Ordinance 91-056 ORDINANCE NO. 91- 56
COLLIER COUNTY BUILDING CONSTRUCTION ADMINISTRATIVE CODE
AN ORDINANCE ENACTING AND ESTABLISHING A BUILDING
CONSTRUCTION ADMINISTRATIVE CODE FOR THE GAS,
MECHANICAL, PLUMBING, ELECTRICAL, FIRE, SWIM/4ING
POOL AND BUILDING CODES FOR THE UNINCORPORATED
AREA OF COLLIER COUNTY, FLORIDA; PROVIDING FOR
CONFLICT AND SEVERABILITY; PROVIDING FOR AN
EFFECTIVE DATE.
WHEREAS, the State of Florida has adopted the 1988 Standard
Building Code with the 1989 and 1990 Revisions as the minimum
state building code; and
WHEREAS, Chapter 125, Florida Statutes, grants counties the
power to provide for the health, welfare and safety of existing
and future residents by enacting and enforcing regulations
necessary for the protection of the public; and
WHEREAS, the Building Department has been reorganized w~thin
the Development Services Department under the Community
Development Services Division as the Customer Services Section,
Project Review Services Section and the Compliance Services
Section;
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY
COMI~ISSIONERS OF COLLIER COUNTY FLORIDA that:
SECTION ONE: THE COLLIER COUNTY BUILDING CONSTRUCTION
ADMINISTRATIVE CODE.
101 TITLE AND SCOPE
101.1 Title
The provisions of the following shall constitute and be known and
be cited as "The Collier County Construction Administrative Code"
hereinafter known as "this Code."
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101.1.1 Purpose.
(a) The purpose of this code is to provide for the administration
and enforcement of the Standard Codes, which include the Building,
Gas, Mechanical, Plumbing and swimming Pool Codes, and the
National Fire Codes, which include the Electric, Life Safety and
other Fire Codes, hereinafter referred to as the "technical
codes," as may be adopted by the state or local jurisdiction.
(b) It is the intent of this Ordinance to establish and adopt a
single Ordinance uniformly addressing the non-technical and
administrative requirements of all the building construction code
ordinances. This Ordinance language is taken by permission from
the Southern Building Code Congress International's Codes,
specifically Chapter One of the 1990 Revisions.
(c) It is the intent of this Ordinance to provide the mechanism
to respond more quickly to the technical changes made by the State
of Florida by removing administrative material f~om the various
codes. The legislature of the State of Florida annually adopts
the most current edition or revision of the Standard Codes as
published by the Southern Building Code Congress. The
administrative portion of these codes is deleted by individual
Collier County ordinances and this Ordinanc~ is referenced fcr
administrative functions.
101.2 Code~Remedial
101.2.1 General. This Code is hereby declared to be remedial, and
shall be construed to secure the beneficial interests and purposes
thereof - which are public safety, health, and general welfare -
through structural strength, stability, sanitation, adequate light
and ventilation, and safety to life and property from fire and
other hazards attributed to the built environment including
alteration, repair, removal, demolition, use and occupancy of
buildings, structures, or premises, and by regulating the
installation and maintenance of all electrical, gas, mechanical,
and plumbing systems, which may be referred to as service systems.
101.2.2 Quality control. Quality control of materials and
workmanship is not within the purview of the technical Codes
except as it relates to the purposes stated therein.
101.2.3 Permitting and Inspection. The permitting or inspection
of any building, system or plan by Collier County, under the
requirements of this Code, shall not be construed in any court as
a warranty of the physical condition of such building, system or
plan or its adequacy. Collier County and employees thereof shall
not be liable in tort for damages for any defect or hazardous or
illegal condition or inadequacy in such building, system or plan
nor for any failure of any component of such, which may occur
subsequent to such inspection or permitting.
101.3 Scope
101.3.1 Applicability:
Building - The provisions of the Standard Building Code shall
apply to the construction, alteration, repair, equipment, use and
occupancy, location, maintenance, removal and demolition, of every
building or structure or any appurtenances connected or attached
to such buildings or structures.
Electrical - The provisions of the National Electrical Code shall
apply to the installation of electrical systems, including
alterations, repairs, replacement, equipment, appliances,
fixtures, fittings and appurtenances thereto.
Fire - The pro,;isions of the National Fire Code shall apply to the
construction, alteration, repair, equipment, use and occupancy,
location, and maintenance, of every building or structure or any
appurtenances connected or attached to such buildings or
structures.
Further the Fire Code shall apply to the installation of
mechanical and fire protection systems including alterations,
repairs, replacement, equipment, appliances, fixtures, fittings
and/or appurtenances, including ventilating, heating, cooling, air
conditioning and incinerators, and fire related systems or
installations.
Gas - The provisions of the Standard Gas Code and the National Gas
Code shall apply to the installation of ccnsumer's gas piping, gas
appliances and related accessories as covered in this Code. These
requirements apply to gas piping systems extending from the point
of delivery to the inlet connections of appliances, and the
installation and operation of residential and commercial gas
appliances and related accessories.
Mechanical - The provisions of the Standard Mechanical Code shall
apply to the installation of mechanical systems including
alterations, repairs, replacement, equipmei%t, appliances,
fixtures, fittings and/or appurtenances, including ventilating,
heating, cooling, air conditioning and refrigeration systems,
incinerators, and other energy-related systems.
Plumbing - The provisions of the Standard Plumbing Code shall
apply to every plumbing installation, including alterations,
repairs, replacement, equipment, appliances, fixtures, fittings
and appurtenances.
swimming Pool - The provisions of the Standard Swimming Pool Code
shall apply to every pool installation, including alterations,
repairs, replacement, equipment, appliances, fJ. xtures, fittings
and appurtenances.
101.3.2 Federal And State Authority. The provisions of this or
the technical codes shall not be held to deprive any Federal or
State agency, or any applicable governing authority having
jurisdiction, of any power or authority which it had on the
effective date of this or the technical codes or of any remedy
then existing for the enforcement of its orders, nor shall it
deprive any individual or corporation of its legal rights as
provided by law.
101.3.3 Appendices. To be enforceable, the appendices included
in the technical codes must be specifically included in their
adopting ordinance.
101.3.4 Referenced Standards. Standards referenced in the
technical codes shall be considered an integral part of the codes
without separate adoption. If specific portions of a standard are
denoted by code text, only those portions of the standard shall be
enforced. Where code provisions conflict with a standard, the
code provisions shall be enforced. Permissive and advisory
provisions in a standard shall not be construed as mandatory.
101.3.5 Maintenance. All buildings, structures, electrical, gas,
mechanical, plumbing and fire protection systems, both existing
and new, and all parts thereof, shall be maintained in a safe and
sanitary condition. All devices or safeguards which are required
by the technical codes when constructed, altered, or repaired,
shall be maintained in good working order. The owner, or his
designated agent, shall be responsible for the maintenance of
buildings, structures, electrical, gas, mechanical fire and
plumbing systems.
101.4 Development Services Department
The Collier County Development Service Department contains three
sections with Building Officials. Each Building Official has
specific responsibilities as outlined below.
BUILDING OFFICIAL - The term Building Official in this
Ordinance is not a job title, but includes those persons with
the authority to act on specific items involved with the
permitting process, plan review, compliance inspections and
investigations. Any person(s) occupying the position of Building
Official as designated hereafter shall be considered the local
Building Code Enforcement Official (the local building official)
as referenced in Chapter 553 Florida Statutes. Below is a
general description of the Development Services Department and
the areas of authority are defined.
The Development Services Department Director serves an
administrative function to ensure that the Building Officials
maintain open lines of communication and coordinated efforts to
provide optimal customer service and code enforcement.
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ORGANIZATIONAL STRUCTURE
DEVELOPMENT SERVICES DEPARTMENT
DIRECTOR
(Administratively in charge of
[ of the Building Officials)
BUILDING OFFICIAL BUILDING OFFICIAL ~ ~ BUILDING OFFICIAL
PROJECT REVIEW CUSTOMER SERVICES/ I COMPLIANCE SERVICES
SERVICES
I. PROJECT REVIEW SERVICES:
Building Official - Building Plan Review Supervisor
or designee.
RESPONSIBLE FOR~
1. Plan Review for all multi-family and commercial
projects, including the following occupancy
classifications: assembly, educational, health
care, detention and correctional, residential
over two living units, mercantile, business,
industrial, storage (other than for single
family) and other special structures;
2. Interpretation of Codes and Ordinances prior to
the Board of Adjustments and Appeals hearing;
3. Board of Adjustments and Appeals coordinating
and scheduling meetings;
4. other delegated duties as assigned by Department
Director.
II. Customer Services:
Building Official - Customer Service Manager or
designee.
R~SPONSIBLE FOR:
1. Ail building permit applications;
2. Issuance of all permits;
3. Issuance of permit extensions;
4. Cancellation of permit applications that have
exceeded pick-up time frames;
5. Plan review for one & two family building
permits;
6. Information and assistance on general
development;
7. Assignment of addresses;
8. Maintenance of all records in centralized
records section;
9. Other delegated duties as assigned by Department
Director.
III. Compliance Services:
Building Official - Compliance Service Manager or
designee
RESPONSIBLE FOR:
1. Issuance of Certificates of Occupancy;
2. Inspections of permitted construction for code
compliance including codes and ordinances
related to building, electrical, plumbing,
mechanical, gas, site paving, drainage, parking
and environmental;
3. Cancellation of permits that have exceeded the
time limitation between inspections or since
issuance;
4.Issuance of Stop Work orders
5. Other delegated duties as assigned by Department
Director.
101.4.1 Building Official Qualifications. The Building Official shall
have at least 10 years experience or equivalent as an architect,
engineer, inspector, contractor, or superintendent of construction, or
any combination of these, 5 years of which shall have been in
responsible charge of work. The Building Official shall be certified
as a Building Official through a recognized certification program. The
Building Official shall be appointed or hired by the applicable
governing authority and shall not be removed from office except for
cause after full opportunity has been given to be heard on specific
charges before such applicable governing authority.
101.4.2 Plans Examiner Qualifications. The Project Review Services
Building Official, with the approval of the applicable governing
authority, may designate Plans Examiners to administer the provisions
of the Building, Electrical, Fire, Gas, Mechanical and Plumbing Codes.
The Plans Examiners shall serve as the technical Code Officials for the
Building, Electrical, Gas, Mechanical, Plumbing, and Fire Codes. They
shall have at least 10 years experience or equivalent, as an architect,
engineer, inspector, contractor, or superintendent of construction, or
any combination of these, for 5 years of which shall have been in
responsible charge of the work. They shall be certified as required by
Collier County and the State of Florida. They shall not be removed
from office except for cause after full opportunity has been given to
be heard on specific charges before each applicable governing
authority.
101.4.3 Lea~ Inspector Qualifications. The Building Official, with
the approval of the applicable governing authority, may designate Lead
Inspectors to administer the provisions of the Building, Electrical,
Fire, Gas, Mechanical and Plumbing Codes. They shall have at least 10
years experience or equivalent, as an architect, engineer, inspector,
contractor, or superintendent of construction, or any combination of
these, for 5 years of which shall have been in responsible charge of
the work. They shall be certified as required by Collier County and
the State of Florida. They shall not be removed from office except for
cause after full opportunity has been given to be heard on specific
charges before each applicable governing authority.
101.4.4 I~spector Qualifications. The Compliance Services Manager
shall appoint Building, Plumbing, Mechanical, Electrical and Fire Code
inspectors in numbers as authorized by the applicable governing body.
A person shall not be appointed as inspector of construction or fire
inspector who has not had at least 5 years experience as a building
inspector, fire inspector, engineer, architect, or as a superintendent,
foreman or competent mechanic in charge of construction. The
appointment may be made on the basis of an approved certification in
the appropriate trade (plumbing, mechanical, electrical, building,
fire) and demonstrated competence as observed by the Building
Inspections Supervisor. Specific certification shall be required for
any category of building inspectors in order to perform all inspections
required of residential construction up to two dwelling units.
101.4.5 Deputy Building Official. The Building Official may designate
as his deputy an employee in the department who shall, during the
absence or disability of the Building Official, exercise all the powers
of the Building Official. The Deputy Building Official should have the
minimum qualifications listed in for Lead Inspector.
101.4.6 Restrictions On Employees. An employee connected with the
department, except one whose only connection is as a member of the
board established by this Code, shall not be financially interested in
the furnishing of labor, material or appliances for the construction,
alteration, or maintenance of a building, structure, service, system,
or in the making of plans or of specifications thereof, unless he is
the owner of such. This employee shall not engage in any other work
which is inconsistent with his duties or in conflict with the interests
of the department.
101.4.7 Records. The Building Official shall keep, or cause to be
kept, a record of the business of the department. The records of the
department shall be open to public inspection.
101.4.8 Liability. Any employee or member of the Board of Adjustments
and Appeals, charged with the enforcement of this or the technical
codes, acting for the applicable governing authority in the discharge
of his duties, shall not thereby render himself personally liable, and
is hereby relieved from all personal liability, for any damage that may
accrue to persons or property as a result of any act required or
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permitted in the discharge of his duties. Any suit brought against any
employee or member because of such act performed by him in the
enforcement of any provision of this or the technical codes shall be
defended by the County Attorney until the final termination of the
proceedings.
101.4.9 Reports. The Building Official shall submit annually a report
covering the work of the preceding year. He may incorporate in said
report a summary of the decisions of the Board of Adjustments and
Appeals during said year.
101.5 Existing Buildings
101.5.1 General. Alterations, repairs or rehabilitation work may be
made to any existing structure, building, electrical, gas, mechanical,
plumbing or fire system without requiring the building, structure,
plumbing, electrical, mechanical, gas or fire system to comply with all
the requirements of the technical codes provided that the alteration,
repair or rehabilitation work conforms to the requirements of the
technical codes for new construction. The Building Official shall
determine the extent to which the existing system shall be made to
conform to the requirements of the technical codes for new
construction.
101.5.2 Change of Occupancy. If the occupancy classification of any
existing building or structure is changed, the building, electrical,
gas, mechanical, plumbing and fire systems shall be made to conform to
the intent of the technical codes as required by the Building Official.
101.6 Speoial Historic Buildings
The provisions of the technical codes relating to the construction,
alteration, repair, enlargement, restoration, relocation or moving of
buildings or structures shall not be mandatory for existing buildings
or structures identified and classified by the state or local
jurisdiction as Historic Buildings when such buildings or structures
are judged by the Building Official to be safe and in the public
interest of health, safety and welfare regarding any proposed
construction, alteration, repair, enlargement, restoration, relocation
or moving of buildings within fire districts.
102 POWERS AND DUTIES OF THE BUILDING OFFICIAL
102.1 General
The Building Official is hereby authorized and directed to enforce the
provisions.of this and the technical codes. The Building Official is
further authorized to render interpretations of these codes, which are
consistent with their spirit and purpose.
102.2 Right of Entry
102.2.1 Whenever necessary to make an inspection to enforce any of the
provisions of this or the technical codes, or whenever the Building
Official has reasonable cause to believe that there exists in any
building or upon any premises any condition or code violation which
makes such building, structure, premises, electrical, gas, mechanical,
plumbing or fire systems unsafe, dangerous or hazardous, the Building
official may enter such building, structure or premises at all
reasonable times to inspect the same or to perform any duty imposed
upon the Building Official by this Code, provided that if such building
or premises is occupied, he shall first present proper credentials and
request entry. If such building, structure, or premises is unoccupied,
he shall first make a reasonable effort to locate the owner or other
persons having charge or control of such and request entry. If entry
is refused, the Building Official shall have recourse to every remedy
provided by law to secure entry.
102.2.2 When the Building Official shall have first obtained a proper
inspection warrant or other remedy provided by law to secure entry, no
owner or occupant or any other persons having charge, care or control
of any building, structure, or premises shall fail or neglect, after
proper request is made as herein provided, to promptly permit entry
therein by the Building Official for the purpose of inspection and
examination pursuant to this Code.
· 102.3 Stop Worx Orders
Upon notice from the Building Official, work on any building,
structure, electrical, gas, mechanical, plumbing or fire system that is
being done contrary to the provisions of this or the technical codes or
in a dangerous or unsafe manner, shall immediately cease. Such notice
shall be in writing and shall be given to the owner of the property, or
to his agent, or to the person doing the work, and shall state the
conditions under which work may be resumed. Where an emergency exists,
the Building Official shall not be required to give a written notice
prior to stopping the work.
10Z.4 Revooation of Permits
102.4.1 Misrepresentation of Application. The Building Official may
revoke a permit or approval, issued under the provisions of this or the
technical codes, in case there has been any false statement or
misrepresentation as to the material fact in the application or plans
on which the permit or approval was based.
102.4.2 Violation of Code Provisions. The Building official may
revoke a permit upon determination by the Building Official that the
construction, erection, alteration, repair, moving, demolition,
installation or replacement of the building, structure, electrical,
gas, mechanical, plumbing or fire systems for which the permit was
issued is in violation of, or not in conformity with, the provisions of
this or the technical codes.
102.5 Safety
102.5.1 Unsafe Buildings or Systems
Ail buildings, structures, electrical, gas, mechanical or plumbing
systems which are unsafe, unsanitary, or do not provide adequate
egress, or which constitute a fire hazard, or are otherwise dangerous
to human life, or which in relation to existing use, constitute a
hazard to safety or health, are considered unsafe buildings or service
systems. All such unsafe buildings, structures or service systems are
hereby declared illegal and shall be abated by repair and
rehabilitation or by demolition in accordance with the provisions of
Ordinance No.76-70 as amended or superseded.
102.5.2 Physical Safety
Where pool construction commences prior to occupancy certification of a
one or two family dwelling unit on the same property, the fence or
enclosure required shall be in place at the time of final building
inspection. The final pool inspection shall be satisfactorily
completed prior to issuance of the dwelling unit's certificate of
occupancy.
Where pool construction is commenced after occupancy certification of a
one or two family dwelling unit on the same property, the fence or
enclosure required shall be in place prior to filling of the pool
unless during the period commencing with filling of the pool and ending
with completion of the required fence or enclosure, temporary fencing
or an approved substitute shall be in place. Failure to call for a
final pool inspection within thirty (30).days of filling the pool shall
result in an inspection rejection.
102.6 Requirements l{ot Covered by Code
Any requirements necessary for the strength, stability or proper
operation of an existing or proposed building, structure, electrical,
gas, mechanical or plumbing system, or for the public safety, health
and general welfare, not specifically covered by this or the technical
codes, shall be determined by the Building Official.
102.7 Alternate Materials and Methods
The provisions of the technical codes are not intended to prevent the
use of any material or method of construction not specifically
prescribed by them, provided any such alternate has been reviewed by
the Building Official. The Building official shall approve any such
alternate, provided the Building Official finds that the alternate for
the purpose intended is at least the equivalent of that prescribed in
the technical codes, in quality, strength, effectiveness, fire
resistance, durability and safety. The Building Official shall require
that sufficient evidence or proof be submitted to substantiate any
claim made regarding the alternate.
103 PERMITS
103.1 Permit Application
103.1.1 When Req~ired. Any owner, authorized agent, or contractor who
desires to construct, enlarge, alter, repair, move, demolish, or change
the occupancy of a building or structure, or to erect, install,
enlarge, alter, repair, remove, convert or replace any electrical, gas
mechanical, plumbing or fire system, the installation of which is
regulated by the technical codes, or to cause any such work to be done,
shall first make application to the Building Official and obtain the
required permit for the work.
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EXCEPTIONS: The following situations do not require permits but
~ ' inspections may be required.
When permits or fee are not required, the construction shall
comply with ali. County codes and ordinances.
If inspections are required by the Building Official or
requested by the applicant the appropriate fees shall be
paid.
BUILDING PER~IT FEES
Valuation of construction of less than five hundred
dollars ($500.00) does not requirea permit, unless
specifically required by an ordinance or fee resolution.
EXCEPTION~ All work involving structural components
and/or fire rated assemblies require permits and
inspections regardless of construction cost.
ELECTRICAL PER/~IT FEEB
Ordinary repairs limited to $200.'value or less may be
made without a permit. Repairs must comply with all
County Codes and Ordinances. If inspections are required
by the Building official or requested by the applicant
the appropriate fees shall be paid.
MECHANICAL PER](~IT FEES
1. any portable heating appliance;
2. any portable ventilation equipment;
3. any portable cooling unit;
4. any steam, hot or chilled water piping within any
heating or cooling equipment regulated by this Code;
5. replacement of any part which does not alter its
approval or make it unsafe;
6. any portable evaporative cooler;
7. any self-contained refrigeration system containing 10
lb. or less of refrigerant and actuated by motors of
I horsepower or less.
i GAS PERMIT FEES
,-~ , LIQUEFIED PETROLEUM (L.P.) GAS -
"- Tanks or tank systems less than or equal to 24 gallon
capacity or 100 pounds of liquefied petroleum (L.P.).
gas.
ffi 044 339
Permitted installations that use a tank exchange service
need not apply for additional permits to exchange empty
tanks for full tanks if the tank size or system capacity
is not increased.
FIRE PREVENTION PERMIT FEES
Detached one and two family dwellings are exempt from
Collier County fire prevention permit fees.
Note: Independent fire districts may have impact fees
established through the State Legislature.
Permits that do not present a fire protection concern;
i.e., swimming pools, concrete decks, radio transmission
towers, etc., are exempt from fire prevention permit
fees.
103.1.2 Work Authorized. A building, structure, electrical, gas,
mechanical, plumbing or fire permit shall carry with it the right to
construct or install the work, provided the same are shown on the
drawings and set forth in the specifications filed with the application
for the permit. Where these are not shown on the drawings and covered
by the specifications submitted with the application, separate permits
shall be required.
103.1.3 Minor Repairs. Ordinary minor repairs may be made with the
approval of the Building Official without a permit, provided that such
repairs shall not violate any of the provisions of the technical codes
and subject to; 1) owners or representatives written permission, 2) no
inspection is required, 3) the work is done by the owner or licensed
contractor.
103.1.4 Information Required.
(a) Each application for a permit, with the required fee, shall be
filed with the Building Official on a form furnished for that purpose,
and shall contain a general description of the proposed work and its
location. The application shall be signed by the owner, or his
authorized agent. The signature shall be notorized. The building
p~rmit application shall indicate the proposed occupancy of all parts
of the building and of that portion of the site or loc,. if any, not
covered by the building or structure, and shall contain such other
information as may be required by the Building Official. (See 103.2
concerning drawings and specifications.)
(b) As a prerequisite to obtaining and retaining a valid building
permit, the permittee and the electrical, plumbing, mechanical, roofing
and sheet metal contractor, if any, shall sign the permit application.
The Building Official will list this information on the permit
inspection job card to be posted by the permittee at the site of the
work.
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(c) The permittee shall provide the Building Official with a revised
affidavit should any of the information provided in the permit
application change. If the subcontractor will no longer provide the
services indicated on the permit, the permittee must provide a
notarized letter from the replacement subcontractor stating that they
are now the subcontractor of record on the building permit.
103.1.4.1 Prohibited Actiwities Prior to Permit Issuance. A building
permit (or other written site specific work authorization such as for
excavation, tree removal, well construction, approved site development
plan, etc.) shall have been issued prior to the commencement of work at
the site. Activities prohibited prior to permit issuance shall
include, but are not limited to, tree removal (exotics excepted),
excavation, filling, pile driving (including test piling), well
drilling, formwork or falsework, placement of building materials,
equipment or accessory structures and disturbance or removal of
protected species or habitat. Where minor clearing of underbrush can
be accomplished without protected habitat or species disturbance,
permitting is not required.
103.2 Drawings and Specifications
103.2.1 Requirements.
a. Drawings to scale, minimum scale is 1/8".
b. The first sheet of the Architectural Plans shall provide an
information block with the following details:
1. Occupancy classification(s)
If the building contains more than one occupancy
classification and/or tenant use areas, list each separately
with the individual square footages.
2. Establish the maximum occupant load for each floor and
mezzanine area in each tenant use area.
3. Building area (sq. ft.) for each floor and mezzanine area.
4. Grade elevation of first floor N.G.V.D.
5. Flood Zone
6. Elevation of first habitable floor N.G.V.D.
7. Height of building in feet above grade.
8. Building height in stories.
9. Type of construction
10. Establish the allowable load per square foot for each floor
and mezzanine area.
11. Designed for a wind load of MPH.
12. Parking summary for occupancy classification(s) consistent
with the calculation and supporting documentation from the
approved Final Site Development Plan.
c. When required by the Building official, two or more copies of
specifications, and of drawings drawn to scale with sufficient
clarity and detail to indicate the nature and character of the
work, shall accompany the application for a permit. Such drawings
and specifications shall contain information, in the form of notes
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or otherwise, as to the quality of materials, where quality is
essential to conformity with the technical codes. Such
information shall be specific, and the technical codes shall not
be cited as a whole or in'part, nor shall the term "legal" or its
equivalent be used, as a substitute for specific information. All
information, drawings, specifications and accompanying data shall
bear the name, and dated signature of the person responsible for
the design under that person's seal.
d. Building Pad, Building Floor and Slab Elevations
Ground elevations shall be gradually sloped away from the
building'to effectively drain water away and to be managed on
one's own lot through roof guttering or earthgrading.
Plans shall show that construction of the Lowest finished
floor meets the elevation criteria listed below, when conflicts
exist between FIRM Elevation and others the higher elevation shall
be required:
a. FIRM Elevation - at the elevation that has been established
by the Flood Insurance Rate Maps (FIRM) as mentioned in the
Flood Damage Prevention Regulations of Collier County.
b. Paved Road - a minimum of eighteen (18) inches above the
crown of the nearest street or interior roadway system if
finished with paving; or
c. Graded or unfinished Road - twenty-four (24) inches above the
crown if graded or otherwise unfinished, or
d. Mean Sea Level - seven (7) feet above Mean Sea Level (MSL)
based on the 1929 National Geodetic Vertical Datum (NGVD) or
e. Water Management Design-
1. Buildings within projects which have water management
routing and storage facilities designed and built for
a 25 year, 3 day storm event in accordance with South
Florida Water Management District's criteria may use a
finish floor elevation in accordance with the
project's water management designed 100 year zero
discharge elevation or the FI~4 elevation, whichever
is higher.
2. Buildings which are not within projects having water
management storage facilities designed and built for a
25 year, 3 day storm event in accordance with South
Florida Water Management District's criteria shall use
a finish floor elevation of eighteen (18) inches above
the adjacent roadway crown elevation or the FIRM
elevation, whichever is higher.
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f. Unusual Conditions - In parcels where unusual topographic
conditions exist and the above standard conditions cannot be
reasonably applied, the Development Services Department,
Project Review Section Manager will consider requests to
decrease the finish floor elevation. All requests will
require an analysis, by a Florida Registered Professional
Engineer, of the 25 year, 3 day storm event and the 100 year,
3 day storm event using zero discharge, for the entire
discharge, for the entire drainage basin in which the
proposed structure is located. Reductions may be allowed on
the basis of the analysis, but in no case shall the finish
floor be less than the FIRM.
Slabs for garages, carports, screen enclosures, etc., must be
at least equal in elevation to the crown of the nearest street.
e. TRUSSED RAFTERS AND FLOOR DESIGNS
Building components designed by speciality engineers (i.e.
roof trusses, floor trusses, precast floor slabs) are required to
be submitted at time of permit application. Extra loading of the
trusses, beams or girders with hot water heaters, air handlers,
compressors or other loads not specifically considered in the
speciality design will not be allowed without engineered sealed
drawings acknowledging such extra loads.
The speciality engineer shall acknowledge that additional
loading has been considered in the design. The type of roof
covering shall be designated on the truss plans.
There will be no jobsite truss modifications allowed without
an approved design by the specialty engineer.
During the design process of roof trusses, floor trusses, or
precast floor slabs consideration must be given to the possibility
that point loading (i.e. girders) may dictate redesign of bearing
footing.
103.2.2 Additional Data. The Building official may require details,
computations, stress diagrams, panel schedules, and other data
necessary to describe the construction or installation and the basis of
calculations. All drawings, specifications and accompanying data
required by the Building Official to be prepared by an architect or
engineer shall be affixed with the official sealed and dated signature.
103.2.3 Design Professional. The design professional shall be an
architect or engineer legally registered under the laws of this state
regulating the practice of architecture or engineering and shall affix
his official seal to said drawings, specifications and accompanying
data, for the following:
1. All Group A, E and I occupancies.
2. Building and structures three stories or more in height.
· 15
3. Buildings and structures 5000 sq. ft. or more in area. For all
other buildings and structures, the submittal shall bear the
certification of the applicant that some specific state law
exception permits its preparation by a person not so
registered.
4. Buildings subject to certified performance under the Oollier
County Coastal Construction ordinance No. 87-20, as amended or
superseded.
5. Elevated Residential Structures built on stilts, piers, etc. (3
feet 0" or more between bo%tom of structure and surrounding
ground elevation) shall be designed by a professional architect
or engineer in the State of Florida for appropriate gravity,
horizontal and uplift loads up to the first elevated finished
floor level. The remaining portions of the residence above the
finish floor level may be designed per the Collier County
Building Codes.
Exception: One and two family dwelling do not require an
architect or engineer unless they are in a coastal construction
zone or elevated on stilts, pier, etc.. as outlined in
subsections 103.2.3, 4 or 5.
103.2.3.1 Eleotrical Installation
(a) Plans for new construction or any change in existing
electrical installation over 400 amps on residential and over
400 amps on commercial or industrial shall be prepared by, and
each sheet shall bear the impress seal of, a Florida Registered
Professional Engineer and shall conform with the laws of the
State of Florida. The plans shall show the calculations, panel
schedules, size of service and maximum available fault current
and interrupting capacity of main and sub-feeder breakers or
fuses, wires and conduit, the location of service switches and
center or centers of distribution, and the arrangement of
circuits showing the number of outlets connected thereto. The
Electrical official shall examine all plans fcr compliance with
the Electrical Code. It shall be the duty of the architect,
engineer and builder to obtain meter and conduit locations from
all utility companies for all types of service before
construction is commenced, such meter and conduit locations
shall be indicated on the drawings.
(b) The installation of the wiring, apparatus or equipment for
light, heat or power, within or attached to any'building or
premises whether for private or public use, shall be done in
accordance with the approved plans and specifications and shall
conform to the Collier County Electrical Code. Any changes or
omissions in the wiring system from that shown on permitted
plans must be reviewed by the Electrical Official and the
request for the change shall be made by the permit holder, and
approved by the owner and original engineer or his
representative or engineer appointed by architect of original
plan. Three (3) copies of the plan showing the change must be
submitted with all sheets bearing the original engineer's seal
as provided for above.
16
;:' 103.2.4 structural and Fire Resistance Integrity. Plans for all
;ii' buildings shall indicate how required structural and fire resistive
'" integrity will be maintained where a penetration of a required fire
resistant wall, floor or partition will be made for electrical, gas,
mechanical, plumbing and communication conduits, pipes and systems and
also indicate in sufficient detail how the fire integrity will be
maintained where required fire resistant floors intersect the exterior
walls.
103.2.5 Site Drawings. Drawings shall show the location of the
proposed building or structure and of every existing building or
structure on the site or lot. The Building official may require a
boundary line survey prepared by a qualified surveyor.
103.2.6 Survay Required. Building permits that require foundation
inspection or floor elevation inspection as outlined in Section
103.8.6 shall submit a current survey with the permit application.
103.2.7 Fire Damage. A professional review and written report shall
be submitted concerning the components to be salvaged will be required
before issuing a permit for reconstruction of a fire damaged structure.
103.3 Examination of Doouments
103.3.1 Plan Review. The Building Official shall examine or cause to
be examined each application for a permit and the accompanying
documents, consisting of drawings, specifications, computations and
additional data, and shall ascertain by such examinations whether the
construction indicated and described is in accordance with the
requirements of the technical codes and all other pertinent laws or
ordinances.
103.3.2 Affidavits. Permits by affidavit will be limited to
emergencies declared by the Collier' County Board of Commissioners.
(Also see section 103.6.2)
103.3.3 Inspection Affidavits. When the Compliance Services Manager
determines that inspections for code compliance cannot be made in a
'i: timely manner due to lack of certified manpower or high service
demands, that Official may accept an inspection affidavit after all of
the following conditions have been met:
a. The inspectioD affidavit is signed and dated under the
seal of the appropriate design professional of record or the
approved special inspector for the project;
b. The inspection is of a specifically defined scope and
identified as consistent with the permit inspection plan;
c. The affiant states that the inspection was carried out
under responsible charge and that the work inspected was
found to be in substantial conformance with approved plans
and this code;
17
d. The affidavit is contemporaneously prepared with the
inspection and includes by reference any necessary test
" reports to substantiate statements of facts and findings.
When the Compliance Service Manager relies upon such affidavit, the
design professional or the special inspector shall assume and retain
full responsibility for that which is certified. The use of inspection
affidavits shall not work to preclude the conduct of any inspection
deemed necessary by code enforcement personnel, nor the correction of
deficiencies which may be found thereby.
103.4 Issuing Permits
103.4.1 Aotion on Permits. The Building Official shall act upon an
application for a permit without unreasonable or unnecessary delay. If
the Building official is satisfied that the work described in an
application for a permit and the construction documents filed therewith
conform to the requirements of the technical codes and other pertinent
laws and ordinances, he shall issue a permit to the applicant.
103.4.2 Refusal to Issue Permit. If the application for a permit and
the accompanying construction documents describing the work do not
conform to the requirements of the technical codes or other pertinent
laws or ordinances, the Building Official shall not issue a permit, but
shall return the construction documents to the applicant with his
refusal to issue such permit. Such refusal shall, when requested, be
in writing and shall contain the reason for refusal.
103.4.3 Speoial Foundation Permit. When application for permit to
erect or enlarge a building has been filed and pending issuance of such
permit, the Building Official may issue a special permit for the
foundation only. The holder of such a special permit is proceeding at
his own risk and without assurance that a permit for the remainder of
the work will be granted nor that corrections will not be required in
order to meet provisions of the technical codes.
103.4.3.1 Foundation Permit Procedure. 1. Apply for a building permit with complete plans.
2. Apply for a foundation permit with complete plans.
3. Applications are reviewed and fees are calculated.
4. A bond, letter of credit or cashier's check equal to 4%
of the building valuation, but not less than $100,000.
5. A contract signed between the County and the owner of the
property where the foundation and building are
proposed for separate permits.
6. Permit Fees for both permits shall be paid at the time of
issuance of the foundation permit.
7. The bond, letter of credit or cashier's check shall be
released when the building permit for said foundation is
issued.
103.4.4 Public Right of Way. A permit shall not be given by the
Building Official for the construction of any building, or for the
~'alteration of any building where said building is to be changed and
such change will affect the exterior walls, bays, balconies, or other
appendages or projections fronting on any street, alley or public lane,
or for the placing on any lot or premises of any building or structure
removed from another lot or premises, unless the applicant has made
application at the Development Services Department for the lines of the
public street on which he proposes to build, erect or locate said
building; and it shall be the duty of the Building Official to see that
the street lines are not encroached upon except as provided for in
Chapter 22 of the Collier County Building Code, Ordinance No. 90-75 as
amended or superseded.
103.5 contracting Responsibilities
a. It shall be the duty of every contractor who shall make contracts
for the installation or repairs of building, electrical, gas,
mechanical, plumbing systems, for which a permit is required, to comply
with state or local rules and regulations concerning licensing which
the applicable governing authority may have adopted.
b. It is the responsibility of the contractor to keep all application
information current.
c. Violations of this provision subjects the entire work to be stopped
by order of the Compliance Services Manager and/or the violator of this
provision shall be subject to appearance before the Contractor
Licensing Board and/or Misdemeanor Court.or both.
103.6 Conditions of the Permit
103.6.1 Permit Intent; General.
The Building Official shall act upon an application for a permit with
plans as filed, or as amended, without unreasonable or unnecessary
delay. A permit issued shall be construed to be an agreement to
proceed with the work through to completion of the approved
construction leading to and issuance of a Certificate of Occupancy, and
shall not be construed as authority to violate, cancel, alter, or set
aside any of the provisions of this Code, nor shall such issuance of a
permit prevent the Building Official from thereafter requiring a
correction of errors in plans or in construction, or of violations of
this code.
103.6.I.1 Permit Intent; Time Limitation.
a. The permit application shall be reviewed, plans approved and the
permit must be issued within (six) 6 months from the date the permittee
is notified that the permit has been approved or the purmit application
will be canceled and the plans disposed of. The review process
includes appropriate responses from the permit applicant when the
permit cannot be approved. When the applicant is advised of
deficiencies and does not respond within 6 months with corrected plans
or an appeal to the Board of Adjustments and Appeals, the permit
application will be canceled. The cancellation process includes
disposal of the application and plans.
0'44
!,
b. Building permits shall expire and become null and void if the
,.ii construction authorized by such permit is not commenced within six (6)
· months from the date of the issuance of the permit. Date of issuance
is the date of permit pickup. Additionally, the building permit shall
expire if the work authorized by such permit is not completed within
eighteen (XS) months from the date of issuance of the permit, unless
prior to the issuance of the building permit a time schedule has been
submitted to and approved by the Customer Service Manager predicated
upon customary time for construction of like buildings indicating
completion of construction in excess of eighteen (18) months. In the
event a time schedule has been submitted by the permittee, the building
permit shall expire thirty (30) days after the date of completion set
forth in the approved time schedule.
For purposes of this Section, the construction authorized by such
permit shall not be deemed to have commenced unless and until all
foundation inspections have been requested and satisfactorily
!:, completed.
c. The Customer Services Manager may authorize a maximum of two (2)
extensions of an active, valid building permit for a period of ninety
(90) days each, upon payment by the permitee of a filing fee for each
extension. As a condition to granting a permit extension, the Building
Official may require a building schedule from the permittee setting
forth the date of completion. The filing fee for each permit extension
shall be equal to ten (10) percent of the original building permit fee
or one hundred dollars ($100.00), whichever is greater, but shall not
exceed five hundred dollars ($500.00). The filing fee is intended to
cover the cost of reviewing existing or amended building plans to
determine and verify code compliance. No further extension may be
granted by the Building Official and the permit shall expire and become
null and void unless the building permittee requests in writing that
the Community Development Administrator schedule a hearing before the
Board of County Commissioners, said hearing to be held prior to
expiration of the building permit, in order for the contractor to
provide evidence to the Board as to reasons for the suspension, delay
or abandonment of the project. If the Board finds that good cause has
been shown for the suspension, delay or abandonment of said project,
the contractor shall be allowed to continue said project under the
original permit, subject to the extension filing fee set forth above.
As a condition of the continuance of the permit, the Board shall be
authorized to place such time restrictions or conditions on the permit
as may be deemed appropriate by the Board.
103.6.1.2 Permit Intent: Suspension or Abandonment.
a. If construction has commenced within six (6) months from the date
of issuance of the permit, and is subsequently abandoned or suspended
as determined by the Building Official, the permit shall expire and
become null and void. Permit abandonment shall be deemed to have
occurred if a required inspection has not been requested or
satisfactorily completed within a six (6) month period. Once
· construction has commenced on a building project, it shall be prima
20
.'
facie evidence of abandonment or suspension of the project if the
permittee during any six (6) month period fails to actively engage in
construction and fails to complete at least 60 percent of the
construction that would be considered average for the industry for that
six-month time period predicated upon a customary time for construction
of like buildings. Such project shall not be considered abandoned or
suspended if the permittee furnishes the Building Official satisfactory
evidence, in writing, that the delay is occasioned due to
unavailability of construction supplies or materials, and every effort
has been made to obtain substitute materials equal to those called for
in the specifications, or due to delay in delivery of construction
supplies or materials, or due to fire, weather conditions, civil
commotion or strike. Increased cost of building materials or supplies
or financial hardship shall not be considered by the Building Official
as evidence that the project has not been abandoned or suspended.
b. In the event that the Building Official declares a permit to be
null and void as the result of abandonment or suspension of the
project, the permittee shall be so notified, in writing, at his usual
place of business. Within fifteen (15) days after receipt of the
Building Official's decision, the permittee or owner may appeal the
decision of the Building Official to the Board of County Commissioners
by requesting in writing to the Community Development Administrator a
hearing before the Board. The contractor or owner shall have the
burden of establishing that the project has not been abandoned or
suspended and that the Board should reverse the decision of the
Building Official.
103.6.2 Permit Issued On Basis of an Affidavit.
The to use requirements of this provision, of Section 103.3.2 of this Ordinance must be met prior
Whenever a permit is issued in reliance upon an affidavit or whenever
the work to be covered by a permit involves installation under
conditions which, in the opinion of the Building Official, are
hazardous or complex, the Building Official shall require that the
architect or engineer who signed the affidavit or prepared the drawings
or computations shall supervise such work. In addition, he shall be
responsible for conformity with the permit, provide copies of
inspection reports as inspections are performed, and upon completion
make and file with the Building Official written affidavit that the
work has been done in conformity with the reviewed plans and with the
structural provisions of the technical codes. In the event such
architect or engineer is not available, the owner shall employ in his
stead a competent person or agency whose qualifications are submitted
for review by the Building Official.
103.6.3 Plans. When the Building Official issues a permit, he shall
endorse, in writing or by stamp, all sets of plans "Reviewed for Code
Compliance". One set of drawings so reviewed shall be retained by the
Building Official and the other sets shall be returned to the
applicant. The permitted drawings returned to the applicant are not
interchangeable. They have been reviewed independently to facilitate
the permitting process. The Job site copies of reviewed and endorsed
plans shall be kept at the site of the work and open to inspection at
all times by the Building Official or his authorized representative.
103.6.4 Environmental Protection. Permitted construction shall not be
undertaken in violation of lawful environmental regulations.
103.6.4.1 Waste Materials Management. Inert waste materials may be
buried on-site provided that such disposal is in conformance with
Federal, State, and local laws and regulations. Inert waste materials
as used herein are specifically limited to brick, block, concrete,
rock, stone, earth and sand, free from contamination of other types of
waste and capable of serving as fill material without harm to or
pollution of ground or surface waters. All other wastes, including
garbage, hazardous waste, rubbish, including refuse, paper products,
containers, cloth, wood and wood products, sweepings, liquids other
than water, sludge, tree limbs and trunks, undergrowth, and material
produced by clearing and grubbing and other horticultural wastes shall
not be buried on-site but shall be otherwise lawfully disposed.
103.6.4.2 Dust Control. Adequate dust control measures shall be
employed by the permittee to prevent complaints arising from unhealthy,
unsafe or damaging conditions. Failure to utilize adequate dust
control procedures shall be sufficient cause to order cessation of the
work causing such and to decline inspection requests.
103.6.4.3 Noise Control.
Construction activities are permitted only during the following times:
6:30 A.M. to 7:00 P.M., Monday through Saturday;
no work is permitted on Sundays and the following holidays:
New Year's Day, Memorial Day, 4th of July, Labor Day,
Thanksgiving Day, Christmas Day.
103.7 Fees
103.7.1 Prescribed Fees. The Board of County Commissioners shall
establish, by resolution, a schedule of fees and charges pertaining to
permit and inspection processes under this Ordinance and related
ordinances. It is the intent of these regulations that the County
shall not be required to bear any part of the cost of applications made
under this Ordinance. Collier County Resolution No. 90-461, the
current schedule of fees and charges for permit and inspection
processes, is hereby adopted as the current fee and charge schedule.
The charges listed may be changed by resolution of the Board of County
Commissioners and are not subject to the appeal process.
22
A permit shall not be issued until the fees prescribed in this section
have been paid. Nor shall an amendment to a permit be released until
the additional fee, if any, due to an increase in the estimated cost of
the building, structure, electrical, plumbing, mechanical, or gas
systems, has been paid.
103.7.2 Work commencing Before Permit Issuance. Any person who
commences any work on a building, structure, electrical, gas,
mechanical or plumbing system before obtaining the necessary permits,
shall be subject to a penalty of 100% of the usual permit fee in
addition to the required permit fees.
103.7.3 Accounting. The Building Official shall keep a permanent and
accurate accounting of all permit fees and other monies collected, the
names of all persons upon whose account the same was paid, along with
the date and amount thereof.
103.7.4 Schedule of Permit Fees. On all buildings, structures,
electrical, plumbing, mechanical, gas or fire systems or alterations
requiring a permit, a fee for each permit shall be paid in accordance
with the Collier County Fee Resolution NO. 85-241 as amended or
superceded.
103.7.5 Building Permit Valuations. If, in the opinion of the
Building official, the valuation of a building, alteration, structure,
electrical, gas, mechanical or plumbing systems appears to be
underestimated on the application, a permit shall be denied, unless the
applicant can show detailed estimates to meet the approval of the
Building official. Permit valuations shall include total cost, such as
electrical, gas, mechanical, plumbing equipment and other systems,
including materials and labor.
103.8 Inspections
103.8.1 Existing Building Inspections. Before issuing a permit the
Building Official may examine or cause to be examined any building,
electrical, gas, mechanical, plumbing or fire systems for which an
application has been received for a permit to enlarge, alter, repair,
move, demolish, install, or change the occupancy. He shall inspect
during and upon completion of said work for which a permit was issued.
He shall make a record of every such examination and inspection and of
all violations of the technical codes.
103.8.2 Manufacturers and Fabricators. When deemed necessary by the
Building Official he shall make, or cause to be made, an inspection of
materials or assemblies at the point of manufacture or fabrication. A
record shall be made of every such examination and inspection and of
all violations of the technical codes.
203.S.3 Inspection Service. The Building Official shall make, or
cause to be made, the inspections required by this section. He may
accept reports of inspectors or recognized inspection services provided
that after investigation he is satisfied as to their qualifications and
reliability. A certificate called for by any provision of the
technical codes shall not be based on such reports unless the same are
in writing and certified by a responsible officer of such service.
103.8.3.1 Partial Building Inspections. Partial inspections for
structural, plumbing, mechanical and electrical will be made as
requested, providing the request meets one or more of the following
guidelines:
· a. submit an inspection plan
b. there are more than 7 units on one floor
c. stepped construction (discontinuous floor levels)
d. outside perimeter walls to allow for start of insulation on
large commercial Jobs
e. interior partitions on large commercial jobs
f. underground electric or sewer or water piping where cave-in is
of concern
g. under slab work
h. buildings with three or more floors for fire rating of ceilings
i. all other partial inspections may be arranged after submittal
of an approved specific inspection plan, satisfactory to the
Development Compliance Senior Engineer
Failure to follow an approved inspection plan may result in removal of
completed work.
103.8.4 Inspections Prior to Issuance of Certificate of Occupancy or
Completion. The Building Official shall inspect or cause to be
inspected at various intervals all construction or work for which a
permit is required, and a final inspection shall be made of every
building, structure, electrical, gas, mechanical or plumbing system.
Upon completion of a building erected in accordance with approved plans
and this Code, and after the final inspection and approval by the
Development Services Department and other required inspection agencies,
and upon application therefor, the Building Official shall issue a
Certificate of Occupancy.
~03.8.4.1 Temporary Occupancy. Permitted construction may not be
occupied (used for its intended purpose) until all Final Building
Inspections (structural, electrical, mechanical/plumbing and fire) have
been passed and a Certificate of Occupancy has been issued. This
certificate may be temporary, contingent or final and shall be signed
by the Compliance Services Manager or his designee. The permittee
shall preclude premature use of the structure by the owner (or others)
unless prior written approval of the Compliance Services Manager is
obtained, and then only if inspections can be conducted unhindered and
no regular occupancy is to occur.
2 4
103.8.5 Posting of Permit. Work requiring a permit shall not commence
until the permit holder or his agent posts the permitted plans and
inspection card in a conspicuous place on the premises. They shall be
protected from the weather and located in such position as to permit
the Building Official or representative to conveniently make the
required entries thereon. This permit card shall be maintained in such
position by the permit holder until the Certificate of Occupancy or
Completion is issued by the Building official.
103.8.6 Required In~pections. In order to facilitate the required
inspections, the permit holder shall furnish and provide at the site of
construction adequate ladders, scaffolding, or other means of access
for use by inspectors.
The Building Official upon notification from the permit holder or his
agent shall make the following inspections and such other inspections
as necessary, and shall either release that portion of the construction
or shall notify the permit holder or his agent of any violations which
must be corrected in order to comply with the technical codes:
a. Building
1. Foundation Inspection: Shall be made after trenches are
excavated, forms erected, reinforcing rods in place or
pilings installed.
2. Floor Elevation Inspection: Shall be made on all
buildings after the lowest floor is completed ("lowest
floor" is defined to be the lowest level of a building
except for garage, patio or carport slabs.) An elevation
survey is required within 10 calendar days of
establishment of lowest floor.
a. LOCATION SURVEY -
It is the duty of the permit holder to submit to
the Building Official, within 10 calendar days of
this inspection, a location survey depicting the
finished floor which may be a slab or a frame
assembly. The location of said finished floor,
precisely dimensioned in relation to each and
every lot or setback line as established by the
Zoning Ordinance of Collier County, Florida, or as
established by conditions attached to the
development permit, applicable to the permitted
structure and the property upon which said
structure is being constructed. Said location
survey shall be prepared by or under the direct
supervision of a Florida Registered Land Surveyor
and certified by same. Any work done prior to the
survey required hereby shall be at the permit
holder's risk. The Building Official shall review
the location survey and approve same if all
setback requirements are met. Deficiencies or
encroachments detected by such review shall be
corrected by the permit holder forthwith and prior
to further work. Failure to submit the suruey
required hereby or failure to make said
corrections shall be cause to issue a stop-work
order for the project.
Exception: Elevated finish floors will have the
survey submitted within 10 days of completion of
the floor.
b. ELEVATION SURVEY -
Elevation surveys shall be prepared by or under
the direct supervision of a Florida Registered
Land Surveyor or professional engineer and
certified by same and shall show the elevation of
the lowest portion of the floor and a bench mark
elevation. Any work done prior to approval of the
survey shall be at the permit holder's risk.
Failure to submit the survey or failure to make
said corrections required hereby, shall be cause
to issue a stop-work order for the project.
Minimum floor elevations outside of the flood zone
shall certify the elevation above the crown of the
nearest street. This elevation is required to be
minimum of eighteen (18) inches above the crown of
the nearest street if finished with paving, or
twenty-four (24) inches above the crown if graded
or otherwise unfinished, or seven (7) feet above
mean sea level (MSL), or as provided for in
103.2.6.1 of this Ordinance. (See Subsection
103.2.1 d.)
Slabs for garages, carports, screen enclosures,
sidewalks etc., shall be not lower than the elevation of
the crown of the nearest street.
3. Frame Inspection: Shall be made after the tintab all
framing, fire blocking and bracing are in place and all
pipes, chimneys, ducts, and vents are complete.
4. Final Building Inspection: Shall be made after the
building is completed and the building is ready for
occupancy.
[ii. 1. Underground Inspection: To be made after trenches or
:~i'i:. ditches are excavated, conduit or cable installed, and
~[ before any backfill is put in place.
~. 2. Rough-in Inspection: To be made after the tintab,
~.~ framing, fireblocking and bracing are in place and prior
to the installation of wall or ceiling membranes.
3. Final Inspection: To be made after the building is
complete, all required electrical fixtures are in place
and properly connected or protected, and the structure
~,~ is ready for occupancy.
~i.i! 1. Underground Rough Inspection: To be made after trenches
.. or ditches are excavated, piping installed, and before
any backfill is put in place.
2. Tub Set And Stack Inspection: To be made as established
below:
a. Following successful completion of the following
Building and Fire Inspections; tintab, framing,
fireblocking and bracing.
b. When all drain waste and vent piping is complete and
c. When all tubs, showers, and wall valves having
concealed connections are properly connected and
d. Prior to installation of wall or ceiling membranes.
3. Final Inspection: To be made after the building is
complete, all plumbing fixtures are in place and
properly connected, and the structure is ready for
occupancy.
NOTE: See Section 417 of the Standard Plumbing Code for
required tests.
¢~, d. ~echanical
:':': 1 Underground Inspection: To be made aftsr trenches or
~ ditches are excavated, piping installed, and before any
~' backfill is put in place.
2. Rough-In Inspection: To be made after the tintab,
framing, fireblocking and bracing is in place, and all
ducting, and other concealed components are complete and
prior to this installation of wall or ceiling membranes.
3. Final Inspection: To be made after the building is
complete, the mechanical system is in place and properly
connected, and the structure is ready for occupancy.
27
"~: 1. Rough Piping Inspection: To be made after all new
piping authorized by the permit has been installed, and
before any such piping has been covered or concealed and
~ any fixtures or gas appliances have been connected.
This inspection shall include a pressure test.
2. Final Inspection: To be made on all new gas work
authorized by the permit and such portions of existing
systems as may be affected by new work or any changes,
to insure compliance with all the requirements of this
Code and to assure that the installation and
construction of the gas system is in accordance with
approved plans.
103.8.7 Inspection Approval Sign-Off (Written Release). Work shall
not be done on any part of a building, structure, electrical, gas
mechanical, fire or plumbing system beyond the point indicated in each
successive inspection without first obtaining a written release
(sign-off on permit card) from the Building Official.
103.8.8 Reinforcing Steel and Structural Frames. Reinforcing steel or
structural frame work of any part of any building or structure shall
not be covered or concealed until satisfactorily inspected.
103.8.9 Plaster Fire Protection: In all buildings where plaster is
used for fire protection purposes, the permit holder or his agent shall
notify the Building Official after all lathing and backing is in place.
Plaster shall not be applied until satisfactorily inspected.
!i 103,9 Certificates
103.9.1 Certificate of Occupancy
103.9.1.1 Building Occupancy. A new building shall not be occupied or
a change made in the occupancy, nature or use of a building or part of
a building until after the Building Official has issued a Certificate
of Occupancy. Said certificate shall not be issued until all required
electrical, gas, mechanical plumbing and fire protection systems have
been inspected for compliance with the technical codes and other
applicable laws and ordinances and released by the Building Official.
103.9.1.2 Issuing Certificate of Occupancy. Upon satisfactory
completion of construction of a building or structure and installation
of electrical, gas, mechanical and plumbing systems in accordance with
the technical codes, reviewed plans and specifications, and after the
final inspection, the Building Official shall issue a Certificate of
Occupancy stating the nature of the occupancy permitted, the number of
persons for each floor when limited by law, and the allowable load per
square foot for each floor in accordance with the provisions of this
Code.
103.9.1.3 Temporary/Contingent Oooupancy. Permitted construction may
not be occupied (used for its intended purpose) until all Final
Building Inspection$~ (structural, electrical, mechanical/plumbing,
fire, engineering (parking and drainage), and landscaping have been
passed and a Certificate of Occupancy has been issued. This
certificate may be temporary, contingent or final and shall be signed
by the Compliance Services Manager or his designee. The permittee
shall preclude premature use of the structure by the owner (or others)
unless prior written approval (for limited purposes) of the Compliance
Services Manager is obtained, and then only if inspections can be
conducted unhindered and no regular occupancy is to occur.
103.9.1.4 Existing Building Certificate of Occupancy. A Certificate
of Occupancy for any existing building may be obtained by applying to
the Building Official and supplying the information and data necessary
to determine compliance with the technical codes for the occupancy
intended. Where necessary, in the opinion of the Building Official,
two or more sets of detailed plans or a general inspection, or both,
may be required. When, upon examination and inspection, it is found
that the building conforms to the provisions of the technical codes and
other applicable laws and ordinances for such occupancy, a Certificate
of Occupancy shall be issued.
103.9.2 Certificate of Completion. Upon satisfactory completion of a
building, structure, electrical, gas, mechanical or plumbing system, a
Certificate of Completion may' be issued. This Certificate is pFoof
that a structure or system is complete and for certain types of permits
is released for use and may be connected to a utility system. This
Certificate does not grant authority to occupy or connect a building,
such as a shell building, prior to the issuance of a Certificate of
Occupancy.
103.9.3 Service Utilities
103.9.3.1 Conneotion of Service Utilities. No person shall make
connections from a utility, source of energy, fuel or power to any
building or system which is regulated by the technical codes for which
a permit is required, until released by the Building Official and a
Certificate of Occupancy or Completion is issued.
103.9o3.2 Temporary Connection. The Building Official may authorize
the temporary connection of the building or system to the utility
source of energy, fuel or power for the purpose of testing building
service systems or for use under a temporary Certificate of Occupancy.
103.9.3.3 Authority to Disconnect Service Utilities. The Building
Official shall have the authority to authorize disconnection of utility
service to the building, structure or system regulated by the technical
codes, in case of emergency where necessary to eliminate an immediate
hazard to life or property. The Building Official shall notify the
serving utility, and whenever possible the owner and occupant of the
---- m m
building, structure or service system of the decision to disconnect
prior to taking such action. If not notified prior to disconnecting,
the owner or occupant of the building, structure or service system
shall be notified in writing, as soon as practical thereafter. Posting
of such notice on site will satisfy this requirement.
103.10 Posting Floor Loads
103.10.1 Occupancy. An existing or new building shall not be occupied
for any purpose which will cause the floors thereof to be loaded beyond
their safe capacity. The Building Official may permit occupancy of a
building for mercantile, commercial or industrial purposes, by a
specific business, when he is satisfied that such capacity will not
thereby be exceeded.
103.10.2 Storage and Faotory-Industrial Occupancies. It shall be the
responsibility of the owner, agent, proprietor or occupant of Group S
and Group F occupancies, or any occupancy where excessive floor loading
is likely to occur, to employ a competent architect or engineer in
computing the safe icad capacity. Ail such computations shall be
accompanied by an affidavit from the architect or engineer stating the
safe allowable floor load on each floor in pounds per square foot
uniformly distributed. The computations and affidavit shall be filed
as a permanent record of the Collier County Development Services
Department.
103.10.3 Signs Required. In every building or part of a building used
for storage, industrial or hazardous purposes, the safe floor loads, as
reviewed by the Building Official on the plan, shall be marked on
plates or approved design which shall be supplied and securely affixed
by the owner of the building in a conspicuous place in each story to
which they relate. Such plates shall not be removed or defaced, and if
lost, removed or defaced, shall be replaced by the owner of the
building.
104 TESTS
The Building Official may require tests or test reports as proof of
compliance. Required tests are to be made at the expense of the owner,
or his agent, by an approved testing laboratory or other approved
agency.
105 BOARD OF
ADJUSTMENT AND APPEALS
Appeals under this Ordinance should be referred to the Board of
Adjustment and Appeals as established by Collier County ordinance 83-16
as amended or superseded.
30
106 VIOLATIONS AND PENALTIES
If any person, firm, corporation, or other legal entity whether public
or private, shall fail or refuse to obey or comply with, or violates,
.any of the provisions of this Ordinance, such person, firm,
corporation, or other legal entity whether public or private, upon
conviction of such offense, shall be punished by a fine not to exceed
five-hundred dollars ($500.00) or by imprisonment not to exceed sixty
(60) days in the County jail, or both, in the discretion of the court.
Each day of continued violation or noncompliance shall be considered as
a separate offense. In addition, any person, firm, corporation, or
other legal entity whether public or private, convicted under the
provisions of this section shall pay all costs and expenses involved in
the case.
Nothing herein contained shall prevent the County from taking such
other lawful action in any court of competent Jurisdiction as is
necessary to prevent or remedy any violation. Such other lawful action
shall include, but shall not be limited to, any equitable action for
injunctive relief or action at law for damages. The County shall have
the power to collaterally enforce the provisions of this Code and
Ordinance through the County Code Enforcement Board.
SECTION TWO: CONFLICT AND SEVERABILITY
In the event this Ordinance conflicts with any other ordinance of
Collier County or other applicable law, the more restrictive shall
apply. If any phrase or portion of this Ordinance is held invalid or
unconstitutional by any court of competent jurisdiction, such portion
shall be deemed a separate, distinct, and independent provision and
such holding shall not affect the validity of the remaining portion.
SECTION THREE: EFFECTIVE DATE
This Ordinance shall become effective upon receipt of notice from
the Secretary of State that this Ordinance has been filed with the
Secretary of State.
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~.~' PASSED AND DULY ADOPTED by the Board of~County Commissioners of
' Collier County, Florida this ~TS--- day of~ , 1991.
ATTEST: .~ .~ ~ BOARD OF COUNTY COMMISSIONERS
~.: COLLIER COUNTY, FLORIDA
, Approved a's to' form
and legal sufficiency:
Assista~t County Attorney fi~ re?~ved ~ls ~ ~y
, ~ 044 ~,. 360
32
TRBLE OF CONTENTS
!,'SECTION ONE= THE COLLIER COUNTY BUILDING CONSTRUCTION
]~DMINISTRATIVE CODE
101 TITL~ AND SCOPE 101.1 TITLE
· ~- .. 101.1. i PURPOSE
101.2 CODE REMEDI]tL
101.2.1 GENERAL
-.. 101.2.2 QUALITY CONTROL
.;"~ 101.2.3 PERMITTING AND INSPECTION
101.3 SCOPE
101.3.1 APPLIC~BILITY
101.3.2 FEDERAL AND STATE AUTHORITY
101.3.3 APPENDICES
101.3.4 REFERENCED ST]~ND~RDS
101.3.5 MAINTEN/~NCE
101.4 DEVELOPMENT SERVICES DEPARTME.~T
101.4.1 BUILDING OFFICIAL QUALIFICATIONS
101.4.2 Plans Examiner Qual.
101.4.3 Lead Inspector Qua1.
101.4.4 INSPECTOR QUALIFICATIONS
101.4.5 DEPUTY BUILDING OFFICIAL
101.4.6 RESTRICTIONS ON EMPLOYEES
101.4.? RECORDS
101.4.8 LIABILITY
101.4.9 REPORTS
101.5 EXISTI~a BUILDINGS 101.5.1 GENERAL
101.5.2 CHANGE OF OCCUPANCY
101.6 SPECIAL HISTORIC BUILDINGS
102 POWERS AND DUTIES OF THE BUILDING OFFICIAL
:~.i 102.1 GENERAL
~"~' 102.2 RIGHT OF ENTRY
102.3 STOP WORK ORDERS
102.4 REVOCATION OF PERMITS
102.4.1 MISREPRESENTATION OF APPLICATION
102.4.2 VIOLATION OF CODE PROVISIONS
102.5 Safety
102.5.1 UNSAFE BUILDINGS OR SYSTEMS
102.5.2 PHYSICAL SAFETY
102.6 REQUIREMENTS NOT COVERED BY CODE
102.7 ALTERNATE MATERIALS AND METHODS
103 PERMITS
103.1 PERMIT APPLICATION
103.1.1 WHEN REQUIRED
103.1.2 WORK AUTHORIZED
103,1.3 MINOR REPAIRS
103.1.4 INFORMATION REQUIRED
103.2 DRAWINGS AND SPECIFICATIONS
103,2.1 REQUIREMENTS
103.2.2 ADDITIONAL DATA
103.2.3 DESIGN PROFESSIONAL
103.2.3.1 ELECTRICAL INSTALLATION
103.2,4 STRUCTURAL AND FIRE RESISTANCE INTEGRITY
103.2.5 SITE DRAWINGS
103.2,6 SURVEY REQUIRED
103.2.7 FIRE DAMAGE
103.3 EXAMINATION OF DOCUMENTS
103.3.1 PLAN REVIEW
103.3.2 AFFIDAVITS
103.3.3 INSPECTION AFFIDAVITS
103.4 ISSUING PERMITS
103.4.1 ACTION ON PERMITS
103.4.2 REFUSAL TO ISSUE PERMIT
103.4.3 SPECIAL FOUNDATION PERMIT
103.4.3.1 FOUNDATION PERMIT PROCEDURE
103.4.4 PUBLIC RIGHT OF WAY
103.5 COA~RACTING RESPONSIBILITIES
103.6 CONDITIONS OF THE PERMIT
103.6.1 PERMIT INTENT; GENERAL
103.6.1.1 PERMIT INTENT; TIME LIMITATION,
103.6.1.2 PERMIT INTENT: SUSPENSION OR
ABANDONMENT.
103.6.2 PERMIT ISSUED ON BASIS OF AN AFFIDAVIT
103.6.3 PLANS
103.6.4 ENVIRONMENTAL PROTECTION
103.6.4.1 WASTE MATERIALS MANAGEMENT
103.6.4.2 DUST CONTROL
103.6.4.3 NOISE CONTROL
103.? FEES
103.?.1 PRESCRIBED FEES
~' 103.7.2 WORK COMMENCING BEFORE PER~iIT ISSUANCE
103.?.3 ACCOUNTING
103.?.4 SCHEDULE OF PERMIT FEES
103.?.5 BUILDING PERMIT VALUATIONS
103.8 INSPECTIONS
103.8.1 EXISTING BUILDING INSPECTIONS
103.8.2 MANUFACTURERS A/~D FABRICATORS
~ 103.8.3 INSPECTIOI~ SERVICE
103.8.3.1 PARTIAL BUILDING INSPECTIONS
103.8.4 INSPECTIONS PRIOR TO ISSUANCE OF CERTIFICATE
OF CCUPANCY OR COMPLETION
103.8.4.1 TEMPORARY OCCUPANCY
103.8.5 POSTING OF PERMIT
103.8.6 REQUIRED INSPECTIONS
103.8.7 WRITTEN RELEASE
103.S.8 REINFORCING STEEL A~D STRUCTURAL FRAHES
103.B.9 PLASTER FIRE PROTECTION
103.9 CERTIFICATES
103.9.1 CERTIFICATE OF OCCUPANCY
103.9.1.1 BUILDING OCCUPANCY
103.9.1.2 ISSUING CERTIFICATE OF OCCUPANCY
103.9.1.3 TEMPORARY/CONTINGENT OCCUPANCY
103.9.1.4 EXISTING BUILDING CERTIFICATE OF
OCCUPANCY
103.9.2 CERTIFICATE OF COMPLETION
103.9.3 SERVICE UTILITIES
103.9.3.1 CONNECTION OF SERVICE UTILITIES
103.9.3.2 TEMPORARY CONNECTION
103.9.3o3 AUTHORITY TO DISCONNECT SERVICE
UTILITIES
103.10 POSTING FLOOR LOADS
103.10.1 OCCUPANCY
'' 103.10.2 STORAGE AND FACTORY-INDUSTRIAL OCCUPANCIES
~ 103.10.3 SIGNS REQUIRED
104 TESTS
105 BOARD OF ADJUSTMENT AND APPEALS
106 VIOLATIONS AND PENALTIES
SECTION TWO= CONFLICT AND BEVERABILITY
,'SECTION THREE= EFFECTIVE DATE
STATE OF FLORIDA )
COUNTY OF COLLIER )
~: I, JAMES C. GILES, Clerk of Courts in and for the
Twentieth Judicial Circuit, Collier County, Florida, do
~f'~ hereby certify that the foregoing is a true copy of:
Ordinance No. 91-56
1::' ~ which was adopted by the Board of County Commissioners on
the 25th day of June, 1991, during Regular Session.
'~' WITNESS my hand and the official seal of the Board of
County Commissioners of Collier County, Florida, this 27th
day of June, 1991.
' JAMES C. GILES !,~ ,~0 "..~%
'"~' Ex-officio to Boardo£ ~%' ' .'/w~'
Deputy Clerk j.,~ ,%