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A Guide to Commercial Building PermitsClick here to download this as printable brochure (pdf). Please note: the brochure was created as an eight-page booklet and needs to be folded as such for the pages to flow correctly.The City of Upper Arlington recognizes the value our businesses bring to the overall quality of life we enjoy here. Be it the services and shops that allow residents to go about their daily lives or those businesses whose presence contributes to the financial stability of our community, all play in important role in Upper Arlington’s continued success. The Development Department oversees the many aspects involved in our community’s definition and development. The department’s staff assists developers and contractors who wish to build or remodel structures in the City, guiding them through the necessary zoning, permitting and inspection processes that are in place to enhance the appearance, growth and safety of our community. Chief among the department’s responsibilities is the administration and enforcement of the Unified Development Ordinance (UDO). The UDO defines key terms, sets administrative guidelines, outlines development procedures, defines zoning districts, and sets development standards and design guidelines. It’s the department’s job to interpret and apply the UDO by issuing certificates and permits, reviewing and certifying applications, responding to inquiries, maintaining records, reviewing and approving plans, conducting inspections and otherwise enforcing the ordinance. The City of Upper Arlington’s building code is used to ensure building regulations are followed when additions, alterations or buildings are constructed. It sets minimum standards and requirements for construction and construction materials to make buildings appropriately safe and sanitary. Building codes also preserve and enhance property values, a benefit to the entire community. We have created this brief brochure to help you better understand commercial building permits, the rules and regulations for construction projects, and an idea of the time you should allow in order to complete your projects on schedule. Please be aware that each project is unique. Some may require additional information, drawings and inspections, and some may require extensive site and design analysis prior to beginning the permit application process. Contact the Development Department with any questions you may have as you prepare to undertake any project. Call us at 614-583-5070 during office hours, or click here to submit an online email query. We look forward to working with you to help bring your commercial improvement project to a successful conclusion. Before You Start Before beginning any construction project, we recommend you become familiar with zoning and building codes pertaining to your specific property. This information is available within this Business & Development section of the website. Items to research or consider include: • Check property zoning classifications using the online GIS Mapping tool. • The online Business & Development / Guiding Documents section provides access to applicable City codes: Chapter 11 - Unified Development Ordinance (UDO) for zoning regulations Chapter 13 - Building Code for building regulations (pdf file). It is also advised that you check the Ohio Building Code (OBC), available at the ICC Ohio Resource Center, 1245 Sunbury Road, #100, in Westerville. • Schedule a meeting to discuss your plans with a Planning Officer and/or Chief Building Official. • Consult with a design professional familiar with City codes and procedures. An important consideration is the time required to bring all facets of your project to a successful conclusion, from inception to the final inspection and approval date. Depending on the scope of the project and steps required, the entire process can take anywhere from one month to several months. If you choose not to do the project or if building permits are not paid for within 60 days from the time of application, they are voided and the plans destroyed. An approved building permit is valid for 18 months. If, in the course of construction, work is delayed or suspended for more than six months, the approval of plans is invalid. Two extensions may be granted for six months each if requested at least 10 days in advance of the expiration date. Application & Plan Submittal Requirements Link to all forms Once a project is designed and drawings prepared, you are ready to submit an application to Development. Commercial plans require an architect’s or engineer’s stamp and signature. Plans Required Three or four complete sets of drawings (depending on the scope of work), that have been prepared by a registered design professional, must be submitted. The plans must be drawn to scale and indicate all construction details. The site plan must include dimensions of the lot and location of all existing and proposed buildings and development on the lot, distances between buildings and property lines, parking counts, etc. Permits Required Permits are required for all construction projects, including: • New buildings • Interior remodeling • Room additions • Renovations • Structural repairs • Basement finishes • Change of use Permits are not required for non-structural interior cosmetic finishes, shingle replacement (maximum two layers permitted), window or door replacement without opening expansion. Change of Use A change in the use of an existing building or structure may be approved administratively if the use is substantially similar to the existing use. A change of use may or may not involve interior or exterior building alterations. Applicants requesting a change of use may be required to submist a Certificate of Zoning Compliance (CZC). Before beginning a project, please call Development you are unsure whether your project requires a building permit or a CZC. Fees There are separate costs for application, zoning review, and building review in addition to a permit fee based on the square footage of the project or value of the work being performed. The fees are calculated once the permit is approved. There is a three percent Ohio Board of Building Standards (OBBS) surcharge on all commercial permits, and all commercial plan review fees incurred during the review process are made part of the overall permit fee. This fee is invoiced monthly at an hourly rate. The Building Permit Review Process This section summarizes the typical steps and timeframe involved with the permit review and approval process. All commercial building permit applications are date-stamped upon submittal to Development, and are reviewed in the order in which they were received. A complete review may take up to three weeks to complete, and unfortunately not all plans submitted are approved the first time around, especially in cases where adequate research and preparation has not been performed in advance. Zoning Review The zoning code regulates land use and development within the City. Zoning regulations protect property values by ensuring new development is compatible with the surrounding community and consistent with design principles and objectives of the City’s Master Plan. Building plans are first reviewed by the Planning Officer to ensure compliance with all provisions of the UDO. If plans are in compliance, they are approved and forwarded to the Chief Building Official for a building code review. If plans do not conform to UDO requirements, the applicant is given two options: • Redesign the project to comply OR • Seek a variance from the Board of Zoning and Planning (BZAP). Variance applications (PDF files) can be downloaded online from the Business & Development / Forms section. Note: Some commercial properties in Upper Arlington are located in zoning districts, known as Planned Mixed Use Districts (PMUDs), that require a comprehensive design review by BZAP of signage, landscaping, lighting, architectural treatment, and other design details. Before the formal BZAP hearing, these projects require preliminary meetings with Development Department staff, the Technical Review Committee, and BZAP’s Work Session. BZAP has the authority to grant variances to requirements outlined in the UDO. A variance may be granted allowing deviations from the height, mass, setback, parking, or other dimensional requirements established by the UDO, when practical difficulties unique to the property in question prevent full compliance with the law. BZAP meetings are held once a month in the Council Chamber of the Municipal Services Center, beginning at 7 p.m. BZAP considers variance applications and other land use issues. Applications must be filed with Development on or before the specified filing deadline for each specific meeting in order to be placed on the Board’s agenda. The BZAP calendar, filing deadlines, and agendas can be found online within the “Business & Development” section. Building Review Once zoning approval is received, plans are next reviewed by the Chief Building Official to ensure compliance with Chapter 13 of the City’s Codified Ordinances and the Ohio Building Code. The purpose of the building code is to provide minimum standards and requirements for construction and construction materials to make buildings safe and sanitary for their intended use and occupancy. If plans fail to meet code, the Chief Building Official will issue a correction letter explaining reasons for the plan rejection, and citing specific sections of the code. Two new sets of plans must be resubmitted highlighting all revisions, along with a letter addressing the corrections. The resubmitted plans will again be reviewed on a “first-come, first-served” basis, and may take up to three weeks to review. Inspections Once a permit has been issued, a series of inspections takes place to ensure the work is being performed according to the approved plan. The required inspections for each project are listed on the building permit card. The original building permit card, along with an approved set of plans must be kept visible on the job site for the inspector to sign. Scheduling Inspections Call inspection requests into the “Inspection Line,” at 583-5080. Your request must be recorded before 8:30 a.m. of the day you wish the inspection to take place. You must leave the following details when you call: • Job site address • Permit number • Date the inspection is requested • Type of inspection to be performed • Phone number and name of contact The following inspection days are available for different types of inspections: • Building, HVAC, driveway approaches: Monday – Friday, 8 a.m. to 5 p.m. • Electrical: Monday - Friday, 8 a.m. to 5 p.m. These inspection requests should go to 614-583-5081 before 8:30 a.m. of the day requested. • Plumbing: these inspection requests should go to the Franklin County Health Department, at 614-462-3160. Upper Arlington’s Planned Mixed-Use Districts • Kingsdale – 38-acre area bounded by Northwest Boulevard, Tremont Road and Zollinger Road. • Henderson Road – 50-acre district on both sides of Reed Road south of Henderson Road. • Tremont – Includes a seven-acre commercial center and an 18-acre multi-family site north of the center. • Lane Avenue – 33 acres on both sides of Lane Avenue from North Star Road to Northwest Boulevard. • Northwest Boulevard – 13-acre district along Northwest Boulevard from Zollinger Road to the Ridgeview Road area. • U.S. 33 – Covers the U.S. 33 corridor, including the areas around Fishinger Road and Trabue Road where they intersect with U.S. 33. • Mallway – Area bounded by Arlington Avenue, Guilford Road, Coventry Road and Waltham Road. Updated 02/05 Development Department City of Upper Arlington 3600 Tremont Road Upper Arlington, Ohio 43221 Phone: 614-583-5070 |
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