[Ord. No. 643 §1, 1-7-2002; Ord. No. 648 §1, 2-19-2002; Ord. No. 743 §1, 3-7-2005]
Certain documents listed below, copies of which are on file
in the office of the City Clerk are hereby adopted as the codes of
the City of Concordia, Missouri. Said codes shall regulate the design,
construction, quality of materials, erection, installation, alteration,
repair, location, replacement, addition to, use or maintenance of
building systems in the City of Concordia and providing for the issuance
of building permits and collection of fees therefore. Each and all
of the regulations, provisions, conditions and terms of such International
Building Code 2000 Edition volumes listed below are hereby referred
to, adopted and made part hereof as if fully set out in this Article.
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2000 International Building Code
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2000 International Residential Code
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2000 International Plumbing Code
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2000 International Mechanical Code
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2000 International Fire Code
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2005 National Electrical Code
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[Ord. No. 644 §§1 —
14, 1-7-2002; Ord. No.
647 §1, 2-19-2002; Ord. No. 675 §1, 2-3-2003; Ord. No. 691 §1, 7-21-2003]
A.
Building Permit Applications.
1.
No building or structure shall be erected, added to or structurally
altered until a permit has been issued by the Building Official. Except
upon a decision by the Board of Zoning Adjustment, no such building
permit shall be issued for any building where said construction, addition
or alteration or use thereof would be in violation of any of the provisions
of the City's Zoning Code.
2.
It is a violation of City Code to begin construction without having
obtained all required permits. Failure to obtain a building permit
may result in assessment of a double permit fee and requiring the
contractor to remove construction for which required inspection fees
have not been obtained. No inspections will be made until required
permits have been obtained.
B.
Site Plan Information. For residential construction, it
is not necessary to have the site plan prepared by a registered surveyor,
engineer or architect. The plan provided, however, should be clear
and detailed enough so the plan reviewer can determine that Zoning
and Building Code requirements are in compliance with City ordinances.
For commercial structures, the site plan must contain the seal of
a registered engineer or architect. A site plan of the property shall
give the following information.
1.
Show north arrow and drawing scale.
2.
Delineate all easements with dimensions.
3.
Delineate proposed building setback lines.
4.
Location of the property by address or legal description.
5.
Locate all existing buildings and structures on property.
6.
Indicate proposed use of building.
7.
Indicate proposed method of handling stormwater.
8.
Indicate proposed location of water and sewer taps.
C.
Building Plan Information. Commercial and multi-family residential
building plans, except duplexes, require the seal of a qualified engineer
or architect registered in the State of Missouri. Single-family and
duplex dwellings do not require an architect's or engineer's seal
but should be of good enough quality to provide the following information.
1.
Floor plan of all floors including basement.
2.
Framing details are to include:
a.
By notes on building floor plans or by details or cut elevations
of buildings specify the size of all framing components, give grade
and species, specify center to center spacing of members.
b.
Show details of any special architectural features, e.g., vaulted
ceilings, cantilevers, beams, etc.
c.
Show clear load transfer path to carry all floor, ceiling and roof
loads through structure to foundations.
5.
The following are special features of residential structures required
to be designed and sealed by a Missouri professional engineer.
a.
Vaulted roof/ceiling structures.
b.
Framed walls with studs over ten (10) feet in length.
c.
Load bearing cantilevers with two (2) feet or more of cantilever.
d.
Foundation walls supporting nine (9) feet or more of unbalanced fill.
e.
Suspended concrete slabs.
f.
Bearing walls which are offset more than the depth of floor joists
below from bearing element of structure.
g.
Excessive point loading.
h.
Pre-engineered truss systems shall have design and layout.
i.
Manufactured I-joist systems shall have a designed layout.
j.
Exceptionally long floor spans.
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This information may or may not be all that is required for
each individual building design. If additional information is required
during the review process, the permit applicant or designated design
professional will be contacted.
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A completed permit application supplied in the building permit
application packet and drawings shall be submitted to the Building
Official for review and approval before a building permit can be issued.
Two (2) sets of drawings are required for commercial buildings and
one (1) set for residential buildings.
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D.
Plan Review. After a complete application has been submitted
to the City, a plan review will be conducted to determine if the plan
meets the adopted building codes. Review of applications for single-family
and duplex construction normally takes three (3) days. Review of applications
for a commercial building may take two (2) to three (3) weeks depending
upon the building complexity.
A building permit will be issued by the Building Official when
the following conditions are met.
E.
Fees Required. All required permit fees must be paid before
the building permit is issued. Permit fees for new commercial and
residential buildings are calculated using a method recommended by
the Building Officials and Code Administrators (BOCA). Fees for remodel,
rehabilitation or accessory buildings are calculated according to
the declared cost of the construction being completed. Water and sewer
tap fees as well as plumbing, electrical and HVAC fees are also due
before the building permit can be issued.
1.
For new residential construction. Cost per square
foot and type of construction modifier will be established semi-annually
by BOCA. City modifier to partially recover administrative costs will
be .005.
2.
For new commercial construction. Cost per square
foot and type of construction modifier will be established semi-annually
by BOCA. City modifier to partially recover administrative costs will
be .003.
3.
For rehabilitation, remodel and accessory buildings fees are as set out in Chapter 150, Table B of Title I of this Code.
4.
Additional fees as required for plumbing, electrical or HVAC permits shall be as set out in Chapter 150, Table B of Title I of this Code.
5.
For water and sewer tap fees see applicable ordinances setting such
fees.
F.
Contractor Licensing.
1.
All general contractors and subcontractors are required to have a current business license issued by the City of Concordia before performing any work on a building project in the City. Business license fees are as set out in Chapter 150, Table B of Title I of this Code.
2.
Each electrician, plumber and HVAC technician is required to have a trade license before practicing their trade within the City. An application giving references and past experience must be submitted to the Codes Official. Electricians and plumbers may be asked to pass a test to demonstrate proficiency before a trade license will be issued. If self-employed, the tradesman is also required to purchase a City business license. The fee for a trade license is as set out in Chapter 150, Table B of Title I of this Code and is renewable annually on April first (1st).
3.
It shall be a condition of approval of the building permit for the
general contractor and certain subcontractors to be listed on the
application. The following are mandatory: general contractor, electrician,
plumber, mechanical contractor, surveyor, excavator and foundation
contractor.
G.
Inspections.
1.
Inspections will be performed by the Building Inspector to ensure
compliance with adopted building codes. It is the responsibility of
the builder/contractor to request inspections to be made by the Building
Inspector. Inspections may be called for dispatching through the City
Clerk or directly from the Building Inspector. Inspection requests
will be taken throughout the day, but they will be distributed as
work assignments once a day. Inspection requests must be received
by 3:00 P.M. to be assigned for the following day's work. If a required
inspection is not requested when needed, structural or other changes
may have to be made at owner's expense as necessary to allow the inspection
to be completed.
2.
Exceptions to the scheduling of inspections may be made with inspections
associated with placement of concrete. The Building Inspector will
make every effort to perform these types of inspections on the day
of the request if the request is received no later than 2:00 P.M.
The City's response will depend on the workload already received.
The Building Inspector should be able to determine at the time of
the request if response can be made on the same day.
3.
Building permits must be available to present to the Inspector upon
initial inspection and posted at the job site thereafter. Approved
plans relevant to a scheduled inspection are required to be on the
job site and available for review by the Inspector. If non-conformance
is observed by the Building Inspector, a field correction notice is
issued. Corrections and reinspection must be made before any work
continues.
4.
The following inspections will be made by the Building Inspector.
All inspections must be called for with permit number and address
of the site. No occupancy will be allowed without a final inspection
and certificate of occupancy.
a.
Prior to placement of concrete for footings.
b.
Prior to placement of concrete for foundation walls.
c.
Prior to placement of concrete for basement floor.
d.
After the rough-in carpentry is complete.
e.
After the electrical rough-in is complete.
f.
After the plumbing rough-in is complete.
g.
After the mechanical rough-in is complete.
h.
After the insulation is installed.
i.
Final inspection after all life safety items are completed and before
the building is occupied.
H.
Reinspections.
1.
If, during the initial inspection by the Inspector, deficiencies
are found, a correction notice will be left either on the job site
or with the contractor if present. All items on the correction notice
are required to be corrected before a reinspection is requested. An
exception may be granted if a specific item or items will not be concealed
and can be reinspected on the final inspection.
2.
If for any reason there is confusion concerning any of the items
which have been found to be deficient, you should contact the inspector
who performed the inspection for clarification. The City's Building
Code consultant may be contacted for an opinion. If there is a disagreement,
the complete procedure for appealing decisions and interpretations
of the Building Inspector are outlined later in this Section.
3.
Reinspection requests will be responded to on the day following the
request being received by the Inspector. If approval is received,
the project may proceed to the next stage. If it is found that all
items noted on the original corrections notice have not been corrected
and additional corrections are required, a reinspection fee of one
hundred dollars ($100.00) per reinspection after the first (1st) reinspection
will be required. The contractor may not proceed with the project
or conceal any items still remaining on the corrections notice until
approval is received from the Inspector's office. Inspectors will
only inspect items noted on the original inspection correction notice
when performing reinspections except as follows:
I.
Official Code Interpretations. If throughout the plan review
or inspection process of the project there is confusion as to any
specific code requirement cited by the Inspector, clarification may
be obtained by requesting an official code interpretation. The request
will be forwarded to the City's Building Code consultant for an opinion.
In most cases, a response will be made within one (1) working day.
This response will either uphold or overturn the Inspector's decision
and will cite specific code Sections or reference material used by
the Consultant in making his recommendation. This step will be required
before making an appeal to the Building Code Board of Appeals.
J.
Code Modification Requests. When there are practical difficulties
in complying with the provisions of the code, the Inspector may grant
modifications for individual cases. Application for a code modification
shall be made in writing to the Building Inspector. The modification
request shall include the reason that the strict letter of the code
is impractical and state how the modification is in conformance with
the implied intent of the code and will not lessen any fire protection
requirements or lessen any degree of structural integrity of the building.
The modification request shall include any documents on alternate
materials or construction design alternatives which may be considered
by the Building Inspector when making a decision. The decision of
the Building Inspector shall be recorded in an official document and
be recorded in the permanent file of the project.
K.
Appeal To The Building Code Board Of Appeals.
1.
Application to the Building Code Board of Appeals can be made for
any order, decision, determination or interpretation of the codes
made by the Building Inspector by filing an appeal with the Building
Inspector. The Building Code Board of Appeals shall consist of three
(3) members appointed by the Mayor. Each member shall serve a three
(3) year term.
2.
When an appeal is filed, the Building Inspector shall forward the
application to the Chairperson of the Board of Appeals who will schedule
a date and time for hearing the appeal. Notice of the date and time
of hearing will be given to the appeal applicant with a minimum of
one (1) calendar week notice before the appeal is heard.
3.
The appeal application shall cite a specific order, decision, determination
or interpretation made by the Building Inspector and shall be filed
within thirty (30) days of the order, decision, determination or interpretation.
Please note that the Board of Appeals is not empowered to waive any
requirements of the Building Codes. The Board of Appeals shall issue
their decision in writing to the applicant within ten (10) days of
the hearing.
L.
Water And Sewer Taps. Contractors and subcontractors required
to install water and sewer service lines must contact the Building
Inspector to arrange for a site meeting to select routes for the service
lines prior to any excavation. The Building Inspector must inspect
the completed installation before backfilling. Water and sewer connection
fees are to be paid at the same time as the building permit fee is
paid.
M.
Litter Control. Littering during construction is prohibited.
The builder/contractor will be responsible for avoiding littering
on the building site and adjacent properties. Papers, cans, bottles,
etc. shall be placed in containers or removed from the site. Spilling
or tracking of soil, mud, rock or other material onto the streets
must be avoided. Immediate cleanup of materials tracked onto the streets
is required. Burning of wood waste material is to be coordinated with
the Concordia Fire Protection District.
N.
Delivery Trucks. Delivery and concrete trucks are to use
care in use of City streets to the job site. Posted weights are to
be observed. Concrete trucks are to limit the loads on their trucks
to no more than six (6) cubic yards of concrete.
