(A) Permits required. Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or building service equipment, or to erect, install, enlarge, alter, repair, remove, convert, or replace any electrical, gas, mechanical, or plumbing system, the installation of which is regulated by this chapter or the Technical Codes, or to cause such work to be done, shall first make application to the Building and Safety Manager and obtain the required permit or permits. However, governmental entities acting in their governmental capacity, are exempt from having to obtain a permit, but may apply for one without having to pay the required fee.
(B) Work exempt from permit. Exemptions from permit requirements of this chapter shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this chapter or the Technical Codes or any other laws or ordinances of the city. Permits shall not be required for the following:
(1) Building permits. A building permit shall not be required for the following:
(a) One-story detached enclosed accessory structures not exceeding 120 square feet in area and not exceeding 9 feet in height to the midpoint of the roof, not closer than 6 feet to other structures and in compliance with all zoning requirements for an accessory structure per Apache Junction City Code, Volume II, Land Development Code, Chapter 1: Zoning Ordinance. The structure cannot be served by more than 2 20 amp circuits, installed per code and cannot have any plumbing. The structure cannot contain habitable space.
(b) An unenclosed shade structure not exceeding 200 square feet in area and not exceeding 10 feet in height to the midpoint of the roof, not closer than 6 feet to other structures and in compliance with all zoning requirements for an accessory structure per Apache Junction City Code, Volume II, Land Development Code, Chapter 1: Zoning Ordinance. The structure cannot be served by more than 2 20 amp circuits, installed per code, and cannot have any plumbing except a mist system or a waterline, protected by an approved back flow prevention device serving a hose-connected outlet and installed in compliance with this chapter. The shade structure must be constructed in compliance with manufacturer’s instructions applicable to the shade kit, per a design approved by the City of Apache Junction Division of Building Safety and Inspection or per this chapter.
(c) Fences or block walls not over 6 feet (91.44 cm) in height measured at 3 feet from the exterior side. Fences constructed in federally patented easements (FPEs), adjacent to public right-of-way (ROW), or across natural drainage ways require zoning review.
(d) Retaining walls which are not over 4 feet (1,219 mm) in height measured from the bottom of the footing to the top of the wall, provided the retaining wall is not supporting a surcharge, is not impounding Class I, II, or III-A liquids, and is not located on a public easement.
(e) Water tanks supported directly on grade if the capacity does not exceed 5,000 gallons (18,925 L) and the ratio of height to diameter or width does not exceed 2:1.
(f) Exterior concrete such as, a stoop, uncovered patio, sidewalks or driveways that is not intended for current or future use in a structure, and is not located on a public easement. Top of the concrete may not be more than 30 inches (762 mm) above grade within 3 feet of the edge of concrete.
(g) Painting, papering, floor tiling, carpeting, baseboard and similar finish work. (Tiling or floor work in a commercial kitchen requires a permit.)
(h) Replacement of cabinets and countertops in bathrooms or other spaces where no plumbing is relocated.
(i) Replacement of cabinets and countertops in kitchens where no plumbing, no electrical receptacles and/or gas connections are relocated, and the kitchen is served by 2 20 amp small appliance circuits with required ground fault protection.
(j) Temporary motion picture, television, and theater stage sets and scenery.
(k) Prefabricated swimming pools accessory to detached 1- and 2-family dwellings, which can contain no more than 18 inches (430 mm) of water, do not exceed 5,000 gallons (18,925 L), and are installed entirely above ground.
(l) Shade cloth structures constructed for nursery or agricultural purposes and not including service systems.
(m) Swings and other playground equipment accessory to detached 1- and 2-family dwellings.
(n) Window awnings supported by an exterior wall, projecting not more than 54 inches (1,372 mm) from the exterior wall, and not requiring additional support in detached 1-and 2-family dwellings and Group U occupancies.
(o) Nonfixed and movable fixtures, cases, racks, counters, and partitions not over 5 feet 9 inches (1,753 mm) in height.
(p) Decks accessory to a 1- and 2-family dwelling, manufactured home, park model, that are not more than 200 square feet in area, that are not more than 30 inches above any grade within 36 inches measured horizontally to the deck edge, are not attached to a dwelling and do not serve the exit door required by IRC section R311.4.
(q) In addition to divisions (B)(1)(a) through (B)(1)(o), the Building and Safety Manager is authorized to waive the requirement to obtain a building permit for additional items where it is found the nature of the work to be performed does not require a permit to obtain compliance with this chapter, the Technical Codes and other ordinances of the city.
(2) Electrical permits. An electrical permit shall not be required for the following:
(a) Portable motors or other portable appliances energized by means of a cord or cable having an attachment plug end to be connected to an approved receptacle when that cord or cable is permitted by the Electrical Code.
(b) Repair or replacement of fixed motors, transformers, or fixed approved appliances of the same type and rating in the same location.
(c) Listed cord- and plug-connected temporary decorative lighting.
(d) Repair or replacement of current-carrying parts of any switch, contactor, or control device.
(e) Re-installation of attachment plug receptacles, but not the outlets therefor.
(f) Replacement of branch circuit overcurrent devices of the required capacity in the same location.
(g) Repair or replacement of electrodes or transformers of the same size and capacity for signs or gas tube systems.
(h) Taping joints.
(i) Removal of electrical wiring.
(j) Temporary wiring for experimental purposes in suitable experimental laboratories.
(k) The wiring for temporary theater, motion picture, or television stage sets.
(l) Electrical wiring, devices, appliances, apparatus, or equipment operating at less than 25 volts and not capable of supplying more than 50 watts of energy.
(m) Low-energy power, control, and signal circuits of Class II and Class III as defined in the Electrical Code.
(n) Installation, alteration, or repair of electrical wiring, apparatus, or equipment or the generation, transmission, distribution, or metering of electrical energy or in the operation of signals or the transmission of intelligence by a public or private utility in the exercise of its function as a serving utility.
(o) In addition to divisions (B)(2)(a) through (B)(2)(n), the Building and Safety Manager is authorized to waive the requirement to obtain an electrical permit for additional items where it is found the nature of the work to be performed does not require a permit to obtain compliance with this chapter, the Technical Codes and other ordinances of the city.
(3) Fuel gas permits. A fuel gas permit shall not be required for the following:
(a) Portable heating appliance.
(b) Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
(c) Replacement of gas water heating appliances of equal or less Btu/cfh rating and minor modification to electrical, plumbing, mechanical and fuel gas connections necessary to serve the new appliance in 1-or 2-family residential homes, and manufactured homes where the venting and combustion air are compliant with current code requirements.
(d) Replacement of gas pool and spa heating appliances of equal or less Btu/cfh rating not located inside a structure and not located closer than 5 feet from a property line.
(e) In addition to divisions (B)(3)(a)(a) through (B)(3)(d), the Building and Safety Manager is authorized to waive the requirement to obtain a fuel-gas permit for additional items where it is found the nature of the work to be performed does not require a permit to obtain compliance with this chapter, the Technical Codes and other ordinances of the city.
(4) Mechanical permits. A mechanical permit shall not be required for the following:
(a) Portable heating appliance.
(b) Portable ventilation equipment.
(c) Portable cooling unit.
(d) Steam, hot, or chilled water piping within any heating or cooling equipment regulated by the Mechanical Code.
(e) Replacement of any part not altering its approval or making it unsafe.
(f) Portable evaporative cooler.
(g) Replacement of evaporative coolers affixed to a 1- and 2-family dwelling where the replacement equipment is of equal or lesser airflow (cfm) and is placed in the same location as the existing evaporative cooler.
(h) Repair or replacement in kind (equal or less cfm and amperage rating), by a licensed contractor, of an air-conditioner unit, furnace, heat pump or packaged unit not over 5 tons (17.5 kW) of conditioning capacity. Replacement equipment shall be in the same location and equal to or less than the weight of that which is replaced. Repair or replacement of refrigeration systems located inside a commercial building shall require a permit and compliance with all requirements of this Code for the classification of refrigerant utilized in the new equipment.
(i) In addition to divisions (B)(4)(a) through (B)(4)(f), the Building and Safety Manager is authorized to waive the requirement to obtain a mechanical permit for additional items where it is found the nature of the work to be performed does not require a permit to obtain compliance with this chapter, the Technical Codes and other ordinances of the city.
(5) Plumbing permits. A plumbing permit shall not be required for the following:
(a) Stopping of leaks in drains, water, soil, waste, or vent pipe, not including defective concealed trap, drainpipe, water, soil, waste, or vent pipe requiring removal and replacement.
(b) Clearing of stoppages or the repairing of leaks in pipes, valves, or fixtures, and the removal and reinstallation of water closets, not including the replacement or rearrangement of valves, pipes, or fixtures.
(c) Replacement of electric water heating appliances of equal or less amperage rating, where code required bonding and disconnecting means are present, in 1- and 2-family residential, R-l, R-2, R-3, and R-4 occupancies, manufactured homes, and park models where the appliance serves an individual dwelling unit.
(d) Replacement or new installation of potable water conditioning or treating appliances, in 1-and 2-family residential, manufactured homes, and park models where the appliance serves an individual dwelling unit.
(e) Replacement of evaporative coolers of equal or less cfm and amperage rating, in 1- and 2-family residential and manufactured homes where the appliance serves an individual dwelling unit.
(f) Installation of an automatic hot water circulating pump energized by means of a cord or cable having an attachment plug end for connection to a 115-volt receptacle in 1- and 2-family residential and manufactured homes where the system serves an individual dwelling unit.
(g) Installation of private sub-meters on an existing master-metered potable water supply system.
(h) In addition to divisions (B)(5)(a) through (B)(5)(g), the Building and Safety Manager is authorized to waive the requirement to obtain a plumbing permit for additional items where it is found the nature of the work to be performed does not require a permit to obtain compliance with this chapter, the Technical Codes and other ordinances of the city.
(C) Emergency repairs. Where equipment replacements and repairs requiring a permit must be performed in an emergency situation, the permit application shall be submitted within the next working business day.
(D) Ordinary repairs. Application or notice to the Building and Safety Manager is not required for ordinary repairs to structures, replacement of lamps, or the connection of approved portable electrical equipment to approved permanently installed receptacles. Such repairs shall not include the cutting away of any wall, partition, or portion thereof, the removal or cutting of any structural beam or load-bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the egress requirements; nor shall ordinary repairs include addition to, alteration of, replacement, or relocation of any standpipe, water supply, sewer, drainage, drain leader, gas, soil, waste, vent, or similar piping, electrical wiring, or mechanical or other work affecting public health or general safety.
(E) Public service agencies. A permit shall not be required for the installation, alteration, or repair of generation, transmission, distribution, or metering or other related equipment under the ownership and control of public service agencies by established right.
(F) Temporary structures and uses. The Building and Safety Manager is authorized to issue a permit for temporary structures and temporary uses. Such permits shall be limited as to time of service, but shall not be permitted for more than 180 calendar days. The Building and Safety Manager is authorized to grant extensions for demonstrated cause. Temporary structures and uses shall conform to the structural strength, fire safety, means of egress, accessibility, light, ventilation, and sanitary requirements of this chapter and the Technical Codes as determined by the Building and Safety Manager to ensure the public health, safety, and general welfare. The Building and Safety Manager is authorized to terminate such permit and to order the temporary structure or use to be discontinued.
(G) Application for permit.
(1) Requirements. To obtain a permit an applicant shall first make a completed application either in writing on a form furnished by the Division of Building Safety and Inspection, or electronically via the designated digital permitting system. A completed application, at a minimum, shall contain the following:
(a) A parcel number as assigned by the Pinal or Maricopa County Assessor for the location where the proposed work is to be done.
(b) An address if previously assigned by the City of Apache Junction Planning Division.
(c) The name, mailing address, phone number and email address of the current owner.
(d) The name, mailing address, phone number and email address of the applicant for the permit.
(e) The name, mailing address, phone number and email address of the contractor, architect and/or engineer as applicable for the proposed work.
(f) A description of the proposed work to be done or proposed occupancy change.
(g) Construction documents and other information as required in division (H) below.
(h) Provide accurate square footages per the units of measure defined in Vol. I, § 4-4-1(E)(5).
(i) The valuation of the proposed work.
(j) Signature of the applicant, or the applicant’s authorized agent.
(k) Certification of the applicant that the documents submitted for permit are in accordance with Apache Junction City Code requirements, including this chapter, Vol I, Chapter 4, and Vol. II, Chapter 1, and all Planning and Zoning stipulations.
(l) Other data and information as required by the Building and Safety Manager.
(2) Licensing requirement.
(a) When this chapter requires the issuance of a building permit as a condition precedent to the construction, alteration, improvement, demolition or repair of a building, structure or other improvement to real property as part of the application procedures, the city shall require that each applicant for a building permit file a signed statement that the contractor is currently licensed under the provisions of this chapter with the contractor’s license number. All work performed on the premises shall be by licensed contractor(s) and the building permit shall be issued to a general contractor licensed by the State of Arizona Registrar of Contractors when a building permit is required.
(b) Exception. Permits for single family detached dwellings and their accessory structures may be issued to the owner if the structure, group of structures or appurtenances, including the improvements thereto, are intended for occupancy solely by the owner and are not intended for occupancy by members of the public as the owner’s employees or business visitors and the structures or appurtenances are not intended for sale or for rent. In all actions brought under this exception, proof of the sale or rent or the offering for sale or rent of any such structure by the owner-builder within 1 year after final approval or issuance of a certificate of occupancy by the city is prima facie evidence that such project was undertaken for the purpose of sale or rent.
(3) Action on application. The Building and Safety Manager shall examine or cause to be examined applications for permits and submitted documents for completeness, within a reasonable time after receiving the application. If an application is incomplete, required documents are missing, and/or the submittal contains a readily apparent code violation the Building and Safety Manager shall place a hold on the application and request completion of the application, provision of the missing documents and/or correction of the noted violation(s). If a completed application with required documents is not produced in 16 city business days, the application shall be rejected. The Building and Safety Manager is authorized to examine or cause to be examined buildings, structures, and sites where an application has been filed.
(4) Time limitation of application. An application for a permit for any proposed work shall be deemed to have been abandoned based on the number of elapsed calendar days shown below, for that category of permit. The elapsed time will be measured from the last contact by the Development Services Department, or other review entity, requesting action by the applicant. The Building and Safety Manager is authorized to grant 1 extension of time not exceeding the original number of days. Such extension shall be requested in writing with justifiable cause demonstrated.
APPLICATION EXPIRATION TIME FRAMES | |
Type of Application | Days to Expiration |
Electrical, Mechanical/Fuel Gas, Plumbing | 30 days |
Park Model, Manufactured Home, Factory Built Building | 45 days |
1- and 2-Family Residential | 90 days |
Commercial (Industrial) | 120 days |
(H) Submittal documents. Plans, specifications, engineering calculations, diagrams, soil investigation reports, special inspection and structural observation programs, and other data as required by the Building and Safety Manager shall be submitted with each application for a permit. The construction documents shall be prepared by a registered design professional as required by state law and this chapter. Where special conditions exist, the Building and Safety Manager is authorized to require additional construction documents to be prepared by a registered design professional.
(1) Method of submittal. Initial application documents may be submitted on paper or digitally through the city’s designated portal or website. Unless previously arranged with the Building and Safety Manager, no mixed media (paper and digital) submittals will be accepted.
(a) Paper documents.
1. Residential and trade permits. If paper is used as the medium for submittal 2 sets of required documents shall be provided.
2. Commercial permits. If paper is used at least 4 sets of required documents shall be submitted: 2 sets are for city review, 1 set is for sewer review and 1 set is for fire review.
(b) Digital documents. Digital documents shall be submitted in compliance with the Digital Submittal Policy.
(2) Engineered truss plans. Engineered truss plans for floors and/or roofs shall be submitted at the time of application for the first review.
(3) Information on construction documents. Construction documents shall be dimensioned and drawn upon suitable material. Construction documents shall be of sufficient clarity to indicate the location, nature, and extent of the work proposed and show in detail that it will conform to the provisions of this chapter, the Technical Codes, and relevant laws and ordinances.
(a) Means of egress. For construction under the Apache Junction Building Code the construction documents shall show in sufficient detail the location, construction, size and character of all portions of the means of egress in compliance with the provisions of this chapter. The construction documents shall designate the number of occupants to be accommodated on every floor, and in all rooms and spaces.
(b) Exterior wall envelope. Construction documents for all buildings shall describe the exterior wall envelope in sufficient detail to determine compliance with this chapter. The construction documents shall provide details of the exterior wall envelope as required, including flashing, intersections with dissimilar materials, corners, end details, control joints, intersections at roof, eaves or parapets, means of drainage, water-resistive membrane and details around openings.
(c) Site plan. The construction documents submitted with the application for permit shall be accompanied by a site plan showing to scale the size and location of new construction and existing structures on the site, distances from lot lines, easements, federal patent easement, the established street grades and the proposed finished grades and, as applicable, flood hazard areas, floodways, design flood elevations and any additional information required by the Building and Safety Manager and Development Services Director; and it shall be drawn in accordance with an accurate boundary line survey. In the case of demolition, the site plan shall show construction to be demolished and the location and size of existing structures and construction that are to remain on the site or plot. The Building and Safety Manager, in consultation with the Development Services Director, is authorized to waive or modify the requirement for a site plan when the application for permit is for alteration or repair or when otherwise warranted.
(d) Braced wall design. For construction under the Apache Junction Residential Code utilizing braced wall design, braced wall lines shall be identified on the construction documents. Pertinent information including, but not limited to, bracing methods, location and length of braced wall panels, anchoring/foundation requirements and fastening requirements of braced wall panels and all related load transfer connections shall be provided.
(4) Title sheet information. The construction documents shall contain a title sheet or title sheets indicating the name, address, and phone numbers of project owner(s), design professionals, and contractors (if known). The title sheet shall also contain information regarding the code review as performed by the design professional, including the area of the building, type of construction, type(s) of occupancy, height and area modifications (if any), fire sprinklers (if any), deferred submittals approved by the Building and Safety Manager (if any), and other information as directed by the Building and Safety Manager.
(5) Outdoor lighting compliance. Submittal documents for projects proposing outdoor lighting fixtures shall contain, but not be limited to, the following information:
(a) Plans indicating the type of illuminating devices, fixtures, lamps, supports, other devices, etc. and their location on the premises.
(b) Description of the illuminating devices, fixtures, lamps, supports, and other devices, and the like, including manufacturers’ cut sheets.
(c) Photometric study, including a plan of the premises showing fixture locations; calculated light levels at various points inside the parking lot, along walkways, or other occupied outdoor areas; expected light levels at the property lines; and maximum, minimum, and average light levels.
(d) Certification that the design of the outdoor lighting system complies with Vol. II, Chapter 1 of the Apache Junction City Code.
(I) Deferred submittals.
(1) General. The deferral of submittal items shall have the prior approval of the Building and Safety Manager. For the purposes of this chapter, deferred submittals are defined as those portions of the design not submitted at the time of the application and that are subject to the same plan review and approval process as the original permit application. All deferred submittals shall be submitted a minimum of 30 calendar days before scheduled installation of the item(s) deferred. Approval shall be completed prior to the installation of deferred item for the project. The approved documents shall be incorporated into the permit documents.
(2) Registered design professional review. Where a registered professional is responsible for the plans or elements of a plan where a submittal is deferred, the documents for deferred submittal items shall be submitted to the registered design professional of record who shall review them and forward them to the Building and Safety Manager with a notation indicating the deferred submittal documents have been reviewed and been found to be in general conformance to the design of the building. The deferred submittal items shall not be installed until the design and submittal documents have been approved by the Building and Safety Manager.
(3) Deferred submittals may include: commercial fire sprinkler systems, residential fire sprinkler systems, commercial fire notification systems, commercial fire detection systems, fire standpipes, alternative fire suppression systems, rack storage plans, elevators, elevator recall systems, refrigerant vapor alarm systems, prefabricated metal stairs, prefabricated metal storage systems, overhead cranes, industrial equipment, and other deferred submittal items not listed herein, with the prior approval of the Building and Safety Manager. Items that shall not be deferred include: structural design of elements not included in the list above, building plumbing systems, building mechanical systems, building electrical systems, outdoor lighting systems and landscaping designs.
(4) Fee. Deferred submittals are a special service of the Building Safety and Inspection Division requiring additional processing and plan review time beyond that required for projects in which all of the required documents are submitted with the initial submission. This special service requires payment of an additional fee as established in Vol I, Article 4-4: Development Services Fees.
(5) Deferred submittal and addendums. Deferred submittals do not constitute the phasing of construction permits and may constitute an addendum to the original permit or application if the deferred submittal involves changes in the design or work meeting the definition of an addendum.
(J) Master plan program. The Building and Safety Manager may establish a master plan program for the submission, review and applicability of replicable plans. The policy will set the minimum number of units required to participate in the program, the maximum number of options, configurations, and the like allowed per plan, maximum length of time master approval is good for and a process for addressing design or inspection issues.
(K) Discretion. The Building and Safety Manager is authorized to waive the submission of construction documents and other data, where a registered design professional is not required, if it is found the nature of the work applied for is such that review of construction documents is not necessary to obtain compliance with this chapter, the Technical Codes, and other ordinances of the city.
(L) Registered design professional. In accordance with A.R.S. § 32-144, permit documents shall be prepared by a qualified Arizona registrant for the following:
(1) New buildings or structures that:
(a) Exceed 2 stories in height (including basements); or
(b) Exceed 3,000 square feet of floor area, measured to the outside surface of exterior walls; or
(c) Are intended for occupancy by more than 20 persons on a continuous basis (as calculated under the Building Code); or
(d) Have structural elements with a span exceeding 20 feet, not including wood or steel trusses or lintels designed by a registered engineer.
(2) Additions or alterations to existing buildings or structures that:
(a) Meet or exceed the requirements for new buildings or structures as listed in under division (L)(1) above.
(b) Except for an addition that does not exceed 1,500 square feet and is for the purpose of the storage of chattels.
(3) (a) When deemed necessary by the Building and Safety Manager to ensure compliance with this chapter and the Technical Codes.
(b) Exceptions. The following are exempted from the above requirements and do not require preparation by an Arizona registrant:
1. Landscaping planting plans, and
2. Detached 1- and 2-family dwellings constructed in accordance with the Residential Code.
(M) Registered design professional in responsible charge.
(1) Where it is required that permit submittal documents be prepared by a registered design professional, the Building and Safety Manager shall be authorized to require the owner or owner’s authorized agent, to engage and designate on the building permit application, or plans, a registered design professional who shall act as the registered design professional of record. The registered design professional of record is responsible for the project covered under the permit until the issuance of a certificate of completion or of occupancy. If the circumstances require, the owner shall designate a substitute registered design professional of record who shall perform the duties required of the original registered design professional of record. The Building and Safety Manager shall be notified in writing by the owner if the registered design professional of record is changed or is unable to continue to perform the duties.
(2) The registered design professional in responsible charge shall be responsible for reviewing and coordinating submittal documents prepared by others, including phased and deferred submittal items and equipment lists, for compatibility with the design of the building. Where structural, electrical, or mechanical observation is required by this chapter, the registered design professional in responsible charge or by registered design professional involved with a specific element, the observation program shall name the individual or firms who are to perform observation and describe the stages of construction where the observation is to occur.
(N) Review of submittal and construction documents. If the submittal documents and/or the construction documents do not conform to the requirements of this chapter and applicable planning and zoning, subdivision, engineering or other ordinances and laws, the Building and Safety Manager may do 1 of the following:
(1) Return to the applicant a set of the submitted plans and documents with the necessary corrections and additional information required marked on the plans and documents. The applicant may request a meeting to review the corrections and information requested. The applicant can resubmit corrected plans for an additional review. The corrected plans shall have revision dates and changes shall be identified by clouding, and the like. If plans are returned after the first resubmittal (second review) additional review fees shall be charged per Vol. I, Article 4-4.
(2) Reject such application in writing, identifying the reasons for rejection. Rejected plans are not eligible for resubmittal. If the application is rejected, the applicant may appeal the decision in accordance with this chapter.
(3) If there is a written agreement between the owner, registered design professional and the Building and Safety Manager regarding required changes that must be made or issues to be addressed, the Building and Safety Manager may release under a “conditional permit release” the application and plans for permit issuance. The applicant must request the conditional permit release permit to be issued and pay any outstanding fees.
(O) Approval of construction documents. When the Building and Safety Manager issues a permit, the construction documents shall be marked, in writing, by stamp or digitally, as “Reviewed for Code Compliance.”
(1) Permitted plan availability.
(a) aper plans. One set of construction documents so reviewed shall be retained by the Building Safety Division as required by the approved Building Safety Division retention schedule. Other sets shall be returned to the applicant with 1 to be kept at the site of work and open to inspection by the Building and Safety Manager.
(b) Digital plans. When plans submitted and reviewed digitally are released for permit issuance, a digital copy will be provided to the applicant when the permit is issued. The applicant is responsible for ensuring access to the reviewed digital plans is available at the job site.
(c) Previous approvals. This chapter and the Technical Codes shall not require changes, during construction, in the construction documents, construction, or designated occupancy of a structure for which a lawful permit has been heretofore issued or otherwise lawfully authorized, and the construction of which has been pursued in good faith and has not been abandoned.
(2) Addenda and revisions to submittal documents. The project owner may submit modifications of the application or the attached submittal documents at any time prior to the final completion of the work. Revisions (changes made prior to the issuance of the permit) and addenda (changes made after permit issuance) shall be subject to the same plan review and approval process as the original permit application. Upon approval, revised/modified documents shall supersede prior versions and shall be incorporated into the original submission or permit documents. The approved revisions and addenda shall not constitute a new permit request. The review and approval of revisions and addenda constitutes an additional service and is subject to the payment of fees as established in Vol. I, Article 4-4: Development Services Fees. Projects with revisions or addenda that increase the scope of work, as determined by the Building and Safety Manager, may be subject to a complete recalculation of fees or to obtaining an entirely new permit.
(3) Staged approval. The project owner shall determine if the project is to be constructed under 1 permit for the entire project or under a series of permits (stages) for the project. The Building and Safety Manager is authorized to issue any number of separate permits for the construction of the site work, underground utilities, buildings and structures needed to complete the whole project in accordance with pertinent requirements of this chapter and the Technical Codes. The holder of a permit for the construction of any portion of a project shall proceed with the construction operation at the permit holder’s own risk and without assurance that additional permits will be granted. Choosing to build in more than 1 stage will not result in a fee premium.
(4) Phased approval.
(a) The project owner shall determine if the building or structure is to be constructed under 1 permit for the entire project or under a series of permits (phases) of the building. The Building and Safety Manager is authorized to issue separate permits for the construction of the building’s shell and any number of tenant completion permits needed to complete the whole building in accordance with pertinent requirements of this chapter and the Technical Codes. The holder of a permit for the shell or other parts of a building or structure shall proceed with the construction operation at the permit holder’s own risk and without assurance that additional permits will be granted. (See division (O)(5) below for foundation permits).
(b) Choosing to build in more than 1 phase will result in an increase in the fees charged as established in the latest edition of Vol. I, Article 4-4: Development Services Fees. A building constructed under a phased approach is not permitted to be occupied until all of the phases for the building, or portion thereof, have been successfully completed. A shell is an incomplete building and cannot be safely occupied.
(5) Foundation permits. The Building and Safety Manager is authorized to issue a permit for the construction of foundations or any other part of a building or structure before the construction documents for the whole building or structure have been submitted or approved, provided adequate information and detailed statements have been filed complying with pertinent requirements of this chapter, the Technical Codes and the Apache Junction Zoning Code. The holder of a permit for the foundation or other parts of a building or structure shall proceed with the construction operation at the holder’s own risk and without assurance that a permit for the entire structure will be granted. The granting of foundation permits is a special service that will result in an increase in the fees charged as established in Vol. I, Article 4-4: Development Services Fees.
(6) Electrical service permits. Permit applications to replace, change, relocate, upgrade or increase electrical services must be accompanied by the Salt River Project design plans. The Building and Safety Manager is authorized to establish a policy regarding what permits require submittal and review and what permits may be issued at permit application.
(7) Expedited plan review. The Building and Safety Manager is authorized to develop a policy for expedited plan review.
(P) Validity of permit. The issuance or granting of a permit shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of this chapter, the Technical Codes, or of any other ordinance of the jurisdiction. Permits presuming to give authority to violate or cancel the provisions of this chapter, the Technical Codes, or other ordinances of the jurisdiction shall not be valid. The issuance of a permit based on construction documents and other data shall not prevent the Building and Safety Manager from requiring the correction of errors in the permit documents or in the construction. The Building and Safety Manager is also authorized to prevent occupancy or use of a structure where in violation of this chapter, the Technical Codes, or of any other ordinances of this jurisdiction. Work shall be installed in accordance with the approved construction documents, and any changes made during construction that are not in compliance with the approved construction documents shall be resubmitted for approval as an addendum to the released construction documents.
(Q) Compliance with other city code provisions. Building permits for construction of residences in new subdivisions shall not be issued until installation of all utilities, streets and other offsite improvements have been completed and accepted by the city, except in those instances where the Building and Safety Manager, determines that phasing of utilities, streets and other selected offsite improvements are acceptable. When such phasing is desired, the utilities, streets, and other offsite improvements to be phased shall be approved in accordance with all city-adopted codes and ordinances.
(R) Expiration of permit. Every permit issued shall become invalid (null and void) unless the work on the site authorized by such permit is commenced and pursued diligently as determined by these sections:
(1) An issued permit that has no approved inspections by the number of elapsed calendar days indicated in the table below shall become expired and will be voided. The Building and Safety Manager shall order any work done to be removed and the property restored to original condition or a condition approved the Development Services Engineer.
(2) For a permit that has an approved inspection the permit will expire if no approved inspection occurs within the elapsed calendar days indicated in the table below after the last approved inspection.
Expiration Time Frames: No approved inspections after issuances, or between approved inspections
| |
Type of Permit | Days to Expiration |
Electrical, Mechanical/Fuel Gas, Plumbing and Demolition | 45 days |
Park Model, Manufactured Home, Factory Built Building, Residential Accessory Structures and Residential Pools | 60 days |
1- and 2-Family Residential | 120 days |
Commercial (Industrial) | 180 days |
(S) Permit extensions. When requested by the permit holder, prior to expiration of the permit, the Building and Safety Manager is authorized to grant 2 extensions of time, for periods not more than those noted in the table for expiration. The extension shall be requested in writing with reasonable justifiable cause demonstrated. Such extension, when granted, shall be in writing. If a permit that has expired is renewed within 30 calendar days of expiration the cost will be 50% of the original permit fee. After 30 days, but no more than 90 days after expiration, a permit can be reinstated at 100% of the original fee. After 90 days a new permit must be applied for and obtained to continue a project. Work where a permit has been expired more 180 days shall be declared unsafe by the Building and Safety Manager and action taken on unsafe buildings per Vol. I, § 7-1-9.
(T) Refunds. Refunds, if applicable, shall be in accordance with Vol. I, Article 4-4: Development Services Fees.
(U) Suspension or revocation. The Building and Safety Manager is authorized to suspend or revoke a permit issued under the provisions of this chapter wherever the permit is issued in error or on the basis of incorrect, inaccurate, or incomplete information, or in violation of any ordinance or regulation or any of the provisions of this chapter, the Technical Codes, or of any other ordinances of this jurisdiction. The Building and Safety Manager is authorized to suspend or revoke a permit issued under the provisions of this chapter wherever the work under the permit is being performed in violation of the reviewed plans or in violation of any ordinance or regulation or any of the provisions of this chapter, the Technical Codes, or of any other ordinances of this jurisdiction.
(V) Placement of permit. The building permit or copy thereof shall be kept on the site of the work until the completion of the project.
(W) Responsibility. It shall be the duty of every person who performs work for the installation or repair of building, structure, electrical, gas, mechanical, or plumbing systems, for which this chapter or the Technical Codes are applicable, to comply with this chapter and the Technical Codes.
(X) Bulk permit program. The Building and Safety Manager is authorized to develop a bulk permit program for residential related trade permits, not requiring a utility release, and other permits covering work of a limited or minor nature. The program will set the number of projects/locations a permit can cover and will establish a method for compliance verification that reduces the need for scheduled inspections. The program will be available for licensed contractors and will set the minimum requirements for contractors to qualify for the program. The intent of the program is ease and efficiency for the contractors, reduced burden on homeowner’s time for work and inspections, and provide better records and tracking of improvements made to the city housing stock.
(Y) Permit-by-inspection (PBI) program. The Building and Safety Manager may establish a permit-by-inspection (PBI) program that is a voluntary alternative to the standard permit application, plan review and permit issuance process for simple projects of certain occupancies and degree of complexity.
(1) Eligible projects. Projects eligible for consideration under the PBI program shall comply with all of the following limitations:
(a) Project must be a tenant improvement or tenant completion project for a Group B (Business), or a Group M (Mercantile) in an existing space or building;
(b) Project cannot involve a change of occupancy, except changes between Group B and Group M occupancies;
(c) Area of tenant space or building cannot exceed 5,000 square feet in floor area;
(d) The project cannot involve high piled storage or hazardous materials, nor substantial rework of the plumbing, mechanical, electrical or fire suppression system;
(e) The project cannot require additional zoning approvals; and
(f) The work cannot have been subject to a stop work order. Projects shall comply with all other requirements of this chapter.
(Ord. 1475, passed 6-19-2019)