[Amended 11-7-2012 by Ord. No. 2012-13; 6-5-2013 by Ord. No. 2013-15[1]]
A. 
Code Enforcement officer.
(1) 
The Office of Code Enforcement Officer is hereby created. The Office of Code Enforcement Officer shall be the Department of Planning, Building, and Development. The Code Enforcement Officer shall administer and enforce all the provisions of the Uniform Code, the Energy Code and this chapter. The Director of Planning and Development or the Director of Code Enforcement if so designated by the Director of Planning and Development shall be the Code Enforcement Officer for the City of Ithaca.
(2) 
Notwithstanding any other provision of the City Code, all powers, responsibilities, procedures, rights, and penalties in this Code or in rules created thereunder specifying, compelling, or permitting the administration, enforcement or other participation of the "Building Department" shall be invested in and associated with the Department of Planning, Building, and Development, wherein the Director of Planning and Development or the Director of Code Enforcement if so designated by the Director of Planning and Development shall serve as the Code Enforcement Officer as specified in Chapter 146 of the City Code.
B. 
Director of Planning and Development. The Director of Planning and Development or the Director of Code Enforcement if so designated by the Director of Planning and Development shall possess background experience related to building construction or fire prevention and shall, within the time prescribed by law, obtain such basic training, in-service training, advanced in-service training and other training as the State of New York shall require for code enforcement personnel, and the Director of Planning and Development or the Director of Code Enforcement if so designated by the Director of Planning and Development shall obtain certification from the State Fire Administrator pursuant to the Executive Law and the regulations promulgated thereunder. In the event that the Director of Code Enforcement is unable to serve as such for any reason, an individual shall be appointed by the City Manager to serve as Acting Director of Code Enforcement. The Acting Director of Code Enforcement shall, during the term of his or her appointment, exercise all powers and fulfill all duties conferred upon the Director of Code Enforcement by this chapter.  
[Amended 11-3-2021 by Ord. No. 2021-09]
C. 
Code enforcement personnel. The Director of Planning and Development may appoint, with the approval of the Common Council, one or more Deputy Directors of Code Enforcement, Senior Plan Examiners, Plan Review Officers, Code Inspectors, Building Inspectors, Housing Inspectors and other code enforcement personnel as necessary to work under his/her supervision and to assist the Director of Planning and Development in the exercise of the powers and fulfillment of the duties conferred upon the Director of Planning and Development by this chapter. Each code enforcement personnel shall, within the time prescribed by law, obtain such basic training, in-service training, advanced in-service training and other training as the State of New York shall require for code enforcement personnel, and each code enforcement personnel shall obtain certification from the State Fire Administrator pursuant to the Executive Law and the regulations promulgated thereunder.
D. 
Plumbing Inspector. The Plumbing Inspector, under the supervision of the Superintendent of Public Works, shall inspect all plumbing work within the jurisdiction of this chapter and determine its compliance with the plumbing standards in effect in this City.
E. 
Electrical Inspector. The Electrical Inspector, under the supervision of the Director of Planning and Development, shall inspect all electrical installations within the jurisdiction of this chapter and determine their compliance with all applicable electrical codes and standards in effect in the City of Ithaca.
F. 
Enforcement.
(1) 
The Director of Planning and Development or his/her designee shall be responsible for the enforcement of the New York State Uniform Fire Prevention and Building Code, hereafter referred to as the "Uniform Code," the New York State Energy Conservation Construction Code, the City of Ithaca Zoning Ordinance,[2] the Ithaca Energy Code Supplement, and all other codes and ordinances applicable to building construction and land use, and shall have the power to stop work not conforming to the Building Code or being done in a generally careless or hazardous manner. The City of Ithaca Fire Marshal shall be responsible for enforcement of the Fire Code of NYS (see Chapter 181).
[Amended 5-5-2021 by Ord. No. 2021-02]
[2]
Editor's Note: See Ch. 325, Zoning.
(2) 
The Director of Planning and Development or his/her designee shall receive and examine all plans and specifications for proposed new work, repairs, alterations, changes of use or removals and shall record and file the same for safekeeping.
(3) 
The Director of Planning and Development or his/her designee shall receive, review, and approve or disapprove applications for building permits, certificates of occupancy, certificates of completion, temporary certificates of occupancy and the plans, specifications and construction documents submitted with such applications.
(4) 
The Director of Planning and Development or his/her designee, upon approval of such applications, shall issue building permits, certificates of occupancy, certificates of completion and temporary certificates of occupancy, and include in building permits, certificates of occupancy, certificates of completion and temporary certificates of occupancy such terms and conditions as the Code Enforcement Officer may determine to be appropriate.
(5) 
The Director of Planning and Development or his/her designee shall have the authority to conduct construction inspections, inspections to be made prior to the issuance of certificates of occupancy, certificates of completion and temporary certificates of occupancy, firesafety and property maintenance inspections, inspections incidental to the investigation of complaints, and all other inspections required or permitted under any provision of this chapter.
(6) 
The Director of Planning and Development or his/her designee shall have the authority to issue stop-work orders.
(7) 
The Director of Planning and Development or his/her designee shall have the authority to review and investigate complaints.
(8) 
The Director of Planning and Development or his/her designee shall have the authority to issue compliance orders.
(9) 
The Director of Planning and Development or his/her designee shall have the authority to collect all applicable fees as set by this chapter.
(10) 
The Director of Planning and Development or his/her designee shall have the authority to pursue administrative enforcement actions and proceedings.
(11) 
The Director of Planning and Development or his/her designee shall have the authority to pursue such legal actions and proceedings as may be necessary to enforce the Uniform Code, the Energy Code and this chapter, or to abate or correct conditions not in compliance with the Uniform Code, the Energy Code or this chapter.
(12) 
The Director of Planning and Development or his/her designee shall have the authority to exercise all other powers and fulfill all other duties conferred upon the Code Enforcement Officer by this chapter.
G. 
Records.
(1) 
The Director of Planning and Development or his/her designee shall maintain records of all building operations and particulars thereof in his/her jurisdiction.
(2) 
All such records, together with all drawings, specifications, statements, etc., so filed, shall be considered public records and shall be open for inspection at reasonable times, but the copying of any drawing, specification or part thereof without the consent of the architect, engineer or owner of the structure is hereby forbidden.
H. 
Right to enter buildings. The Director of Planning and Development or the authorized representatives of the Director of Planning and Development shall have the right of entry, at all reasonable hours, to any building or site where work is contemplated or being done under the provisions of this chapter, or to any building alleged to be unsafe to life or health, upon the exhibition of proper evidence of authority; and interference with such authorized entry in an official capacity shall be punishable as a violation of this chapter.
I. 
Inspection of buildings. The Director of Planning and Development or his/her designee shall examine all buildings upon which or within which work is being done under the provisions of this chapter as often as practicable during the progress of the work; and particularly, the Director of Planning and Development shall visit as often as may be necessary all construction, alteration or removal jobs where a special hazard to public safety may be involved and shall promptly follow up all complaints, inquiries and discrepancies occurring in connection with the building operation under his/her jurisdiction.
J. 
Issuance of appearance tickets. The Director of Planning and Development or his/her designee is authorized to issue appearance tickets in accordance with Article 150 of the New York State Criminal Procedure Law.
K. 
Compliance orders.
(1) 
The Director of Planning and Development or his/her designee is authorized to order in writing the remedying of any condition or activity found to exist in, on or about any building, structure, or premises in violation of the Uniform Code, the Energy Code, the Ithaca Energy Code Supplement, or this chapter. Upon finding that any such condition or activity exists, the Director of Planning and Development or his/her designee shall issue a compliance order. Time for compliance with order to remedy shall be fixed at 30 days following the date of such order to remedy. The compliance order shall:
[Amended 5-5-2021 by Ord. No. 2021-02; 12-7-2022 by Ord. No. 2022-07]
(a) 
Be in writing;
(b) 
Be dated and signed by the Director of Planning and Development or his/her designee;
(c) 
Specify the condition or activity that violates the Uniform Code, the Energy Code, or this chapter;
(d) 
Specify the provision or provisions of the Uniform Code, the Energy Code, or this chapter which is/are violated by the specified condition or activity;
(e) 
Direct that compliance be achieved within the specified period of time; and
(f) 
State that an action or proceeding to compel compliance may be instituted if compliance is not achieved within the specified period of time.
(2) 
The Director of Planning and Development or his/her designee shall cause the compliance order, or a copy thereof, to be served on the owner of the affected property personally or by registered mail. The Director of Planning and Development or his/her designee shall be permitted, but not required, to cause the compliance order, or a copy thereof, to be served on any builder, architect, tenant, contractor, subcontractor, construction superintendent, or their agents, or any other person taking part or assisting in work being performed at the affected property personally or by registered mail; provided, however, that failure to serve any person mentioned in this sentence shall not affect the efficacy of the compliance order.
[1]
Editor's Note: This ordinance provided for an effective date of 1-1-2014.
A. 
Building permits required. Except as otherwise provided in Subsection B of this section, a building permit shall be required for any work which must conform to the Uniform Code and/or the Energy Code, including, but not limited to, the construction, enlargement, alteration, improvement, hazardous materials abatement, removal, relocation or demolition of any building or structure or any portion thereof, and the installation of a solid-fuel-burning heating appliance, chimney or flue in any dwelling unit, as well as any conversion (as defined by Chapter 325, Zoning, of this Code, or by the Uniform Code). A building permit is required for any exterior work on a building or structure designated as a landmark structure or on a building or structure located within an historic district (see Chapter 228). A building permit is required for any repair or other remedy to a parking garage as stipulated in an order to remedy issued by the Chief of the Fire Department or Fire Marshal in response to the information received in a condition assessment report. No person shall commence any work for which a building permit is required without first having obtained a building permit issued by the Building Department.
[Amended 12-7-2022 by Ord. No. 2022-07]
B. 
Exemptions. No building permit shall be required for work in any of the following categories except where such work is located within a designated historic district or in a designated landmark structure or site (see Chapter 228):
[Amended 12-7-2022 by Ord. No. 2022-07]
(1) 
Construction or installation of one-story detached structures associated with one- or two-family dwellings or multiple single-family dwellings (townhouses) which are used for tool and storage sheds, playhouses or similar uses, provided the gross floor area does not exceed 144 square feet (13.38 square meters), no plumbing, electrical or heating equipment service or system is provided, and that the structure complies with the area and setback requirements of Chapter 325;
(2) 
Replacement of any equipment provided the replacement does not alter the equipment's listing or render it inconsistent with the equipment's original specifications;
(3) 
Construction of temporary sets and scenery associated with motion picture, television and theater uses remaining in place for fewer than 180 days;
(4) 
Installation of window awnings supported by an exterior wall of a one- or two-family dwelling or multiple single-family dwellings (townhouses), provided such awnings do not encroach on any right-of-way or project beyond property lines, and are in compliance with the setback requirements of Chapter 325;
(5) 
Installation of partitions or movable cases less than five feet nine inches in height;
(6) 
Painting, wallpapering, tiling, floor covering and other similar finish work;
(7) 
Installation of listed portable electrical, plumbing, heating, ventilation or cooling equipment or appliances where such installation requires no extension of permanently installed building electrical, plumbing or HVAC systems; or
(8) 
Repairs that use like material, provided that the repairs do not involve:
(a) 
The removal or cutting away of a load-bearing wall, partition, or portion thereof, or of any structural beam or load-bearing component;
(b) 
The removal or change of any required stairs or means of egress, or the rearrangement of parts of a structure in a manner which affects egress;
(c) 
Alteration of fire protections systems, or the removal from service of all or part of a fire protection system for any period of time;
(d) 
The alteration or removal of required fire separations;
(e) 
The installation, enlargement, alteration, relocation, or extension of electrical or plumbing systems;
(f) 
The alteration, relocation or installation of solid-fuel-burning heating appliances and associated chimneys or flues; or
(g) 
The removal or abatement of asbestos or other hazardous material except for paint.
C. 
Exemption not deemed authorization to perform noncompliant work. The exemption from the requirement to obtain a building permit for work in any category set forth in Subsection B of this section shall not be deemed an authorization for work to be performed in violation of the Uniform Code, the Energy Code, the City of Ithaca Zoning Ordinance, Ithaca Energy Code Supplement or other applicable codes and ordinances.
[Amended 5-5-2021 by Ord. No. 2021-02; 12-7-2022 by Ord. No. 2022-07]
D. 
Application for building permits. Applications shall be made in writing on a form provided by the Building Division. The application shall be signed by the owner of the property where the work is to be performed or an authorized agent of the owner. The application shall include such information sufficient to permit a determination by code enforcement personnel that the intended work complies with all applicable requirements of the Uniform Code, the Energy Code, the City of Ithaca Zoning Ordinance, Ithaca Energy Code Supplement and other applicable codes and ordinances. The application shall include or be accompanied by the following information and documentation:
[Amended 5-5-2021 by Ord. No. 2021-02; 12-7-2022 by Ord. No. 2022-07]
(1) 
A description of the location, nature, extent, and scope of the proposed work;
(2) 
The Tax Map number and street address of the premises where the work is to be performed;
(3) 
The occupancy classification of any affected building or structure;
(4) 
Where applicable, a statement of special inspections or certifications prepared in accordance with the provisions of the Uniform Code and/or Ithaca Energy Code Supplement;
(5) 
Where applicable, an elevation certificate;
(6) 
Construction documents (drawings and/or specifications), in the format of one full-size paper set and one electronic (digital) set, which:
(a) 
Define the scope of the proposed work;
(b) 
Are prepared by a licensed and registered architect in accordance with Article 147 of the New York State Education Law or a licensed and registered professional engineer in accordance with Article 145 of the New York State Education Law and practice guidelines, including but not limited to the design professional's seal which clearly and legibly shows both the design professional's name and license number and is signed by the design professional whose name appears on the seal in such a manner that neither the name nor the number is obscured in any way, the design professional's registration expiration date, the design professional's firm name (if not a sole practitioner), and, if the documents are submitted by a professional engineering firm and not a sole practitioner professional engineer, the firm's certificate of authorization number, or where in his/her discretion the Code Enforcement Officer, because of structural, public safety, or other concerns, requires such signed and sealed plans to be submitted, even though the cost or scope of the work may be below the minimum requirement of the State Education Law;
(c) 
Indicate with sufficient clarity and detail the nature and extent of the proposed work, including;
[1] 
The location, construction, size, and character of all portions of the means of egress;
[2] 
A representation of the building thermal envelope;
[3] 
Structural information including but not limited to braced wall designs; the size, section, and relative locations of structural members; design loads; and other pertinent information;
[4] 
The proposed mechanical, plumbing, electrical, fire-protection, and other service systems of the building;
[5] 
A written statement indicating compliance with the Energy Code;
(d) 
Substantiate that the proposed work will comply with applicable codes and ordinances; and
(e) 
Where construction of new buildings or accessory structures, or alterations that change the footprint of existing buildings or accessory structures is proposed, or where otherwise applicable, include a site plan that shows any existing and proposed buildings and structures on the site, the location of the intended work, the distances between buildings and structures and lot lines, the established street grades and the proposed finished grades, and applicable flood hazard areas, floodways, and design flood elevations. In his/her discretion the Code Enforcement Officer may require a site survey prepared by a licensed land surveyor providing the above information; and
(7) 
Properly certified documentation of all required insurances, including but not limited to liability insurance and workers' compensation insurance.
E. 
Construction documents. Plans shall be drawn to scale, for principal working drawings not less than 1/8 inch to one foot, except that extensive plot plans may be drawn at a smaller scale in the discretion of the Director of Planning and Development. Details at larger scales or parts on which particular information is required shall be furnished to the Code Enforcement Officer as required. Specifications shall be true and legible copies, suitably arranged and paragraphed so as to be conveniently read and so prepared as to leave no uncertainty as to materials and quality of construction required. Plans for sheds and other construction of minor importance will be acceptable if rough-sketched but with accurate dimensions. It shall be unlawful to make any change in either drawings or specifications after a permit has been granted, except as such change involves no appreciable difference in the terms of the application or permit. Construction documents which are accepted as part of the application for a building permit shall be marked as accepted by the Code Enforcement Officer in writing or by stamp. One set of the accepted construction documents shall be retained by the Building Department, and one set of the accepted construction documents shall be returned to the applicant to be kept at the work site so as to be available for use by code enforcement personnel. However, the return of a set of accepted construction documents to the applicant shall not be construed as authorization to commence work, nor as an indication that the building permit will be issued. Work shall not commence until and unless a building permit has been issued.
[Amended 6-5-2013 by Ord. No. 2013-15[1]]
[1]
Editor's Note: This ordinance provided for an effective date of 1-1-2014.
F. 
Imperfect plans; rejections.
(1) 
If the information in the application, plans or specifications is indefinite or incomplete, the Code Enforcement Officer shall decline to issue the permit until such defect or deficiency shall have been corrected. Undimensioned plans shall be deemed incomplete.
(2) 
An applicant for a permit which has been rejected under this section may, upon request, receive from the Code Enforcement Officer a written statement of the exact reasons for such rejection.
G. 
Disposal of plans. Plans and specifications for all buildings of a public nature or for other buildings three or more stories in height or intended to be occupied by a hazardous industry or business shall become the property of the office of the Director of Planning and Development. Plans and specifications other than those described above shall be kept on file for a period of two years from the date of completion of construction and may be returned to the owner upon request if so requested within 30 days, after which time they may be destroyed.
[Amended 6-5-2013 by Ord. No. 2013-15[2]]
[2]
Editor's Note: This ordinance provided for an effective date of 1-1-2014.
H. 
Issuance of building permits.
(1) 
An application for a building permit shall be examined to ascertain whether the proposed work is in compliance with the applicable requirements of the Building Code, the Energy Code, the City of Ithaca Zoning Ordinance,[3] the Ithaca Energy Code Supplement, and other applicable codes and ordinances. The Code Enforcement Officer shall issue a building permit only if the proposed work is in compliance with the applicable requirements of the applicable codes and ordinances.
[Amended 5-5-2021 by Ord. No. 2021-02]
[3]
Editor's Note: See Ch., 325, Zoning.
(2) 
An application for a building permit for work involving material changes in the use or appearance of a designated landmark, or a structure, memorial or site within an historic district shall not be issued until a certificate of appropriateness has been issued by the Landmarks Preservation Commission. (See Chapter 228.)
(3) 
An application for a building permit for work subject to site plan review shall be issued only after site plan review approval. (See Chapter 276.)
I. 
Building permits to be displayed. Building permits shall be visibly displayed at the work site and shall remain visible until the authorized work has been completed.
J. 
Work to be in accordance with construction documents. All work shall be performed in accordance with the construction documents which were submitted with and accepted as part of the application for the building permit. The permit holder shall immediately notify the Code Enforcement Officer of any change occurring during the course of the work. If the Code Enforcement Officer determines that such change warrants a new or amended building permit, such change shall not be made until and unless a new or amended building permit is issued.
K. 
Permit fees.
(1) 
Fee amount.
(a) 
Permit fees shall be paid by check, money order, or by such other means as shall be approved by the Director of Planning and Development or their designee; a separate processing fee may be assessed for any such noncheck, non-money order form of payment. Fees shall be paid according to the following schedule prior to the commencement of permit review:
[Amended 9-6-2023 by Ord. No. 2023-05]
Building and Demolition Permit Fees
Total Valuation of the Work
Fee Amount
Comments
$0 to $5,000
$50
Building permit is for all types of work: new construction, alterations, temporary structures, tents, hazardous materials abatement, site development and paving, etc.
$5,001 to $50,000
1.0% of the total valuation of work
$50,001 to $500,000
0.9% of the total valuation of work
$500,001 to $5,000,000
0.8% of the total valuation of work
Demolition permit is for removal of an entire structure or a major portion of a structure that is not part of an alterations project
$5,000,001 and greater
0.7% of the total valuation of work
(b) 
Provided, however, that:
[1] 
The above fee shall be reduced by 1/2 if the subject property has an exemption pursuant to Article I of Chapter 300 of this Municipal Code (senior citizens exemption).
[2] 
The above fee shall be doubled where work has been started before the contractor/owner has obtained a building permit. All work shall be stopped until such time as the contractor/owner has obtained the necessary building permit.
[3] 
Other inspections and fees related to building construction shall be paid by check, money order, or by such other means as shall be approved by the Director of Planning and Development or their designee; a separate processing fee may be assessed for any noncheck, non-money order form of payment. Fees shall be paid according to the following schedule:
[Amended 9-6-2023 by Ord. No. 2023-05]
Plan Review Fees
Service
Fee
Comments
Consultation and plan review for preliminary or conceptual projects
$75 per hour
Projects for which a building permit application is not ready to be submitted
Plan review for projects exceeding $5,000 (where no permit is requested)
50% of permit fee schedule
Fee amount collected shall be applied to total permit fee upon application
Permit Amendment Fees
Service
Fee
Comments
Additional plan review or inspections required by changes to scope of work, additions or revisions to approved plans
Permit fee schedule applied to valuation of completed work
Reconciliation fee to be calculated at close of permit
Additional plan review or inspections required by changes to scope of work that did not result in an increase in the valuation of the work
$75 per hour for each hour of review, analysis, or inspection
Requested inspections outside of the Building Division normal business hours
$100 per hour
Minimum 2 hours to be charged per occurrence
Building permit renewal for 24 months
$50 or 10% of the original permit, whichever is greater
Building permit may be renewed (or extended) one time only
Permit Closing Fees
Service
Fee
Comments
Certificate of occupancy for a building where no permit has been issued
$75 per hour for each hour of review, analysis, or inspection
Reconciliation fee to be calculated at close of permit
Temporary certificate of occupancy
1)First six months
For building projects with value up to $50,000
$100
For building projects with value $50,001 and greater
35% of the building permit fee schedule applied to valuation of completed work, or $2,500, whichever is less
2) After six months
Only one renewal period is allowed, for a final six months
For building projects with value up to $50,000
$100
For building projects with value $50,001 and greater
50% of the building permit fee schedule applied to valuation of completed work
Reconciliation fee
(Permit fee schedule applied to valuation of completed work plus applicable amendment fees noted above) minus original permit fee
Reconciliation fee to be calculated at close of permit, with final sum to be added to or deducted from original permit fee
(2) 
Statement of costs. Each application for a permit under this chapter shall be accompanied by an estimate of cost, for the purpose of record. Such estimate shall be furnished by the owner or contractor and, so far as possible, shall be based upon bona fide contracts made for the work. Otherwise, the Code Enforcement Officer shall make an estimate of the probable cost of the work. In either case, this preliminary estimate shall be corrected for the permanent record by reference to final cost figures before a certificate of occupancy or certificate of completion is issued.
(3) 
Costs shall be assumed to include both labor and materials. In cases where cost information is not readily available to the Code Enforcement Officer and there exists a question of the value of any alteration or addition, the Code Enforcement Officer shall have the discretionary power to make his/her own estimate of such labor, material and other costs. A cost of labor must always be provided even in cases where an owner does the work and does not charge for his/her own labor. Labor costs shall be estimated to be at least equal to federal minimum labor standards in effect at the time.
(4) 
In the event that an application for a building permit is not approved, the applicant shall be entitled to a refund of 50% of the fee paid, provided that no work has commenced. If construction work has been started and the application is not approved, no part of the fee paid shall be refunded. If the building permit has been issued, no part of the building permit fee paid shall be refunded.
(5) 
Any amendment to the application or the plans or specifications upon which the building permit has been issued must be filed and an amended building permit obtained prior to the commencement of any work which is either inconsistent with or in addition to the application or the plans or specifications upon which the building permit has been issued. If there is an increase in the value of the project as a result of the amendment, an additional fee shall be paid for that increase, based on the fee schedule above. If there is no increase in the value of the project as a result of the amendment, but additional plan review time is incurred, an additional fee of $35 per hour shall be paid for the additional plan review time.
L. 
Approval by other departments. Permits requiring the approval of all or parts of the proposed work by the Fire Chief, the Board of Public Works, the Board of Health or other authority shall not be issued until such approval, in writing, shall have been first obtained. This shall also apply to work subject to approval by state or federal authorities.
M. 
Permit to erect part of a building. Nothing in this chapter shall be construed to prevent the Code Enforcement Officer from issuing a permit for the construction of part of a building or structure, other conditions having been complied with, before the entire plans and a detailed statement concerning said building or structure have been submitted or approved, provided that, when a foundation permit is applied for, sufficient information shall be furnished about the superstructure to enable satisfactory determination of the strength of the proposed work.
N. 
Permit includes contractor's plant. A building permit shall entitle the builder to install and maintain at the site during construction all necessary storage sheds, scaffolding, hoists and other equipment for the prosecution of the work in conformity with the Building Code, the rules of the State Industrial Commission and others having jurisdiction, provided that neither sheds nor equipment shall encroach upon the public right-of-way without special permission.
O. 
Time limits. Building permits shall become invalid unless the authorized work is commenced within six months following the date of issuance. Building permits shall expire two years after the date of issuance, except that building permits that authorize work with a construction value of more than $15,000,000 shall remain in effect for a period of three years. A building permit may be renewed prior to the expiration date for one additional two-year period upon application by the permit holder, payment of the applicable fee, and approval of the application by the Code Enforcement Officer, provided that:
[Amended 5-5-2021 by Ord. No. 2021-02]
(1) 
The permit has not been revoked at the time of the application for renewal;
(2) 
The relevant information supplied on the original permit application is current; and
(3) 
All changes to the scope of work, or methods and materials to be used are in accordance the construction documents submitted and with the Uniform Code, the Energy Code, the City of Ithaca Zoning Ordinance[4] the Ithaca Energy Code Supplement and other applicable codes.
[4]
Editor's Note: See Ch. 325, Zoning.
P. 
Revocation or suspension of building permits. If the Code Enforcement Officer determines that a building permit was issued in error because of incorrect, inaccurate or incomplete information, or that the work for which a building permit was issued violates the Uniform Code, the Energy Code, the City of Ithaca Zoning Ordinance, the Ithaca Energy Code Supplement or other applicable code or provision of this chapter, the Code Enforcement Officer shall revoke the building permit, or suspend the building permit until such time as the permit holder demonstrates that:
[Amended 5-5-2021 by Ord. No. 2021-02]
(1) 
All completed work is in compliance with all applicable provisions of the Uniform Code, the Energy Code, the City of Ithaca Zoning Ordinance, the Ithaca Energy Code Supplement or other applicable code or provision of this chapter; and
(2) 
All work proposed to be performed shall be in compliance with all applicable provisions of the Energy Code, the City of Ithaca Zoning Ordinance, the Ithaca Energy Code Supplement, or other applicable code or provision of this chapter.
A. 
All persons who hold a building permit under this chapter shall make the premises available for inspection upon reasonable notice from the Building Department during ordinary business hours.
B. 
As a condition of the granting of any building permit herein, the Code Enforcement Officer may, in his/her discretion, provide for a schedule of mandatory inspections of any project at such times during the course of construction as will permit the observation of the foundation, structural elements, electrical systems, plumbing systems, heating, ventilation and air-conditioning systems, fire protection and detection systems and exit features.
C. 
Failure to make the premises available for the inspections set forth above shall constitute good and sufficient grounds for the revocation of any building permit granted under this chapter.
D. 
Work shall remain accessible and exposed until inspected and accepted by the Code Enforcement Officer. The permit holder shall notify the Code Enforcement Officer when any element of work described in Subsection E of this section is ready for inspection.
E. 
The following elements of the construction process shall be inspected, where applicable:
(1) 
Work site prior to issuance of a building permit;
(2) 
Footings and foundation;
(3) 
Preparation for concrete slabs;
(4) 
Framing;
(5) 
Electrical, plumbing and HVAC systems, including underground and rough-in;
(6) 
Fire alarm systems, fire detection devices or systems, fire protection systems, fire suppression systems, including rough-in and final operational testing;
(7) 
Emergency lighting, emergency power;
(8) 
Fire-resistant construction and fire-resistant penetrations;
(9) 
Exit access, exit enclosures, exit discharge, exit lighting, exit signs;
(10) 
Heating appliances, including solid-fuel-burning heating appliances, chimneys, flues or gas vents;
(11) 
Energy Code compliance;
(12) 
A final inspection after all work authorized by the building permit has been completed.
F. 
After inspection, the work or a portion thereof shall be noted as satisfactory as completed, or the permit holder shall be notified as to where the work fails to comply with the applicable code. Work not in compliance shall remain exposed until such work shall have been brought into compliance with all applicable provisions of the Uniform Code, the Energy Code, Ithaca Energy Code Supplement, or other applicable code, reinspected, and found satisfactory as completed.
[Amended 5-5-2021 by Ord. No. 2021-02]
A. 
The Code Enforcement Officer is authorized to issue stop-work orders pursuant to this section. The Code Enforcement Officer shall issue a stop-work order to halt:
(1) 
Any work that is determined by Code Enforcement Officer to be contrary to any provision of the Uniform Code, the Energy Code, the City of Ithaca Zoning Ordinance,[1] or the Ithaca Energy Code Supplement without regard to whether such work is or is not work for which a building permit is required, and without regard as to whether a building permit has or has not been issued; or
[Amended 5-5-2021 by Ord. No. 2021-02]
[1]
Editor's Note: See Ch. 325, Zoning.
(2) 
Any work that is being conducted in a dangerous or unsafe manner in the opinion of the Code Enforcement Officer, without regard to whether such work is or is not work for which a building permit is required, and without regard to whether a building permit has or has not been issued; or
(3) 
Any work for which a building permit is required which is being performed without the required building permit, or under a building permit that has become invalid, has expired, or has been suspended or revoked.
B. 
Content of stop-work orders. Stop-work orders shall:
(1) 
Be in writing;
(2) 
Be dated and signed by the Director of Planning and Development or authorized code enforcement personnel;
[Amended 6-5-2013 by Ord. No. 2013-15[2]]
[2]
Editor's Note: This ordinance provided for an effective date of 1-1-2014.
(3) 
State the reasons for issuance;
(4) 
If applicable, state the conditions which must be satisfied before work will be permitted to resume.
C. 
Service of stop-work orders. The Director of Planning and Development or authorized code enforcement personnel shall cause the stop-work order, or a copy thereof, to be served on the owner of the affected property, and if the owner is not the permit holder, on the permit holder, personally or by first class mail. The Director of Planning and Development or authorized code enforcement personnel shall be permitted, but not required, to cause the stop-work order, or a copy thereof, to be served on any builder, architect, tenant, contractor, subcontractor, construction superintendent, or their agents, or any other person taking part or assisting in work affected by the stop-work order, personally or by first class mail; provided, however, that failure to serve any person mentioned herein shall not affect the efficacy of the stop-work order.
[Amended 6-5-2013 by Ord. No. 2013-15[3]]
[3]
Editor's Note: This ordinance provided for an effective date of 1-1-2014.
D. 
Effect of stop-work order. Upon the issuance of a stop-work order, the owner of the affected property, the permit holder, and any other person performing, taking part in or assisting in the work shall immediately cease all work which is the subject of the stop-work order.
E. 
Remedy not exclusive. The issuance of a stop-work order shall not be the exclusive remedy available to address any event described in Subsection A of this section, and authority to issue a stop-work order shall be in addition to, and not in substitution for or limitation of, the right and authority to pursue any other remedy or impose any other penalty under this chapter or under any other applicable local or state law. Any such other remedy or penalty may be pursued at any time, whether prior to, at the time of, or after the issuance of a stop-work order.
[Amended 6-5-2013 by Ord. No. 2013-15[1]; 5-5-2021 by Ord. No. 2021-02; 12-7-2022 by Ord. No. 2022-07]
A. 
Certificate of occupancy. A certificate of occupancy shall be required for all structures, buildings, or portions thereof, which are newly constructed or are converted from one use or occupancy classification or subclassification to another use or occupancy or subclassification. Permission to use or occupy a newly constructed or converted building or structure or portion thereof shall be granted only by the issuance of a certificate of occupancy.
B. 
Certificate of completion. A certificate of completion shall be required for any work which is the subject of a building permit, other than building permits issued for projects subject to the provisions of Subsection A of this section.
C. 
Issuance of certificates of occupancy and certificates of completion. The Director of Planning and Development or authorized code enforcement personnel shall issue a certificate of occupancy or certificate of completion if the work which was the subject of the building permit was completed in accordance with all applicable provisions of the Uniform Code, the Energy Code, the Ithaca Energy Code Supplement and the City of Ithaca Zoning Ordinance and/or, if applicable, that the structure, building or portion thereof that was converted from one use or occupancy classification or subclassification to another complies with all provisions of the Uniform Code, the Energy Code, the Ithaca Energy Code Supplement and the City of Ithaca Zoning Ordinance. The Code Enforcement Officer shall inspect the building, structure, or work prior to the issuance of a certificate of occupancy or certificate of completion. The Code Enforcement Officer shall, where applicable, verify the affixation of the appropriate seals, insignias, and manufacturer's data plates as required for factory manufactured buildings and/or manufactured homes. In addition, where applicable, the following documents prepared in accordance with the provisions of the Uniform Code or other requirements set forth by applicable Code or provisions of this chapter by such person or persons as may be designated by or otherwise acceptable to the Code Enforcement Officer, at the expense of the applicant for a certificate of occupancy or a certificate of completion shall be received and reviewed by the Code Enforcement Officer to determine such information adequately demonstrates compliance with applicable provisions of the relevant codes prior to the issuance of the certificate of occupancy or certificate of completion:
(1) 
An application on a form provided by the Building Department stating the final project cost, and submitted at least seven working days before the certificate is desired;
(2) 
All certifications and/or approvals required by the code enforcement personnel;
(3) 
A written statement of structural observations and/or a final report of special inspections;
(4) 
Flood hazard certifications; and
(5) 
Written statements of the results of tests performed to show compliance with the Energy Code.
D. 
Contents of a certificate of occupancy or certificate of completion. A certificate of occupancy or certificate of completion shall contain the following information:
(1) 
The building permit number;
(2) 
The date of issuance of the building permit;
(3) 
The name, address and Tax Map number of the property;
(4) 
If the certificate of occupancy or certificate of completion is not applicable to the entire structure, a description of that portion of the structure for which the certificate is being issued;
(5) 
The use and occupancy classification of the structure;
(6) 
The type of construction of the structure;
(7) 
The assembly occupant load of the structure, if any;
(8) 
If an automatic sprinkler system is provided, a notation as to whether the sprinkler system is required;
(9) 
Any special conditions imposed in connection with the issuance of the building permit or any variances pertaining thereto;
(10) 
The signature of the Director of Planning and Development or authorized code enforcement personnel issuing the certificate of occupancy or certificate of completion and the date of issuance.
E. 
Temporary certificates.
(1) 
The Director of Planning and Development or authorized code enforcement personnel shall be permitted to issue a temporary certificate allowing the temporary occupancy of a building or structure, or a portion thereof, prior to completion of the work which is the subject of a building permit. However, in no event shall a temporary certificate be issued unless the Code Enforcement Officer determines that:
(a) 
The building or structure or portion thereof covered by the temporary certificate may be occupied safely;
(b) 
Any required fire- and smoke-detecting or fire protection equipment has been installed, tested, and is operational;
(c) 
All required means of egress from the building or structure have been provided; and
(d) 
For projects subject to site plan review, all improvements required by the site plan approval, including any conditions placed on such approval, are installed, or until a sufficient guaranty, in the form of a performance bond, letter of credit, or other security is in place.
(2) 
The Code Enforcement Officer may include in a temporary certificate such terms and conditions as he or she deems necessary or appropriate to ensure safety. A temporary certificate shall be effective for a period of time, not to exceed six months, which shall be determined by the Code Enforcement Officer and specified in the temporary certificate. During the specified period of effectiveness of the temporary certificate, the permit holder shall undertake to bring the building or structure into full compliance with all applicable provisions of the Uniform Code, the Energy Code, the Ithaca Energy Code Supplement, the City of Ithaca Zoning Ordinance[2] and the conditions of site plan approval, if any, and any additional requirements set forth by applicable Code or provisions of this chapter. Temporary certificates of occupancy may be renewed for one additional period of not more than six months upon application and payment of the fee provided for in § 146-5K at the discretion of the Code Enforcement Officer.
[2]
Editor's Note: See Ch. 325, Zoning.
F. 
Revocation or suspension of certificates. If the Code Enforcement Officer determines that a certificate of occupancy or certificate of completion was issued in error because of incorrect, inaccurate or incomplete information, and if the relevant deficiencies are not corrected to the satisfaction of the Code Enforcement Officer within such period of time as shall be specified, the Code Enforcement Officer shall revoke or suspend the certificate.
G. 
Fees. The fee specified in or determined in accordance with the provisions set forth in § 146- 5K must be paid at the time of the submission of an application for a certificate of occupancy or certificate of completion or temporary certificate of occupancy.
[1]
Editor's Note: This ordinance provided for an effective date of 1-1-2014.