Guide to Commercial and Industrial Permits For Building, Electrical, Mechanical, Water, Sewer and Zoning

Table of Contents

Contact Information and Office Hours Introduction
• Chapter 1: Commercial/Industrial Permit Information
• Chapter 2: Planning and Zoning Requirements
• Chapter 3: Building Requirements
• Chapter 4: Engineering Requirements
• Chapter 5: Inspections
• Chapter 6: Plan Requirements for Construction Project
• Chapter 7: Public Utility Information

Contact Information and Office Hours

City Hall
Phone: (330) 689-2700
Building Department
Phone: (330) 689-2729
Fax: (330) 689-2739
Email: bldg@stow.oh.us

Engineering Department
Phone: (330) 689-2719
Fax: (330) 689-2739
Email: engr@stow.oh.us

Zoning Department
Phone: (330) 689-2703
Email: zoning@stow.oh.us

Water Permits
Phone: (330) 689-2719

Office Hours:
8:00 a.m. to 4:30 p.m. Monday - Friday
or By Appointment
No permits will be issued past 4:00 p.m.

Inspectors Office Hours:
8:00 a.m. to 9:00 a.m. and 4:00 p.m. to 4:30 p.m.
Monday - Friday
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INTRODUCTION

This guide was developed to assist you through the commercial and industrial permit requirements and procedures in the City of Stow. It is hoped that this booklet will simplify and expedite the process of obtaining a permit and scheduling inspections.
The guide is a general outline to City procedures and requirements. Specific or technical questions should be directed to the appropriate City Department, or referenced through the building code or City Ordinances.
Codes and ordinances are adopted to provide minimum standards for the protection of life, limb, health, property, environment, and for the safety and welfare of the consumer, general public and occupants of buildings.
Safety is achieved through proper design and construction practice and a code administration program which verifies compliance.
We all rely on the safety of the structures that surround us. The public need for protection from disaster due to fire, structural collapse and general deterioration of buildings underscores the need for modern codes and their administration.
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Chapter 1

COMMERCIAL / INDUSTRIAL PERMIT INFORMATION
WHAT IS A PERMIT?
A permit is a license granting legal permission to start construction of a building project.

TYPES OF PERMITS
The City of Stow issues the following types of permits:

• Building
• Mechanical (HVAC)
• Electrical
• Engineering
• Water
• Zoning

Your project may require one or more of the permit types listed above depending on the scope of the work to be performed. If there is a question about whether or not a permit is required contact the Building Department.
Advantages to obtaining a permit include:

• Each phase of construction is inspected and approved for compliance with the code.
• If there is a violation, the inspector may advise on how to correct the problem.
• There may be legal and financial liabilities when work is performed without a permit.

The codified ordinances of the City specify that a permit must be issued when work is to be performed in any of the following areas:

• New buildings or structures
• Additions to buildings or structures
• Accessory buildings and additions thereto
• Alteration and restoration of building and structures
• Electrical system installation
• Mechanical system installation (H.V.A.C.)
• Decks, porches, and enclosures
• Roofing
• Siding
• Fences
• Right-of-way (site work)
• Demolition
• Swimming pools
• Structural retaining walls
• Major repairs

When applying for a permit, construction drawings may be required. The timeframe for plan review and approval depends upon the type of permit being applied for.

WHO OBTAINS A PERMIT?
The property owner / occupant may take out a permit. Otherwise, a registered contractor must obtain the permit. The permit holder is legally responsible for the work for which the permit was issued.

PERMIT, PLAN REVIEW FEES
Permit fees for new buildings, additions, and site improvements are based on the valuation of construction. Plan review fees are also based on estimated value of construction. If work is started prior to obtaining a permit, the penalty is the original permit fee plus an additional 300%. Other permit fees are based on fixed rates and / or estimated cost of construction.  A 3% permit fee surcharge is required by the State of Ohio commercial/industrial permits.  

RIGHT OF WAY BOND
A bond may be required for work within the City Right-of-Way. The Right of Way bond is refundable upon request after work has been completed, inspected and approved.

EXPIRATION OF PERMITS
Construction must commence within 120 days of the issuance of a permit. A permit will become void if progress as determined by the inspection record, is suspended for a period of six months or more. For renewal of an expired permit contact the Building Department.

CONTRACTORS REGISTRATION REQUIREMENTS
All contractors are required to be registered with the City of Stow. Applicants must complete a building contractor registration application available at the Building Department counter.
Electrical and Mechanical applicants must also submit a current State of Ohio Certificate of Qualification issued by the Ohio Construction Industry Examination Board.

ENERGY CONSERVATION REQUIREMENTS
Energy Conservation requirements may be found in chapter 13 of the Ohio Building Code (O. B. C.). In order to establish compliance and enforcement, the Building Department requires compliance data for commercial / industrial projects when plans are submitted.

PLAN REVIEW
The Building Department Staff will distribute the plan documents to the appropriate City departments for review. The O. B. C. allows the building department 30 days to review plans however we generally have an initial review completed within 14 days. If additional information is required, the applicant will be contacted. The status of any permit, application, or plan review may be checked by calling the Building Department during normal business hours.
Plans must be prepared by a person knowledgeable of construction, drafting and codes. Typically, that person is an architect or engineer. Plan requirements are outlined in the O. B. C. administrative section (4101: 2-1-19). Plans prepared by a registered design professional in the State of Ohio must be embossed with their seal over an ink signature on the title or first sheet of each set of drawings as well as the title page of bound specifications and other contract documents submitted originally or as revisions.
There are general requirements which may not apply to all situations. The plan requirement and permit sections of this guide will provide any further information you may need about plan requirements.

WHEN IS A PERMIT NOT REQUIRED?
Generally, permits are not required for routine maintenance of existing buildings and structures. If you have a question or are in doubt regarding when a permit may be required, please call the Building Department.

ADDRESS NUMBERS
The Engineering Department issues address numbers.

WATER AND SEWER PERMITS
Sanitary Sewer permits must be obtained from the Summit County Department of Environmental Services prior to the issuance of the Water Permit. Sanitary Sewer permits can be obtained at The Summit County Department of Environmental Services, 2525 State Road, Cuyahoga Falls, Ohio 44223 (330) 926-2409.
Water Permits are issued through the City of Stow Engineering Department and generally take 3-5 days for review and approval. The Water permits, current fees and specifications can be obtained at The City of Stow Engineering Department, 3760 Darrow Road, Stow, Ohio 44224 (330) 689-2719, Monday through Friday (Excluding Holidays), 8 A.M. to 4:30 P.M. (Excluding lunch from 12 P.M. to 1 P.M.).
Both the Sanitary Sewer Permit and Water Permit must be obtained prior to the issuance of a Building Permit for a new building.

PLUMBING PERMITS
Any owner or authorized agent who intends to install, enlarge, alter, repair, remove, convert or replace any plumbing system, or other service equipment the installation of which is governed by the 2005 Ohio Plumbing Code Based on the IPC 2003, or to cause any such work to be done, shall first make application to the Summit County Department of Building Standards (SCDBS) at 1030 E. Tallmadge Ave., Akron, Ohio, 44310 and obtain the required approvals.
The following items are required in order to process an application.

• The PERMANENT PARCEL TAX IDENTIFICATION NUMBER which is generally located on the deed or tax bill of the property, or can be obtained at the following location:

Summit County Auditor's Office
175 South Main Street, 3rd Floor
Monday through Friday, 7:30am to 4:00 pm
Auditor's Real Estate Division 330.643.2638
Or via the internet: http://ww.summioh.net:86/summit/pawsmain_real.shtml

• Submit three (3) Plumbing Plans, 1 complete building set and 2 sets of plumbing drawings. Construction documents shall be coordinated and of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of the 2005 Ohio Plumbing Code Based on the IPC 2003. Construction drawings shall include information necessary to determine compliance with the plumbing codes. All drawings, documents and specifications submitted shall bear evidence of the designers embossed seal impression, over an ink signature. The rubber stamp or reproducible facsimile version of the seal shall be applied on all pages.
• Upon a receipt of a Certificate of Full Plan Approval, or a Certificate of Phased Plan Approval, the applicant is eligible to submit an application of r the permits required for each discipline involved with your project.

For questions regarding Plumbing Permits call (330) 630-7280, ext. 4

WELLS
Well permits are issued by the Summit County Environmental Health Department, 1100 Graham Road Circle, Cuyahoga Falls, Ohio, (330) 923-4891. If you are unable to obtain a well permit prior to construction, an affidavit may be required by the Building Department. The affidavit is acknowledgement that drinkable water is required in the dwelling prior to occupancy.

LANDSCAPING REQUIREMENTS
Stow Planning Commission reviews all proposed commercial projects which are presented to the city and evaluates landscape criteria for the project. Typically, foundation plantings are required in order to soften the appearance and create a pleasing environment for the public. Parking lots must be buffered from the street with vegetation appropriate for the site. The City of Stow Planning and Zoning Code, sections1145.10 and 1185.01 address more specific detail of commercial requirements.
The city requires the developer to post a financial guarantee in the amount of 100% of the estimated cost of the landscape installation, insuring that the project will be completed as approved. This fee is refunded when landscaping is completed. A maintenance guarantee, representing 10% of the landscape cost, is held for one year to assure planting survival.
Landscape prints submitted to the city must identify plant material by size and variety, and must be drawn to scale.

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Chapter 2

PLANNING AND ZONING REQUIREMENTS
PLANNING APPROVAL PROCESS
All new commercial or industrial structures must be reviewed by the Planning Department, the Planning Commission and approved by City Council. The following is a summary of the process:

1. Administrative Review - The first step is submit an application to the Planning Department along with a site plan showing property lines, rights-of-way, building location, parking areas and landscaping. Building elevations from all sides are also required. The application must be submitted 8 days prior to the Planning Commission meeting date.
2. Planning Commission Hearing [Meets 2nd & 4th Tuesdays] Proposal is reviewed by the Planning Commission who makes a recommendation that is forwarded to the Planning Committee of Council. Applicant or representative must attend meeting.
3. Planning Committee of Council [Meets 2nd & 4th Mondays] Proposal is reviewed considering Planning Commission's recommendation, draft legislation is prepared and it is forwarded to City Council for final action. Applicant or representative must attend meeting.
4. City Council [Meets 2nd & 4th Thursdays] City Council takes final action on proposal. Applicant is not always required to attend.

ZONING
The Zoning Code divides the City into specific "districts" or "zones" that contain a separate list of permitted uses and development standards for each district. The zoning districts are based on the overall comprehensive plan for the City. For example, retail uses are generally concentrated at main intersections away from residential homes, and industrial companies are only permitted in industrial districts (I-1 & I-2).
The Zoning code is intended to maintain the design and character of a Zoning district. In addition to the types of uses permitted, the code requires specific minimum distances between buildings or parking areas and property lines known as building or parking setbacks. The minimum lot area, maximum building coverage and minimum open space are also regulated. Below is a summary of the regulations by Zoning District. For a complete list of the permitted uses and other applicable regulations you may contact the Planning Department (330) 689-2819 or access the zoning code on the City's website www.stow.oh.us.

Zoning District Regulations

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Chapter 3

BUILDING REQUIREMENTS
BUILDING CODE
The City of Stow enforces the Ohio Building Code (O. B. C.) for commercial, industrial and residential occupancies four family or greater.

MECHANICAL CODE
The Ohio Mechanical Code (O. M. C.) specifies requirements for heating, ventilation, kitchen hoods and air conditioning system installations.

Fuel Gas Pressure Test Requirement:
When fuel gas piping is installed for new construction or remodeling projects, theCity of Stow Building Department House Fuel Gas Line Pressure Test Form shall be completed and returned to the Building Department prior to issuance of a Certificate of Occupancy.  Fuel gas piping and tests shall be conducted in accordance the International Code Council Fuel Gas Code. Please contact the Building Department if you have any questions regarding this rule.

ELECTRICAL CODE
The National Electrical Code (N. F. P. A. 70) governs electrical system installations.
Note: The Building Department has copies of this code available for review.

RIGHT-OF-WAY REQUIREMENTS
The Engineering Department has established general site improvement criteria and construction standards for new development within the City. A Right-of-Way permit is issued for construction within the public right-of-way and within certain easements dedicated for public use. This permit covers such installations as city sidewalks, driveway approaches, storm sewer connections, water and gas lines, etc.

PERMIT APPLICATIONS
Applications must be submitted for each of the following permit types:

• Zoning
• Building
• Electrical
• Heating
• Water
• Engineering

Applications may be picked up at the Building Department counter on the first floor, south wing, of Stow City Hall.
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Chapter 4

ENGINEERING REQUIREMENTS
For all commercial and industrial proposed buildings and exterior alterations the City of Stow requires the following as a minimum standard:
1. Six (6) site plans with the following information:

• Site name, date, North arrow, scale 1" = 50' (maximum), all property boundaries and adjacent land owners with parcel id numbers. (The address will be given for the site following the first review).
• Owner name, address and phone number.
• State of Ohio Engineer or Architect stamp and signature designing the plan. The property boundary must be surveyed by a State of Ohio registered surveyor.
• Existing and proposed contours at no more than 2-foot intervals.
• Existing and proposed structures on the proposed site and the adjacent site building corners.
• All existing and proposed utilities including: Storm sewers, sanitary sewers, water lines, gas lines, fire hydrants, valves, catch basins, manholes, culverts, swales, utility poles, storm detention basins. All utilities shall be labeled with the pipe sizes, type of pipe, slope and lengths as applicable.
• Storm sewer calculations and drainage map.
• Storm water management calculations and detention details. The City of Stow requirements for storm water management systems shall be designed to limit the discharge to the 2-year pre-development runoff rate for 2, 5, 10 and 25 year post-development runoff rates. The 50 and 100-year post-development storms shall discharge at their corresponding pre-developed runoff rates.
• Sediment Control plans and details. Summit County Soil Conservation shall approve of the plans prior to any pre-construction or earthmoving activities.
• Details of the water meter room within the proposed structure-including the reduced pressure backflow preventer detail-setting and conduit for the outside reading device wires (1" PVC minimum).

2. The City of Stow Water Disclosure form must be filled-out completely at the time of final approval of the site.
Must have Adobe Acrobat Reader for the following files:
WATER DISCLOSURE FORM
ENGINEERING STANDARD SPECIFICATIONS for new Water System
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Chapter 5

INSPECTIONS
BUILDING INSPECTIONS
Inspections are intended to protect the homeowner against shoddy work, faulty materials, deviations from the approved plans and violations of code that could result in unsafe or hazardous conditions. A re-inspection fee may be assessed if the same violation occurs on more than two subsequent inspections.
Inspections may be scheduled by calling the Building Department at (330) 689-2729. A 24-hour notice is required for all inspections. When requesting an inspection, please provide the following information:

• Permit number
• Address
• Owner's name
• Contractor
• Type of inspection

Building inspections should follow the sequence of construction. Mechanical and Electrical inspections must be approved prior to framing inspection approval. All dwelling units must pass final inspection before occupancy will be issued. The following is the general sequence in which inspections should occur:

• Zoning
• Footer
• Foundation
• Rough
• Plumbing
• Electrical
• Mechanical (H.V.A.C.)
• Framing
• Driveway approach and City walk
• Electrical underground
• Electrical service
• Insulation
• Final
• Heat
• Electric
• Building
• Engineering

ENGINEERING INSPECTIONS
Engineering inspections can be scheduled by calling the Engineering Office at (330) 689-2719. A 24-hour notice is required for all inspections. Engineering inspections are required for the following installations:

• Driveway approach
• City sidewalk
• Storm sewer tie-ins
• Final grading
• General site improvements

ENGINEERING FINAL APPROVAL AND BOND RELEASE REQUIREMENTS

• Foundation backfilled and fine graded.
• Downspout connections completed, inspected, backfilled and graded.
• Sidewalks and approach completed including backfill and fine grading.
• Tree lawn or ditch line fine graded.
• Culverts installed, no bent or crushed ends allowed.
• Yard drains (if required) completely installed, and tie-in inspected, backfilled and fine graded.
• Swales established where required.
• Final Engineering grading approval.
• No spoil piles or trash left in yard.
• Address numbers installed on house.
• Property pins in place.

ZONING
Zoning inspections are required for all new construction for which a zoning certificate has been issued including the following:

• All new structures
• Fences
• Accessory buildings (including gazebos)
• Swimming pools
• Additions to existing structures

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Chapter 6

PLAN REQUIREMENTS
The following information shall be submitted when making application for a NEW BUILDING:

• Building Permit Application (from the Stow Building Department or online)
• 4 Sets of construction drawings including: Structural plan, foundation plan, floor plan, cross section and exterior elevations, mechanical, electrical, plumbing plans and a fire suppression system plan, Energy Conservation Compliance:
  
  For more information on energy conservation please check the following link: www.energycodes.gov or https://www.com.state.oh.us/dic/Documents/AppendixE-Energy-September200511106.pdf
• 6 sets of Topographical Survey (Site Plans)
• House Number Slip (Can be obtained from the Stow Engineering Department)
• Water Permit (Can be obtained from the Stow Engineering Department) Water Disclosure Form
• Sewer Permit (Can be obtained from Summit County Department of Environmental Services)

NOTE: Applications will be reviewed by Engineering, Zoning, Landscaping and the Building Department. Permit applications take approximately 14 days to process from the time the information is received. The water permit may be applied for when applying for a Building Permit. All Contractors must be registered with the City of Stow.

ADDITIONS, ACCESSORY BUILDINGS, PORCHES AND DECKS
You must submit:
Building Plans: Four sets of each which should include the following:

• Foundation plan
• Floor plan
• Cross section
• Mechanical, Electrical and Plumbing Plans
• Exterior elevations
• A.S.H.R.A.E. 90.1 calculations (if applicable)
• Fire suppression plan (if applicable)

Site Plans: Six sets for an addition.
NOTE: A permanent foundation is required for storage sheds over 100 square feet. Storage sheds up to and including 100 square feet may be installed without a permanent foundation. A Building Permit fee is required for accessory buildings at or in excess of 100 square feet.

ALTERATIONS, CONVERSIONS
You must submit:
Building Plans: Three sets of each, which should include the following, (See examples on the pages listed.)

• Foundation plan (if applicable)
• Floor plan
• Cross section
• Exterior elevation
• A.S.H.R.A.E. 90.1 calculations (if applicable)

Site Plan: If the building footprint is altered.

 

SIDING AND ROOFING
Siding and roofing permits are required and may be issued over the counter. Plans are usually not required for these types of permits.

DEMOLITION
If the structure has been used commercially at any time, application must be made with the EPA and approval must be granted for demolition before a permit for Razing (Demolition) may be issued.
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Chapter 7

PUBLIC UTILITY INFORMATION
For your convenience, the following information is provided:
Ohio Edison / First Energy
155 E. Main Street
Kent, Ohio 44240
Phone: (800) 633-4766

Dominion East Ohio Gas
2100 Eastwood Avenue
Akron, Ohio 44305
Phone: (330) 794-0790

SBC Ameritech
55 W. Bowery Street
Akron, Ohio, 44319
Phone: (800) 660-1000

Alltel Corporation
245 N. Main Street
Hudson, Ohio 44236
Phone: (216) 656-8000

Time Warner Cable
1655 Brittain Road
Akron, Ohio 44310
Phone: (330) 633-8855

Summit County Dept. of Environmental Service
2525 State Rd
Cuyahoga Falls, Ohio 44223
Phone: (330) 926-2409

Summit County Health Department
1100 Graham Road Circle
Cuyahoga Falls, Ohio 44224
Phone: (330) 923-4891

City of Stow City Hall
Building Department
3760 Darrow Road
Stow, Ohio 44224
Phone: (330) 689-2729
Fax: (330) 688-2739
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