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Home My WebLink About(P3) Permit processInspections and Permitting overview The Inspections and Permitting Division is responsible for making certain that the city has safe homes and businesses. Permits are issued to individuals and businesses when all code requirements or construction requirements are met. Inspections and permitting division should be contacted for information regarding permits the following; Commercial new construction and remodels including signs, driveways and fences. Residential new construction and remodels or additions including fences, accessory buildings and driveways. Plumbing permits Electrical permits Mechanical (HVAC) Permits Gaming permits We are currently under the 2021 international building code and the 2020 National electric code. 1 Before a project is submitted to inspections and permitting - Planning and Zoning determines the following; - Is the property zoned for the proposed use? - Is a re-plat required? - Is a specific use permit required? - is the developer requesting a variance or Re-zoning? - Is the city council required to approve the project (RV Parks) - is a new subdivision being proposed? Pre-development meeting – Has the developer requested a pre-development meeting? The city provides these meetings as a courtesy, all divisions that may have to review a project have a representative present to state requirements and answer questions. 2 Before a project is submitted to inspections and permitting - Other requirements prior to permitting – - DD7 permit - Stormwater permit - TCEQ permits (gas stations, Tank farms etc.) - Asbestos abatement 3 Required documents - large projects Building Permit Application – site address, value of work, contractor, flood zone, List of subcontractors and design professional contact information brief description of the project. ComCheck – for compliance with the 2021 Energy Conservation Code TDLR Number – This is for compliance with ADA and is required for projects $50,000 or greater DD7 permit – Showing zero impact to stormwater system Elevation certificates – For projects in a flood zone Stormwater permit - Showing acreage and erosion control plan Plans and specifications – designs provided by Architects and engineers 4 Plans for large projects Civil Drawings – Topo, Grading, Utility, Site, drainage, Finished floor elevations Architectural Plan – Floor Plans, Building elevations, Finish schedules, reflected ceiling, and Details MEP – Mechanical, electrical and Plumbing plans Structural drawings – Showing foundation, load supporting details and construction materials. Landscape drawings – Showing placement of landscaping and species of plants 5 Plan Review Process – Large projects The following departments review the drawings Planning and Zoning – reviews the zone for compliance with the Zoning Ordinance to include: set backs, and compliance with landscape ordinance. Engineering – Reviews the civil drawings for compliance with drainage requirements and site requirements such as parking, driveways and sidewalks. Water and Utilities – Reviews the civil drawings for water and sewer access and the appropriate sizing and locations of meters and taps. Inspections and permitting - Reviews the Architectural, Structural and MEP drawings for compliance with the 2021 IBC, 2020 NEC, Windstorm, Energy conservation and Floodplain requirements. Fire Marshal – Reviews the documents for life safety, Fire sprinkler systems, Fire alarms, Site access and building egress. Health department - Reviews for compliance with state and city requirements for Restaurants, Bars and other food related occupancy types. 6 Small vs Large commercial project In some cases, a small project will have all the same requirements as a large project. Out of ground projects have the same requirements as I have gone over in this presentation. An out of ground project is any new commercial structure placed on a vacant lot. Regardless of size these projects will conform to the same requirements as a large project and submit much of the same documentation. For this presentation, the small project will be a tenant improvement. This type of project is usually an existing building that is being modified to fit the needs of a tenant’s business. All departments required to review large projects may not be required for a small project to be issued a permit. 7 Required documents - Tenant improvement Building Permit Application – site address, value of work, contractor, List of subcontractors and design professional contact information brief description of the project. TDLR Number – This is for compliance with ADA and is required for projects $50,000 or greater Plans – A floor plan showing the layout of the interior of the space to be improved. A site plan showing the existing conditions of the parking lot and access points of the property. In some cases a narrative of the scope of work may be required. Note: some tenant improvement projects may only require a trade permit (electrical, Plumbing, mechanical) if no changes to the layout to the structure are proposed. If there is no work that requires a permit being performed only a certificate of occupancy (CO) is required. An example of work that does not require a permit is flooring and painting. 8 Review Process – Planning and Zoning – reviews the zone for compliance with the Zoning Ordinance. Is the business allowed to be in this zoning district. Parking requirements are also outlined by Planning and zoning. Engineering – may be required to review the parking if the requirement has changed due to a change in the occupancy type. Usually there are no site improvements requiring this review. Water and Utilities – If this an existing building, with existing service, this review will not be required. Inspections and permitting - Reviews the floor plan for compliance with the 2021 IBC, and 2020 NEC. Fire Marshal – Reviews the documents for life safety, Fire sprinkler systems, Fire alarms, Site access and building egress. Health department - Reviews for compliance with state and city requirements for Restaurants, Bars and other food related occupancy types. 9 Permit issuance - all projects Once all reviews are completed and required corrections to the plans have been submitted a permit is issued. If the plans cannot be corrected to comply with the code and city ordinances, then the permit is denied. (this is a very rare occurrence) All fees are due at this time and the permit can only be issued to the contractor of record or trade contractor. All projects are subject to field inspections for compliance with the applicable codes and ordinances. 10 QUESTIONS? Inspections and Permitting Building Official - Philip Vilardi CBO, CFM Deputy Building official – Derek Robinson CBO, CFM Inspectors Derek Robinson – Building and Mechanical Inspector Mike Swartout - Plumbing and Mechanical Inspector Daniel Ward – Plumbing Inspector Lisa Mitchell – Electrical inspector & Electrical plans examiner Mark Bernard – Electrical Inspector (Master Electrician) Melanie Bryant – Building Inspector and Code enforcement Permit Technicians Regina Arceneaux Rosa Macias Tonya Armstrong Main Number 409-983-8261 11