FEBRUARY 27, 2017 RESIDENTIAL BUILDING PERMITS FORUM

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1 FEBRUARY 27, 2017 RESIDENTIAL BUILDING PERMITS FORUM

2 DIVISION OF BUILDING WHO ARE WE? We are a group of people qualified by education, training, and experience to serve the people and businesses of North Olmsted. The division is certified by the State of Ohio as both a residential and commercial building department. We primarily enforce city zoning and state building code requirements. Police Powers to promote health, safety, and welfare of our residents and people in the City.

3 OUR PERSONNEL Management Commissioner - Jeffrey A. Grusenmeyer, RA, NCARB Registered Architect State Certified Building Official State Certified Master Plans Examiner Adjunct Professor at Kent State University Assistant Building Commissioner Dan Russell State Certified Building Official State Certified Building, Electrical and Residential Plumbing Inspector

4 OUR PERSONNEL Building Inspectors Neal Dorenkott State Certified Building Inspector, Electrical Inspector, Residential Plumbing Inspector, Building Official, Residential Plumbing Inspector and Fire Alarm Installer, union electrician John Schneider State Certified Building Inspector, Residential Plumbing Inspector and Residential Building Official, retired bricklayer

5 OUR PERSONNEL Building Inspectors Michael Reynolds State Certified Building Inspector, Plumbing Inspector and Residential Building Inspector, former plumbing contractor William McColgan State certified Residential Building Inspector Paul Grayshaw Part-time State certified Building Inspector, Electrical Inspector and Residential Building Official

6 OUR PERSONNEL Property Maintenance Inspectors Jim McGaughey Retired Mechanical Engineer Paul Barker Jay Glauner

7 OUR PERSONNEL Clerical Staff Jan Scarl Secretary to the Building Commissioner Renee Meinke Permit Clerk Michele Gallo-Funderwhite Permit Clerk Donna Rote Permit Clerk

8 DIVISION OF ENGINEERING Reviews and enforces, with the assistance of the Division of Building, regulations relating to how improvements are made to a site OUTSIDE of the building footprint. The following permits are applied for with the Engineering Permit application: Sidewalk Apron Grading Storm/Sanitary Sewer Repair or Replacements

9 PLANNING & DEVELOPMENT DEPARTMENT Planner James Aspery Division of Building Director of Planning & Development Kim Wenger Division of Engineering Administrative Secretary Nicole Rambo-Ackerman Building Inspectors John Schneider Neal Dorenkott Mike Reynolds William McColgan Assistant Building Commissioner Dan Russell Permit Clerks Building Commissioner Jeff Grusenmeyer Renee Meinke, Michele Gallo- Funderwhite, Donna Rote Property Maintenance Inspectors Secretary I Jan Scarl Jim McGaughey Paul Barker Jay Glauner Assistant City Engineer David Bradt City Engineer Pietro DiFranco Inspectors Bob Binggeli Will Klotzbach

10 ZONING CODE Regulations for the development of land enacted by City Council: What primary uses (ex: residence) and accessory uses (ex: garage or fence) may be placed on a lot. Where improvements may be placed, including setbacks, maximum lot coverage, height requirements. Your zoning district can be found on the zoning map. The Zoning Map and Zoning Code are available on the City website.

11 BUILDING CODE Requirements Residential determined by the Residential Code of Ohio (RCO). Commercial determined by the Ohio Building Code (OBC). Also, Chapter 13 of the North Olmsted Codified Ordinances. These codes determine: How the structure is to be built. Property maintenance requirements.

12 BUILDING AND ZONING BOARD OF APPEALS Five-member volunteer board of North Olmsted residents with skills or experience in fields related to the construction industry. BZBA considers requests for variances which may be granted when the applicant shows a hardship would exist if the Zoning Code were strictly enforced. Applicants may also appeal opinions and decisions of the Building Commissioner. Applications are available online and in the Division of Building. The completed application, payment, accompanying evidence and drawings are due two weeks prior to the meeting date. Owner is required to attend the meeting and will be given the chance to present his/her case and answer questions of the Board.

13 DIVISION OF BUILDING RESPONSIBILITIES Building Official Enforcement of the rules of the Ohio Board of Building Standards (OBBS) and Chapters 3781 and 3791 of the Ohio Revised Code. Render interpretations. Adopt policies and procedures to clarify application of its provisions. Track and audit projects. Assure department personnel perform their duties. Receive applications, cause construction documents to be examined and ascertain construction indicated is within requirements. Issue plan approval for construction, erection, alteration, demolition and moving of buildings. Issue Certificates of Occupancy. Maintain department records and submit reports.

14 DIVISION OF BUILDING RESPONSIBILITIES Plans Examiners Examine construction drawings to determine compliance with the rules of the OBBS. Communicate results as designated by the Building Official. Building Inspectors, MEP Inspectors Determine work is performed in accordance with approved construction documents. Communicate the results of their inspections. All must conduct themselves in a professional, courteous, impartial, responsive and cooperative manner. We DO NOT: Arbitrate civil disputes. Enforce construction contracts.

15 WHO CAN PULL A PERMIT? Registered Contractor Homeowner Must reside at the home Work must be self-performed Must be familiar with applicable codes Will need to demonstrate knowledge prior to permit being issued

16 PLAN APPROVAL REQUIRED Compliance is determined through a process that starts with the application for a building permit and ends with the final inspection/approval or the issuance of a Certificate of Occupancy. Exceptions. Almost any improvements to real property require permits, except that which is exempt from approval by RCO and is not regulated as a structure or improvement under the zoning ordinance, including but not limited to: Painting Carpet Hardwood floors Tile Cupboards

17 STEPS FOR APPROVAL Owner submits application Must include drawings and plan review fee Reviewed for zoning compliance If not in compliance, can amend and resubmit or appeal to BZBA Additional reviews, if required Historic District Engineering Flood Zone Reviewed for RCO compliance Plan Approval or Non-Approval sent via mail

18 DRAWING REQUIREMENTS Drawings must be complete good drawings eliminate unreasonable disagreement and provide the basis of your license to construct. For residential projects, the Residential Code of Ohio (RCO) Section describes the information that must be included on construction documents submitted. See the following list.

19 DRAWING REQUIREMENTS Index Site Plan Flood hazard area map, if applicable Floor plans Exterior wall envelope and elevations Sections Structure Ratings System descriptions, mechanical, electrical and plumbing The identification of the person primarily responsible for plan preparation (R106.2) Engineered truss, steel or engineered wood product drawings, or technical analysis Additional information as may be required by the Residential Building Official

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28 PLAN APPROVAL If corrections are required, they are sent in the form of an adjudication order. Applications not in compliance are given a chance to resolve the issue(s) or appeal to the BZBA. For commercial work, the appeal is made to the Ohio Board of Building Appeals. When plans are found to be in compliance with the RCO, a certificate of plan approval is issued in the form of a letter. Plan approval is a license to construct in accordance with the approved plans. Complete plans are not only required by the RCO and OBC, but protect the applicant in their expectations. A building permit is issued when plan approval has been issued, the proposed project s compliance with the zoning ordinance is verified, and upon payment of a building permit fee. The permit must be posted somewhere visible from the right-ofway (ex: window).

29 INSPECTION PROCESS When permit is issued, applicant will receive list of required inspections. You/contractor must call the Division of Building to schedule the inspection(s) and receive the inspector s notation that the work is in compliance with approved construction documents before covering up any work. Components of complete information required for construction which must be on site and available for use by the inspector: Approved construction drawings Manufacturer s installation instructions and product info Standards (UL, NFPA, etc.) Prescriptive requirements of the RCO or OBC The installer s knowledge, judgment and skill

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31 THINGS TO KNOW City Codified Ordinances are available on the City s website, Reference materials are available on the Division of Building s page on the City s website for many residential projects, including: Decks Permit Fee Schedule Permit Applications Code Commentary RCO Section 106 regarding drawing requirements Additional reference materials: Storage Pole Building prescriptive requirements in the RCO Cuyahoga County GIS can find property layout with dimensions -

32 SELECTING A CONTRACTOR Questions to ask How long have you been in business? Is your company licensed in the State of Ohio? Are you registered in the City of North Olmsted? Do you carry liability and workman s compensation insurance? Are you familiar with the State of Ohio Building Codes? Who will be responsible to pull permits? Will you sub-contract this work to another contractor?

33 SELECTING A CONTRACTOR Questions to ask Provide references. Provide a written contract of the work to be performed. Provide a time line for the work to be started and completed. Does the contract have a termination clause? Provide a payment schedule. What type of guarantee do you provide? Who will provide the drawings and what are their qualifications?

34 QUESTIONS???