CHAPTER 16

                                                   BUILDING AND FIRE CODES

                                               ARTICLE I - REFERENCE CODES

SECTION 1:  BUILDING CODES

a)         In General

            The adopted building codes regulate construction, alteration, repair, use and occupancy, location, maintenance, removal, demolition, or renovation of any building, structure, or appurtenance and any related mechanical, plumbing, or electrical device or system, within the Town.

b)         Adopted Building Codes

            The following building codes and any supplements to them which exist or may be included in the future, are effective upon adoption of the Code, unless otherwise noted:

            1)        Standard Building Code, 1991 edition, or subsequent revisions, published by the Southern Building Code Congress International, Inc., Birmingham, Alabama, excluding  appendices B, C, E, and I. 

            2)        Standard Mechanical Code, 1991 edition, or subsequent revisions, published by the Southern Building Code Congress International, Inc., Birmingham, Alabama.

            3)        Standard Plumbing Code, 1991 edition, or subsequent revisions, published  by the Southern Building Code Congress International, Inc., Birmingham, Alabama.

            4)        Standard Gas Code, 1991 edition, or subsequent revisions, published by the Southern Building Code Congress International, Inc., Birmingham, Alabama.

            5)        Standard Unsafe Building Abatement Code, 1985 edition, Published by the SBCCI, Inc.

            6)        Standard Swimming Pool Code, 1991 edition, or subsequent revisions, published by the Southern Building Code Congress International, Inc., Birmingham, Alabama.

            7)        National Electrical Code, 1993 edition, or subsequent revisions, published by the National Fire Protection Association, Quincy, Massachusetts, with the following exceptions:

                        A)   The use of aluminum wiring less than #6 in construction shall be prohibited.

                        B)   All structures constructed after the date of adoption of this section shall be required to have an electrical disconnect located outside of the structure and easily accessible by the applicable utilities department and/or fire department.

                        C)   If the electrical meter is relocated or upgraded (increased in volume) after the adoption date of this section, it shall be required to have installed an electrical disconnect located outside of the structure and easily accessible by the utilities department and/or fire department.

                        D)   The minimum service for residential, mobile homes, modular homes, or commercial shall be 100 amp (Mobile homes must be wired direct, and no pig tails shall be permitted).  Services must be justified by calculation of loads.

                        E)    Residential meters should not be located in areas such as carports, open porches, or swimming pools.  In the event that a meter area is later enclosed, the customer shall, at his expense, have the meter moved to an outside location.

                        F)    Panels shall not be located in clothes closets, broom closets, pantries, bathrooms, or where not readily accessible.

                        G)   Exposed nonmettalic sheath cable shall not be permitted below ceiling level.

                        H)   All buildings used for commercial or industrial purposes shall be wired in conduit in its or their entirety, including but not limited to, stores, offices, churches, lodges, auditoriums, clubs and schools.

            8)        Florida Energy Efficiency Code for Building Construction, latest published, with revisions.

            9)        The requirements for accessibility and parking for physically disabled persons as specified in Chapter 553, Part V, Florida Statutes, or as amended.

SECTION 2:  FIRE CODES

a)         In General

            The adopted fire codes regulate the storage, use or handling of hazardous materials, substances or devices in order to afford reasonable protection of life and property from the hazards of fire and explosion, and from conditions hazardous to life or property in the use or occupancy of buildings and premises.

b)         Adoption of Standard Fire Prevention Code

            The Standard Fire Prevention Code, 1991 Edition, or subsequent revisions, published by Southern Building Code Congress International, Inc. and the NFPA 101 Life Safety Code, 1991 Edition, or subsequent revisions, is adopted.

c)         Bonfires and Outdoor Rubbish Fires

            1)        No person shall kindle or maintain an open bonfire or rubbish fire of any nature, or authorize any such fire to be kindled or maintained.

            2)        Exceptions:

                        A)   This prohibition against open fires shall not apply to campfires conducted by eleemosynary, civic, educational or charitable associations, to the outdoor cooking of food, or to training fires conducted by Town or county fire departments, or agricultural district, or other controlled burns conducted by or under the authority or direction of the State of Florida Division of Forestry.  Those igniting fires excepted from the prohibition against open burning shall, at least one (1) hour prior to igniting any said exempted fire, notify the Town.

                        B)   No person shall kindle or maintain any exempt fire or authorize any such fire to be kindled or maintained on any private land unless:

                               1.     The location is not less than fifty (50) feet from any structure and adequate provision is made to prevent fire from spreading to within fifty (50) feet of any structure

                               2.     The fire is constantly attended by a competent person until such fire is extinguished. The person shall have a hose connected to a water supply or other fire extinguishing equipment readily available for use.

                                   ARTICLE II - BUILDING PLANS AND PERMITS

SECTION 1:  IN GENERAL

The provisions of this Article relate to the construction and fire safety codes for  development.  It shall be the duty of the Building Official or designee to enforce this Article.

SECTION 2:  PERMIT REQUIRED 

No building or other structure shall be erected, demolished, moved, added to, or structurally altered without a permit, issued by the Building Official.

SECTION 3:  PERMIT APPLICATION

a)         Application Documents 

            Application for building and building related permits shall be submitted to the Building Official.  Such submittal shall include the application form as provided by the Town, together with all required associated documents and fees depending upon the type of permit being sought as further described below:

            1)        Building Permit.  Applications for constructing new buildings and additions to existing buildings shall include the following:

                        A)   Residential.  Two (2) complete sets of drawings (minimum size 18" x 24") to include floor plan (with all rooms identified), electrical, plumbing, four (4) elevations and typical wall sections, and two (2) copies of recorded plat or certified survey (minimum size 11" x 17") showing the following information:

                               1.     The location of all structures existing and proposed for the site.

                               2.     The dimensions and setbacks of all proposed structures.

                               3.     The location of septic systems, if applicable.

                               4.     The location of easements and/or rights-of-way on or adjacent to site.

                               5.     The location of all proposed driveways.

                               6.     Scale - minimum 1/4" scale.

                        B)   Other Sites.  Two (2) complete sets of plans (minimum size 24" x 36") signed and sealed by an architect or engineer registered in the State of Florida, two (2) copies of property survey certified by a professional land surveyor licensed in the State of Florida, and one (1) approved copy of site development plan.

                        C)   Exceptions.  The site development plan may be omitted if the proposed improvement is completely interior to an existing structure and does not alter any exterior dimensions of any improvement on the site.

                        D)   Homeowner Forms.  Homeowner forms (Owner/Builder) must be signed by any homeowner who applies for a building permit.

            2)        Building, Electrical, Plumbing, and Mechanical Permit 

                        A)   Applications for work which is regulated by any of the adopted codes, other than the Standard Building Code, shall include two (2) complete sets of plans showing the proposed work in sufficient detail and clarity to allow for a thorough plan examination to determine compliance with all applicable Code provisions.

                        B)   Exceptions.  The plans may be omitted upon determination by the Building Official that the work is relatively minor in scope, routine in nature, and can be adequately described on the application without any additional documents.

            3)        Irrigation Permit.  A permit is required for connection to the water supply and shall include a rain sensor device or switch which will over-ride the irrigation cycle of the sprinkler system pursuant to Chapter 373.62, Florida Statutes, or as amended.

b)         Applicant's Credentials

            Each applicant for any permit shall be properly licensed and insured in accordance with current State of Florida, Lake County and Lady Lake laws and regulations.

            An owner-builder who meets all the criteria established by law as determined by the Town, provided that an Unlicensed Contractor Affidavit is sworn to by such owner-builder and witnessed by a Notary Public, may apply for a building permit to construct on his own property.

c)         Application Review Process

            1)        When any permit application is submitted to the Building Official, the application and the applicant's credentials shall be verified to ensure that they are complete and are accompanied by all required information and documents.  Once verified, the application and all accompanying documents shall be stamped with the date.  The Building Official shall not accept any applications from any person who does not have the proper credentials, nor shall the Building Official accept any application which is not complete or has any required information or document omitted.  In the event the application is found to be incomplete, the Building Official shall promptly notify the applicant that the application is incomplete, and shall return the application to the applicant to obtain the missing information.

            2)        The Building Official shall review the application and documents for compliance with applicable codes and regulations.

                        A)   Disapproval.  If the Building Official determines that the documents are not in compliance with all applicable codes and regulations then the applicant shall be informed of the reason for disapproval, and an ongoing dialogue with the applicant shall be maintained to facilitate a resolution of the problem.

                        B)   Approval.  If the Building Official determines that the documents are in compliance with all applicable codes and regulations and that there is no need for a preliminary inspection of the subject property, the Building Official shall promptly issue the permit.

            3)        Upon approval from the Building Official, the applicant shall be contacted by the Town and informed that the permit is ready to be picked up and that the final fees need to be paid.

SECTION 4:  BUILDING PERMIT

a)         License to Proceed

            A permit is simply a license to proceed with the proposed work, and grants no authority to violate, cancel, alter, or set aside any applicable code, regulation, requirement, ordinance or law, regardless of what may be shown or omitted on the permit documents.

b)         Time Limits

            1)        The work authorized by a permit shall be commenced within one hundred eighty (180) days after its issuance or the permit shall become null and void.  The permit is valid for one (1) year from the date of issuance.

            2)        If the work authorized by such permit is suspended or abandoned for a period of one hundred eighty (180) days after the work has commenced, then the permit shall become null and void. 

            3)        Extensions.  With good cause, one (1) or more extensions of time, for periods not exceeding ninety (90) days each, may be allowed for construction.  All such extension requests shall be submitted by the owner or authorized agent to the Building Official in writing and such approval of the extension request shall be in writing by the Building Official.

c)         Fees

            All building permit fees and related fees shall be paid in accordance with the current fee schedule adopted by the Town Commission.

d)         Posting Permit on Job Site

            No work requiring a permit shall commence until the issued permit placard is conspicuously posted on the job site in such manner and location that affords it protection from the weather and allows the inspector to conveniently make written entries.  If the placard is lost or destroyed, a duplicate replacement shall be secured from the Town on the first workday after such loss.

SECTION 5:  INSPECTIONS

a)         Preliminary Inspection

            Before a permit is issued, the Building Official may examine any building for which an application has been received for a permit to enlarge, alter, repair, move, demolish, or change of occupancy.

b)         Required Inspections

            Upon twenty-four (24) hour advance notice from the contractor of record (permit holder), inspections shall be conducted per the Southern Building Code, latest edition, which may include but not be limited to:

            1)        Temporary Electric Service.  This inspection shall be conducted after the temporary service equipment is in place, with the meter socket open, main disconnect installed, grounding installed, bracing in place, and any non-weathertight equipment protected from rain.