ORDINANCE
NO.
An Ordinance amending the Columbus Code by adding a new Existing Building Code
that will provide additional opportunities for architects and engineers than
those already provided in the New Building Code; and for other purposes.
THE COUNCIL OF COLUMBUS, GEORGIA HEREBY ORDAINS:
Section 1.
Chapter Eight of the Columbus Code is hereby amended by adding the following
sections:
ARTICLE VIII. EXISTING BUILDING CODE
Sec. 8-100. Title.
The provisions embraced within the following sections along with the latest
available edition of the International Existing Building Code, as amended and
adopted by the State of Georgia, published by the International Code Council, a
copy of which is on file in the office of the clerk of council, are hereby
adopted as "The Existing Building Code of Columbus, Georgia," (hereinafter
referred to as ?Code?) for the purpose of regulating the enlargement,
alteration, repair, moving, removal, demolition, conversion, occupancy,
equipment use, height area, and maintenance of all buildings and/or structures
in Columbus, Georgia; providing for issuance of permits and collection of fees
therefor; and, providing penalties for violations of such Code.
Sec. 8-101. Code remedial.
(a) Generally. 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.
(b) Quality control. Quality control of materials and workmanship is not
within the purview of this Code except as it relates to the purposes stated
herein.
(c) Permitting and inspection. The inspection or permitting of any building,
system or plan by any jurisdiction, 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 their adequacy. No jurisdiction nor any employee
thereof shall 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.
Sec. 8-102 Applicability.
(a) Generally. Where, in any specific case, different sections of this Code
specify different materials, methods of construction or other requirements, the
most restrictive section shall govern. Where there is a conflict between
general requirements and a specific requirement, the specific requirement shall
govern.
(b) Technical Codes. Any reference hereinafter to "Technical Codes" applies
to the International Building, International Residential, International Fuel
Gas, International Mechanical, International Plumbing, International Existing
Building Codes, and the National Electrical Code, as may be adopted by the
State of Georgia.
(c) Building. The provisions of the International Existing Building Code,
shall apply to the alteration, repair, equipment, use and occupancy, location,
maintenance, removal and demolition, of every building or structure or
appurtenances connected or attached to such buildings or structures.
(d) Federal and state authority. The provisions of this Code 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 the adoption of this Code 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.
(e) Appendices. To be enforceable, the appendices included in this Code must
be referenced in the code text or specifically included in the adopting
ordinance.
(f) Referenced standards. Standards referenced in this Code shall be
considered an integral part of the Technical 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 Technical 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.
Sec. 8-103 Building Department.
(a) Establishment. There is hereby established the Department of Inspections
and Code Enforcement (hereinafter referred to as ?Department?), and the person
in charge thereof shall be known as the Director of Inspections and Code
Enforcement, hereinafter referred to as the ?Building Official?.
(b) Employee qualifications.
(1) Building Official qualifications. The Building Official shall have at
least ten years experience or equivalent, as an architect, engineer, inspector,
contractor, or superintendent of construction, or any combination of these,
five years of which shall have been in responsible charge of work. The Building
Official should be certified as a Building Official through a recognized
certification program. The Building Official shall be appointed or hired by the
Columbus, Council and shall not be removed from office except for cause after
full opportunity has been given to be heard on specific charges before the
Columbus Council.
(2) Chief inspector qualifications. The Building Official, with the approval
of the Columbus Council, may designate a chief inspector to administer the
provisions of the Existing Building Code. Such chief inspector shall have at
least ten years experience or equivalent, as an architect, engineer, inspector,
contractor, or superintendent of construction, or any combination of these,
five years of which shall have been in responsible charge of the work. The
chief inspector should be certified through a recognized certification program
for the appropriate trade, 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.
(3) Inspector qualifications. The Building Official, with the approval of
the Columbus Council, may appoint or hire such number of officers, inspectors,
assistants, and other employees, as shall be authorized from time to time. A
person shall not be appointed or hired as an inspector of construction who has
not had at least five years experience as a building inspector, engineer,
architect, or as a superintendent, foreman, or competent mechanic in charge of
construction. The inspector should be certified, through a recognized
certification program, for the appropriate trade.
(4) Deputy Building Official qualifications. 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 same
qualifications listed in paragraph (b)(2) above.
(c) Restrictions on employees. An officer or employee connected with the
Department 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 officer or
employee shall not engage in any other work that is inconsistent with his
duties or conflict with the interest of the Department.
(d) 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.
(e) Liability. Any officer or employee, charged with the enforcement of this
Code, 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 permitted in the discharge of
his duties. Any suit brought against any officer or employee or member because
of such act performed by him in the enforcement of any provision of this Code
shall be defended by the city attorney until the final termination of the
proceedings.
(f) Reports. The Building Official shall submit annually a report covering
the work of the Department during the preceding year.
Sec. 8-104 Power and duties of the Building Official.
(a) Generally. The Building Official is hereby authorized and directed to
enforce the provisions of this Code. The Building Official is further
authorized to render interpretations of this Code, which are consistent with
its spirit and purpose.
(b) Right of entry.
(1) Whenever necessary to make an inspection to enforce any of the provisions
of this Code, 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 or plumbing 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. If such building or premises are occupied, he shall
first present proper credentials and request entry. If such building, structure
or premises are 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.
(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.
(c) Stop work orders. Upon notice from the Building Official, work on any
building, structure, electrical, gas, mechanical or plumbing system, that is
being done contrary to the provisions of this Code 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 this 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.
(d) Revocation of permits
(1) Misrepresentation of application. The Building Official may revoke a
permit or approval, issued under the provisions of this Code, 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.
(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 or plumbing systems for which
the permit was issued is in violation of, or not in conformity with, the
provisions of this Code.
(e) Unsafe buildings or systems. All 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 procedures for requiring the abatement of unsafe buildings, as
outlined in the City Code of Ordinances of Columbus, Georgia, sections 8-81 and
including 8-90.
(f) Requirements not 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 systems, or for the public
safety, health, and general welfare, not specifically covered by this or the
other Technical Codes, shall be determined by the Building Official.
(g) 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 for the purpose intended that 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.
Sec. 8-105 Permits.
(a) Permit application.
(1) When required. 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 cause any such work to be done, shall first make
application to the Building Official and obtain the required building permit
for the work.
(2) Temporary structures. A special building permit for a limited time shall
be obtained before the erection of temporary structures such as construction
sheds, seats, canopies, tents and fences used in construction work or for
temporary purposes such as reviewing stands. Such structures shall be
completely removed upon the expiration of the time limit stated in the permit.
(3) Work authorized. A building 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.
(4) 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.
(5) Information required. 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 a licensed contractor. The only
exemption from this requirement is that owners and occupiers, doing the work
themselves on single family dwellings which they own or occupy may sign the
application. Such owners or occupiers may not employ unlicensed persons to
perform the work. The building permit application shall indicate the proposed
occupancy of all parts of the building and of that portion of the site or lot,
of any, not covered by the building or structure, and shall contain such other
information as may be required by the Building Official.
(6) Time limitations. An application for a permit for any proposed work
shall be deemed to have been abandoned six months after the date of filing for
the permit, unless before then a permit has been issued. One or more extensions
of time for periods of not more than 90 days each may be allowed by the
Building Official for the application, provided the extension is requested in
writing and justifiable cause is demonstrated.
(b) Drawings and specifications.
(1) Requirements. 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 the permit. Such drawings and specifications shall contain
information, in the form of notes 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 date shall bear the name and signature of the person
responsible for the design.
(2) Additional data. The Building Official may require details,
computations, stress diagrams, 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 their official seal.
(3) Design professional. The design professional shall be an architect or
engineer, legally registered under the laws of this state regulating the
practice or architecture or engineering, and shall affix his official seal to
said drawings, specifications, and accompanying data, for the following:
a. All group A, E, and I occupancies.
b. Buildings and structures three stories or more high.
c. Buildings and structures 5,000 square feet (465 m) 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.
EXCEPTION: Group R-3 buildings, regardless of size, shall require neither a
registered architect nor engineer, nor a certification that an architect or
engineer is not required.
(4) Structural and fire resistance integrity. Plans for all buildings shall
indicate how required structural and fire resistance integrity will be
maintained whenever 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 whenever required fire
resistant floors intersect the exterior walls.
(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.
(6) Hazardous occupancies. The Building Official may require the following:
a. General site plan. A general site plan drawn at a legible scale which
shall include, but not be limited to, the location of all buildings, exterior
storage facilities, permanent access ways, evacuation routes, parking lots,
internal roads, chemical loading areas, equipment cleaning areas, storm and
sanitary sewer accesses, emergency equipment, and adjacent property uses. The
exterior storage areas shall be identified with the hazard classes and the
maximum quantities per hazard class of hazardous materials stored.
b. Building floor plan. A building floor plan drawn to a legible scale which
shall include, but not be limited to, all hazardous materials storage
facilities within the building and shall indicate rooms, doorways, corridors,
exits, fire rated assemblies, with their hourly rating, location of liquid
tight rooms, and evacuation routes. Each hazardous materials storage facility
shall be identified on the plan with the hazard classes and quantity range per
hazard class of the hazardous materials stored.
(c) Examination of documents.
(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.
(2) Affidavits. The Building Official may accept a sworn affidavit from a
registered architect or engineer stating that the plans submitted conform to
the Technical Codes. For buildings and structures, the affidavit shall state
that the plans conform to the laws as to egress, type of construction and
general arrangement and, if accompanied by drawings, show the structural design
and that the plans and design conform to the requirements of the Technical
Codes as to strength, stresses, strains, loads and stability. The Building
Official may, without any examination or inspection, accept such affidavit,
provided the architect or engineer who made such affidavit agrees to submit to
the Building Official copies of inspection reports as inspections are performed
and upon completion of the structure, electrical, gas, mechanical, or plumbing
systems a certification that the structure, electrical, gas, mechanical or
plumbing system has been erected in accordance with the requirements of the
Technical Codes. Where the Building Official relies upon such affidavit, the
architect or engineer shall assume full responsibility for the compliance with
all provisions of the Technical Codes and other pertinent laws or ordinances.
(d) Issuing permits.
(1) Action 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 contract documents filed therewith conform to the requirements of the
Technical Codes and other pertinent laws and ordinances, the Building Official
shall issue a permit to the applicant.
(2) Refusal to issue permit. If the application for a permit and the
accompanying contract 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, and shall return the contract
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.
(3) Special 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, at his discretion, issue a special permit for proceeding
at the applicant?s 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.
(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 when 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 of any building
or structure removed from another lot or premises, unless the applicant has
made application at the office of the director of engineering 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 this Code.
(e) Contractor's responsibilities. It shall be the duty of every contractor
who shall make contracts for the installation or repairs of building,
structure, electrical, gas, mechanical or 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.
(f) Conditions of the permit.
(1) Permit intent. A permit issued shall be construed to be a license to
proceed with the work and not as authority to violate, cancel, alter, or set
aside any of the provisions of the Building Official from thereafter requiring
a correction of errors in plans, construction, or violations of this Code or
the Technical Codes. Every permit issued shall become invalid unless the work
authorized by such permit is commenced within six months after its issuance, or
if the work authorized by such permit is commenced within six months after its
issuance, or if the work authorized by such permit is suspended or abandoned
for a period of six months after the time the work is commenced. One or more
extensions of time, for periods not more than 90 days each, may be allowed for
the permit. The extension shall be requested in writing and justifiable cause
demonstrated. Extensions shall be in writing by the Building Official.
(2) Permit issued on basis of an affidavit. 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 he affidavit or prepared the drawings or
computations shall supervise such work. In addition, they 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 a 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 reviewed by
the Building Official.
(3) Plans. When the Building Official issues a permit, he shall endorse, in
writing or by stamp, both sets of plans "Reviewed for Code Compliance." One set
of drawings so reviewed shall be retained by the Building Official and the
other set shall be returned to the applicant. The permit drawings shall be kept
at the site of work and shall be open for inspection by the Building Official
or his authorized representative.
(g) Fees.
(1) Prescribed fees. A permit shall not be issued until the fees prescribed
herein 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.
(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
percent of the usual permit fees in addition to the required permit fees.
(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.
(4) Fee schedule. For all buildings, structures, or alterations requiring a
building permit, a fee shall be paid as required at the time such permit is
issued, in accordance with the following schedule:
a. Whenever the valuation does not exceed $16,000.00 the permit fee shall be
$50.00.
b. For valuations over $16,000.00, up to and including $30,000.00, the permit
fee shall be $50.00, plus, for each additional thousand dollars, or fraction
thereof, add $2.50.
c. For the first $30,000.00, the permit fee shall be $85.00 plus, for each
additional thousand dollars, or fraction thereof, add $3.00.
d. The valuation of a residential structure shall be calculated, per every
square foot of floor area, based on a value equal to 57 percent of the current
International Code Council building valuation data for residential wood frame
construction. The square foot rate shall be adjusted based on published changes
in the International Code Council building valuations for residential wood
frame constructions.
e. The valuation of a commercial structure shall be calculated based on the
"Square Foot Construction Costs" per the International Code Council Valuation
Data.
f. A plan review fee, for commercial construction shall be one fourth the
permit fee to be submitted with permit application, $50.00 minimum.
g. For the moving of any building or structure, other than a portable
building, the fee shall be $75.00.
h. For the moving of any portable building the fee shall be $50.00.
i. For the demolition of any building or structure, the fee shall be $45.00.
j. For the issuance of any certificate of occupancy, the fee shall be $30.00.
For the renewal of a certificate of qualification, active or inactive, issued
by the building contractors examining board, the fee shall be $25.00.
Whenever any work or installation has been disapproved, the fee for a
reinspection shall be as follows:
For first occurrence there will be no charge.
For subsequent occurrences the fee shall be $50.00.
Where inspections are required after hours for approved shut downs, or other
emergency needs, the fee shall be $50.00, for the first hour, plus $30.00 for
each additional hour thereafter.
(5) Building permit valuations. If, in the opinion of the Building Official,
the valuation of the building, alteration, structure, electrical, gas,
mechanical or plumbing systems appears to be underestimated on the application,
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.
Sec. 8-106. Inspections.
(a) Existing building inspections. Before issuing a permit, the Building
Official may examine or cause to be examined any building, electrical, gas,
mechanical, or plumbing system for which an application has been received for a
permit to enlarge, alter, repair, move, demolish, install, or change the
occupancy. He shall inspect all buildings, structures, electrical, gas,
mechanical and plumbing systems, from time to time, during and upon completion
of the 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.
(b) 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.
(c) Inspection service The Building Official may make, or cause to be made,
the inspections required by this section. He may accept reports of inspectors
or of 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.
(d) 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, prior to the issuance of the
certificate of occupancy or completion.
(e) Posting of permit. Work requiring a permit shall not commence until the
permit holder or his agent posts the permit card in a conspicuous place on the
premises. The permit shall be protected from the weather and located in such
position as to permit the Building Official or his 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.
(f) Required inspections. 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
that must be corrected in order to comply with this Code:
(1) Building.
Footing and Foundation inspection. To be made after trenches are excavated and
forms erected.
Frame inspection. To be made after the roof, all framing, fireblocking and
bracing is in place, all concealing wiring, all pipes, chimneys, ducts and
vents are complete.
Final inspection. To be made after the building is completed and ready for
occupancy.
(g) Written release. Work shall not be done on any part of a building,
structure, electrical, gas, mechanical, or plumbing system beyond the point
indicated in each successive inspection without first obtaining a written
release from the Building Official. Such written release shall be given only
after an inspection has been made of each successive step in the construction
or installation as indicated by each of the foregoing three inspections.
(h) Reinforcing steel and structural frames. Reinforcing steel or structural
framework of any part of any building or structure shall not be covered or
concealed without first obtaining a release from the Building Official.
(i) 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 the release from the Building Official has been received.
Sec. 8-107. Certificates.
(a) Certificate of occupancy.
(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.
(2) Issuing certificate of occupancy. Upon satisfactory completion 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.
(3) Temporary/partial occupancy. A temporary/partial certifi-cate of occupancy
may be issued for a portion or portions of a building which may safely be
occupied prior to final completion of the building.
(4) Business license. No business license shall be issued for any occupancy
or change in occupancy for a building or part of a building until after the
Building Official shall have issued a certificate of occupancy therefor.
(b) 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 proof 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.
(c) Service utilities.
(1) Connection 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.
(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 testing of building service systems or for use under a temporary
certificate of occupancy.
(3) Authority to disconnect service utilities. The Building Official shall
have the authority to authorize the disconnection of the utility service to the
building, structure, or system regulated by the Technical Codes, in case of
emergency whenever 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 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.
(d) Posting floor loads.
(1) Occupancy. An existing or new building shall not be occupied for any
purpose that 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.
(2) Storage and factory-industrial occupancies. It shall be the
responsibility of the owner, agent, proprietor, or occupancy 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
load capacity. All 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 building Department.
(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 the plates of approved design that 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.
Sec. 8-108. 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.
Sec. 8-109. Appeals.
Whenever the Building Official shall reject or refuse to approve the mode or
manner of construction proposed to be followed, or materials to be used in the
erection or alteration of a building or structure, or when it is claimed that
the provisions of this Code do not apply, or that an equally good or more
desirable form of construction can be employed in any specific case, or when it
is claimed that the true intent and meaning of this Code, or any of the
regulations there under, have been misconstrued or wrongly interpreted, the
owner of such building or structure, or his duly authorized agent, may appeal
from the decision of the Building Official to the Council of Columbus, Georgia.
Sec. 8-110. Severability.
If any section, subsection, sentence, clause or phrase of this Code is for any
reason held to be unconstitutional, such decision shall not affect the validity
of the remaining portions of this Code.
Sec. 8-111. Violations and penalties.
Any person, firm, corporation, or agent who shall erect, construct, alter,
install, demolish, or move any structure, electrical, gas, mechanical or
plumbing system, or has erected, constructed, altered, repaired, moved or
demolished a building, structure, electrical, gas, mechanical or plumbing
system, in violation of a detailed statement or drawing, submitted and
permitted there under, shall be guilty of an offense, punishable as set forth
in section 1-8 of the Columbus Code. Each such person shall be considered
guilty of a separate offense for each and every day, or portion thereof, during
which any violation of any violation of any of the provisions of this Code is
committed or continued, and upon conviction of any such violation, such person
shall be punished as set forth in section 1-8 of the Columbus Code.
Section 2.
All ordinances or parts of ordinances in conflict with this ordinance are
hereby repealed.
Introduced at a regular meeting of the Council of Columbus, Georgia held on the
20th day of February, 2007, introduced a second time at a regular meeting of
said Council held on the ______ day of _____________, 2007, and adopted at said
meeting by the affirmative vote of ________ members of said Council.
Councilor Allen voting____________.
Councilor Anthony voting__________.
Councilor Baker voting____________.
Councilor Barnes voting___________.
Councilor Davis voting____________.
Councilor Henderson voting________.
Councilor Hunter voting___________.
Councilor McDaniel voting_________.
Councilor Pugh voting_____________.
Councilor Woodson voting__________.
______________________________ ______________________________
TINY B. WASHINGTON JIM WETHERINGTON
CLERK MAYOR
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