REVIEW PROCEDURES 

Chapter 20.820

BUILDING PERMITS

Sections:

20.820.005 Amendments to IBC and IRC.
20.820.010 Permits required.
20.820.020 Work exempt from permit.
20.820.030 Building permit procedures.
20.820.040 Permits issuance.
20.820.050 Retention of plans, construction documents.
20.820.060 Expiration of permits.
20.820.070 Permit fees.
20.820.080 Inspections, record card, and approved plans.

      20.820.005 Amendments to IBC and IRC.
      Amendments to specific sections of the IBC and IRC not included in this section are contained in Appendix B.   (Ord. 1131, 2005; Ord. 802, 1998)    

      20.820.010 Permits required.

      Section 105.1 and R105.1 of the IBC and IRC are replaced by the following language:
      Except as specified in section 20.820.020 of this chapter, no building or structure regulated by this chapter may be erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted or demolished unless a separate permit for each building or structure has first been obtained from the community development department.  A single permit  may be issued covering building, plumbing, electrical work for a single structure.  (Ord. 1131, 2005; Ord. 802, 1998)   

      20.820.020 Work exempt from permit.
      Section 105.2 and R105.2 of the IBC and IRC are replaced by the following language:
      A. A building permit will not be required for the following:
           1. One-story detached accessory buildings used as tool and storage sheds, playhouses and similar uses, provided the projected roof area does not exceed 120 square feet (11.15 m²).
            2. Fences not over 6 feet (1829 mm) in height.
            3. Oil derricks.
            4. Movable cases, counters, and partitions not over 5 feet 9 inches (1753 mm) high.
            5.Retaining walls which are not over 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding Class I, II or III-A liquids.
            6. Water tanks supported directly upon grade if the capacity does not exceed 5,000 gallons (18927 L) and the ratio of height to diameter or width does not exceed 2 to 1.
            7. Platforms, walks and driveways not more than 30 inches (762 mm) above grade and not over any basement or story below.
            8. Painting, papering and similar finish work.
            9. Temporary motion picture, television and theater stage sets and scenery.
            10. Window awnings supported by an exterior wall of Group R, Division 3, and Group U Occupancies when projecting not more than 54 inches (1372 mm).
            11. Prefabricated swimming pools accessory to a Group R, Division 3 Occupancy in which the pool walls are entirely above the adjacent grade and if the capacity does not exceed 5,000 gallons (18927 L).
            12. Non-structural work up to $2,000 valuation or a re-roof up to ten roofing squares in any 12 month period for Group R, Division 3 and Group U occupancies is exempt from the building permit requirement.
      B. Unless otherwise exempted, separate plumbing, electrical and mechanical permits will be required for the above exempted items.
      C. Exemption from the permit requirements of this code does not grant authorization for any work to be done in a manner in violation of the provisions of this code or any other local, state, or federal requirements.  (Ord. 1131, 2005; Ord. 802, 1998; Ord. 711, 1995; Ord. 641, 1994; Ord. 588, 1992; Ord. 483, 1988)   

      20.820.030 Building permit procedures.
      Section 105.3 and R105.3 of the IBC and IRC are amended as follows:
      A. Section 105.3 and R105.3 of the IBC and IRC are replaced by the following language:
      The property owner or his authorized representative must tender a complete building permit application with the department on a form furnished by the community development department.  The application must contain the following information:
            1. A description of the work to be covered by the permit for which the application is made.
            2. A legal description of the land on which the proposed work is to be done, street address or similar description that will readily identify and definitely locate the proposed building or work.
            3. The use or occupancy for which the proposed work is intended.
            4. The application must be accompanied by plans, diagrams, computations, specifications and other data drawn to scale and with clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of this code and all relevant laws, ordinances, rules and regulations.  For applications involving design review which are located within the towns of Genoa, Gardnerville or Minden, the plans must be reviewed by the respective town.
            5. Plans for buildings more than two stories in height of other than Group R, Division 3 and Group U Occupancies must indicate how required structural and fire resistive integrity will be maintained where penetrations will be made for electrical, mechanical, plumbing and communication conduits, pipes and similar systems.
            6. The valuation of any new building or structure or any addition, remodeling or alteration to an existing building, as set by the building official.
            7. The signature of the applicant, or the applicant’s authorized representative.
            8. Any other data and information required by the department.
      B. Section 106.3.4.1 of the IBC is replaced by the following language: 
            1. Plans, specifications, engineering calculations, diagrams, soil investigation reports, special inspection and structural observation programs and other data constitute the submittal documents and must be submitted with each application for a permit.  When plans are not prepared by an architect or engineer, the building official may require the applicant submitting the plans or other data to demonstrate that state law does not require that the plans be prepared by a licensed architect or engineer.  The building official may require plans, computations and specifications to be prepared and designed by an engineer or architect licensed by the state even if not required by state law.  The building official may waive the submission of plans, calculations, construction inspection requirements and other data if it is found that the reviewing of plans is not necessary to obtain compliance with this code.
            2. All plans, specifications, reports and other documents prepared by a registered professional must be stamped or sealed and signed with a wet signature in accordance with state law. 
            3. An architect or engineer must stamp and wet sign the following on all plan pages:
                  a. All plans for new structures or buildings except for U-1 and R-3  occupancies.
                  b. All structural plans for new group U-1 and R-3 occupancies at locations above 6,000 feet elevation.
                  c. All structural plans for the alterations to any structure or building except group U-1 and R-3 occupancies at locations of 6,000 feet elevation or lower.
                  d. All electrical, mechanical and plumbing design for occupancies exceeding 5,000 square feet with the exceptions of 1) B-occupancy not exceeding 10,000 square feet, 2) S-occupancy not exceeding 30,000 square feet, 3) R-3 occupancy per IRC area and height limitations, and 4) U-1 occupancy per IRC area and height limitations.
            4. When required by the building official, Nevada licensed contractors and owner-builders must sign the cover sheet of plans denoting their responsibility for the design and preparation of plans.
            5. The architect or engineer of record is responsible for all architectural components and must wet stamp and sign all associated plans and construction documents.
      C. Section 105.3 and R105.3 of the IBC and IRC are amended by adding the following subsections:
      105.3.3, R105.3.3 Comprehensive permit.

      105.3.3.1, R105.3.3.1. The building official may require that a comprehensive permit be taken out by the general contractor on all construction covered by the adopted construction codes. Before the permit is issued, the name, addresses and contractor’s license numbers of all sub-contractors to be used by the general contractor may be required by the building official.
       105.3.4., R105.3.4. The address of the building must be posted by the contractor in a location visible and readable from the fronting access street or roadway.
    D. Sections 105.3 and R105.3 of the IBC or IRC are amended by adding the following subsection:
    105.3.5, R105.3.5 Moved structures. The owner of a structure which is to be moved to a new location must post a letter of credit in the amount of $5,000 or a letter of credit in a greater amount if required by the building official to insure completion of relocation and completion of any alterations within six months of the date the permit is issued. (Ord. 1131, 2005; Ord. 802, 1998; Ord. 711, 1995; Ord. 641, 1994; Ord. 506, 1989; Ord. 437, 1985)
   

      20.820.040 Permits issuance.

       Section 105 and R105 of the IBC and IRC are amended as follows:
       A. Sections 105.9 and R105.9 of the IBC and IRC are added with the following language:
       105.9 and R105.9
       1. The application, plans, construction documents, computations and other data filed by an applicant for a permit must be reviewed by the building official. The plans may be reviewed by other departments of this jurisdiction to verify compliance with any applicable laws under their jurisdiction. If the building official finds that the work described in an application for a permit and the plans, construction documents and other data filed conform to the requirements of this code and other pertinent laws and ordinances, and that the fees specified in section 20.820.050 have been paid, the building official must issue a permit to the applicant.
       2. When the building official determines that the permit may be issued, he must endorse the approval in writing or stamp any required plans and construction documents approved. The approved plans and construction documents must not be changed, modified or altered without authorizations from the department, and all work regulated by this code must be done in accordance with the approved plans.
       3. The building official may issue a permit for the construction of part of a building or structure before the entire plans and construction documents for the whole building or structure have been submitted or approved, provided adequate information and detailed statements have been filed complying with all pertinent requirements of this code. Permits must be limited to work permitted.
       4. Permits for commercial work may be issued only to contractors and sub-contractors licensed pursuant to chapter 624 of the Nevada Revised Statutes.
       B. Sections 105.10 and R105.10 of the IBC and the IRC are added with the following language:
       105.10 and R105.10. Within subdivisions or projects where a fire protection water system has been required by the county, no building permits may be issued until the system has been accepted by any utility having responsibility for maintenance and any fire protection agency having jurisdiction. This condition may be waived, conditionally waived, or modified by the fire agency having jurisdiction.
       C. Sections 105.11 and 105.11 of the IBC and IRC are added with the following language:
105.11 and R105.11. On-site and off-site improvements.
       1. Prior to issuance of a permit, on-site and off-site improvements required by the approving agencies must be installed or secured pursuant to section 20.720.120.
       2. On-site improvements may be required by the building official to meet requirements of Part IV, the IBC or this code, whichever is more stringent. All grading and revegetation must be completed prior to final inspection and the issuance of the certificate of occupancy. If grading and on-site improvements are impossible to complete because of inclement weather conditions or snow on the ground, security in the form permitted by chapter 20.720 must be posted prior to issuance of a temporary certificate of occupancy. Completion of deferred improvements shall be made in accordance with an approved deferral agreement.
       3. Effect of failure to construct. The building official must deny final approval and acceptance and refuse to allow final public utility connection to any building or dwelling unless off-site and on-site improvements are either completed or adequately secured. Failure to construct the improvements within 90 days after the weather permits, will result in automatic forfeiture of the security.
       4. Modification of requirements of inadequate drainage. When determined by the building official that area drainage facilities are inadequate and that the installation of additional improvements would improve the public welfare and safety, the building official may require that additional work be completed. (Ord. 1131, 2005; Ord. 802, 1998; Ord. 711, 1995; Ord. 641, 1994; Ord. 558, 1992; Ord. 437, 1985)
 

      20.820.050 Retention of plans, construction documents.
      Section 106.5 and R106.5 of the IBC and IRC are replaced by the following language:
      A. One set of approved stamped plans, construction documents and computations must be retained by the department and one set of approved stamped plans and construction documents must be kept on the site of the building or work at all times when the work authorized is in progress. 
      B. For residential buildings, the department must retain one set of approved stamped plans, specifications and computations for a period of one year following the issuance of a certificate of occupancy or project completion.
      C. For commercial buildings, the department must retain one set of approved stamped plans, specifications and computations for the life of the structure or 6-years following a disaster involving the structure.  (Ord. 1131, 2005; Ord. 802, 1998)   

      20.820.060 Expiration of permits.
      Section 105.5 and R105.5 of the IBC and IRC are replaced by the following language:
      A. Every permit issued by the building official expires and becomes void if the building or work authorized by the permit is not commenced within 180 days from the date of the permit.  Before work can be recommenced, a new permit must be obtained, and fee in the amount of one-fourth that required for a new permit for the work, provided no changes have been made or will be made in the original plans and specifications for the work, and provided that the plans were approved under the prevailing uniform codes.
      B. Any permittee holding an unexpired permit may apply for an extension of time within which work may commence under that permit when the permittee is unable to commence work within the time required by this section for good and satisfactory reason.  The building official may extend the time for action by the permittee for a period not exceeding 180 days on written request by the permittee showing that circumstances beyond the control of the permittee have prevented action from being taken.  No permit may be extended more than once.
      C. A permit issued by the building official for new single family and duplex construction and additions to single family and duplex structures is valid for a maximum of five years.  The permit expires and becomes void after a period of  three years where the building official has not conducted an inspection and approved the framing for the structure.  Where the framing is approved within three years of issuance, the permit remains valid for a period not to exceed five years from the date of issuance. Before work can be recommenced on a project which has not been completed or issued a certificate of occupancy, a new permit must be obtained.  A fee in the amount of one- fourth that required for a new permit for the work is required, provided the framing has been approved by the building official, no changes have been made or will be made in the original plans and specifications for the work, and provided that the plans were approved under the prevailing uniform codes.  A fee in the amount of one-half that required for a new permit for the work is required where the framing has not been approved by the building official, no changes have been made or will be made in the original plans and specifications for the work, and provided that the plans were approved under the prevailing uniform codes.
      D. Except as provided in section C, above, a permit issued by the building official expires and becomes void after a period of two years from the date of issuance. Where a 180 day extension has been granted for commencement of work, after a period of two years and six months from the date of issuance.  Before work can be recommenced, a new permit must be obtained.  A fee in the amount of one-half that required for a new permit for the work is required where no changes have been made or will be made in the original plans and specifications for the work, and provided that the plans were approved under the prevailing uniform codes.
      E. An application for which no permit is issued within 180 days following the date of application expires and plans and other data submitted for review must be returned to the applicant or destroyed by the building official.  The building official may extend the time for action by the applicant for a period not exceeding 180 days on written request by the applicant showing that circumstances beyond the control of the applicant have prevented action from being taken.  No application may be extended more than once.  In order to renew action on an application after expiration, the applicant must resubmit plans and pay a new plan review fee.  (Ord. 1131, 2005; Ord. 802, 1998)   

      20.820.070 Permit fees.
      Sections 108.2, 108.3 and R108.3 of the IBC and IRC are replaced as follows:
     A. The fee for each permit required by this chapter, must be paid based on the fee for commercial and residential construction and any additional fees passed by resolution of the board of county commissioners.
      B. The determination of value or valuation under any of the provisions of this code is made by the building official.  The value to be used in computing the building permit and building plan review fees is the total value of all construction work for which the permit is issued, as well as all finish work, painting, roofing, electrical, plumbing, heating, air conditioning, elevators, fire-extinguishing systems and any other permanent equipment.  Area modification factors for valuations will not be used.  The building official must determine the allowable increase in the building permit basis and determine what, if any, increases will be made to the valuations used or rate charged in table 20.820 for the next fiscal year.  Any change in fees must be approved by resolution of the board of county commissioners.  After passage of this ordinance the building official must determine if an increase is allowed and have any increase approved by the board.  Each following year in April, the building official will determine if there will be any changes in the building permit fee basis.  Any changes must be approved by a resolution to be effective July 1 of that year.
      C. When submittal documents are required by section 20.820.030, a plan review fee must be paid at the time the documents are submitted for plan review.  The plan review fee is 65 percent of the building permit fee.  The plan review fees specified in this subsection are separate fees from and in addition to the permit fees required in section A.  When submittal documents are incomplete or changes are numerous or substantial so that additional plan review is required or when the project involves deferred submittal items, an additional plan review fee must be charged at the rate shown in table 20.820 and any additional fees passed by resolution of the board of county commissioners.  (Ord. 1131, 2005; Ord. 929, 2000; Ord. 802, 1998; Ord. 711, 1995)   

      Table 20.820 Building permit fees
      (A fee schedule will be calculated based on permit fee table and valuations approved by resolution of the board and made available to the public by the department before July 1 of each calendar year)

Building Permit Fee Table
(Table 3-A of the 1988 Uniform Building Code)

        **Minimum $45.00 permit fee without plan check.

Note:  Fees in the table for permits may be increased by the percentage set out in the resolution setting the building permit fees.  (Ord. 1131, 2005; Ord. 929, 2000; Ord. 897, 2000; Ord. 802, 1998)   

      20.820.080 Inspection record card and approved plans.
      Section 109 and R109 of the IBC and IRC are amended by adding the following subsection:

      109.7, R109.7 Work requiring a permit may not be commenced until the permit holder or an agent of the permit holder has posted or otherwise made available an inspection record card and an approved set of plans on the site.
If an inspection record card is lost or is illegible, the fee for a duplicate card is $25.00. If the approved set of plans is lost or illegible, the fee for a reproduced set is a minimum charge of $ 25.00 or actual costs, whichever is greater. (Ord. 1131, 2005; Ord. 802, 1998; Ord. 711, 1995; Ord. 641, 1994; Ord. 558; 1992; Ord 437, 1985)