January26, 2023
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TO: Development Services Customers
SUBJECT: INFORMATION BULLETIN 106
Demolition / Deconstruction / Pedestrian Protection Permit Application
DATE: June 31, 2021 / Revised January 26, 2023
CREATED BY: Plan Review Division
Purpose:
As a customer service initiative, the Development Services Department (DSD) created this bulletin (IB)
to guide customers through the demolition, deconstruction, and pedestrian protection process. This IB
was updated to reflect application, contractor, and process procedures in alignment with the
deconstruction adopted by City Council on September 8, 2022, as administered by the Office of
Historic Preservation. For more information on the ordinance, visit www.sareuse.com/deconstruction
.
Scope:
The Demolition and Pedestrian Protection permit application allows for submittal, review and
permitting for a demolition and/or deconstruction of one building or structure, and/or for a temporary
covered structure for pedestrian protection. The application allows for either or both to be applied for
under one application.
DEMOLITION AND DECONSTRUCTION
Demolition permits are required to remove an entire full building from a site via demolition or
deconstruction. The Demolition application is for one building; each building to be removed requires a
separate permit application.
Partial or interior demolition is included in a remodel permit and does not use the Demolition
application. If the contractor wishes to start work prior to the remodel permit being issued, the interior
demolition may be applied for under the Minor Commercial Repair Application.
Deconstruction
Deconstruction requirements apply to demolition permit applications for all small-scale residential
structures (single family, duplex, triplex, fourplex) and rear accessory structures (garages, carriage
houses, accessory dwelling units) if:
A. The structure was built on or before December 31, 1920, and is located anywhere within San
Antonio city limits; or
B. The structure was built on or before December 31, 1945, and is designated historic (is located
within a historic district or is a local historic landmark) and/or is located within a Neighborhood
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Conservation District (NCD). To verify historic or NCD status, please search the property address
on the One Stop Map
.
Any other building age or type may be voluntarily deconstructed, provided the application and
contractor requirements are met.
Future expansion: On January 1, 2025, the deconstruction ordinance will automatically expand to
include residential structures up to eight units. The year-built threshold will be raised from 1920 to
1945 anywhere within the City limits, and from 1945 to 1960 for properties designated historic or
located within a Neighborhood Conservation District.
CPS Energy
When the demolition application is submitted, CPS Energy receives an automated task to locate any
disconnection of power and/or gas. If there is no active power or gas, CPS Energy review is
automatically approved. If there has been no CPS Energy Workorder for disconnection of power and or
gas, a CPS workorder is created. Applicants should be aware that a CPS Energy workorder may take
one or more weeks. Until the workorder is completed DSD is not able to issue the demolition permit.
Applicants are advised to start the process of disconnection prior to submittal of the demolition
application. CPS Energy can be reached at (210)-353-2222 for residential and (210)-353- 2222 for
commercial.
Historic
The Office of Historic Preservation (OHP) reviews all applications for demolition to determine if the
building is historic, located in a historic district, eligible for landmark designation, or subject to the
Deconstruction Ordinance. Applicants should be aware that the Historic review may take up to a
month and applicants are advised to contact OHP prior to submittal. The Office of Historic
Preservation phone numbers are listed at:
https://www.sanantonio.gov/historic/HDRC/Before-
Getting-Started
OHP applications may be submitted on-line at
https://www.sanantonio.gov/historic/HDRC/ApplicationsPortal
Tree Preservation
Heritage and Significant trees are protected for commercial zoning and for residential where there will
be a vacant lot (result of demolition). Submittal of an application for demolition includes review of any
trees located on the lot and that may be affected by the demolition. Any proposed tree work or removal
is included with the demolition permit. No tree work or removal shall occur prior to the permit issued.
Exceptions to Demolition Permits
Demolition permits are not required for fences, playground equipment, above ground swimming pools,
sidewalks or driveways, decks, oil derricks, shade cloth structures, or mechanical equipment, residential
sheds (or commercial less than 300 square feet) and similar accessory structures.
Contractor Requirements for Demolition Permits
For residential structure 2-stories or more, or for commercial structures, the demolition permit
application shall be obtained by a Licensed Professional (city registered demolition contractor) with
up-to-date insurance and bond requirements. Insurance and bonds are checked at the time of submittal.
For all deconstruction projects, a Certified Deconstruction Contractor must perform the deconstruction work.
Certified Deconstruction Contractors are trained to safely and effectively disassemble structures and salvage
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valuable materials for reuse. The Certified Deconstruction Contractor will need to submit a Pre-
Deconstruction Form to the Office of Historic Preservation before a demolition permit can be issued, and a
Post-Deconstruction Form before a demolition permit can be closed. Only certified contractors have access
to these forms. For information on how to become a Certified Deconstruction Contractor, please contact the
Office of Historic Preservation or visit www.sareuse.com/training
.
Property Owner Demolition
The permit for demolition and/or deconstruction may be submitted by the property owner for single
story residential structures with proof of ownership. Commercially zoned properties that have single
family or duplex residential uses may also be demolished by the property owner. If the structure is being
deconstructed, a property owner may apply for a demolition permit, but the permit will not be issued
until a Certified Deconstruction Contractor selected and they have submitted a Pre-Deconstruction
Form for the project.
Permit Review Process:
1. Login to your ACA account and apply on-line for a Demolition Pedestrian Protection
Application at: https://aca.sanantonio.gov/CitizenAccess/Default.aspx
You may submit a paper application (attached) for a fee, all other documents are required to be
submitted digitally on-line through the portal account.
2. Upload Plans and Documents through the ACA account
3. A completeness review will ensure that all electronic documents are received.
4. A building review (Minor Structure) and tree review will be performed within 3-business days.
5. Historic and CPS Energy reviews may take longer as indicated above.
6. After all reviews are approved, pay all review and permit fees based on the Fee Schedule.
If temporary covered pedestrian protection is applied for with a demolition, a separate pedestrian
protection permit is issued as well as the demolition permit.
Tree Removal without Permit
Section 35-493(c) of the UDC titled “Work Commencing Before Issuance of a Tree Permit” states that
“Any person who commences any work requiring a tree permit before obtaining such permit shall be
subject to a fine of $2000.00 and any additional fees established in Appendix ‘C’ of the UDC”.
Plumbing
The demolition contractor shall have a licensed plumbing contractor obtain a permit to properly cap the
sewer/main drain line from the structure to prevent debris and vermin from entering, contaminating, or
causing any damage the city’s sewer system.
Security Fence
All demolition projects shall require the demolition contractor and/or property owner to erect and
maintain a 6-ft high security fence around the perimeter of the demolition project for the duration of the
demolition process.
Documents:
□
Site Plan or Construction Plan – Other: A site plan that is to scale showing the property
lines, the location of any building(s) or structure(s) within the site to be demolished and the
street(s) and other right-of-way adjacent to the property. The site plan shall also show the
dimensions from the structure to all property lines, city sidewalks, streets, and other
buildings. The Site Plan shall show the 6-foot security fence, proposed barriers, and any
proposed temporary pedestrian protection systems.
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□
Construction Plan - Pedestrian Walkway: Construction design plan sheets of the
temporary covered pedestrian protection walkway if part or entire scope of the application.
Requires Texas Professional Engineer design. See Pedestrian Protection below for details.
□
Means and Method Letter (commercial): A detailed letter describing the timetable from start
to finish of the demolition process. The letter shall also discuss the method and equipment to be
utilized in performing the demolition process.
□
Owner Authorization Letter: A notarized letter from the owner of the property authorizing the
demolition if the demolition is to be performed by anyone other than the legal owner of the
property. A owner signed copy of the contract may be submitted as an alternative.
□
Engineer Review/Letter: Structures 2-stories or higher or structures with basements shall
require a stamped and signed letter from a Texas licensed engineer retained by the Demolition
Contractor or the Owner. The letter shall discuss the engineer’s assessment of buildings being
considered for demolition. The letter shall include, at a minimum:
a. Description of the construction of the building (to include approximate dimensions and
height, framing and foundation type).
b. A review of the proposed demolition process and an opinion of the ability of the
building to be demolished without the use of bracing or shoring.
c. If bracing or shoring is suggested by the engineer, the engineer shall provide guidance.
The guidance may be in the form of plans, schematics or diagrams and should be
included in the report, as needed.
d. The letter should follow the general format provided in this information bulletin.
According to the Building Official’s discretion, the engineer’s letter may not be required
if the building to be demolished is on a site such that the distance to the nearest structure
or property line in any direction is more than two times the maximum height of the
building.
If the demolition is selective as part of a new construction project, the engineer’s letter may
come from the Engineer of Record for that project, or it may come from another qualified
engineer.
□
Public Works Right-of-Way and Permit Division: When the structure(s) is 5ft or closer to
the front property line or any street side, or any closure of the public sidewalk by a fence or
barricade is contemplated, a copy of the permit from Public Works Right-of-Way and Permits
Division to close sidewalks, streets or alleys shall be provided with the application. The sidewalk or
lane closing permit number will be required to issue the demolition permit.
□
Asbestos Survey (Commercial Projects Only): A site specific Asbestos Survey report shall be
submitted. City of San Antonio Ordinance No.89710 and the Texas Department of State Health
Services regulations require an asbestos Survey to be conducted in all commercial buildings
before performing any renovation or demolition on a regulated structure. The Ordinance requires
proof of the survey prior to issuance of a building permit for all renovation or demolition
activities. DSD administers this program and enforces the requirement.
□
Security Fence: Provide location and proof of intent to use a 6-foot chain link security fence
around the site. All demolition projects shall require the demolition contractor and/or property
owner to erect and maintain a 6-ft high security fence around the perimeter of the demolition
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project for the duration of the demolition process.
□
Deconstruction Forms (Deconstruction Projects Only): A Pre-Deconstruction Form shall
be submitted to the Office of Historic Preservation by the Certified Deconstruction Contractor
assigned to the project prior to commencing work. The form serves as a project roadmap and
material inventory. A Post-Deconstruction Form shall be submitted by the same contractor
after the deconstruction project is complete. The form collects material diversion metrics and
project data. More information is outlined in Article II, Section 12 of City Code
.
Protection of Public Streets and Sidewalks
Section 3303.2 of the IBC states that, “the work of demolishing any building shall not be
commenced until pedestrian protection is in place as required by this chapter”. Section 3306, Table
3306.1 of the IBC outlines the specific requirements for pedestrian protection.
DISTANCE FROM CONSTRUCTION TO LOT
LINE
TYPE OF PROTECTION
REQUIRED
8 feet or less
Less than 5 feet
Construction railings
5 feet or more
None
Less than 5 feet
Barrier and covered walkway
5 feet or more, but not more than one-fourth the
height of construction
Barrier and covered walkway
5 feet or more, but between one-fourth and one-half
the height of construction
Barrier
5 feet or more, but exceeding one-half the height of
construction
None
TEMPORARY COVERED PEDESTRIAN WALKWAYS
A Temporary Covered Pedestrian Walkway Permit (TCPW) Application is a separate permit that may
be applied for under the Demolition Pedestrian Protection Application. Any contractor may apply for
a pedestrian walkway, unlike the demolition permit portion of the application that requires a city
licensed demolition contractor.
This permit is intended for pedestrian protection near new/remodel construction or demolition where
public access is required, or as part of exiting pathways from other occupied buildings during
construction. If the proposed pedestrian walkway is in the City of San Antonio right of way, separate
coordination, and Right of Way Permitting with the Transportation & Capital Improvements (TCI)
Department will be required.
Pedestrian Protection Permit (when required): If the height of the building to be demolished is close
to a pedestrian route, and the sidewalk is not to be closed through a Public Works permit, then
temporary pedestrian protection structures are required. Provide construction plans and details designed
by a Licensed Texas Professional Engineer for pedestrian protection in the submittal.
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Pedestrian Protection Documents
Construction Plan - Pedestrian Walkway:
• Site plan with scope of work.
• Engineered plan including materials, connection, and attachment details.
• Engineered ground anchor plan.
• Check IBC Section 3104, Chapter 33 for other specific requirements that will be reviewed –
Provide information as appropriate. (i.e., proper width, fire extinguisher, adequate lighting, etc.)
Inspections are of two types, and both are required to close out the pedestrian protection permit:
• Fire Final - Through the San Antonio Fire Department
• Building Final - The building inspection may be cleared by calling for City inspections or may
be cleared by a stamped and sealed inspection letter by a professional engineer licensed by the
State of Texas.
Failed inspections by the City of San Antonio are subject to re-inspection fees.
If you have any questions on this process, please contact the Plans Review Staff at
[email protected]
.
Summary:
This information bulletin is for informational purposes only.
Prepared by: Richard Chamberlin, PE, Development Services Engineer
Reviewed by: Rachel Parrish, PE, Development Services Engineer
Authorized by: Crystal Gonzales, PE, CBO, Assistant Director
Engineer’s or Engineering Company’s Letterhead
(Date)
(Client Name)
(Client Firm Name)
(Client Address)
(Client Address)
Referenced Project: (Project Name) Demolition
(Project Address)
San Antonio, Texas 782
Property Legal Description: (Legal Description from Bexar Appraisal District Account, Property Survey, Deed, Etc.)
City of San Antonio Building Permit Number:
Dear (Client):
The building referenced above is scheduled for demolition by (demolition contractor). (If applicable:) Drawings of the existing
structural framing have been provided for our use. The drawings are titled (job title) and were prepared by (original
engineer) of (San Antonio, Texas). The date of the original construction of the building is (date). A qualified representative
from our office has visited the site to observe the visible condition of the existing structure.
Based on our understanding, the building is framed as follows: (Description of building framing: foundation, floors, roof,
walls).
As indicated in the contractor’s Demolition Work Plan, the proposed demolition process includes (description of demolition
process). (If applicable: Bracing drawings are attached).
Safety measures by the contractor shall be employed before, during, and after demolition to protect the public and adjacent
properties. Safety during demolition remains the sole responsibility of the demolition contractor. All demolition activities are
to be performed under the direct supervision of a qualified demolition contractor.
Based on our observations of the existing framing and the proposed demolition process, it appears that the sequence of
demolition could allow for the existing framing to provide stability during the demolition process. It is therefore our opinion
that the building may be demolished in the manner described, and that the framing should remain stable (EITHER: and
should not require special bracing or reinforcement. OR: with bracing installed as shown in the attached drawings).
This letter is based on professional engineering judgment under the conditions and restrictions described in this document.
Please be advised that this report is based on only one site observation (and our review of structural plans). An exhaustive
analysis was not made and hidden, or unforeseen conditions may exist which affect the stability of the framing. The
demolition contractor should notify the demolition engineer upon encountering such conditions. No guarantees or
warrantees are either expressed or implied, and no responsibility is assumed for hidden or unknown conditions that might
affect the demolition.
If you have any questions, please call.
Respectfully,
[Engineer Signature Here]
(Type Engineer Name Here)
ENGINEER
SEAL HERE
Demolition / Pedestrian Protection permit application June 30, 2021
“Partnering with our community to build and maintain a safer San Antonio”
Demolition / Pedestrian Protection Permit Application
Application Information
Property Details (Required) (Address is preferred but only the Parcel number may be provided if known) (For CPS Energy purposes, the
address must match the address of the CPS meter – electric / gas)
Property Street N
umber: Street Name:
Street Type (check one):
Ave
Blvd
Circle
Court
Drive
Hwy
Lane
Road
Street
W ay
Unit/Suite: Level: Building Number:
Zip Code: COSA Parcel Key Number (if known)
Type of Residential Building Permit Application (Required) (check one, or both. Checking both creates separate permits.)
Demolition (Full demolition of a building or structure)
Covered Walkway - Pedestrian Protection (may be in City right-of way, or in city or private property)
Type of Building or Location of Structure:
Single-F
amily
Commercial
Applicant Contact Details
Applicant Name:
Applicant Contact Mailing Address:
City: State: Zip Code:
Phone #: Email:
Demolition / Pedestrian Protection permit application June 30, 2021
Applicant also known as (
Check One): (if paying by using your Escrow Account, please check Escrow Owner. If using another’s Escrow Account please
check Authorized Agent. You must be listed as an authorized agent on the Account.
) (The Company Name/Business Owner is responsible for all fees)
Authorized Agent Company Name/Business Owner
Engineer (required Pedestrian Protection) Escrow Owner
If Demolition, are you the property owner and responsible? (Required)
Yes No
(Initial if Yes, I am the property owner) I attest that I am the legal owner of this property.
Licensed Professional (Registered Home Builder) Contact Details (Required if you are not the property owner - answered “No” above.)
(Required for any two-story single-family dwelling unit, or two-story accessory structure)
Licensed Professional Name:
City License/Registration Number:
LP Contact Mailing Address:
City: State: Zip Code:
Phone #: Email:
Licensed Professional Company Information (Required if Company Name/Business Owner above is not checked.)
LP Company Name:
LP Company Mailing Address:
City: State: Zip Code:
Phone #: Email:
General Information
Scope of Work (Required)
Demolition / Pedestrian Protection permit application June 30, 2021
Is this application associated with a Building Project for a new building, remodel, or addition? (Required):
Yes No
If Yes, what is the building permit or application number?
Is the owner an ISD or Alamo College District and a part of the Interlocal Agreement? (Required)
Yes No
If a Right of Way permit is required, what is the number? _
________________________________________________
Will this require a street closure? (Required)
Yes No
Will this require a sidewalk closure? (Required)
Yes No
Demolition Details (This section is Required for a demolition application)
Is this an department approved emergency demolition? (Required)
Yes No
Expected Date to start demolition?
Expected Date to end demolition?
Will an electric service be required to be disconnected?
Yes No
Will a gas service be required to be disconnected?
Yes No
Will explosives be used for demolition?
Yes No
Will a crane be used for demolition?
Yes No
Are there underground fuel tanks being removed
Yes No
Will the demolition involve engineered bracing?
Yes No
What was the approximate date the building was built?
Pre 1900 _______ 1900 – 1910 _______ 1911 – 1920 _______ 1921 – 1930 _______
1931 - 1940 _______ 1941 – 1950 _______ 1951 – 1960 _______ Post 1960 _______
Check why the building is being demolished: (Check only one, or primary reason of more than one)
City Order Code Compliance _______ New Construction _______ Clear and Sell the Lot _______
Repair and Maintenance Costs _______ Vacant Security Concerns _______ Environmental Abatement _______
Emergency Demolition/Fire Collapse _______
Do you plan to salvage or reclaim any materials prior to demolition work?
Yes No
Does this building have an approved Non-conforming Use?
Yes No
(The owner must be made aware that any non-conforming use will be lost if the building is demolished)
What is the building number? (NA if there is no assigned building number)
Demolition / Pedestrian Protection permit application June 30, 2021
Is this building a primary structure or accessory?
(For Residential - Primary is the main home for single family. Commercial may have several primary buildings)
Approximate square footage of building being demolished:
Number of stories:
Maximum height of building?
Is there a basement?
Yes No
Closest distance to a property line:
Closest distance to a sidewalk:
Closest distance to a street/travel lane:
Building construction type: Metal _______ Concrete _______ Heavy Timber _______
Wood _______ Other: _____________________________________________________
Covered Pedestrian Protection Details (Section is Required for a pedestrian protection application)
Is the pedestrian protection in City Right of Way?
Yes No
Linear feet of all pedestrian protection:
Total number of covered walkways to be installed:
Expected Date the pedestrian protection will be removed?
Will electrical be provided requiring a licensed electrical contractor?
Yes No
Acknowledgement (All acknowledgements must be initialed)
I acknowledge that as the demolition contractor or homeowner, I am hereby under notice that the demolition
debris shall be transported to an approved and permitted landfill site. Failure to comply will constitute a violation
of "Vernon's Texas Civil Statues Article 4477-7, Section 8a (1), (2) and 4477-6(a), Section 2.022 and 2.04.
I acknowledge that all demolition projects shall require the demolition contractor and/or property owner to erect
and maintain a 6-foot-high security fence around the perimeter of the project for the duration of the demolition
process. Demolition contractors shall obtain a permit for the required fence if the fence will be permanent.
I
understand that the City of San Antonio only enforces City, State and Federal zoning and development
ordinances and statutes and does not enforce covenants and deed restrictions (CC&Rs). It is imperative and
incumbent upon me the applicant to verify the existence of any CC&Rs that may be applicable to my project. See
Information Bulletin 234 for additional information.”
B
y checking this box, I certify that as the homeowner or contractor, I have read and understand the requirements
for Residential Fence Application installations. I further certify that the information I have provided is true and
correct and hereby agree that if the permit is issued, all provisions of the City Ordinance will be complied with
whether herein specified or not and that compliance with the currently adopted Building Code is required.”
I
understand that the permit, if issued, belongs to the property owner and that I am submitting as the owner or
his/her authorized agent.”
I
understand that if the work site is in a floodplain, neighborhood conservation district, corridor overlay or
historic district, the application may require additional reviews prior to a permit being issued.".
Demolition / Pedestrian Protection permit application June 30, 2021
Fee Waiver Eligibility (For all applications – default is No if left blank)
Is your project approved for a City of San Antonio fee waiver program?
Yes No
If “Yes”, what is the Fee Waiver approval number? _________________________________
Signature (Required
Printed Name:
Signature of Applicant:
Date: