(a) 
Site clearance, excavation, grading, and landfill permits.
No site clearance, excavation, grading, or landfill on public or private land shall commence unless a permit shall have first been issued for such work.
(b) 
Blasting permit.
No blasting or use of explosive materials on public or private land shall commence unless a permit shall have first been issued for such work. Blasting permits can only be approved by the city council.
(c) 
Building permit.
No building or structure or part thereof shall be erected, altered, moved, or placed within the city unless a building permit shall have first been issued for such work. No building permit shall be issued by the city for building or for the installation of a private sewage facility upon any lot in a subdivision or confirming plat for which a final plat has not been approved by the city and filed for record, or upon any lot in a subdivision or confirming plat in which the standards contained in chapter 36, or referred to therein have not been complied with in full. Site clearance, excavation, grading, landfill and temporary use of street permits may be consolidated under a single building permit provided that the applicable requirements of the individual permit being consolidated, as determined by the city inspector, are complied with. See the appendix to Ordinance 366, instructions for obtaining a building permit, for further guidelines in permit processing.
(1) 
Any owner may make minor improvements and ordinary repairs on any structure without a permit provided that such improvements and repairs conform to all applicable building laws and ordinances.
(2) 
The city inspector or his designated representative shall have the right to inspect all such improvements or repairs.
(3) 
Residential building permit fees for new construction are set by the city fee schedule. The application for a building permit for new residential construction shall be accompanied by a deposit that is equal to two times the initial building fee amount.
(d) 
Private sewage facility permit.
No private sewage facility or part thereof shall be hereafter constructed or altered unless a construction permit shall have first been issued for such work pursuant to the current private sewage facility ordinance.
(e) 
Moving permit.
No building or structure or part thereof shall be moved onto or over the city streets unless a permit shall have first been issued for such move.
(f) 
Street use permit.
No person shall place any building materials, barricade, covered walkway, or obstruction of any kind upon the streets, alleys or sidewalks of the city without first securing a permit therefor from the city inspector. The city inspector shall not issue a permit unless the application for street or sidewalk space has been reviewed by the chief of police. This section shall not apply to work done by the city or work done by any public utility companies for the purposes of emergency repair of their systems, or to the temporary use of the street space by moving vans for the purpose of moving equipment and furniture from or into any building or structure.
(g) 
Utility permit.
No utility (electric, water, gas, cable television, telephone) shall construct, erect, move, enlarge, improve, remove, alter, or repair any of its transmission or distribution lines and/or equipment unless a utility development permit shall have first been issued for such work. Emergency repairs required to restore service may be completed without a permit provided that such repairs are forthwith reported to the city inspector.
(h) 
Site plan.
No horizontal infrastructure or part thereof shall be improved, erected, altered, moved, or placed within the city unless a site plan has first been approved for such work. Site clearance, excavation, grading, landfill and temporary use of street permits may be consolidated under a single site plan approval request provided that the individual permit being consolidated complies with the applicable requirements, as determined by the city inspector.
(i) 
Demolition permit.
No demolition of any structure or any portion of a structure shall be permitted within the city unless a demolition permit has been issued first for such work.
(Ordinance 2020-219 adopted 12/9/20)
(a) 
To obtain a building permit, the applicant shall first file an application in writing. Each such application submission shall include all items pertinent to review, as provided in the permit application, available from the city.
(b) 
All residential buildings shall be governed by the provisions of division 5 of this article.
(c) 
All nonresidential buildings shall be governed by the provisions of division 6 of this article.
(Ordinance 361 adopted 3/28/18)
(a) 
To obtain a moving permit to move a building into or through the city, the applicant must first file an application therefor in writing. Each such application shall be accompanied by the required fee and shall contain:
(1) 
The name of the person who will move the building.
(2) 
The name of the owner of the building.
(3) 
The present location of the building.
(4) 
The proposed new location of the building.
(5) 
The route of moving, as approved by the chief of police.
(6) 
The exact date and time during which the building will occupy the street.
(7) 
The time that the building is allowed to remain in the street.
(8) 
The size and type of construction of the building.
(9) 
Evidence that arrangements have been made with utility companies and/or the city, where necessary to prevent damage thereto.
(10) 
The receipt of the permit fee.
(11) 
The business address and home address of the applicant.
(12) 
Proof of corporate surety bond and of liability insurance with an acceptable insurance company as provided herein to protect the public and the city from any damage caused by the applicant in moving the building for which the permit is requested.
(b) 
All permits issued under this section shall be governed by the provisions of division 14 of this article.
(c) 
Each permit shall be issued in duplicate, and one copy posted on the building to be moved.
(Ordinance 361 adopted 3/28/18)
(a) 
To obtain a blasting permit, the applicant shall first file an application therefor in writing. Each such application shall be accompanied by the required fee and shall:
(1) 
Identify and describe the work to be covered by the permit for which application is made.
(2) 
Describe the land on which the proposed work is to be done, by lot, block, tract, and house or structure and street address, or similar description that will readily identify and definitely locate the proposed work.
(3) 
Name the licensed blaster who will engage in the use of explosives.
(4) 
Specify the dates and times such blasting will occur.
(5) 
Be signed by the permittee, or his authorized agent, who may be required to submit evidence to indicate such authority.
(b) 
All permits issued under this section shall be governed by the provisions of division 13 of this article.
(c) 
Before a permit is issued, the applicant shall file with the city a bond and certificate of insurance as provided herein.
(d) 
Applicant shall appear before the city council at its next regularly scheduled meeting to obtain approval of the blasting permit.
(Ordinance 361 adopted 3/28/18)
(a) 
To obtain an excavation or grading permit, the applicant shall first file an application in writing. This permit may be combined with the building permit application. Each such application submission shall include all items pertinent to review, as provided in the permit application, available from the city.
(b) 
When required by the city inspector, each application for a grading permit shall be accompanied by supporting data consisting of a soil engineering report and engineering geology report. Specifications shall contain information covering construction and material requirements.
(1) 
Soil engineering report.
The soil engineering report shall include data regarding the nature, distribution and strength of existing soils, conclusions and recommendations for grading procedures and design criteria for corrective measures when necessary and opinions and recommendations covering adequacy of sites to be developed by the proposed grading. Recommendations included in the report and approved by the city inspector shall be incorporated in the grading.
(2) 
Engineering geology report.
The engineering geology report shall include an adequate description of the geology of the site, conclusions, and recommendations regarding the effect of geologic conditions on the proposed development, and opinions and recommendations covering the adequacy of sites to be developed by the proposed grading. Recommendations included in the report and approved by the city inspector shall be incorporated in the grading plans or specifications.
(c) 
The provisions of subsection (b) of this section are applicable to grading permits. The city inspector may require that grading operations and project designs be modified if delays occur which involve weather generated problems not considered at the time the permit was issued.
(d) 
No permit shall be required for the following:
(1) 
An excavation below average natural ground grade for basements and footings of a building, retaining wall or other structure authorized by a valid building permit. This shall not exempt any fill made with the material from such excavation nor exempt any excavation having an unsupported height greater than five feet after the completion of such structure.
(2) 
Excavation for water wells.
(3) 
Minor exploratory excavations under the direction of soil engineers or engineering geologists.
(4) 
An excavation which is less than two feet in depth or which does not create a cut slope greater than five feet in height and steeper than the ratio of 1.5H:1V.
(5) 
A fill less than one foot in depth and placed on natural terrain with a slope flatter than the ratio of five horizontal to one vertical or less than three feet in depth not intended to support structures, which does not exceed 50 cubic yards on any one lot and does not obstruct a drainage course.
(6) 
Excavation for utilities when a utility permit has been granted.
(Ordinance 361 adopted 3/28/18)
(a) 
To obtain a site clearance permit, the applicant shall first file an application in writing. This permit may be combined with the building permit application. Each such application submission shall include all items pertinent to review, as provided in the permit application, available from the city.
(b) 
Site clearance permits issued under this section shall be governed by the provisions of division 12 of this article.
(c) 
To preserve the required mandatory areas of natural vegetation landscape from inadvertent damage during construction, a physical barrier shall be erected around the perimeter of these inviolate areas. The barriers will be in place and approved by the city inspector before any site clearance can commence. The barrier may consist of a temporary chainlink fence, wooden stake (snow) fence, orange plastic construction fence or other devices as approved by the city inspector. Minimum height for all types of barriers is four feet. Barriers shall remain in place until the final building and landscape site inspections are satisfactorily completed for the issuance of the certificate of occupancy. Only after this time can the barriers be removed.
(d) 
To obtain a demolition permit, the applicant shall first file an application in writing. This permit may not be combined with the building permit application. Each such application submission shall include all items pertinent to review, as provided in the permit application, available from the city.
(e) 
Demolition permits issued under this section shall be governed by the provisions of division 18 of this article.
(Ordinance 2020-219 adopted 12/9/20)
(a) 
To obtain a permit to occupy any portion of any public street, alley or sidewalk within the city for the purpose of placing thereon material or debris for or from building operations, or any excavation of any area, or for any purpose connected with the erection, removal, alteration or repair of any building or structure, the applicant shall make written application to the city inspector for a permit therefor. This permit may be combined with the building permit application. The application for a permit shall contain the following information:
(1) 
The name, local address and principal place of business of the applicant.
(2) 
The name of the engineer, foreman, or other person who will be in charge of the construction or repairs for which the application is requested.
(3) 
A sketch, drawing or plan showing the locations and number of square feet and a description of the material, equipment or barricade that will be placed on the space to be occupied under the requested permit.
(4) 
A description of the type of use that will be made of the space.
(5) 
The period of time that the space is to be occupied under the requested permit with facts showing the need for the requested space.
(6) 
A statement that the applicant will indemnify and forever hold the city harmless against each and every claim, demand or cause of action that may be made, asserted, or arise against it by reason of or in any way arising out of the occupancy of the street, alley or sidewalk space by the applicant under a permit from the city, if such permit is granted.
(b) 
All permits issued under this section shall be governed by the provisions of division 15 of this article.
(Ordinance 369 adopted 5/22/19)
(a) 
To obtain a utility development permit, the applicant shall first file an application therefor in writing. Each such application shall be accompanied by the required fee and shall:
(1) 
Contain at least two proposed routes.
(2) 
Identify and describe the work to be covered by the permit for which the application is made.
(3) 
Describe the land or route on which the proposed work is to be done, by lot, block, tract, and house or structure and street address or similar description that will readily identify and definitely locate the proposed work.
(4) 
Indicate the use for which the proposed work is intended.
(5) 
Be accompanied by plans and specifications as required for the project and a site plan drawn to scale in duplicate, together with such additional copies as the city inspector may determine to be necessary for review by the city council. The site plan shall include the following:
(A) 
Natural features such as woodlots, watercourses, springs and ponds;
(B) 
Location of dimensions of easements;
(C) 
Floodplain elevations, showing the floodway and that portion of the route which is subject to inundation by the 100-year floodplain, in accordance with chapter 26;
(D) 
Location of all existing roads, walks, and all structures; and
(E) 
Restoration measures, as needed.
(6) 
Describe the route, site clearance and excavation plans and blasting required. If excavation and/or blasting is necessary, the information required for such permits in this article shall be provided by the applicant.
(7) 
Contain a statement which evaluates the expected direct and indirect adverse human environmental impact of the alternative routes.
(8) 
Contain a statement analyzing the direct and indirect economic impact of the proposed routes.
(9) 
Contain a statement evaluating the adverse direct and indirect environmental effects which cannot be avoided or mitigated should the proposed route be accepted.
(10) 
Furnish proof of a corporate surety bond and of liability insurance with an acceptable insurance company as provided herein to protect the public and the city from any damage caused by the applicant.
(b) 
All permits issued under this section shall be governed by the provisions of division 11 of this article.
(Ordinance 369 adopted 5/22/19)
All representations, whether oral or written, made by an applicant or his agent in support of an application for a permit under this division become conditions upon which such permit is issued. It shall be unlawful for any permittee to vary from such representations unless the permittee first makes application, as required by the provisions of this division, to amend the permit and such amendment is approved by the proper authority.
(Ordinance 369 adopted 5/22/19)
(a) 
Prohibitions.
It is an offense for a person to:
(1) 
Display or cause a permit to be displayed or to have in one’s possession any registration or license for doing any construction work, knowing it to be fictitious or to have been canceled, suspended, altered, or revoked;
(2) 
Lend or permit the use of any registration or license for doing any construction work to any person not entitled to it;
(3) 
Display or to represent as one’s own any registration or license for any construction work when the registration or license has not been lawfully issued to the person displaying it;
(4) 
Fail or refuse to surrender to the director of building and development services any registration for any construction work that has been suspended, canceled, or revoked;
(5) 
Use a false or fictitious name or address in any application for any registration or permit provided for in this chapter or any renewal or duplicate or make a false statement or conceal a material fact or otherwise commit fraud in making any application;
(6) 
Permit any construction work covered by this article to be performed by any person not properly registered, while owning or in control of premises covered by this article;
(7) 
Abandonment of a project by the registered contractor; and
(8) 
If the contractor holding a permit dies or becomes unable to supervise the permitted work, all work under the permit shall cease immediately, and work shall not be resumed until the contractor’s disability is remedied or a new permit is issued to a qualified contractor.
(b) 
Registration required; exception.
It is an offense for any person to perform construction work subject to this section unless the person is registered as a contractor or is exempt because the project at issue has a valuation of less than $25,000.00. A project that is valued at less than $25,000.00 can be performed by a person who is not a registered contractor with the city.
(c) 
Qualifications for registration.
(1) 
General contractor.
This designation applies to all construction contractors, including but not limited to the following: residential general contractor, commercial general contractor, roofing contractor, fence contractor, foundation contractor, demolition contractor, and pool contractors. A person applying for a general contractor’s registration shall provide a copy of a government issued identification, as well as submit an application providing contact information, including address, phone number, and company information (if applicable).
(2) 
Insurance.
The general contractor must show proof of at least $600,000.00 in general liability insurance, with the city as the certificate holder at the time of registration. It must be held at all times while doing work in the city.
(d) 
Issuance, renewal of registration.
(1) 
Upon providing all required documentation to the city for a contractor registration under this section, the director of building and development services can register the candidate.
(2) 
The registered contractor shall be required to provide updated insurance information with the city listed as a certificate holder at least annually.
(3) 
Each person shall register with the director of building and development services. The registration will include the information required by the director of building and development services. If any changes occur in the information provided, the registrant shall amend the registration to reflect the changes within ten (10) business days of the change.
(e) 
Suspension and revocation of registration.
(1) 
The director of building and development services may suspend the registration of a general contractor who has been cited by the code enforcement official or other authorized city employee without case disposition or conviction two (2) times within one (1) year of a violation, or three (3) times within two (2) years of a violation of this code. The suspension will be for a period not to exceed six (6) months.
(2) 
If the director of building and development services decides to suspend a registration, the official will notify the registrant of the suspension by first class mail to the registrant’s last address on the director of building and development services’ records, or by electronic notification. Notice by mail is deemed received three (3) days after posting or by non-returned electronic correspondence.
(3) 
The director of building and development services can refuse to issue permits while there are outstanding violations against the contractor until the violation(s) have been resolved by court disposition or arranging a court hearing.
(4) 
The registrant may appeal a suspension decision to the city administrator by filing a written request within ten (10) days of receiving notice of the suspension. The city administrator shall meet with the registrant and determine whether the suspension decision should be sustained or reversed. The decision of the city administrator can be appealed to the building design committee.
(5) 
A person is subject to disciplinary action under this section if the person violates an order issued by the commission, or any of the following:
(A) 
Obtaining registration through error or fraud;
(B) 
Willfully, negligently, or arbitrarily violating a municipal rule or ordinance that regulates sanitation, drainage, parking, landscaping and/or tree removal, plumbing, or other ordinance related to performance of construction;
(C) 
Employing a person who does not hold a registration, license, or endorsement or who is not registered or licensed to engage in an activity for which registration is required under this chapter; or
(D) 
Abandonment of a project.
(f) 
Hearing procedures for revocation of registration; notice of revocation.
(1) 
When the building design committee is notified that a registrant’s registration has been suspended twice in a three year period under this section, and that the registrant has committed another violation under this code, the committee will set a registration revocation hearing within thirty (30) days and will send a copy of the information to the registrant by certified mail not less than ten (10) days before the date of the hearing.
(2) 
If the registrant admits the truth of the charges, or if the committee, by a vote of three (3) or more members, finds them to be true, the committee will revoke the registration of the registrant. The decision of the committee in each revocation hearing will be entered into the meeting minutes of the committee.
(3) 
A registrant whose registration is revoked under this section may not apply for another registration until two (2) years after the effective date of the revocation.
(g) 
Appeals.
Under this section, any registrant who has been denied a registration or whose registration has been suspended or revoked may file an appeal with the board of adjustment within ten (10) days of the date of the denial, suspension, or revocation. The registrant shall also file a copy of the appeal with the director of building and development services on the same day that the appeal is filed with the board of adjustment. The board of adjustment will hear the matter at its next regular meeting that is at least three (3) business days from the time of the appeal submission. The board will determine whether there is a reasonable basis for the registration denial, suspension, or revocation.
(Ordinance 369 adopted 5/22/19)
(a) 
Before any permit may be granted under this division, each person applying for such permit shall furnish to the city evidence that he has procured public liability and property damage insurance in the following amount:
(1) 
For damages arising out of bodily injury to, or death of, one person in any one accident: $250,000.00.
(2) 
For damages arising out of bodily injury to, or death of, two or more persons in any one accident: $500,000.00.
(3) 
For injury to, or destruction of, property in any one accident: $150,000.00.
(b) 
Such insurance shall be kept in full force and effect during the period of time for which a permit shall be issued or the premises occupied.
(Ordinance 361 adopted 3/28/18)
(a) 
Upon annexation no existing building or structure within any territory newly annexed to the city shall be altered, remodeled, or constructed without a permit as required herein.
(b) 
No permit for the alteration, remodeling or construction of a building or structure shall be issued by the city inspector in a territory newly annexed to the city other than a permit which will allow the construction of a building permitted to be constructed in an R-1 one-family residential zoning district. An application for any structure for any other use than that specified herein shall be made to the city inspector and by him referred to the city zoning and planning commission for consideration and recommendation to the city council. Whenever such recommendation is filed with the city council by the city zoning and planning commission, such recommendation shall be advisory in its nature and the council shall be at liberty to affirm it or to allow such construction as the facts in their opinion may justify.
(c) 
Except as provided in subsection (b) of this section, the owner, lessee, or any other person owning, controlling, constructing, supervising or directing the construction, alteration or remodeling of any building or structure which is incomplete on the date the annexation petition is filed with the city or annexation proceedings begun by the city, before proceeding any further with the construction, alteration or completion thereof, shall apply to the city inspector for a permit authorizing further work on such building or structure and shall attach to the application for a permit plans and specifications relating to the construction of such building, or structure, in accordance with the provisions of chapter 38, this article and Ordinance 56. The application for building permit shall be accompanied by a fee and be promptly referred, if required, to the city zoning and planning commission for consideration. The commission shall promptly thereafter file with the city council its recommendations as to granting, modifying, or rejecting the permit. The zoning and planning commission’s recommendations shall be advisory. Construction work shall be suspended until the permit provided for herein has been issued by the city council, or until permanent zoning regulations have been adopted which permit the construction, use and occupancy of the structure or building.
(d) 
The requirements of subsection (c) of this section may be waived or satisfied by action of the city council at the time the city council takes final action to annex the subject land.
(Ordinance 361 adopted 3/28/18)
The provisions of this division shall not be construed as relieving or limiting in any way the responsibility or liability of any person erecting or owning any structure for personal injury or property damage resulting from the erection of a structure, or resulting from the negligence or willful acts of such person in the design, construction, maintenance, repair, operation or removal of any structure in accordance with a permit issued under the provisions of this division nor shall it be construed as imposing upon the city or its officers, employees, or commissioners, any responsibility or liability by reason of the approval of any structures under the provisions of this article.
(Ordinance 361 adopted 3/28/18)
(a) 
The application, plans, and specifications filed by an applicant for a permit shall be checked by the city inspector. Such plans may be reviewed by other departments of the city to check compliance with the laws and ordinances under their jurisdiction. If the city inspector is satisfied that the work described in an application for permit and the plans filed therewith conform to the requirements of this article and other pertinent laws and ordinances, and that the fee has been paid, he shall issue a permit therefor to the applicant, provided that, if a bond, indemnification agreement, and certificate of insurance are required, they be filed prior to the issuance of a permit.
(b) 
When the city inspector issues the permit, he shall ensure the plans check person has endorsed in writing or stamped on the construction set of plans and specifications “Approved.” Such approved plans and specifications shall not be changed, modified, or altered without authorization from the city inspector, and all work shall be done in accordance with the approved plans.
(c) 
The city inspector may issue a permit for the construction of part of a building or structure before the entire plans and specifications for the whole building or structure have been submitted or approved provided adequate information and detailed statements have been filed complying with all pertinent requirements of this article. The holder of such permit shall proceed at his own risk without assurance that the permit for the entire building or structure will be granted.
(Ordinance 361 adopted 3/28/18)
(a) 
One set of approved plans, specifications, and computations shall be retained by the city inspector, and one set of approved plans and specifications shall be returned to the applicant, which set shall be kept at the site of the work at all times during which the work authorized thereby is in progress. Upon issuance of a certificate of occupancy, the plans retained by the city shall be returned to the owner or disposed of by the city within 30 days.
(b) 
Plans submitted for approval for which no permit is issued, and on which no action is taken by the applicant for 30 days, shall be returned to the last known address of the applicant or disposed of by the city.
(Ordinance 361 adopted 3/28/18)
(a) 
The issuance or granting of a permit or approval of plans and specifications shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of this article. No permit purporting to give authority to violate or cancel the provisions of this article shall be valid, except insofar as the work or use which it authorizes is lawful and conforms to the requirements of this article or a variance or modification granted pursuant to division 16 of this article.
(b) 
The issuance of a permit based upon plans and specifications shall not prevent the city inspector from thereafter requiring the correction of errors in such plans and specifications or from preventing building operations being carried on thereunder when in violation of this article or of any other ordinance of the city.
(Ordinance 361 adopted 3/28/18)
(a) 
Permit.
Any permit, other than one for a fence and associated screening vegetation or for demolition issued under the provisions of this article shall expire if the building, construction, or work authorized by such permit is not commenced within 180-days from the date such permit is approved, or if the building, construction, or work authorized by such permit is suspended or abandoned at any time after the work is commenced for a period of 180-days. A permit expires if the building, construction, or work authorized by such permit is not completed according to the approved plans and specifications within 24 months from the date such permit is approved.
(b) 
Fence permit.
A permit for a fence and associated screening vegetation shall expire if the construction of the fence and the planting of the associated screening vegetation has not commenced within 60 days or on a date specified by the city council to accommodate the next favorable growing season, whichever is later. A permit for a fence and associated screening vegetation expires if the fence is not completed and the screening vegetation is not entirely established according to the approved plans and specifications within 180-days of the approval date of the permit. A fence that is permitted as part of new construction or remodel permit will have the same expiration as the entire project.
(c) 
Demolition permit.
A permit for demolition shall expire in accordance with the provisions of division 18 of this article.
(d) 
Before any such work can be resumed, an extension to the permit shall first be obtained; the fee for which shall be set by the city council in a standard fee schedule. The building official may approve such extensions, provided that:
(1) 
Any suspension or abandonment of construction has not exceeded 180 days. A permit under the construction code shall be considered suspended or abandoned if construction has "substantially ceased" during the 180-day period.
(2) 
Submit a letter requesting the extension at least 15-days prior to the expiration, with an updated construction schedule and updated construction cost estimate.
(3) 
The additional fees for extension of the permit, if any, are paid pursuant to the amounts set by the city fee schedule.
(e) 
Permit extensions and expirations.
(1) 
Permits.
A permit extension for a suspended or abandoned project extends the permit 180-days. The permit shall only be eligible to receive two (2) extensions in the instance of suspension or abandonment. A permit extension for a project that has exceeded 24-month expiration extends the permit 12 months. A permit with no suspensions or abandonment is eligible to receive up to two (2) extensions. The extension date will be based on the original permit issued date.
(2) 
Fence permits.
A permit extension for a fence permit extends the permit 60 days from the original permit issued date.
(3) 
Demolition permits.
Extensions for demolition permits shall be in accordance with the provisions of division 18 of this article.
(f) 
For additional extensions, the applicant can file a request with the building official, stating the reason for additional extensions, which will be forwarded to the next available city council meeting for consideration and approval.
(Ordinance 2020-219 adopted 12/9/20; Ordinance 2024-017 adopted 10/23/2024)
(a) 
Definitions.
The following words when used in this section shall have the meanings ascribed to them in this section except where the context clearly indicates a different meaning.
Permit.
Shall have the meaning ascribed to it in the Texas Local Government Code section 245.001, as may be amended.
Project.
Shall have the meaning ascribed to it in the Texas Local Government Code section 245.001, as may be amended.
(b) 
Notwithstanding any other provision of this code, all permit applications shall expire as stated herein, all application fees shall be deemed forfeited and shall expire as follows:
(1) 
A permit application filed under this chapter, filed on or after September 15, 2009, shall expire on the first business day after the passage of sixty (60) days from the date the applicant is notified in writing of a deficiency in the permit application, if:
(A) 
The applicant fails to provide documents or other information necessary to comply with the city’s technical requirements relating to the form and content of the application; and
(B) 
The city transmits written notice to the applicant of the failure not later than the tenth (10th) business day after the date the application is filed specifying the necessary documents or other information and the date the application will expire if the documents or other information are not provided; or
(C) 
In the event the city does not transmit written notice within the tenth (10th) business day after the application is filed specifying the necessary documents or other information, the permit shall expire by operation of law within sixty (60) days from the date the city mails notice of the deficiency.
(2) 
In the event the board of adjustment, zoning and planning commission, or city council provide the applicant with a written request for additional information or documentation, the applicant has sixty (60) days from the date of the request to provide the city secretary with the requested information or documentation. Failure to provide said information or documentation by the first business day after the expiration of sixty (60) days renders the application denied by operation of law.
(3) 
Permit applications filed prior to September 9, 2009, that are pending approval on September 9, 2009, shall expire on November 9, 2009, if by said date the applicant has failed to provide documents or other information necessary to comply with the city’s technical requirements relating to the form and content of the application.
(4) 
The city administrator has discretion to extend the time only for the issuance of a building permit to erect or improve a building or other structure, in which event the permit application shall expire when said extension expires. Any such extension shall be in writing, shall be dated, and shall be signed by the city administrator or the city administrator’s designee.
(Ordinance 361 adopted 3/28/18)
The city inspector may, in writing, suspend or revoke a permit issued under the provisions of this division whenever the permit is issued in error or on the basis of incorrect information supplied, or in violation of any ordinance or regulation or any of the provisions of this article.
(Ordinance 361 adopted 3/28/18)
(a) 
The city shall establish fees to cover the cost of applications, inspections and other costs incurred by the city in the administration of this article.
(b) 
No permit fee shall be refunded.
(Ordinance 361 adopted 3/28/18)
(a) 
All construction of work for which a permit is required shall be subject to inspection by the city inspector and certain types of construction shall have continuous inspection by special inspectors.
(b) 
A survey of the lot shall be required by the city inspector to verify the conformity of the building or structure to approved plans and specifications.
(Ordinance 361 adopted 3/28/18)
(a) 
Reinforcing steel or structural framework of any part of any building or structure shall not be covered or concealed without first obtaining the approval of the city inspector.
(b) 
The city inspector, upon notification from the permit holder or his agent, shall make the following inspections and shall either approve that portion of the construction as completed or shall notify the permit holder or his agent wherein the same fails to comply with this article.
(1) 
Pre-construction inspection.
To be made prior to the start of construction with approved plan onsite to discuss and review city requirements and construction related issues pertaining to the permitted project.
(2) 
Layout inspection.
To be made after property corner pins are located and flagged, string lines are stretched around all property lines, easement boundaries are flagged and foundation batter boards are in place with string lines run for foundation.
(3) 
Foundation inspection.
To be made after trenches are excavated and forms erected and when all materials for the foundation are delivered to the job. Where concrete from a central mixing plant is to be used, materials need not be on the job. The inspection shall be made after all the steel has been installed. Benchmarks shall be installed in the foundation to indicate natural grade elevations for height measurement of the structure.
(4) 
Framing inspection.
To be made after the roof, all framing, fire-blocking, and bracing are in place and all pipes, chimneys, and vents are complete.
(5) 
Plumbing, electric, gas, heating, ventilation and air conditioning inspection.
When all pipes are in place, supports connected, meter located, vent take-off, water heater location, and trap arms are complete. The mechanical inspection shall be done when all duct work and vents are in place and furnace closets and/or attic platform and catwalk are completed. Electrical to be approved by the City of Austin Electrical Department.
(6) 
Insulation inspection.
To be made when all insulation is in place and prior to covering.
(7) 
Lath and/or wallboard inspection (for nonresidential buildings only).
To be made after all lathing and/or wallboard, interior and exterior, is in place, but before any plastering is applied or before wallboard joints and fasteners are taped and finished.
(8) 
Final inspection.
To be made after building or structure is completed and ready for occupancy.
(9) 
Plumbing final inspection.
To be done when all valves and fixtures are installed and vents in place.
(10) 
Mechanical final inspection.
To be done when all equipment has been installed and is ready for use, including dryer vents, stove hoods, furnace vents and all supply and return air grills are installed.
(11) 
Electrical final inspection.
To be done by the city inspector or the designated representative of the city.
(Ordinance 361 adopted 3/28/18; Ordinance 2024-017 adopted 10/23/2024)
In addition to the required inspections specified in this division, the city inspector shall make or require to be made any other inspections of any construction work to ascertain compliance with the provisions of this article and other laws which are enforced by the city.
(Ordinance 361 adopted 3/28/18)
(a) 
In the event there is an outstanding violation on the property in which the owner is seeking a conditional approval, the board of adjustment may take the compliance history into consideration when making its determination to grant or deny the request.
(b) 
The city may withhold any additional permit and/or inspection approvals until all outstanding violations are resolved for the owner’s real property in question.
(c) 
The city officials may withhold permits (other than those requiring city council or board of adjustment approvals) and/or inspection approvals for the property until the resolution of all outstanding violation notices.
(d) 
Any applicant for a variance or other permit approval from the city may be denied on the basis of a pending enforcement action against the applicant.
(Ordinance 361 adopted 3/28/18)