A. Permit Required; Authority to Issue: No person, firm, or corporation shall erect, construct, enlarge, alter, repair, move, improve, convert, or demolish any building or structure in the City or cause the same to be done without first obtaining a separate building permit for each such building or structure from the Building Official. The Building Official shall have the authority to issue permits for the moving, demolition, erecting, enlargement or alteration of all buildings or structures.
B. Exceptions: Permits shall not be required for minor remodeling or alteration work, provided a record of such work has been filed with and approved by the Building Inspection Division, and the construction shall not increase the physical size, create a room, or alter the structural framework of the existing building.
C. Application for Permit: To obtain a permit, the applicant shall first file an application in writing, on a form designated by the City for that purpose. Every such application shall:
1. Identify and describe the work to be covered by the permit for which application is made.
2. Describe the land on which the proposed work is to be done, by lot, block, tract, and house and street address, or similar description that will readily identify and definitely locate the proposed building or work.
3. Indicate the use or occupancy for which the proposed work is intended.
4. Be accompanied by plans and specifications as required in subsection D of this Section.
5. State the valuation of the proposed work.
6. Be signed by the permittee, and property owner if they are different, or an authorized agent, who may be required to submit evidence to indicate such authority.
7. Give such other information as reasonably may be required by the Building Official.
D. Plans and Specifications:
1. Plans and Specifications Required; Exceptions:
a. For a residential building permit application, one (1) set of full-size plans and a certificate of survey prepared by a land surveyor showing the building elevations and site drainage conforming to the grading plans for the project, and if there are no drainage plans, a proposed drainage/run-off shall be reflected. One (1) digital copy of all plans and the survey shall also be provided.
b. For commercial and industrial permit applications, one (1) set of full-size plans and specifications and a certificate of survey by a registered land surveyor showing the building elevations and site drainage conforming to the grading plans for the project, and if there are no drainage plans, a proposed drainage/run-off shall be reflected. One (1) digital copy of all plans and specifications and the survey shall also be provided.
c. When authorized by the Building Official, plans and specifications need not be submitted for minor remodeling or alteration work; provided, that the work which is proposed does not involve work which can affect the safety of either the occupants or the public.
2. Information on Plans and Specifications: Plans and specifications shall be drawn to scale upon paper and shall be of sufficient clarity to indicate the nature and extent of the work proposed and show in detail that it will conform to the provisions of the Building Code and all relevant laws, ordinances, rules, and regulations. The first sheet of each set of plans shall give the house and street address of the proposed work and the name and address of the property owner and person who prepared them. Plans shall include a plot plan showing the location of the proposed building and of every existing building on the property. In lieu of detailed specifications, the Building Official may approve references on the plans to a specific section or part of the Building Code or other ordinances or laws. Computation, stress diagrams, and other data sufficient to show the correctness of the plans shall be submitted when required by the Building Official.
3. Retention of Plans: One (1) set of approved plans, specifications, and computations shall be retained by the Building Official for a period of not less than one (1) year from date of completion of the work covered therein for residential permits and not less than fifteen (15) years from the date of completion of the work covered therein for commercial and industrial permits. One (1) set of approved plans, specifications, and computations shall be kept on such building or work at all times during which the work authorized thereby is in progress. Plans submitted for which no permit is issued and on which no action is taken by the applicant for ninety (90) days shall be returned to the last known address of the applicant; to renew action on said plans and payment of a new plan-check fee shall be required.
E. Issuance of Permit:
1. The application, plans, and specifications filed by an applicant for a permit shall be checked by the Building Official. Such plans may be reviewed by other departments of the City to check compliance with the laws and ordinances under their jurisdiction. If the Building Official is satisfied that the work described in an application for permit and the plans filed therewith conform to the requirements of the Building Code and other pertinent laws and ordinances, and that the fees specified have been paid, a permit shall issue therefor to the applicant.
2. When the Building Official issues the permit, all received copies of plans and specifications shall be endorsed in writing or stamp as “APPROVED”. Such approved plans and specifications shall not be changed, modified, or altered without authorization from the Building Official, and all work shall be done in accordance with the approved plans.
3. The Building Official may issue a permit for the construction of part of a building or structure before the entire plans and specifications for the whole building or structure have been submitted or approved, provided adequate information and detailed statements have been filed complying with all pertinent requirements of the Building Code. The holder of such permit shall proceed at own risk without assurance that the permit for the entire building or structure will be granted.
F. Denial of Permits; Appeals: In any instance where a building permit or a request for a preliminary approval is denied, the applicant shall be entitled to an appeal of the denial. The appeal shall be heard by the City Council sitting as a board of review at any regular or special meeting. The applicant may present any additional information deemed pertinent, which shall be considered by the City Council, together with the original application and all papers submitted therewith. The City Council, as board of review, shall issue its findings and conclusions within thirty (30) days after such review hearing.
G. Validity:
1. The issuance or granting of a permit or approval of plans and specifications shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of the Building Code. No permit presuming to give authority to violate or cancel the provisions of the Building Code shall be valid, except insofar as the work or use which it authorizes is lawful.
2. The issuance of a permit based on plans and specifications shall not prevent the Building Official from thereafter requiring the correction of errors in said plans and specifications or from preventing building operations being carried on thereunder when in violation of the Building Code or of any other ordinance of the City.
H. Expiration of Permit:
1. Every permit issued by the Building Official under the provisions of this Section shall expire by limitation and become null and void if the building or work authorized by such permit is not commenced within one hundred eighty (180) days from the date of such permit, or if the building or work authorized by such permit is suspended or abandoned at any time after the work is commenced for a period of one hundred eighty (180) days. Before such work can be recommenced, a new permit must be obtained, and the fee therefor shall be one-half (½) the amount required for a new permit for such work, provided no changes have been made or will be made in the original plans and specifications for such work, and provided that such suspension or abandonment has not exceeded one (1) year.
2. The exterior of any building shall be completed within one hundred eighty (180) days of start of construction. No occupancy or use of a structure shall be allowed until the exterior is completed and all necessary inspections conducted. In the case of a demonstrated hardship, the Building Official may allow for an extension of time to complete the exterior. No extension shall exceed one hundred eighty (180) days.
I. Suspension or Revocation of Permit: The Building Official may, in writing, suspend or revoke a permit issued under this Section whenever the permit is issued in error or on the basis of incorrect information supplied or in violation of any ordinance or regulation or any of the provisions of this Section.