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Building and Planning

The Building & Planning Department coordinates land use developments, construction of new homes, commercial development and inspections. We work with developers, contractors, and the public to ensure all structures in St. John are properly built and enhance their surroundings. Our goal is to make sure St. John neighborhoods and commercial districts continue to be the vibrant places they are today.



Pools & Spas

Above Ground Pools
In Ground Pools & Spas
Electrical inspection for above ground pools & spas

How should I drain my pool?

No direct connection shall be made to the storm sewer and shall be directed away from any adjoining properties. Pool water shall be drained onto the ground and not directed towards any adjoining properties, which will allow chlorinated or treated water to dissipate before being absorbed into the ground.

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Additions, Remodels, and Roofs

A Building Permit is required for all Additions, Remodels, and Roofs. The cost of Building Permits for Additions and Remodels are:
Additions: $7.00 per thousand dollars estimated cost of construction, to include the cost of zoning permit, electrical and/or plumbing permit, plus any associated administration fees and “Escrow” monies as applicable.
Interior Remodels: Use the same fee structure as Additions.
Exterior Remodels: Non-Structural items (Siding, Gutters, Windows and Re-Roofs) are considered Maintenance.
Roofs: Use the same fee structure as Additions.

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DECKS & ENCLOSED PORCHES

If you want to build a deck please follow the DCA 6 – Prescriptive Residential Deck Construction Guide

Building Permits require at least TWO (2) working days to process. You will be notified by telephone when the permit is ready. At that time, costs will be confirmed so you may bring the proper payment. All Building Permit fees must be paid in full before the Permit can be issued. Permit placards must be displayed in the window of the primary building where the Deck or Enclosed Porch is being constructed.

Any questions can be directed to Building & Planning Department at (219) 365-5301 option 5.

A Building Permit is required for constructing a Deck or Enclosed Porch. The cost of a Building Permit for a Deck or Enclosed Porch is $60.00. If there will be electrical service to the Deck or Enclosed Porch, additional fees apply.

Restrictions:

Must be built at least 5 feet inside the property lines from the side or rear of the property line. It must be placed behind the primary structure on the property and cannot be placed on a designated easement. If attached to the primary structure it must meet yard setback guidelines.

Posts must be sunk below the frost line (42″). Call 811 to have all Utility locations checked PRIOR to digging. These locate includes gas, electric, and telephone. Refer to the covenant agreement with your deed for any special rules that may apply to your subdivision. These rules are enforced by your Developer or Homeowners Association and are separate from the Towns requirements.

The following forms are required for a permit:
A completed Secondary Permit Application including the names of licensed Contractors or Electricians who will perform the work.
One (1) copy of the Engineering, Architectural or Manufacturers plans must be submitted showing actual construction proposed including cement piers or concrete pads and the method of attaching the Deck or Enclosed Porch to the Piers or Pad. All plans must be approved by the St. John Building Commissioner.
One (1) copy of the plat of survey showing the
Deck or Enclosed Porch in respect to the primary structure and reflecting its dimensions. The ticket number from calling Indiana 811. If there will be electrical service to the Deck or Enclosed Porch you must use an Electrician who is licensed to work in the Town of St. John. You may obtain a list of licensed Electricians from the Building & Planning Office. If the home owner is going to do the electrical wiring them self they need to pass the Home Owner Electrical Test. Please contact the Building & Planning Department at (219) 365-5301 option 5 then 1 for more information.

Inspections must be ordered by clicking here in the following order:
1) Building Pre-Pour Pier/Post Hole: Call when all of the holes are dug
2) Building Rough Framing: Call when ONLY the beams & joists are in place
3) Final Electric: If Applicable, Inspection when all electrical work is complete AND must be inspected before Final Building/Plumbing/HVAC is requested
4) Building Final Building/Plumbing/HVAC: Call when the deck is completed

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New Construction

INSPECTIONS CAN BE ORDERED BY CLICKING HERE
PERMIT PLAQUARD MUST BE DISPLAYED VISABLE AT ALL TIMES
INSPECTION ORDER FOR NEW CONSTRUCTION

(1) Footing, pre-pour: Dig hole and place footing forms/reinforcement, call for inspection.

(2) Foundation, pre-pour: Place wall forms and reinforcement, call for inspection.

(3) Sewer test: Inspection to assure proper installation of water, sanitary, storm sewer taps.

(4) Backfill: Drain tile and sump pits must be installed at this point along with damp proofing. Submit a surveyor location report (IAC 1-12-27) showing foundation with measured elevations of top of foundation wall. The actual top of foundation may not be more than plus or minus six (6) inches of the elevation approved for the building permit. The building must pass this inspection before framing.

(5) Underground Plumbing: Install all underground plumbing and/or ejector pits, call for inspection.

(6) Concrete Pre Pour: Pre pour inspections are required before placement of any concrete. This includes basement floors, garage floors, exterior flat work, and concrete piers.

(7) Plumbing Pressure Test: After roughing in plumbing lines, test them in accordance with the Indiana Plumbing code.

(8) Rough electric: Must pass this inspection before the framing inspection (rough building) requested.

(9) Framing (rough building): Inspection due before insulation is allowed; Rough plumbing and Rough HVAC shall also be ready at this inspection.

(10) Insulation: Inspection of installed insulation, upon approval structure can be dry-walled.

(11) Dry wall: Inspection of property installation of drywall.

(12) Final electric: Inspection when all electrical work complete must be inspected before final building, plumbing, and HVAC requested.

(13) Early service: Inspection of electrical service equipment; may be requested at any stage of construction. Upon approval, electrical service from NIPSCO can be released.

(14) Final building: Final inspection of building plumbing and HVAC before occupancy granted. A surveyor location report (IAC 1-12-27) with elevations evidencing compliance with the approved subdivision drainage plan or grading plan. This report is required for the issuance of a certificate of occupancy.

Reinspection. There shall be an additional fee of twenty-five dollars ($25.00) in the event an inspection is made, and the work is not in conformance with this Code.

Reinspection fees. Reinspection fees are due at the time of issuance of the certificate of occupancy or final approval.

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Fences

A Building Permit is required for installing a Fence. The cost of a Building Permit for constructing a Fence is: $25.00

Restrictions:

(1) Must have a maximum height of 6 feet from ground level in a residential area.

(2) All post holes must be located within your property lines. If placed on a designated easement, when and if utility work is required, the property owner will be responsible for removing the Fence from the area and replace it at his/her own expense.

(3) A 6 foot Fence may not protrude into the front yard. If the lot is a corner lot, there are more restrictions concerning the visual access and clearance for vehicles and pedestrians

(4) Call 1-800-382-5544 to have all Utility locations checked PRIOR to digging. These locates includes gas, electric and telephone.

(5) Refer to the convenant agreement with your deed for any special rules that may apply to your subdivision. These rules are enforced by your Developer or Homeowners Association and are separate from the Towns requirements.

(6) Chain Link Fences are NOT allowed unless they are screened from view by a solid buffer.

Requirements:

(1) One copy of the plat of survey showing the Fence in respect to the property lines and the primary structure.

(2) A completed Building Permit Application form including the names of licensed Contractors who will perform the work.

Building Permits require at least TWO (2) working days to process. You will be notified by telephone when the permit is ready. All Building Permit fees must be paid in full before the Permit can be issued. Permit placards must be displayed in the window of the primary building where the Fence is being constructed.

Any questions can be directed to Building & Planning Department at (219) 365-5301 option 5.

NOTE: The structure must PASS ALL mandatory inspections by the St. John Building Commissioner and Electrical Inspector before the project is considered complete. Violations can result in fines or revocation of the structure Building Permit.

Fences are drive by inspections only. There is no need to call when completed.

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Residential Garages

A Building Permit is required for constructing a Garage. The cost of a Building Permit for constructing a Garage is:
$7.00 per thousand dollars estimated cost of construction. This figure does not include zoning, electrical or plumbing permits.

Restrictions:

(1) Detached residential garages in a residentially zoned area shall have a minimum of five (5) linear feet of side yard and five (5) linear feet of rear yard measured from the farthest projection or extension of the garage.

(2) The total square footage of all residential garages, whether attached or detached, shall not exceed 1,100 square feet per residential lot or parcel. Detached garages are prohibited on lots with a lot area less than one acre. If a lot is 30,000 square feet or larger in area, then an additional five hundred forty (540) square feet of garage area shall be allowed in addition to the allowable 1,100 square feet.

(3) Detached residential garages shall not exceed the lesser of 14′ or one story in height as measured from the existing grade to the roof peak of the structure. Attached residential garages shall not exceed the height of the highest ridge line of the residence to which said garage is attached. Further, no detached or attached residential garage shall have a finished ceiling height exceeding ten (10) feet from existing grade.

(4) No commercial storage or use shall be allowed in any garage in a Residential Zoned District.

Requirements:

(1) A copy of the Engineering Architectural plans must be submitted showing actual construction proposed, foundations, footings, cross sections and the dimensions of the Garage.

(2) A copy of the plat of survey showing the Garage in respect to the primary structure and its placement within the property boundaries.

(3) A completed Building Permit Application and Contractors Affidavit forms, including any Electrical Contractors is required. If electrical service will be added to the Garage, you must use an electrician licensed in the Town.

Building Permits require at least TWO (2) working days to process. You will be notified by telephone when the permit is ready. At that time, costs will be confirmed. All fees must be paid in full before the Permit is issued. Permit placards must be displayed in the window of the primary structure where the Garage is being built. Any questions can be directed to Building & Planning Department at (219) 365-5301 option 5.

NOTE: You may NOT occupy or use the Garage for any reason until the structure has PASSED ALL mandatory inspections by the St. John Building Commissioner and Electrical Inspector. Violations can result in fines or revocation of your permit.

Inspections must be ordered by clicking here in the following order:
1) Rough Electric: This must pass BEFORE the Rough Framing inspection is requested
2) Building Rough Framing: Inspection due before insulation is allowed; Rough plumbing and Rough HVAC MUST be ready at this inspection
3) Building Insulation: Inspection of installed insulation, upon approval structure can be dry-walled
4) Building Dry wall/Pre Tape: Inspection of proper installation of drywall
5) Final Electric: Inspection when all electrical work is complete AND must be inspected before Final Building/Plumbing/HVAC is requested
6) Building Final Building/Plumbing/HVAC: Final Plumbing and Final HVAC MUST be ready at this inspection

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Sheds

A Building Permit is required for constructing or placement of a Shed. The cost of a Building Permit for constructing a Shed is: $35.00. If there will be electrical service to the Shed, additional fees apply.

Restrictions:

(1) Must be no larger than the maximum size of 160 square feet (as in a 10′ X 16′ structure), maximum height is 14 feet, from the finished grade to the top of roof ridge.

(2) Must be built at least 5 feet inside the property lines from the side or rear of the property line. It must be placed behind the primary structure on the property and cannot be placed on a designated easement.

(3) Refer to the covenant agreement with your deed for any special rules that may apply to your subdivision. These rules are enforced by your Developer or Homeowners Association and are separate from the Towns requirements.

Shed must be 6 feet MINIMUM from the homes foundation wall.

Requirements:

(1) One copy of the Engineering, Architectural or Manufacturers plans must be submitted showing actual construction proposed including cement piers or concrete pads and the method of attaching the Shed to the Piers or Pad. All plans must be approved by the St. John Building Commissioner.

(2) Two (2) copies of the plat of survey showing the Shed in respect to the primary structure and reflecting the Sheds dimensions.

(3) A completed Building Permit Application form including the names of licensed Contractors or Electricians who will perform the work. If there will be electrical service to the Shed you must use an Electrician who is licensed to work in the Town of St. John. You may obtain a list of licensed Electricians from the Building & Planning Office.

Building Permits require at least TWO (2) working days to process. You will be notified by telephone when the permit is ready. At that time, costs will be confirmed so you may bring the proper payment. All Building Permit fees must be paid in full before the Permit can be issued. Permit placards must be displayed in the window of the primary building where the Shed is being constructed.

Any questions can be directed to Building & Planning Department at (219) 365-5301 option 5.

NOTE: You may NOT use the Shed for any reason until the structure has PASSED ALL mandatory inspections by the St. John Building Commissioner and/or Electrical Inspector. Violations can result in fines or revocation of the structure Building Permit.

Inspections must be ordered by clicking here in the following order:
1) Pre-Pour Concrete Flat work (if applicable)
2) Building Final Building/Plumbing/HVAC: Call when the shed is in place.

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Signs

A Building Permit is required for all Signs. The cost of Building Permits for Additions and Remodels are:
$2.00 per square foot of sign plus
$10.00 Administration Fee plus
$50.00 Zoning Permit Fee
* This does not include any electrical requirements

Items Needed to apply for a permit:
1) Plat of survey showing exact location and dimensions of the sign(s)
2) Prints showing sign construction and method of ground supports, depth, size of posts, etc
3) Maintenance – repair (etc.) of sign is the responsibility of the permittee
4) Signs requiring electric current must be done by an Electrical Contractor that is licensed in the Town of St. John. This information MUST be submitted with the permit application
5) Signs must be a minimum of five (5) feet off of road right-of-way; will not obstruct traffic view; and height restrictions are to be maintained.

NOTE: ALL CONSTRUCTION MUST RECEIVE MANDATORY INSPECTIONS BY THE TOWN BUILDING COMMISSIONER AND ELECTRICAL INSPECTOR.

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Above Ground Pools

A Building Permit is required for installing an Above Ground Pool. The cost of a Building Permit for a Pool is: $130.00. This fee includes zoning, electrical. If you intend to build a deck as part of the pool and at the same time as the pool installation and if you intend to build a separate fence as a result of the pool installation, you will need a separate permit for each.

Restrictions:

(1) Must be in compliance with the Indiana State Swimming Pool Code, Town of St. John Zoning Ordinance and the National Electrical Code (see Electrical Inspections for Pools or Spas).

(2) Must be located behind the primary structure on the property and at least 10 feet from side or rear property lines and 20 feet from an existing residence on the adjacent property. A Pool may not be located on a designated easement.

(3) Must be fenced to a height of at 5 feet and not greater than 6 feet tall from ground level. The height of the pool walls may be included as part of the 6 foot requirement. Fencing must be built to completely surround the Pool and Deck Area and be immediately adjacent to the Pool walls. It must include BOTH a self-closing AND latching gate capable of being locked when the Pool is not in use. Fencing must be in place prior to final inspection. Call 1-800-382-5544 to have all Utility locations checked PRIOR to digging.

Requirements:

(1) A completed Building Permit Application form including the names of Contractors and Electricians licensed to work in the Town of St. John who will perform the work. You may obtain a list of licensed Contractors and Electricians from the website www.stjohnin.com under Business/Registered Contractors.

(2) One copy of the plat of survey showing the location of the Pool in respect to the property lines and the primary structure, dimension from all property lines and structures on the property. This drawing must reflect the dimensions of the Pool and the locations of all electrical outlets, fixtures, meter boxes, light fixtures, fans or other electrical devices.

Building Permits require at least FIVE (5) working days to process. You will be notified by telephone when the permit is ready. All Building Permit fees must be paid in full in the Clerks Office by check or cash before the Permit can be issued. Permit placards must be displayed in the window of the primary building where the Pool is being constructed.

Any questions can be directed to Building & Planning Department at (219) 365-5301 option 5.

NOTE: POOL PERMITS ARE VALID FOR 60 DAYS ONLY. You may NOT occupy or use the Pool for any reason until the structure has PASSED ALL mandatory inspections by the St. John Building Commissioner and Electrical Inspector. Violations can result in fines or revocation of the structure Building Permit.

Inspections must be ordered by clicking here in the following order:
1) Rough Electric: leave trench open at least 1’
2) Plumbing Gas-line: leave trench open at least 1’
3) Final Electric: Call after all electric is complete
4) Building Final Building/Plumbing/HVAC: Call when complete, Final Electric has passed and Pool is secured by Fence and/or Deck.

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In Ground Pools & Spas

An Building Permit is required for installing an In Ground Pool, or a Spa Unit. The cost of the Building Permit for this is $330.00. This fee includes zoning, electrical, and stormwater permit costs.

Restrictions:

(1) Must be in accordance with the Indiana State Swimming Pool Code, Town of St. John Zoning Ordinance and the National Electrical Code (see Electrical Inspections for Pools or Spas).

(2) Must be located behind the primary structure on the property with at least 10 feet from side or rear property lines and 20 feet from an existing residence on adjacent property. An In-Ground Pool or Spa Unit may not be located on a designated easement. Call 1-800-382-5544 to have all Utility locations checked PRIOR to digging.

(3) Must be equipped with an Approved Safety Cover (ASTM F1346 tag) OR fenced to a height of 6 feet from ground level to completely surround the In-Ground Pool or Spa Unit. If an Approved Safety Cover is used, it must be in place and locked whenever the property owner is not at home. If fenced it must include either a self-closing or latching gate capable of being locked whenever the In-Ground Pool or Spa Unit is not in use. Call 1-800-382-5544 to have all Utility locations checked PRIOR to digging.

Requirements:

(1) A completed Building Permit Application form including the names of Contractors and Electricians licensed to work in the Town of St. John who will perform the work. You may obtain a list of licensed Contractors and Electricians from the Building & Planning Office.

(2) One copy of the plat of survey showing the location of the In-Ground Pool or Spa Unit in respect to the property lines and the primary structure. This drawing must reflect the dimensions of the In-Ground Pool or Spa Unit and the locations of all electrical outlets, fixtures, meter boxes, light fixtures, fans or other electrical devices.

Building Permits require at least TWO (2) working days to process. You will be notified by telephone when the permit is ready. All Building Permit fees must be paid in full before the Permit can be issued. Permit placards must be displayed in the window of the primary building where the Pool is being constructed.

Any questions can be directed to Building & Planning Department at (219) 365-5301 option 5.

NOTE: POOL PERMITS ARE VALID FOR 60 DAYS ONLY. You may NOT occupy or use the Pool or Spa for any reason until the structure has PASSED ALL mandatory inspections by the St. John Building Commissioner and Electrical Inspector. Violations can result in fines or revocation of the structure Building Permit.

Inspections must be ordered by clicking here in the following order:
1) Building Pre-pour Footing / Plumbing Underground
2) Rough Electric / Electric Bonding-Pre-pour: leave trench open at least 1’
3) Plumbing Gas-line: leave trench open at least 1’
4) Building Pre-pour: depends on deck type
5) Electrical Bonding - Pool
6) Final Electric: Call after all electric is complete
7) Building Final Building/Plumbing/HVAC Call when complete, Final Electric has passed and Pool is secured by Fence and/or Deck

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Electrical inspection for above ground pools & spas

An Electrical Permit is require for existing residential electrical service to install an Above Ground Pool, In Ground Pool, or a Spa Unit

Restrictions:

(1) Must be in accordance with all applicable articles of the National Electric Code 2002 with special attention to Article 680 and Article 300.

(2) Must use an Electrician who is licensed in the Town of St. John. A homeowner wishing to do his/her own electrical work for a Pool or Spa Unit is required to take and pass a Homeowners Electrical Test before a permit can be issued. You may arrange to take this test through the Building & Planning Department or you may obtain a list of Electricians already licensed in town.

Inspections:

(1) Bonding Inspection: done before the concrete around an In-Ground Pool. All metals parts and pieces must be bonded together.

(2) Underground Conduit Inspection: all conduit running in trenched must be inspected before it is covered over.

(3) Final Inspection: all motors must be wired and all bonding complete.

(4) Inspections should be called in by the Electrician or Electrical Contractor who performed the work. These inspections are done in conjunction to those required by the Building Commissioner.

(5) Electrical Inspections are done after 4:00 PM Weekdays. If any of the panels, electrical equipment, etc. are located inside your home, garage or other structure, you must be at home for the Inspector to gain access to these areas.

Any questions can be directed to Building & Planning Department at (219) 365-5031 option 5.

NOTE: POOL PERMITS ARE VALID FOR 60 DAYS ONLY. You may NOT occupy or use the Pool or Spa for any reason until the structure has PASSED ALL mandatory inspections by the St. John Building Commissioner and Electrical Inspector. Violations can result in fines or revocation of the structure Building Permit.

Inspections must be ordered by clicking here in the following order:
1) Building Pre-pour Footing / Plumbing Underground
2) Rough Electric / Electric Bonding-Pre-pour: leave trench open at least 1’
3) Plumbing Gas-line: leave trench open at least 1’
4) Building Pre-pour: depends on deck type
5) Final Electric: Call after all electric is complete
6) Building Final Building/Plumbing/HVAC Call when complete, Final Electric has passed and Pool is secured by Fence and/or Deck

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