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New Commercial Construction

Commercial Permit Requirements New Construction

• Building permit applications, site plans and 3 complete sets of construction plans are reviewed by the Building and Fire Officials. Plans must be stamped by a Registered Design Professional.
• Planning staff verifies compliance with zoning and platting ordinances. (Please read Zoning/Land Use Section)
• Building Official will review building, mechanical, electrical, plumbing and A/C plans for compliance with local and national codes, floodplain compliance and assess impact fees. Reference the Impact Fee Study adopted by the City of Gonzales, November 2013
• The Utility Department will review application plans for water, wastewater and electrical service; water tap locations and other utility services. All commercial wastewater users will be required to complete a Wastewater Survey prior to issuance of a building permit.
• The City Engineer will review drainage plans for all commercial and subdivision development
• Permits for residential new home construction or remodeling, on a legal or platted lot, with no variance request, can expect to be approved or have comments for further review in seven (7) to ten (10) days.
• Commercial permits typically take longer due to the extent of utility, drainage and access reviews. Staff will work with applicants to insure that these permits are processed as quickly as possible. Department staff will contact applicants for any information that is needed.
• All developments that require access to a State roadway require Texas Department of Transportation (TXDOT) approval.
• In order to facilitate communication, between City Staff, applicants and other utility providers, construction coordination meetings may be scheduled as needed. City staff may place applicants on the agenda for these meetings, or applicant may request to be placed on the agenda by contacting the Building Official.

Three (3) complete sets of construction documents as per 2015 IBC section 106, by a Registered Design Professional that will coordinate with the City of Gonzales Engineering Standards Manual and the following;
A. Drainage design Criteria
A.2.0 Drainage Policy and Criteria
2.1 Development Categories
In an effort to facilitate development while applying drainage rules, a tier system is established requiring different submittals and different development actions depending on the probable impact on the drainage basin. In all cases, properly sized easements shall be granted across all contiguous property owned by the applicant; and a comprehensive Drainage Plan and Drainage Report shall be provided for all property on the subject plat whether developed by this application or not. Best Management Practices (BMPs) shall be exercised in the design process.
2.1.1 Type 1 Development
A. A Type 1 Development is any development or redevelopment in the following categories.
1. Disturbs less than one acre of land;
2. Creates less than 1,000 square feet of additional impervious cover; or
3. Creates additions to single family or duplex residential structure.
A. Submittals for a Type 1 Development include: location and contact information (e.g.
Name, address, phone number, property location), site drawing for the proposed disturbance, review of applicable BMP’s and temporary erosion control techniques. For a Type 1 Development:
1. Drainage easements may be required to accommodate future or existing development
2.1.2 Type 2 Development

A Type 2 Development is any development or redevelopment in the following categories:
1. Agriculture (not including feedlots), or
2. Single family or duplex residential not in a major subdivision (three or more lots) with more than 1,000 square feet of additional impervious cover, or
3. Non-residential developments of less than 5,000 square feet of additional impervious cover, or
4. Development not meeting criteria for a Type 3 Development.
B. Submittals for a Type 2 Development include: location and contact information, site drawing or sketch for the proposed disturbance (a scaled drawing (scale 1” = (50’ or less)) on 11” x 17” paper showing existing drainage ways, flow directions, floodplain boundaries, proposed grading and development, and proposed drainage, and erosion control facilities with a copy of the survey plat showing the lot layout, streets, and utility and drainage easements), review of applicable BMP’s and temporary erosion control techniques, agreement letter specifying BMP’s to be included in the project. For a Type 2 Development:
1. If any on-site and off-site storm water structure is known to be at or below design capacity, the owner/developer shall be responsible for increasing the size of the structure to accommodate the development.
2. Drainage easements may be required to accommodate future or existing development.
2.1.3 Type 3 Development
A. A Type 3 Development is any development or redevelopment in the following categories.
1. Non-residential development with more than 5,000 square feet of additional impervious cover,
2. Residential subdivision with other than single family and duplex units,
3. Major subdivisions (three or more lots),
4. Disturbs more than one acre of land,
5. Development within a FEMA designated flood hazard area or adjacent to a major watercourse, or

6. Agricultural feedlots
B. Submittals for a Type 3 Development include: location and contact information, Drainage Report, Erosion Control Plan, agreement letter specifying BMP’s to be included in the project or other site specific requirements. For a Type 3 Development:
1. Mitigation through detention, retention, or some other technique must be designed, constructed, and maintained to reduce the post-development discharge rate to below that of pre-development for the 2- year, 10-year, 25year and 100-year design storms. Participation in neighborhood or regional mitigation is an acceptable option when available.
2. In cases where adequate detention is not available and an In-lieu-of negotiation is in place, all on-site and off-site storm water structures must be sized to convey the additional storm water from the property to the first major stream. For existing structures, see paragraph 3 below.
3. If any encountered structures are at or below design capacity, the owner/developer shall be responsible for increasing the size of the structure to accommodate the development, at their own expense or demonstrating cause why the city should partner in the project.

4. On-site drainage easements may be required to accommodate future or existing development. Off-site drainage easements may also be required if the increase in water quantity impacts existing water storage capacity and increases the possibility of flooding.
C. The Drainage Plan and Drainage Report containing the proposed storm drainage and flood protection system must be submitted as part of the vesting platting process or application for a Building Permit. A revised Drainage Plan and Drainage Report shall be submitted after all issues have been resolved with the Designated Official.

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STRUCTURAL DESIGN AND REFERENCES TO THE ADOPTED ICC CODES


ARTICLE 3.200 BUILDING CODES
Sec. 3.201 Codes Adopted
(a) The following codes in their most current edition along with amendments thereto, of which a copy of each is filed in the office of the building official, are hereby adopted and incorporated as fully as if set forth herein:
(1) 2015 International Building Code.
(A) Appendix B-Board of Appeals.
(B) Appendix C-Group U-Agricultural Buildings.
(C) Appendix D-Fire Districts.
(D) Appendix E-Supplementary Accessibility Requirements.
(E) Appendix F-Rodent Proofing.
(F) Appendix G-Flood Resistant Construction.
(G) Appendix I-Patio Covers.
(H) Appendix J-Grading.
(I) Appendix K-Administrative Provisions.
(2) 2015 International Mechanical Code.
(A) Appendix A-Combustion Air Openings and Chimney Connector Pass-Through.
(3) 2015 International Plumbing Code.
(A) Appendix B-Rates of Rainfall for Various Cities.
(B) Appendix C-Gray Water Recycling Systems.
(C) Appendix D-Degree Day and Design Temperatures.
(D) Appendix E-Sizing of Water Piping Systems.
(E) Appendix F-Structural Safety.
(F) Appendix G-Vacuum Drainage System.
(4) 2015 International Residential Code.
(A) Appendix A-Sizing and Capacities of Gas Piping.
(B) Appendix B-Sizing of Venting Systems Serving Appliances Equipped With Draft Hoods, Category I Appliances, and Appliances Listed for Use and Type B Vents.
(C) Appendix C-Exit Terminals of Mechanical Draft and Direct-Vent Venting Systems.
(D) Appendix D-Recommended Procedure for Safety Inspection of an Existing Appliance Installation.
(E) Appendix E-Manufactured Housing Used as Dwellings.
(F) Appendix F-Random Control Methods.
(G) Appendix G-Swimming Pools, Spas and Hot Tubs.
(H) Appendix H-Patio Covers.
(I) Appendix I-Private Sewage Disposal.
(J) Appendix J-Existing Building and Structures.
(K) Appendix K-Sound Transmission.
(L) Appendix M-Home Day Care-R-3 Occupancy.
(M) Appendix N-Venting Methods.
(N) Appendix O-Gray Water Recycling Systems.
(O) Appendix P-Sizing of Water Piping Systems.
(P) Appendix Q-ICC International Residential Code Electrical Provisions/National Electrical Code Cross-Reference.
(5) 2009 International Energy Conservation Code.
(6) 2015 International Property Maintenance Code.
(A) Appendix A-Boarding Standard.
(7) 2015 International Fuel Gas Code.
(A) Appendix A-Sizing and Capacities of Gas Piping (IFGS).
(B) Appendix B-Sizing of Venting Systems serving appliances equipped with draft hoods, Category I Appliances and appliances listed for use with type B vents (IFGS).
(C) Appendix C-Exit Terminals of Mechanical Draft and Direct-Vent Venting Systems (IFGS).
(D) Appendix D-Recommended Procedure for Safety Inspection of an Existing Appliance Installation (IFGS).
(8) 2015 International Private Sewage Disposal Code.
(A) Appendix A-System Layout Illustrations.
(B) Appendix B-Tables for Pressure Distribution Systems.
(9) 2015 International Fire Code.
(A) Appendix A-Board of Appeals.
(B) Appendix B-Fire-Flow Requirements for Building.
(C) Appendix C-Fire Hydrant Locations and Distribution.
(D) Appendix D-Fire Apparatus Access Roads.
(E) Appendix E-Hazard Categories.
(F) Appendix F-Hazard Ranking.
(G) Appendix G-Cryogenic Fluids-Weight and Volume Equivalents.
(H) Hazardous Materials Management Plan (HMMP) and Hazardous Materials Inventory Statement (HMIS) Instructions.
(I) Appendix I-Fire Protection Systems-Noncompliant Conditions.
(J) Appendix J-Emergency Responder Radio Coverage.
(10) 2014 NFPA National Electric Code.
(A) Annex A thru H.
(11) 2015 ICC Performance Code.
(A) Appendix A-Risk Factors of Use and Occupancy Classifications.
(B) Appendix B-Worksheet for Assigning Specific Structures to Performance Groups.
(C) Appendix C-Individually Substantiated Design Method.
(D) Appendix D-Qualification Characteristics for Design and Review of Performance Based Designs.
(E) Appendix E-Use of Computer Models.
(12) Existing Building Codes.
(A) Appendix A-Referenced Standards.
(B) Appendix B-Supplementary Accessibility Requirements for Existing Buildings and Facilities.
(13) 2015 National Life Safety Code.
(Ordinance 2015-3 adopted 5/15/2015)

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ELECTRICAL REQUIREMENTS

ELECTRICAL REQUIREMENTS
Plans shall reflect the following as per 2015 IBC chapter 27 and the 2014 NEC
• Electrical load analysis
• One line drawing showing location of all panels, branch circuits and devices
• Detailed lighting plan. This will also need to include emergency and exit lighting
• Feeder Schedule
• Disconnect and Riser Diagram
• Transformer and Service Entrance (to the point of attachment) may be installed by the City of Gonzales or GVEC.

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Mechanical Requirements

Mechanical Requirements
Plans shall reflect the following as per 2015 IMC section 106.3.1
• One line drawings for duct line sizes Type of duct material and R factor
• SEER rating on units

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Plumbing Requirements

Plans shall reflect the following as per 2015 IPC section 106.3.1
• Potable water usage
• Fixture unit count for the meter size requirements (tap fees are separate from this permit)
• Building drain size
• Waste water fixture unit count for tap requirements (tap fees are separate from this permit)
• Building sewer vent sizes
• Natural gas schematic, include venting
Fire Alarm and Sprinkler System
Plans shall reflect the following as per 2015 IFC
• Location of Fire Department Connection
• Location of Fire Alarm Panel
• Riser Diagram
• One Line Diagram of Sprinkler System
• Diagram of audio/visual alarms
• Diagram of Smoke Dectors
• Fire Flow Calculations

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SIGNAGE

Sec. 3.816 Permits Required
(a) Unless specifically exempted, it shall be unlawful for any person to erect, substantially alter or relocate any billboard or sign without first obtaining the proper permit from the building inspector and making payment of the fee required. “Substantially alter” shall not include routine painting, posting or maintenance.
Sec. 3.817 Application for Permit
(a) Applications for permits to erect, alter, replace or relocate any commercial sign, portable sign or billboard sign shall contain or have attached thereto the following information:
(1) Application.
(A) Name, address and telephone number of the applicant.
(B) Location of building, structure or lot to which or upon which the sign is to be attached or erected.
(C) Position of the sign in relation to nearby buildings or structures, including other signs.
(D) The plans and specifications including type, size, shape, color, electrical wiring, construction, type of materials, method of attachment to building or structure and foundation for freestanding signs.
Sec. 3.818 Permit Fees
The following permit fees shall be collected for each sign permit issued:
(1) Commercial Signs $25.00.
(2) Billboards $100.00.
(3) Portable Signs $20.00.
(1995 Code of Ordinances, Title XV, Chapter 155, Section 155.022)
For definitions, historic downtown and other requirements, refer to the City of Gonzales Code of Ordinances, Article 3.800 Signs and Billboards

ABOVE SECTIONS SHALL BE SUBMITTED FOR REVIEW BEFORE BUILDING PERMITS WILL BE ISSUED.

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