require a separate certificate of occupancy, but may be included in the certificate of occupancy for the principal use on the same parcel, provided the accessory buildings or uses are shown on the plot plan and are completed at the same time as the principal use.
(k) Period of Validity. A final certificate of occupancy shall remain in effect for the life of the building or structure, or part thereof, as long as the specific operation conducted within the building or structure or use of the land continues. A certificate of occupancy shall be required of any new occupant upon a change in occupancy of the building, structure, or land.
(l) Records of Certificates. A record of all certificates of occupancy shall be kept in the office of the Administrative Official. Copies of such certificates shall be furnished upon request to a person or persons having a propriety or tenancy interest in the property.
(m) Application Requirements. An application for a certificate of occupancy shall be made on forms supplied by the Administrative Official and must be accompanied by the fees specified. A certificate of occupancy may be processed concurrently with an application for a building permit, if a building permit is required. The Administrative Official shall determine if a non-residential occupancy change requires site plan review and approval by the Commission pursuant to this Ordinance.
(n) Issuance of Certificate. The Administrative Official shall inspect a building or structure within 15 working days after notification by an applicant of the completion of a building or structure or other improvements. The Administrative Official shall issue a certificate of occupancy upon finding that the building or structure, or part thereof, or the use of land conforms with an approved site plan and the provisions of this Ordinance. If the request for a certificate of occupancy is denied, the applicant shall be notified in writing of the denial and the reasons for denial.