[Ord. No. 15-1 G §1, 6-20-2005]
Any owner or authorized agent who intends to construct, enlarge,
alter, repair, move or demolish or change the use of a building or
structure in a way that will change the applicable requirements of
this Chapter shall first submit an application and obtain a building
permit. Applications shall be reviewed by the Building Inspector,
Fire Inspector and Zoning Administrator, except that applications
for single-family dwellings, two-family dwellings and buildings or
structures accessory thereto which may be reviewed by the Building
Inspector.
[Ord. No. 15-1 G §1, 6-20-2005]
A. Other
permits shall be required in accordance with the codes adopted in
this Chapter prior to commencing any work as follows:
1. Accessory structure permit. An accessory structure
permit shall be required for storage buildings, sheds, above ground
pools, fences, signs and other similar structures that are not the
principal building or use on a lot.
No permit is required for storage buildings, sheds or children's
playhouses not exceeding one hundred twenty (120) square feet. Exemption
from the permit requirement shall not relieve the owner from the responsibility
of complying with all applicable regulations.
2. Annual permit. An annual permit shall be required
for facilities which employ one (1) or more qualified professionals
to perform minor electrical, plumbing and mechanical installations
or repairs to serve in lieu of individual trade permits for each minor
project.
3. Excavation (street cut) permit. An excavation permit shall be required for cutting any City streets pursuant to Chapter
510, Article
II of the Municipal Code of the City of Farmington, Missouri.
4. Demolition permit. A demolition permit shall be
required for the demolition of all or part of a building or structure.
A separate demolition permit shall not be required when the work is
performed as part of an approved building permit for new construction,
addition, alteration or change of use.
5. Mechanical, electrical or plumbing permit. A permit shall be required
for individual Mechanical, electrical or plumbing trade work. A separate
mechanical, electrical or plumbing permit shall not be required when
work is performed as part of an approved building permit for new construction,
addition, alteration or change of use.
6. Fire prevention permit. A fire prevention permit
shall be required for any fire protection systems and all construction
or operations specified in the Fire Code. A separate fire prevention
permit shall not be required when work is performed as part of an
approved building permit for new construction, addition, alteration
or change of use. Open burning shall comply with the provisions of
the Fire Code as amended.
[Ord. No. 15-1 G §1, 6-20-2005; Ord. No. 15-10 N §1, 8-31-2011]
A. No
building permit shall be issued unless all other required local, State
or Federal approvals have been obtained.
B. No
building permit shall be issued unless an official street address
or addresses have been obtained.
C. No
building permit shall be issued unless all utility estimate fees associated
with the permit have been paid.
D. No
building permit shall be issued to any person who is delinquent in
any debt owned to the City.
E. No
building permit shall be issued for any unlicensed contractors to
perform work.
F. No
building permit shall be issued unless the permit application is properly
completed.
G. The
locations of all utilities may be required to be marked in the field
prior to any excavation or issuance of any permit.
H. No building permit shall be issued for the construction or modification of any building, except one- or two-family dwellings, except to a building contractor who is licensed pursuant to Chapter
605 of this Code.
[Ord. No. 15-1 G §1, 6-20-2005]
All permits shall expire unless the work on the site authorized
by such permit is commenced within one hundred eighty (180) days after
its issuance or if the work authorized on the site by such permit
is suspended or abandoned for a period of one hundred eighty (180)
days after the time the work is commenced. The building official is
authorized to grant, in writing, one (1) or more extensions of time
for periods not more than one hundred eighty (180) days each. The
extension shall be requested in writing and justifiable cause demonstrated.
All extensions of permits prior to expiration or issuance of new permits
in lieu of expired permits shall be reviewed by the same authorities
having jurisdiction as the original permit application.
[Ord. No. 15-1 G §1, 6-20-2005]
Applications for permits required in this Chapter shall be submitted
to the Building Inspector on the forms prescribed by the authorities
having jurisdiction. A complete application shall consist of the application
form, the required construction documents and the required fees.
[Ord. No. 15-1 G §1, 6-20-2005; Ord. No. 15-10F §1, 3-4-2008]
A. Site Plan. At least two (2) copies of a site plan complying
with this Section shall be provided as a part of any building permit
application required except individual single-family dwellings, two-family
dwellings and accessory buildings or structures for which a plot plan
is permitted. Site plans may be waived for interior alterations, changes
of use and similar work. The minimum requirements for a site plan
required by this Chapter shall be as follows:
1. Shall be of sufficient clarity to clearly indicate proposed buildings,
structures or uses or other features shown on the plan.
2. Shall be prepared by a registered design professional.
3. Shall be drawn to scale not greater than one (1) inch equals twenty
(20) feet nor less than one (1) inch equals two hundred (200) feet.
4. Shall identify property by lot lines and location, including dimensions,
angles and size, correlated with the legal description of said property.
5. Shall show the scale, north point, boundary dimensions, natural features
such as woods, streams, rivers, lakes, drains, topography (at least
five (5) foot contour intervals; when terrain is irregular or drainage
critical, contour interval shall be two (2) foot) and similar features.
6. Shall show existing manmade features such as buildings, structures,
easements, high tension towers, pipelines, existing utilities such
as water and sewer lines, etc., excavations, bridges, culverts and
drains and shall identify adjacent properties within one hundred (100)
yards and their existing uses.
7. Shall show the location, proposed finished floor and grade line elevations,
size of proposed main and accessory buildings, their relation one
to another and to any existing structures to remain on the site and
the height of all buildings and structures, as well as building elevations
and materials proposed for the structures under consideration.
8. Shall show the proposed streets, driveways, sidewalks and other vehicular
and pedestrian circulation features within and adjacent to the site;
also the location, size and number of parking spaces in the off-street
parking areas and identification of service lands, service parking
and loading zones in conformance with the requirements set forth in
this Chapter.
9. Shall show the location and size of all existing utilities serving
the property as well as the location and size of all proposed utilities
to serve the property.
10. Shall show screening in accordance with the Zoning Ordinance.
11. Shall show any proposed alterations to the topography and other natural
features shall be indicated.
12. Shall show the location, height and intensity of all exterior lighting.
13. Shall show the location and type of solid waste pickup proposed.
14. Shall include certificates of approval including date and signature
lines for the City Council and Planning and Zoning Commission where
applicable.
15. Shall show any other information deemed necessary to determine compliance
with this Chapter or the codes adopted in this Chapter.
B. Plot Plan. At least two (2) copies of a plot plan complying
with this Section shall be provided as a part of any building permit
for single-family dwellings, two-family dwellings or accessory buildings
or structures on an individual lot of record. Plot plans shall show
the location of all property lines, yards or setbacks, utilities,
easements, right-of-ways, existing buildings or structures, proposed
buildings or structures and any other information deemed necessary
to clearly determine the nature of the work proposed. Plot plans may
be waived for interior alterations.
F. Examination. Construction documents shall be examined to
ascertain whether the proposed work will conform to all applicable
City requirements.
1. At least two (2) copies of the construction documents shall be submitted
to the Building Inspector with the permit application and required
fees.
2. The Building Inspector shall distribute at least two (2) copies of
the construction documents to all other authorities having jurisdiction
for examination.
3. Every official who reviews the construction documents shall mark
the plans with an official stamp.
4. Official stamps shall include the following information.
a. The name of the office by which the plans were reviewed.
b. The signature or initials of the official receiving and examining
the plans.
c. Whether the plans were approved or denied.
d. The date the plans were received, approved and denied.
e. Any conditions or comments.
[Ord. No. 15-1 G §1, 6-20-2005; Ord. No. 15-10J §7, 2-3-2009; Ord.
No. 15-10M §1, 9-14-2009]
The fees for permits issued under this Chapter shall be as follows:
BUILDING PERMITS
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New Construction or Additionbd
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$75.00 Minimum
$.073 Per square foot of total areaa
$1,875.00 Maximum
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Alteration or Change of Usebd
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$50.00 Minimum
$.052 Per square foot of total areaa
$1,875.00 Maximum
|
Accessory Structuresc
|
$30.00
|
Annualb
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$30.00
|
DEMOLITION PERMITS
|
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Bond (Refundable)
|
$100.00 Minimum
$.052 Per square foot of total areaa
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Permit Fee
|
$30.00
|
EXCAVATION PERMITS
|
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Permit Fee
|
$30.00
|
Street Replacement Cost
|
$1.04 Per square foot of total areaa
|
PLUMBING PERMITS
|
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Permit Fee
|
$30.00
|
MECHANICAL PERMITS
|
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Permit Fee
|
$30.00
|
ELECTRICAL PERMITS
|
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Permit Fee
|
$30.00
|
FIRE PREVENTION PERMITS
|
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Permit Fee
|
$30.00
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ADDITIONAL FEE
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Permit fees shall be increased by one hundred percent (100%)
for permits obtained after work has been commenced in accordance with
Section 108.4.
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a. The aggregate of areas and areas of floors, where applicable,
within the scope work of the permit.
b. Separate individual trade permits are required in conjunction
with these permits.
c. Additional individual trade permits shall be required as
applicable.
d. Separate trade permits for mechanical, electrical, plumbing,
and fire prevention shall be applied for and paid by the general contractor
prior to issuance of the building permit.
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[Ord. No. 15-1 G §1, 6-20-2005]
A refund policy shall be agreed to and established by the authorities
having jurisdiction.
[Ord. No. 15-1 G §1, 6-20-2005]
A. Upon
issuance of a permit, except where otherwise approved by the authorities
having jurisdiction reviewing the permit application, the owner or
authorized agent shall be subject to the following minimum conditions:
1. Call for any required inspections at least twenty-four (24) hours
prior to the time the inspection is needed.
2. Post a copy of the permit on site.
3. Provide all the required special inspection service and documentation.
4. Keep a set of the approved construction documents on site.
5. Conceal no work prior to approval.
B. Failure
to observe these conditions may result in delays, permit revocation,
removal of work or other actions. Other conditions may be placed on
permits as may be needed to ensure safety and to ensure compliance
with the codes adopted in this Chapter.
[Ord. No. 15-1 G §1, 6-20-2005]
A. Inspections
of work performed under permits issued in accordance with codes adopted
by this Chapter shall be required. The required inspections shall
be performed by the Building Inspector, except as otherwise noted.
The required inspections shall include, but are not limited to, the
following.
1. Preliminary inspection. A preliminary inspection
shall be made of the site, zoning setbacks and any other features
necessary.
2. Footing and foundation inspections. Footing and
foundation inspections shall be made after excavations for footings
are complete and any required reinforcing steel is in place. For concrete
foundations, any required forms shall be in place prior to inspection.
Materials for the foundation shall be on the job, except where concrete
is ready-mixed in accordance with ASTM C 94, the concrete need not
be on the job.
3. Concrete slab and under-floor inspections. Concrete
slab and under-floor inspections shall be made after in-slab or under-floor
reinforcing steel and building service equipment, conduit, piping
accessories and other ancillary equipment items are in place, before
any work is covered.
4. Underground inspections (mechanical, electrical plumbing
and gas). Underground Inspections shall be made after trenches
or ditches are excavated and bedded, piping installed and before backfill
is put into place.
5. Rough-in inspections (mechanical, electrical plumbing and
gas). Shall be made by the Building Inspector and Fire Inspector
prior to covering or concealment, before fixtures or appliances are
set or installed and prior to framing inspection.
6. Framing inspections. Shall be made after the roof
deck or sheathing, all framing, fire blocking and bracing are in place
and pipes, chimneys and vents to be concealed are complete and the
rough electrical, plumbing, heating wires, pipes and ducts are approved.
7. Masonry inspections. Masonry inspections shall be
made after the roof deck or sheathing, all framing, fire blocking
and bracing are in place and pipes, chimneys and vents to be concealed
are complete and the rough electrical, plumbing, heating wires, pipes
and ducts are approved.
8. Lath and gypsum board inspections. Lath and gypsum
board inspections shall be made after lathing and gypsum board, interior
and exterior, is in place, but before any plastering is applied or
before gypsum board joints and fasteners are taped and finished. Except
gypsum board that is not part of a shear assembly or fire-resistive
assembly.
9. Fire-resistant construction. Protection of joints
and penetrations in fire-resistance-rated assemblies shall not be
concealed from view until inspected and approved by the Fire Inspector.
10. Energy efficiency inspections. Inspections shall
be made to determine compliance with Chapter 13 and shall include,
but not be limited to, inspections for: envelope insulation R and
U value, fenestration U value, duct system R value and HVAC and water
heating equipment efficiency.
11. Final inspection. Shall be made after all work
required by the building permit is completed. Includes inspection
of safety features, completion of building interior, all systems and
exterior envelope. The building shall not be occupied prior to approval
and issuance of a certificate of occupancy.
[Ord. No. 15-1 G §1, 6-20-2005; Ord. No. 15-10D §1, 4-25-2007]
A. Other
inspections and documentation may be required to ascertain compliance
with the provisions of this code and other laws.
1. Electric meter and service equipment shall be inspected by the Electric
Department.
2. Water and sewer taps at the point of connection shall be inspected
by the Water and Sewer Department.
3. Special inspections. The owner or the registered
design professional in responsible charge acting as the owner's agent
shall employ one (1) or more special inspectors to provide inspections
during construction on the types of work listed under Section 1704.
A list of special inspections that will be required for the project
will be provided to the Building Inspector prior to permit issuance.
Special inspections and tests shall be at the expense of the owner
or authorized agent.
4. Elevation certificate. Upon placement of the lowest
floor, including basement, and prior to further vertical construction,
a certification prepared by a registered design professional or land
surveyor of the elevation of the lowest floor, including the basement,
submitted to the Floodplain Administrator. Elevation and floodproofing
shall also be inspected by the Building Inspector.
5. Acceptance tests for fire protection systems. Fire
protection systems shall be tested in accordance with the requirements
of this Building Code and Fire Code. When required, the tests shall
be conducted in the presence of the Fire Inspector. Required tests
shall be at the expense of the owner. It is unlawful to occupy portions
of a structure until the fire protection systems within that portion
have been tested and approved as required.
6. Tests. Copies shall be furnished of all required
tests for plumbing, mechanical, electrical, gas and other systems.
Such tests and copies shall be provided at the expense of the owner
or owner's agent. Where a test is required to be witnessed, the Building
Inspector or other authorities having jurisdiction shall be notified
of the test and present for the test.
7. Erosion and sedimentation control. Best management
practices shall be utilized to prevent erosion, sedimentation and
other contamination from leaving the property. Permitted best management
practices may include, but are not limited to, the following.
e. Maintaining vegetation.
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The best management practices utilized shall be in accordance
with the publication "Protecting Water Quality" as published by the
Missouri Department of Natural Resources.
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8. Access on State highways.
a. No access shall be permitted on any route maintained by the Missouri
Department of Transportation unless the appropriate permit or other
appropriate documentation has been obtained from the Missouri Department
of Transportation.
b. A copy of the appropriate permit or other appropriate documentation
from the Missouri Department of Transportation shall be submitted
to the City whenever applicable prior to approval of any plat, plan
or permit by the City.
[Ord. No. 15-1 G §1, 6-20-2005]
A. No
building or structure for which a building permit has been issued
shall be used or occupied until and unless a certificate of occupancy
has been issued. After the work described by a building permit has
been completed and no violations of the codes and ordinances of the
City of Farmington have been identified, a certificate of occupancy
shall be issued by the Building Inspector. All certificates of occupancy
shall contain the following.
2. Address and legal description.
4. Description of the portion of the building or structure for which
the certificate is issued.
5. Statement that the described portion of the building or structure
has been inspected and that no violations of the codes and ordinances
of the City have been identified.
6. Edition of the code under which the permit was issued.
10. Any fire protection systems and whether they are required.
11. Any special stipulations and conditions.
12. Signature of all authorities having jurisdiction.
[Ord. No. 15-1 G §1, 6-20-2005]
A temporary certificate of occupancy may be issued for one (1)
or more portions of a building or structure before the entire work
covered by the permit is completed, provided such portion or portions
can be occupied safely. Temporary certificates of occupancy shall
be clearly designated as temporary and contain an expiration date,
in addition to all information required for a certificate of occupancy.
[Ord. No. 15-1 G §1, 6-20-2005]
A. The
Fire Inspector shall conduct regular inspections of existing buildings
within the City.
1. Periodic inspections. The Fire Inspector shall conduct
inspections on the premises of all existing buildings within the City
from time to time, except Group R-3 occupancies and the dwelling units
of Group R-2, apartments in order to ensure compliance with all applicable
provisions of the Fire Code and the fire safety provisions of any
other codes.
2. Company inspections. On-duty fire companies shall
conduct inspections coordinated by the Fire Inspector on the premises
of existing City buildings except Group R-3 occupancies and the dwelling
units of Group R-2, apartments in order to supplement the periodic
inspections conducted by the Fire Inspector.
[Ord. No. 15-1 G §1, 6-20-2005]
The provisions of this Chapter and the codes adopted herein
shall be held to be minimum requirements for the promotion of public
health, safety or the general welfare. Whenever the specific requirements
of this Chapter are at variance with the requirements of the codes
adopted in this Chapter, the provisions of this Chapter shall govern.
All other provision of the codes adopted in this Chapter shall remain
in full force.
[Ord. No. 15-1 G §1, 6-20-2005]
Appeals shall be made in accordance with Section 112 and Appendix B of the Building Code, except as provided for in Chapter
405 (Zoning) and Chapter
505 (Dangerous Buildings).
[Ord. No. 15-1 G §1, 6-20-2005]
If any Section, Subsection, sentence, clause or phrase of this
Chapter is for any reason held to be unconstitutional, such decision
shall not affect the validity of the remaining portions of this Chapter.
[Ord. No. 15-1 G §1, 6-20-2005]
A. Whenever
there is a violation of this Chapter or the codes adopted in this
Chapter or there is reason to believe a violation has occurred, a
notice of violation shall be given to the owner or the person or persons
responsible therefore. All notices of violation shall comply with
the following:
2. Shall include a description of the parcel affected sufficient for
identification.
3. Shall include a statement of violations.
4. Shall include a correction order, allowing reasonable time to take
corrective action.
5. Shall inform the property owner of the right to appeal.
6. Shall be delivered personally, sent by certified first class mail
to the last known address or shall be posted at the premises.
B. A summons
to Municipal Court may be issued for failure to comply with any lawful
notice issued under this Chapter.
[Ord. No. 15-1 G §1, 6-20-2005]
Permits may be revoked or suspended in writing at any time if
it is determined the actual construction does not meet code requirements
or construction is not in accordance with the permit, construction
documents.
[Ord. No. 15-1 G §1, 6-20-2005]
A stop work order may be issued whenever any work is commenced
without a valid permit, whenever any work is commenced after the revocation
or suspension of a permit when construction does not meet code requirements
or if whenever any unsafe conditions exist. A summons to Municipal
Court may be issued for violation of a stop work order.
[Ord. No. 15-1 G §1, 6-20-2005]
Dangerous buildings shall be subject to Chapter
505 of the Farmington Municipal Code.
[Ord. No. 15-1 G §1, 6-20-2005]
A. Violation
of this Chapter or the codes adopted herein shall be punishable by
a fine not exceeding five hundred dollars ($500.00) or by imprisonment
in the County Jail not exceeding three (3) months or by both such
fine and imprisonment. Each day any violation of this Code or any
such ordinance, rule, regulation or order shall continue shall constitute,
except where otherwise provided, a separate ordinance violation.
B. When
a sentence for violation of any provision of this Code or other ordinance
of the City or for violation of any rule, regulation or order promulgated
or given pursuant thereto includes a fine and such fine is not paid
or if the costs of prosecution adjudged against an offender are not
paid, the person under sentence shall be imprisoned one (1) day for
every ten dollars ($10.00) of any such unpaid fine or costs or both
the fine and costs, not to exceed a total of three (3) months.
C. Any
person sentenced to imprisonment for violation of any provisions of
this Code or of any other ordinance of this City or of any rule, regulation
or order promulgated pursuant thereto and any person who fails to
pay a fine imposed for any such violation or the costs of prosecution
may be put to work and perform labor on the public streets or other
public works or buildings of the City for such purposes as the City
may deem necessary. For every ten dollars ($10.00) of an assessed
or unpaid fine, a prisoner shall work one (1) day.
D. The
Chief of Police shall cause all such prisoners, as may be directed
by the Mayor, to work out the full number of days for which they have
been sentenced by performing labor upon the public streets or other
public works or buildings of the City as may be designated by the
Mayor.