Upper Arlington City Council
Mayor Donald B. Leach, Jr. Vice Mayor Mary Ann Krauss Frank Ciotola Linda Mauger Edward F. Seidel, Jr. Wade Steen Erik F. Yassenoff
A Guide to Residential Building Permits k
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City Manager
Virginia Barney
Development Director
Dean Sivinski
Development Department 3600 Tremont Road Upper Arlington, OH 43221 Phone: 614-583-5070 Building Inspection Line: 614-583-5080 Electrical Inspection Line: 614-583-5081 Fax: 614-583-5065
www.ua-ohio.net
DEVELOPMENT DEPARTMENT
Updated 4/08
A Guide to Residential Building Permits
Home improvement is a hobby for some and a necessity for others. In some cases it involves simply redecorating to reflect changing tastes. In others, remodeling, renovating and additions are required to keep up with a growing family or changing lifestyle. In either case there are chores and challenges, but in the case of remodels, renovations and additions, a little more planning and appropriate permits are required. The City of Upper Arlington’s building code is used to ensure building regulations are followed when new additions, alterations or buildings are constructed. It sets minimum standards and requirements for construction and construction materials to make buildings appropriately safe and sanitary. Building codes also preserve and enhance property values, a benefit to the entire community. Upper Arlington enforces the most current version of the Residential Code of Ohio, and Chapter 13 of Upper Arlington’s Codified Ordinances. The City’s Development Department helps citizens understand and apply the building code, issues residential building permits and enforces the code with property owners and contractors. We have created this brief brochure to help you better understand residential building permits, the rules and regulations for residential construction projects, and an idea of the time you should allow in order to complete your projects on schedule. Please be aware that each home improvement project is unique. Some may require additional information, drawings or inspections. Contact the Development Department with any questions you may have as you prepare to undertake any project. Call us at 583-5070 during office hours, or visit the City’s website, at www.ua-ohio.net where you can submit an online email query through the “Business & Development” section. We look forward to working with you to help bring your home improvement project to a successful conclusion.
Inspections
Once a permit has been issued, a series of inspections takes place to ensure the work is being performed according to the approved plan. The required inspections for each project are listed on the building permit card. The original building permit card, along with an approved set of plans must be kept visible on the job site for the inspector to sign. Scheduling Inspections Call inspection requests into the “Inspection Line,” at 583-5080. Your request must be recorded before 8:30 a.m. of the day you wish the inspection to take place. You must leave the following details when you call: • Job site address • Permit number • Date the inspection is requested • Type of inspection to be performed • Phone number and name of contact The following inspection days are available for different types of inspections: • Building, HVAC, driveway approaches: Monday – Friday, 8 a.m. to 5 p.m. • Electrical: Monday, Wednesday, Friday, 8 a.m. to 5 p.m. These inspection requests should go to 583-5081 before 8:30 a.m. of the day requested.
• Plumbing: these inspection requests should go to the Franklin County Health Department, at 462-3160.
Visit the City of Upper Arlington Web site for the information you need to prepare for your next home improvement project:
www.ua-ohio.net
Business & Development: • Guiding Documents: UDO; Building Code; Master Plan • Forms: building, electrical, plumbing & HVAC permit applications; fence permits; sign permits; swimming pool permits; contractor registration forms; variance applications; fee schedule News, Meetings & Events: • BZAP Agendas & Results • City Council Agendas & Meeting Minutes GIS Mapping: • Interactive Mapping • BZAP history by parcel • Upper Arlington zoning map • Link to Franklin County Auditor’s Web site
www.ua-ohio.net
If plans do not conform to UDO requirements, the applicant is given two options: • Redesign the project to comply OR • Seek a variance from the Board of Zoning and Planning (BZAP). Variance applications (PDF files) can be downloaded online from the “Business & Development / Forms” section. BZAP has the authority to grant variances to requirements outlined in the UDO. A variance may be granted allowing deviations from the height, mass, setback, parking, or other dimensional requirements established by the UDO, when practical difficulties unique to the property in question prevent full compliance with the law. BZAP meetings are held once a month in the Council Chamber of the Municipal Services Center, beginning at 7 p.m. BZAP considers variance applications and other land use issues. Variance applications must be filed with Development on or before the specified filing deadline for each specific meeting in order to be placed on the Board’s agenda. The BZAP calendar, filing deadlines, and agendas can be found online at “News, Meetings, Events / Public Meetings / BZAP.”
Building Review Once zoning approval is received, plans are next reviewed by the Chief Building Official to ensure compliance with Chapter 13 of the City’s Codified Ordinances and the most recent version of the Residential Code of Ohio. The purpose of the building code is to provide minimum standards and requirements for construction and construction materials to make buildings safe and sanitary for their intended use and occupancy. If plans fail to meet code, the Chief Building Official will issue a correction letter explaining reasons for the plan rejection, and citing specific sections of the code. Two new sets of plans must be resubmitted highlighting all revisions, along with a letter addressing the corrections. The resubmitted plans will again be reviewed on a “first-come, first-served” basis, and may take up to three weeks to review.
When Do I Need A Permit/Permits?
Below is a summary of various home improvement projects, categorized under those that require a permit and those that do not. Since these lists are not necessarily inclusive, please contact Development if you are at all unsure about your project and whether it requires a permit. Building Permits Required All new construction projects require a building permit. These include: • New houses • Accessory structures over 200 s.f. – garages, sheds, playhouses • Patio covers/enclosures • Decks • Porches • Fireplaces • Carports • Retaining walls • Satellite dishes greater than one meter in diameter • Interior remodeling • Room additions • Structural repairs • Basement finish
Building Permits Not Required • Interior cosmetic finishes • Shingle replacement (maximum two layers permitted) • Window or door replacement (when opening remains the same size) Certificate of Zoning Compliance (CZC) Required For some minor home improvements, a CZC is sufficient: • Patios • Driveway extensions • Accessory structures Other Permit Requirements Several components performed either as part of a bigger project or individually, require separate permits specific to those projects: • Electrical work • Heating Ventilation & Air Conditioning (HVAC) and furnace replacement • Driveway approach • Swimming pools • Fences (no inspection required) • Demolition (structures 450 s.f. or larger) • Plumbing • Water heater replacement Any contractor you hire to perform this work must be registered with the City of Upper Arlington.
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Before You Start
Before beginning any construction project, we recommend you become familiar with zoning and building codes pertaining to your specific property. This information is available from the Development Department or the City’s website, at www.ua-ohio.net. Items to research or consider include: • Check property zoning classifications using the online “GIS Mapping” tool. • The online “Business & Development / Guiding Documents” section provides access to applicable City codes: Chapter 11 - Unified Development Ordinance (UDO) for zoning regulations Chapter 13 - Building Code for building regulations. • Request a Zoning Worksheet ($17 fee). Prepared by a Development staff member, these worksheets provide basic zoning information specific to a property. They are intended to be helpful in the planning stages, but do not take the place of a complete zoning analysis. To be reliable, information from legal description, subdivision plat, professional survey and/or deed must be reviewed. • Schedule a meeting to discuss your plans with a Planning Officer and/or Chief Building Official. • Consider consulting with a design professional familiar with City codes and procedures.
An important consideration is the time required to bring all facets of your project to a successful conclusion, from the date you submit your permit application to the final inspection and approval date. Depending on the scope of the project and steps required, the entire process can take anywhere from one month to several months. If you choose not to do the project or if building permits are not paid for within 12 months from the time of application, they are voided and the plans destroyed. If, in the course of construction, work is delayed or suspended for more than six months, the approval of plans is invalid. Two extensions may be granted for six months each if requested at least 10 days in advance of the expiration date.
• Framing plans (first floor, second floor, roof) • Elevations • Wall sections • Grading plan for new homes or homes with proposed additions that are greater than 20% of the existing footprint. Plans should be drawn to scale and show in detail that they conform to the provisions of the zoning and building codes. The site plan must include: • Dimensions of the lot and location of all existing and proposed buildings and development on the lot • Distances between buildings and property lines • Calculations of building and development coverage A Model Energy Code Compliance Report This report is required for projects that increase building footprint or convert unheated space to heated space (see www.energycodes.gov/meccheck). Fees There are separate costs for application, zoning review, and building review in addition to a permit fee. These are based on the square footage of the project or value of the work being performed. The fees, less the deposit, are calculated once the permit is approved.
The Building Permit Review Process
This section summarizes the typical steps and timeframe involved with the permit review and approval process. All residential building permit applications are date-stamped upon submittal to Development, and are reviewed in the order in which they were received. A complete review may take up to three weeks to complete, and unfortunately not all plans submitted are approved the first time around, especially in cases where adequate research and preparation has not been performed in advance. Zoning Review The zoning code regulates land use and development within the City. Zoning regulations protect property values by ensuring new development is compatible with the surrounding community and maintains the character of established neighborhoods. The City has seven residential zoning classifications, each having different requirements and limitations pertaining to building location, size, and setbacks; building cover and development cover; building height; and other standards. Building plans are first reviewed by the Planning Officer to ensure compliance with all provisions of the UDO. If plans are in compliance, they are approved and forwarded to the Chief Building Official for a building code review.
Application & Plan Submittal Requirements
Once a project is designed and drawings prepared, you are ready to submit an application to Development. Residential plans do not require an architect’s stamp, but should include specific information to qualify for a building permit and to begin the review process. Two complete sets of drawings must be submitted including: • Site plan • Floor plans
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