A.

Requirement. All building permit applications must be accompanied by either a building plan or site plan, which must be reviewed and approved by the Building Official prior to the issuance of a building permit.

1.

Building Plan. A building plan shall be required for the construction, moving, demolition, alteration, or structural repair of any accessory buildings or single-family dwellings, including mobile homes, modular homes and any accessory buildings larger than one hundred twenty (120) square feet located on the same parcel as a single-family dwelling.

2.

Site Plan. A site plan shall be required for the construction, moving, demolition, alteration, or structural repair of all other buildings or structures, including commercial buildings and structures.

B.

Contents of Plan. All building plans and site plans must be of a scale not greater than one inch (1") equals twenty feet (20') nor less than one (1") inch equals one hundred feet (100') and of such accuracy that the Building Official can readily interpret the plan. Where needed for clarity, each plan shall include more than one (1) drawing.

1.

Building Plan Contents. Each building plan must contain the following information relating to the subject property, lot or parcel, unless the Building Official determines that certain information is not required for a particular building or project:

a.

The actual acreage, shape, proportion, and dimensions of the lot or parcel.

b.

The shape, size, and locations of all buildings or other structures to be erected, altered, or moved and of any buildings or other structures already on the lot or parcel.

c.

The existing and intended use of all such buildings or other structures.

d.

The setback and side lines of buildings on the lot or parcel and on adjoining lots or parcels and such other information concerning the site or adjoining lots of parcels as may be essential for determining whether or not the provisions of this Ordinance are being observed.

2.

Site Plan Contents. Each site plan must contain the following information, unless the Building Official determines that certain information is not required for a particular building or project:

a.

The proposed title of the project, the name of the owners, engineers, architect, designer, or landscape architect of the development, a North arrow and the date such plan was completed.

b.

A vicinity map showing the location of the project in relation to the surrounding property (depicting property lying within a minimum of one thousand feet (1,000') from the boundaries of the subject property).

c.

The existing Zoning and Zoning District boundaries. Where a special exception has been approved by the Zoning Board of Adjustment, any conditions, requirements and/or safeguards imposed by the Zoning Board of Adjustment shall also be indicated on the site plan.

d.

The boundaries of the subject property, including the general location of all existing easements, section lines, and property lines, and other physical and natural features of, or adjoining, the project. The proper location of buildings and the verification of setback lines in conformance with this Ordinance are the responsibility of the owner and not the Building Official. Provision of improper or inaccurate location of buildings is a violation of this Ordinance and may result in the revocation of the building permit and/or the certificate of occupancy.

e.

The acreage and other dimensions of the land and buildings.

f.

A landscaping plan, showing any planned fences or walls. Any proposed alterations to the topography and other natural features must be indicated on the landscaping plan.

g.

The location, proposed finished floor and grade line elevations, size of proposed principal and accessory buildings, their relation to one another and to any existing structure on the site, the height of all buildings and square footage of the floor space. For a commercial permit, the site plan shall show the proposed street, driveways, sidewalks, and pedestrian circulation features within and adjacent to the site, also, the location, size, and number of parking spaces in the off-street parking area, and the identification of service lanes and service parking. Residential permits shall require only location of any proposed street/driveway(s) and/or sidewalks.

h.

The names and addresses of all adjacent landowners.

i.

The location of existing and proposed buildings, sanitary and storm sewers, water mains, culverts, and other public utilities in or adjacent to the project.

j.

The location and type of buffer strip and other open spaces including recreation areas.

k.

The proposed location, use and size of open spaces.

C.

Plan Review. Building plans shall be reviewed directly by the Building Official. Initial review of site plans submitted pursuant to Section 4 shall be conducted by the designated inspector, who shall submit the plans, along with a report and inspection cost estimate to the Building Official. The Building Official shall not approve any building plans or site plans or issue any building permit for any excavation, alteration or construction until he or she has examined such plans in detail and has determined whether all buildings, structures, landscaping and uses are consistent with all requirements of this Ordinance.

D.

Referral of Plan to Planning Commission. It is recognized by this Ordinance that there is a value to the public in establishing safe and convenient traffic movement to higher density sites, both within the site and in relation to access streets; that there is value in encouraging a harmonious relationship of buildings and uses both within a site and in relation to adjacent uses, and that there are benefits to the public in conserving natural resources. Toward this end, if the Building Official finds that a proposed building, excavation, alteration or construction can be expected to have a significant impact on natural resources, traffic patterns, and/or on adjacent buildings or land usage, then he may refer the plans to the Planning Commission. The Planning Commission shall review the plans, and shall advise the Building Official whether, in the opinion of the Planning Commission, the proposed building, excavation, alteration or construction is consistent with the purposes, goals and intent of the Comprehensive Master Plan and the standards for the applicable Zoning District as set out in this Ordinance. The Building Official may take the advice of the Planning Commission into account in making his or her determination as to whether a building plan or site plan should be approved.

E.

Deviation from Approved Plans. Once the Building Official has approved a building plan or site plan, any deviation from the approved plans must be requested in writing to the Building Official, and must be approved by the Building Official prior to the start of work on the deviation. A deviation shall only be approved if it is necessary due to a condition that is beyond the control of the owner. Unapproved deviation from the approved plans is grounds for revoking or denying the building permit, or for denying a certificate of occupancy.

F.

Issuance of Building Permit. If the proposed excavation, construction, moving, demolition, or alteration as set forth in the application are in conformity with the provisions of this Ordinance and other City codes as determined by the Building Official, and if all applicable fees have been paid, and if the Building Official has approved the building plan or site plan, the Building Official shall approve the application and issue a building permit within fourteen (14) days of approval of the plan. If an application for a building permit is not approved, the Building Official shall, within fourteen (14) days of completion of the plan review, inform the applicant of such disapproval. The Building Official shall state in writing on the application the cause for such disapproval. Issuance of a building permit shall, in no case, be construed as waiving any provision of this Ordinance.

G.

Review of Building Permit Denial. Administrative review of denial of a building permit shall be made to the Zoning Board of Adjustment, according to the procedures in Section 6 of this Ordinance.

H.

Expiration of Building Permit. A building permit shall not be transferable and shall be issued only to the applicant. It shall expire if work is not begun within one hundred eighty (180) days from the date of issuance and the work for the entire project has not been completed within three hundred sixty-five (365) days after issuance of the building permit. Request for a ninety (90) day extension may be considered upon the applicant's request to the Building Official if made prior to the permit expiration.