No Building or structure shall hereafter be erected, altered, or extended until a building permit shall have been issued by the Building Inspector in accordance with the provisions of this chapter. Section 165.21 of this chapter shall be enforced by the Building Inspector.
1. Application. All building permits shall be applied for in writing, accompanied by plans and specifications sufficient to determine compliance with applicable ordinances of the City. Permit application shall be filed with the Zoning Administrator and shall be accompanied by a check payable to the City or a cash payment in accordance with the fee schedule adopted from time to time by resolution of City Council. The City Clerk shall promptly refer all applications to the Building Inspector.
2. Issuance. Upon approval by the Building Inspector, the City shall issue permits, as set forth in this chapter, to persons authorized by the City to perform the work specified in said permit. No building permit shall be approved by the Building Inspector unless the permit application is in compliance with all applicable City Codes.
3. In the cases of construction, reconstruction, alteration, or placement involving the pouring of concrete, the permit holder may proceed only with excavation and placement of forms, upon completion of which the Building Inspector shall promptly be notified by the applicant or contractor. The Building Inspector shall then conduct a second inspection to again determine conformity with the plans and compliance with applicable City Codes. Additional inspections may be required by the Building Code of the City.
4. Stop Work Order. If at any time the Building Inspector determines that a project does not comply with the approved building permit or applicable City Codes, said official shall revoke the permit and require that the work be stopped. If the Building Inspector denies or revokes a permit, said official shall notify the owner or the contractor as soon as practicable by written notice of the action, stating the reasons therefor.
5. Expiration. Every permit issued under the provisions of this chapter shall expire by limitation and become null and void if substantial construction work authorized by such permit is not commenced within 180 days from the date of issuance of such permit, or if the work authorized by such permit is suspended or abandoned at any time after the work is commenced for a period of 120 days. The determination regarding the constitution of substantial construction work and suspended or abandoned work shall be at the discretion of the Building Inspector. If a building permit expires, no refund of fees shall be made to the applicant.
6. Failure to Obtain a Permit. Except in emergency situations, as determined by the Building Inspector, where a permit is required by this chapter and work is commenced by any person prior to obtaining the required permit, a fine may be imposed in an amount established by resolution of City Council. The payment of such fine shall not relieve any person from fully complying with the requirements in the execution of the work or from being subject to any other penalties prescribed herein. However, no fine shall be imposed upon any person who starts work without a permit if said work is started on a Saturday, Sunday, or holiday provided such person secures the proper permit on the next working day.
7. Exceptions to Building Permit Requirements. No building permit or certificate of occupancy and compliance shall be required for any of the following:
A. Re-roofing an existing roof.
B. Siding.
C. Sidewalks or other walkways.
D. Ordinary steps leading to a door.
E. Patio floors flush to the ground.
F. Window and door awnings on residential buildings.
G. Television antennae, mounted directly to a building, extending no more than 12 feet above the top of the roof.
H. Lawn ornaments under six feet high.
I. Trees, hedges, bushes, and other plants.
J. Fences on or immediately adjacent to agricultural land.
K. Garden fences.
L. Public utility poles, cables, and pipelines.
M. Swing sets.
N. Any construction, reconstruction, alteration, or placement which does not change the exterior dimensions of the building or structure and which takes place within the present existing outer walls of the building or structure, in any district other than commercial zoning districts or industrial zoning districts.