GUIDE TO BUILDING PERMITS AND wbr REGULATIONS

GUIDE TO BUILDING PERMITS AND REGULATIONS Planning & Economic Development Division City of West Carrollton 300 E. Central Avenue West Carrollton, OH 45449 (513) 859-5184 CITY OFFICIALS COUNCIL MEMBERS Maxine Gilman William Gordan Bill Ennis Daryl G. Garrison Jack Jensen Donald A. Mounce Jeffrey W. Sanner Mayor Deputy Mayor CITY MANAGER G. Tracy Williams ASSISTANT CITY MANAGER David Rowlands CITY OF WEST CARROLLTON Department of Planning & Economic Development Building Inspection Division The goal of the Department is to help our citizens and landowners design, build, and maintain quality developments and projects in keeping with the excellence that exemplifies West Carrollton. The Building Inspection Division's responsibility is to insure the health, safety, and welfare of the public through enforcement of building code regulations and zoning ordinances. The regulations are contained in the Ohio Basic Building Code, CABO One- and Two- Family Dwelling Codes, BOCA National Building Code, and the BOCA National Property Maintenance Code. The Building Code establishes minimum construction standards for new buildings, as well as for additions to, or remodeling of, existing buildings but allow us to encourage creativity and quality. The Division also issues permits for, and make inspections for all construction, heating and air conditioning, gas piping, fences, signs, and electrical projects in the City. The City Zoning Code regulates the use and development of land within the City. A Property Maintenance Code was adopted by City Council in 1990 which establishes minimum standards on the upkeep of business and residential buildings, accessory structures, yards, and vacant lots. By adopting the Property Maintenance Code we are able to assure the continued high value of all properties, while creating an overall healthy and safe neighborhood. Through vigilance and practical applications of all of the City codes, West Carrollton will remain a quality place to live and to operate a business. This booklet will help you learn more about how the Division can assist you. WHY DO I NEED A PERMIT? Permits are issued to provide uniform minimum standards for construction, repair, alteration, and maintenance of buildings and structures and their components. It is for your safety that a permit be secured before the work is started, to assure that all work will be in accordance with the City Building Codes and Ordinances. Also, all work covered by the permit is to be inspected. The inspections are performed by inspectors who are state certified. WHAT IS A PERMIT? A permit is an agreement between the City and applicant that the project covered by the permit will be done in compliance with all codes and regulations. The permit applicant is responsible for the work being done. It is important for you to explain in detail, through drawings, what you want to do before requesting a permit. If the proposed work conforms to City regulations, the application will be approved, and a permit will be issued. The permit is your authorization to begin work. All required inspections and any conditions or special restrictions will be noted on your copy of the drawing. If any changes are made to the work covered by the approved set of drawings, the changes are not automatically approved. WHEN D0 I NEED A PERMIT? The City of West Carrollton requires a permit for all types of construction, including new work, alterations, replacements of mechanical systems, and some repair work. If you are in doubt please, contact the Building Inspection Division at 859-5184. HOW DO I GET A PERMIT? The application for a permit may be made by the owner of the property where the work is to be performed, or by an agent, such as an engineer, contractor or architect. Exceptions: Permits for plumbing work must be secured by a licensed plumber from the Montgomery County Plumbing Division. You must submit drawings and specifications which completely and properly illustrate the project. Depending upon the type of project, additional plot plans, construction drawings, and specifications may be required. Some permits do not require plans and can be approved at the time of application. However, the normal time needed for processing a building/zoning application is 7 to 10 working days. When the building permit is ready to be issued, or if additional information is needed, you will be notified. Work on a project must begin within 6 months of date of issuance; and must be continuous until complete. Time extensions may be granted, but require a letter of explanation and must be reviewed before any decision is made. WHERE DO I GET A PERMIT? You may apply for a permit from the Building Inspection Division, in the Civic Center, 300 E. Central Avenue. Office hours are 8 a.m. to 5 p.m., Monday through Friday. The inspectors are usually available in the office between 8:00-9:00 a.m. and 4:00-5:00 p.m. CONSTRUCTION Building permits and inspections are required for: 1. 2. 3. 4. 6. Residential construction work, which includes new dwelling structures, garages, sheds, pools, patio covers/enclosures, fences, decks, alterations, remodeling, and structural repairs. Commercial construction and alteration work. Removal or demolition of structures. Signs (including temporary). Driveways and public sidewalks. PLUMBING Permits are to be secured from the Montgomery County Plumbing Division. Permits and inspections are required for new installation or replacement of plumbing components or systems. HEATING Permits and inspections are required for both new installation and replacement of: 1. 2. 3. 4. 5. 6. Heating systems. Air conditioning. Ductwork and extensions of ductwork. Wood stoves. Fireplaces. Solar heating systems. ELECTRICAL Permits and inspections are required for: 1. New fixtures,(such as lights), permanently attached appliances, or fans and vents. 2. 3. 4. 5. New wiring. Upgrading of existing wiring. Upgrading of electric service. Any alterations to the electrical systems. NEW CONSTRUCTION* NEW COMMERCIAL BUILDINGS Three sets of construction drawings, including plot plan, and engineered drawings and data for storm water retention must be submitted. The drawings must bear the signature of the person responsible for their preparation and structural design. They also must include all plumbing, heating, electric, and other pertinent information. Allow approximately fourteen (14) working days for review. In the case of a food service operation, you need to submit plans to the Combined Health District of Montgomery County (513) 225-4395. NEW HOUSES Two sets of construction drawings and plot plans must be submitted for review and approval. Allow approximately seven (7) working days for review. DETACHED GARAGES AND ALL SHEDS Site plan, size, and general construction information must be included on the drawings. Buildings cannot be constructed over a gas line. Sheds must be permanently anchored to the ground in the flood plain areas. All detached structures that exceed one (100) hundred square feet must have a foundation system. 1. *NOTE: Permits for electric, HVAC, gas piping, or plumbing may also be required. ADDITIONS TO RESIDENTIAL PROPERTY* ROOM ADDITIONS (including bedrooms, bathrooms, family rooms, greenhouses) A building/zoning permit is required and, where applicable, electric, plumbing and heating permits are also required. Two sets of construction drawings and three plot plans must be submitted. DECK, PATIO, PORCH & ENCLOSURES Plans are required and permits and inspections are needed. Enclosing an existing porch or patio requires a permit. CARPORTS Adding a carport requires a building permit, drawings, and a plot plan. RETAINING WALLS Retaining walls less than 30 inches high do not require a permit. Retaining walls higher than 30 inches, however, require plans which have been certified by an engineer before the required permit may be issued. FENCES Permits are required for any new or replacement fence. Size, location and type must be approved for code compliance. Plot plans must be submitted. TV/RADIO ANTENNA, TOWERS, AND SATELLITE DISHES Towers must be an approved type or the necessary engineering details must be submitted for a permit. Satellite dishes require permits and are considered an accessory structure in the residential districts. SWIMMING POOLS If the pool is capable of containing water to a depth of 18 inches or greater, a permit is required. The pool is considered an accessory use in the residential district and may not be closer than five (5) feet to the property line, such distance being measured from the water line. Walks or paved areas adjacent to the pool are considered as patios and must meet the requirements for patios. Pools shall be protected with a four (4) foot high fence or similar protective with a lockable gate or stair to protect against unauthorized entrance. No electric drop, cable TV line, or telephone line shall be within ten feet of the water's edge. *NOTE: Plot plans are required on all building applications. Handouts for methods of construction are available at the office of the Building Inspection Division. REPAIR AND REMODELING Many minor repairs such as replacement windows/doors and reroofing may not require a permit. However, always check with the Building Inspection Division. NEW SIDING An electrical permit is needed since an inspection for checking outside electrical fixtures, such as lights, the electrical service drop, and meter reinstallation is required. PORCHES A building permit is required. FIREPLACES A masonry fireplace calls for a building permit, and plans are required, with details on framing. Inspections will be noted on the permit. A prefabricated fireplace insert requires a heating permit. SIDEWALKS, CURBS, AND DRIVEWAYS Sidewalks located close to the house and away from the street generally do not require permits. However, if the sidewalk parallels the street, it probably is in the City right-of-way, and repair or replacement would require a permit. Curb replacement or repair, and driveway approaches, also require a permit. Building Inspection Division requires permits for new driveways and some alterations to driveways. DAMAGED STRUCTURES Structures which have been damaged by fire or accident must be inspected and may require permits for repairs. BATHROOMS/KITCHENS New bathrooms and kitchens within the existing structure require plumbing permits and electrical permits. The City strongly urges homeowners to deal with reliable contractors. If there is doubt, contact one of the local consumer information agencies. SIGNS A new sign requires an approved permit to insure the sign is safely installed and is within the size and location limitations specified in the Sign Code. Application for a sign must consist of: 1. A site plan illustrating: a. the size of the lot. b. c. 2. 3. location of driveway and street edge. the length of the building walls abutting city streets. An elevation drawing of the proposed sign and a detail showing its mounting on the building wall or its supporting structure. A summary of the sizes of all existing signs on the site. 1. Submit two copies of the appropriate information to the Building Inspection Division. CERTIFICATES OF USE AND OCCUPANCY All uses of property and buildings are required to have a Certificate of Use and Occupancy, which indicates their compliance with City Building and Zoning Codes. Certificates are issued when any improvement (new building, addition, remodeling, etc.) is successfully completed and the City staff certifies that the improvement meets Building and Zoning Codes. New occupants of existing commercial buildings must also obtain a Certificate of Use and Occupancy prior to actually inhabiting the building. In this way, the City guarantees the building's user and the general public that the building does meet codes for the uses intended. A WORD ABOUT ZONING The City has adopted Planning and Zoning Ordinances which regulate the development and use of land within City boundaries. There are twenty (20) classifications of Zoning Districts in the City, and each has individual regulations controlling the density of development, location on lot, 1. off-street parking, signs and other environmental and aesthetic characteristics. Each application for a building permit is reviewed for compliance with these ordinances, as well as with building code requirements. These regulations protect property values by preventing the location of incompatible uses in close proximity to each other. They also maintain the character of established neighborhoods and prevent inappropriate activities, such as automotive repairs in residential areas. Citizens should recognize, however, that not all nuisance activities are violations of a Zoning Ordinance. City Council has appointed two groups to review matters that are beyond the normal in-house control of Development Ordinances. THE PLANNING COMMISSION is the platting body of the City given the responsibility to approve land development that takes place through subdivision or lot splitting activities; they hold public hearings on requests to rezone land and make recommendations to City Council; and they review and approve plans in certain development areas of the City, including the Special Interest (SPI) and Residential Planned Unit Development (R-PUD) Districts. The Planning Commission normally meets on the first and third Thursdays of each month. Applications for a matter to be brought before them must be filed two and one half weeks in advance of the meeting. THE BOARD OF ZONING APPEALS has been formed to hold public hearings and make decisions when land owners seek a variance from the zoning regulations. The staff of Planning & Economic Development is charged with the responsibility to enforce the Zoning Ordinances and cannot allow structures or uses to exist which are contrary to these regulations. Those citizens who feel justified in appealing a refusal of the City may do so in the office of Planning & Economic Development. The Board of Zoning Appeals meets on the second Thursday of the month. An application for a hearing before the Board must be received three and one half weeks in advance of a scheduled meeting. BUILDING APPEALS Decisions of the Chief Building Inspector, Plans Examiner, as well as orders from the Fire Prevention Bureau may be appealed to the Board of Building Appeals. This process begins with an adjudication order being issued by the Chief Building Inspector. COMPLAINTS/INQUIRIES CONCERNING CODE AND ORDINANCE VIOLATIONS Field inspectors investigate all inquiries and complaints concerning code and ordinance violations. Requests may be made by phone, letter, or personal visit to the Building Inspection Division. When violations do exist, the inspector takes action either to end the violation or abate the nuisance. This may involve personal contacts and official notices. If these do not bring compliance, the inspector may serve a legal notice which, if not complied with, could result in the filing of charge in Municipal Court. The entire procedure might, therefore, take one day, several weeks, or months. Although you, as a resident or business operator, may be annoyed by a particular situation, the Building Inspection Division can only resolve violations of the Building, Zoning and Property Maintenance Codes. In some cases, although no law applies, you may seek relief through civil action. In other cases, there may be no real relief. Nevertheless, the inspectors investigate all complaints and if the Development Services Division cannot resolve the problem, you will be referred to other agencies who may be able to help you. In the case of a property maintenance violation reported against your property, you, as the property owner, may appeal to the Property Maintenance Board. This board hears requests from property owners who feel the request/ complaint is not justified or, for personal reasons, find the compliance would create a financial or other hardship. Our Building, Zoning and Property Maintenance Codes are all a part of the Codified Ordinances and may be purchased from the City offices. WHERE CAN I GET ASSISTANCE? The Development staff are available for office consultation, by appointment, during regular business hours. Although staff may not make any recommendations regarding design or economic feasibility, they are able and willing to answer specific questions about code provisions. After final plan review, one marked up set of drawings will be returned to you. Depending on the number of agencies involved, the time required for such reviews is usually seven to ten working days. Inspectors are available, by appointment, for questions, consultations, etc. You can usually reach them in their office 8:00 a.m. - 9:00 a.m. and 4:00 p.m. - 5:00 p.m. Monday through Friday by calling the Division at 859-5184. The Division encourages the use of consultations and preliminary plan reviews during the planning and design stages of a project. In this way, you, as owner, contractor, or design professional, can incorporate the various code requirements in the initial stages, often saving work and money. Special inspections are available upon request, which may involve a fee. HELPFUL PHONE NUMBERS Planning and Economic Development Board of Zoning Appeals Planning Commission Zoning Building Inspection Division Building Permits Property Maintenance Engineering Health District (Montgomery County) Dayton Appeals Board (The Dayton Appeals Board hears all appeals of the State Building Code) 859-5783 859-5184 859-5184 225-4395 443-3672 Montgomery County Appeals Board 225-4622 (The Montgomery County Building Appeals Board for Residential Appeals) ADMINISTRATION NUMBERS City Manager Parks and Recreation Water Billing Income Tax Fire Department Service Department Street & Refuse Department (Garage) Water Department (Garage) Wastewater Treatment Plant Parks and Recreation (Garage) 859-5183 859-5181 859-8280 859-8288 847-4645 859-5184 847-6074 847-6076 847-6070 847-6073