(a) Before proceeding with the construction, enlargement, alteration, repair or removal of any building or other structure for which a permit is required, or the installation of any apparatus by trades required to be licensed, the owner or his agent, shall accompany the application for such permit with at least two complete sets of construction documents (construction drawings, plans, and specifications) in compliance with the provisions of the State Board of Building Standards and the Ohio Building Code Chapter One - Administration § 106. In addition to the construction documents, it shall be necessary to submit eight copies of the site plan showing the proposed improvement and its location on the site.
(b) Plans shall be fully titled with the name of the owner or owners, location of the site, legal description of the property and the name of the designer.
(c) Construction documents submitted for review, permitted approval, and inspection, shall bear the seal of a registered design professional (architect or engineer) pursuant to Ohio Revised Code Sections 3791.04, 4703.12 and 4733.14. The seal of a registered design professional is not required on construction documents for:
(1) One, two and three-family dwellings,
(2) Energy conservation designer for one, two, or three-family dwellings.
(3) Automatic sprinkler system designs submitted under the signature of an individual certified in accordance with the Ohio Administrative Code Section 4101:2-1-22(D).
(4) Installation of replacement devices, equipment systems that are equivalent in type and design to the replaced devices, equipment or systems.
(5) Alterations or repairs to any buildings or structures where the Chief Building Official determines that the proposed work does not involve the analysis or design of work affecting public health or general safety in the following areas: means of egress, structural, mechanical, electrical, plumbing, or fire protection.
(d) Construction documents.
(1) Construction documents (drawings) shall be drawn to scale and shall be sufficiently clear, comprehensive in detail, and legible when submitted to the Division of Building Inspection so that together with any accompanying drawings or specifications a plan reviewer can determine whether or not the proposed building, addition, or alteration and all proposed building equipment will conform in safety and sanitation to all applicable provisions of this Code.
(2) If substantive changes to the building are contemplated after the initial construction document submission, or during construction, those changes must be submitted to the Division of Building Inspection for review and approval prior to those changes being executed. The Chief Building Official may waive this requirement in the instance of an emergency repair, or similar instance.
(e) Construction documents for all buildings regulated by the Ohio Building Code shall include:
(1) Index of drawings which includes all occupancy classifications, types of construction, the area in gross square feet for each level, the maximum design occupant load (see chart in OBC Chapter 10), the structural design loads, and the seismic design category and site class.
(2) Site Plan (new construction, only; interior alterations do not require site plans) showing a north orientation arrow, the size and location of new construction and all existing structures on the site, all property and interior lot line locations with setback and side yard dimensions and distances from buildings to lot lines, the locations of the nearest streets, the established street grades, the locations, types and sizes of all utility lines, the location of any fences, and the elevations of all proposed finished grades; and drawn in accordance with an accurate boundary line survey.
(3) Flood Hazard Area Information. Include either the current FEMA Flood Hazard Boundary Map (FHBM), Flood Insurance Rate Map (FIRM) or a Flood Boundary Floodway Map (FBFM).
(4) Site Accessibility Plan (ADA requirements). Include the exterior accessible route between all facilities required to be connected; ramp locations and elevations along the exterior accessible route; number of and details for the required accessible van and car parking spaces and passenger loading areas; location and details of required accessibility signage; grade/topographic elevations before and after proposed grading when site impracticality is intended to be applied.
(5) Floor Plans. Configuration layout drawings with all walls and partitions shown including full or partial attics or basements, grade elevations at the building perimeter. Identify door swings, stairs and ramps, windows, shafts, all means of egress, plumbing fixtures, built-in fixtures, special equipment, and vertical transportation. Identify spaces by appropriate code names. Designate the number of occupants using each room or space on every floor.
(6) Demolition. Floor plans shall identify the structures to be demolished and the location and dimensions of existing structures to remain. Ask for a demolition permit application and procedure.
(7) Roof Plan. Include the roof outline, overall dimensions and dimensions of setbacks, slope of roof, drainage, reference to other details, roof materials, penetrations through roof, and roof-mounted equipment.
(8) Exterior Elevations. Vertical dimensions, floor-to-floor heights, opening heights, references to other details, floor lines, elevations of major elements, grade lines, foundation lines, material indications and notes, symbols for window schedule, gutters, signs and windows, doors, and all other openings.
(9) Building Sections. Vertical dimensions, elevations of the top of structural components and finish floor lines, materials, footings and foundations, reference to other details, ceilings lines, and major mechanical services.
(10) Exterior Building Envelope. Describe the exterior envelope in sufficient detail to determine compliance with the OBC and the referenced standards. Describe in detail, flashing, intersections with dissimilar materials, corners, end details, control joints, intersections at roof, eaves, or parapets, means of drainage, water-resistive membrane details around openings, location and type of vapor retarders, window and door U-values, and insulation location and R-values. The supporting documentation shall fully identify the exterior wall system, which was tested, where applicable, as well as the test procedure used.
(11) Wall Sections. Face of wall dimensions to other components, vertical dimension from foundations to parapet relating all elements to top of structural elements, all connection methods, wall, ceiling, floor, foundation, and roof materials and construction details.
(12) Interior elevations. Vertical dimensions to critical elements, references to other details, openings in walls, wall finishes, built-in items, and locations of switches, thermostats, and other wall-mounted equipment.
(13) Schedules. Information or tables that describe the room finishes, doors, windows, and door hardware and controls. Wall and floor materials shall be described by cross-hatching (with explanatory key), by notation, or by other clearly understandable method.
(14) Structure. Complete structural description of the building including size and locations of all structural elements and a table of live, wind, snow, and seismic loads used in the design of the building and other data as required to fully describe the structural system.
(15) Fire suppression system. Areas of protection, fire suppression system occupancy hazard classification, and water supply data.
(16) Fire-Resistance Ratings. The fire-resistance ratings of all structural elements as required by this code, data substantiating all required fire-resistance ratings including details showing how penetrations will be made for electrical mechanical, plumbing, and communication conduits, pipes, and systems, and the materials and methods for maintaining the required structural integrity, fire-resistance rating, and fire-stopping.
(17) System Descriptions (Mechanical and Electrical plans). Provide a complete description of the plumbing, mechanical and electrical systems, including materials, insulation R-values, general routing and sizes of all piping; location and type of plumbing fixtures and equipment; plumbing schematics and isometrics; materials, insulation R-values, general routing and sizes of all ductwork, vents, and louvers; location and type of heating, ventilation, air conditioning, and other mechanical equipment; location and type of all fire alarm, lighting and power equipment; type and size of all electrical conductors. A contractor licensed in the State of Ohio and registered in the City of Toledo must secure the permits for heating, air conditioning, pressure piping, plumbing, and electrical. The Licensed Contractor doing the work must apply for the sanitary and storm sewer permits.
(18) Operations. Information shall be provided regarding operations, the types, quantities, and arrangement of flammable, combustible, or hazardous materials proposed to be produced, used, dispensed, or stored in the facility; material safety data sheets for hazardous materials proposed to be produced, used, dispensed, or stored in the facility; material safety data sheets for hazardous materials produced, used, or stored in the facility, the commodity an arrangement of high piled or rack storage, control areas, etc.
(19) Fire Protection System Drawings. Construction documents shall be approved prior to the start of system installation. Related listing information shall be provided and drawings shall contain all information as required by the installation standards referenced in OBC Chapter 9. The individuals installing the fire protection systems, who shall be certified by the state fire marshal pursuant to section 3737.65 of the Revised Code, shall be identified on the drawings. In the event that the listing information is not known or the certified installer is not known at the time of plan examination, conditional plan approval shall be granted subject to subsequent submission of the listing information and the name of the certified installer prior to installation of any part of the fire protection systems.
(20) Site plans for all new development, significant redevelopment, construction sites, and all industrial facilities as defined in Section 941.01(f) shall include such provisions as necessary to control pollutants from storm water runoff as authorized by Chapter 941. Failure to provide and/or maintain such storm water runoff controls shall be cause for enforcement action as defined in Chapter 941.
(f) Construction Documents for structures regulated by the Residential Code of Ohio. Construction documents for one-, two-, and three-family dwelling units shall be submitted in two sets with each application and shall include the following information as prescribed by the Residential Code of Ohio, Chapter One - Administration, § 106.
(1) Index of drawings located on the first sheet;
(2) Site plan, including any flood hazard area information;
(3) Foundation plan; floor plans; exterior wall and roof envelope details;
(4) Cross sections and structural descriptions;
(5) The fire-resistance ratings of all structural elements and mechanical penetrations, and
(6) System descriptions of mechanical, plumbing and electrical systems.
(Ord. 122-15. Passed 3-31-15.)