Source: https://www.codepublishing.com/WA/Bothell/html/Bothell20/Bothell2002.html
Timestamp: 2018-11-15 00:47:13
Document Index: 566234627

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Chapter 20.02 CONSTRUCTION ADMINISTRATIVE CODE
Chapter 20.02
CONSTRUCTION ADMINISTRATIVE CODE
20.02.010 Construction administrative code established.
20.02.015 Scope.
20.02.020 Repealed.
20.02.025 Definitions.
20.02.030 Appendices.
20.02.035 Intent.
20.02.040 Referenced codes.
20.02.045 International Building Code.
20.02.050 International Residential Code.
20.02.055 Mechanical.
20.02.060 Liquid propane gas.
20.02.065 Natural gas.
20.02.070 Plumbing.
20.02.075 Applicability.
20.02.080 Referenced codes and standards.
20.02.085 Enforcement agency.
20.02.090 Duties and powers of the building official.
20.02.095 Permits.
20.02.100 Emergency repairs.
20.02.105 Repairs.
20.02.110 Application for permit.
20.02.115 Action on application.
20.02.120 Time limitation of application.
20.02.125 Validity of permit.
20.02.130 Expiration.
20.02.135 Suspension or revocation.
20.02.140 Placement of permit.
20.02.145 Submittal documents.
20.02.150 Temporary structures.
20.02.155 Fees.
20.02.160 Inspections.
20.02.165 Energy efficiency inspections.
20.02.170 Re-inspections.
20.02.175 Other inspections.
20.02.180 Special inspections.
20.02.185 Final inspection.
20.02.190 Inspection agencies.
20.02.195 Inspection requests.
20.02.200 Approval required.
20.02.205 Certificate of occupancy.
20.02.210 Temporary occupancy.
20.02.215 Revocation of certificate of occupancy.
20.02.220 Service utilities.
20.02.225 Board of appeals.
20.02.230 Violations.
20.02.235 Stop work order.
20.02.240 Unsafe structures and equipment.
These regulations shall be known as the construction administrative code of the city of Bothell, hereinafter referred to as “this code.” (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The provisions of this code shall apply to the administration of the technical codes as adopted by the state of Washington and as listed below:
2015 International Building Code – Chapter 51-50 WAC
2015 International Residential Code – Chapter 51-51 WAC
2015 International Mechanical Code – Chapter 51-52 WAC
National Fuel Gas Code (NFPA 54) – Chapter 51-52 WAC
Liquefied Petroleum Gas Code (NFPA 58) – Chapter 51-52 WAC
2015 International Fuel Gas Code – Chapter 51-52 WAC
2015 Uniform Plumbing Code – Chapters 51-56 and 51-57 WAC
2015 International Energy Conservation Code – Chapters 51-11C and 51-11R WAC
2015 International Existing Building Code – Chapter 51-50 WAC
2015 International Swimming Pool and Spa Code – Chapter 51-50 WAC
(Ord. 2191 § 2 (Exh. B), 2016; Ord. 2124 § 2 (Exh. B), 2013; Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
20.02.020 Exceptions.
Repealed by Ord. 2052. (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
For the purpose of this chapter, certain terms, phrases, words and their derivatives shall have the meanings set forth in this section. Where terms are not defined, they shall have their ordinary accepted meanings within the context with which they are used. “Webster’s Third International Dictionary of the English Language, Unabridged,” latest edition, shall be considered as providing ordinary accepted meanings. Words used in the singular include the plural and the plural the singular. Words used in the masculine gender include the feminine and the feminine the masculine.
A. “Action” means a specific response complying fully with a specific request by the jurisdiction.
B. “Building service equipment” means and refers to the plumbing, mechanical and electrical equipment including piping, wiring, fixtures, appliances, and other accessories which provide sanitation, lighting, heating, ventilation, cooling, refrigeration, firefighting, and transportation facilities essential to the occupancy of the building or structure for its designated use.
C. “Complete response” means an adequate response to all requests from city staff in sufficient detail to allow the application to be processed.
D. “Dangerous buildings code” means the 1997 Uniform Code for the Abatement of Dangerous Buildings promulgated by the International Council of Building Officials as adopted by the jurisdiction.
E. “Energy code” means the International Energy Conservation Code referenced in Chapters 51-11C and 51-11R WAC as adopted by the jurisdiction.
F. “Housing code” means the 1997 Uniform Housing Code promulgated by the International Council of Building Officials as adopted by the jurisdiction.
G. “IBC” means the latest edition of the International Building Code promulgated by the International Code Council as adopted by this jurisdiction.
H. “IMC” means the latest edition of the International Mechanical Code promulgated by the International Code Council as adopted by this jurisdiction.
I. “IRC” means the latest edition of the International Residential Code for One- and Two-Family Dwellings promulgated by the International Code Council as adopted by this jurisdiction.
J. “NEC” means the latest edition of the National Electrical Code promulgated by the National Fire Protection Association.
K. “Occupancy” means the purpose for which a building, or part thereof, is used or intended to be used.
L. “Shall,” as used in this chapter, is mandatory.
M. “UPC” means the latest edition of the Uniform Plumbing Code promulgated by the International Association of Plumbing and Mechanical Officials as adopted by this jurisdiction.
N. “Valuation” or “value,” as applied to a building or building service equipment, means and shall be the estimated cost to replace the building and its building service equipment in kind, based on current replacement costs. It shall also include the contractor’s overhead and profit. (Ord. 2124 § 2 (Exh. B), 2013; Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
Provisions in the appendices shall not apply unless specifically adopted. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The purpose of this code is to establish the minimum requirements to safeguard the public health, safety and general welfare through structural strength, means of egress facilities, stability, sanitation, adequate light and ventilation, energy conservation, and safety to life and property from fire and other hazards attributed to the built environment and to provide safety to firefighters and emergency responders during emergency operations. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The codes listed in BMC 20.04.015, 20.04.080, 20.04.100, 20.04.105, 20.04.110, 20.04.115, 20.04.120, 20.04.130, 20.04.132, 20.04.135, 20.04.140, 20.04.145 and referenced elsewhere in this code shall be considered part of the requirements of this code to the prescribed extent of each such reference. (Ord. 2191 § 2 (Exh. B), 2016; Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The provisions of the International Building Code shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal, and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures.
A. Detached one- and two-family dwellings and multiple single-family dwellings (townhouses) not more than three stories above grade in height with separate means of egress and their accessory structures shall comply with the International Residential Code. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The provisions of the International Residential Code shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal, and demolition of detached one-and two-family dwellings and multiple single-family dwellings (townhouses) not more than three stories above grade plane in height with separate means of egress and their accessory structures.
EXCEPTION: Live/work units complying with the requirements of Section 419 of the International Building Code shall be permitted to be built as one- and two-family dwellings or townhomes. Fire suppression required by Section 419.5 of the International Building Code when constructed under the International Residential Code for one- and two-family dwellings shall conform to Section 903.3.1.3 of the International Building Code. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The provisions of the International Mechanical Code shall apply to the installation, alteration, repair and replacement of mechanical systems, including equipment, appliances, fixtures, fittings and/or appurtenances, including ventilating, heating, cooling, air-conditioning and refrigeration systems, incinerators and other energy-related systems.
A. The International Fuel Gas Code – for all installations utilizing natural gas except those regulated by the IRC and those utilizing LPG.
B. International Residential Code – for all structures regulated by the IRC except LPG installations.
C. NFPA 54 and 58 – for all LPG installations. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The provisions of the National Fuel Gas Code and Liquefied Petroleum Gas Code (NFPA 54 and 58) shall apply to the installation of all materials and equipment utilizing liquid propane gas. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The provisions of the International Fuel Gas Code shall apply to the installation of all materials and equipment utilizing natural gas except those regulated by the International Residential Code. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The provisions of the Uniform Plumbing Code shall apply to the installation, alteration, repair and replacement of plumbing systems, including equipment, appliances, fixtures, fittings and appurtenances, where connected to a water or sewage system and all aspects of a medical gas system. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
A. General. Where, in any specific case, different sections of this code specify different materials, methods of construction or other requirements, the most restrictive shall govern except that the hierarchy of the codes named in Chapter 19.27 RCW shall govern. Where there is a conflict between a general requirement and a specific requirement, the specific requirement shall be applicable.
B. Other Laws. The provisions of this code shall not be deemed to nullify any provisions of local, state or federal law.
C. Application of References. References to chapter or section numbers, or to provisions not specifically identified by number, shall be construed to refer to such chapter, section or provision of this code. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The codes and standards referenced in this code shall be considered part of the requirements of this code to the prescribed extent of each such reference. Where differences occur between provisions of this code and referenced codes and standards, the provisions of this code shall apply.
A. Partial Invalidity. In the event that any part or provision of this code is held to be illegal or void, this shall not have the effect of making void or illegal any of the other parts or provisions.
B. Existing Structures. The legal occupancy of any structure existing on the date of adoption of this code shall be permitted to continue without change, except as is specifically covered in this code, the International Fire Code, or as is deemed necessary by the building official for the general safety and welfare of the occupants and the public. Modifications to existing structures shall be permitted to be performed in accordance with WAC 51-50-480000 (International Existing Building Code). (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
A. Creation of Enforcement Agency. The building department is hereby created and the official in charge thereof shall be known as the building official.
B. Appointment. The building official shall be appointed by the chief appointing authority of the jurisdiction.
C. Deputies. In accordance with the prescribed procedures of this jurisdiction and with the concurrence of the appointing authority, the building official shall have the authority to appoint a deputy building official, the related technical officers, inspectors, plan examiners and other employees. Such employees shall have powers as delegated by the building official. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
A. General. The building official is hereby authorized and directed to enforce the provisions of this code. The building official shall have the authority to render interpretations of this code and to adopt policies and procedures in order to clarify the application of its provisions. Such interpretations, policies and procedures shall be in compliance with the intent and purpose of this code. Such policies and procedures shall not have the effect of waiving requirements specifically provided for in this code.
B. Applications and Permits. The building official shall receive applications, review construction documents and issue permits for the erection, alteration, demolition and moving of buildings, structures and building service equipment, inspect the premises for which such permits have been issued and enforce compliance with the provisions of this code.
C. Notices and Orders. The building official shall issue all necessary notices or orders to ensure compliance with this code.
D. Inspections. The building official shall make all of the required inspections, or the building official shall have the authority to accept reports of inspection by approved agencies or individuals. Reports of such inspections shall be in writing and be certified by a responsible officer of such approved agency or by the responsible individual. The building official is authorized to engage such expert opinion as deemed necessary to report upon unusual technical issues that arise at the applicant’s expense.
E. Identification. The building official shall carry proper identification when inspecting structures or premises in the performance of duties under this code.
F. Right of Entry. Where it is necessary to make an inspection to enforce the provisions of this code, or where the building official has reasonable cause to believe that there exists in a structure or upon a premises a condition which is contrary to or in violation of this code which makes the structure or premises unsafe, dangerous or hazardous, the building official is authorized to enter the structure or premises at reasonable times to inspect or to perform the duties imposed by this code; provided, that if such structure or premises be occupied that credentials be presented to the occupant and entry requested. If such structure or premises is unoccupied, the building official shall first make a reasonable effort to locate the owner or other person having charge or control of the structure or premises and request entry. If entry is refused, the building official shall have recourse to the remedies provided by law to secure entry.
G. Department Records. The building official shall keep official records of applications received, permits and certificates issued, fees collected, reports of inspections, and notices and orders issued. Such records shall be retained in the official records for the period required for retention of public records.
H. Liability. The building official, member of the board of appeals or employee charged with the enforcement of this code, while acting for the jurisdiction in good faith and without malice in the discharge of the duties required by this code or other pertinent law or ordinance, shall not thereby be rendered liable personally and is hereby relieved from personal liability for any damage accruing to persons or property as a result of any act or by reason of an act or omission in the discharge of official duties. Any suit instituted against an officer or employee because of an act performed by that officer or employee in the lawful discharge of duties and under the provisions of this code shall be defended by a legal representative of the jurisdiction until the final termination of the proceedings. The building official or any subordinate shall not be liable for cost in any action, suit or proceeding that is instituted in pursuance of the provisions of this code.
I. Approved Materials and Equipment. Materials, equipment and devices approved by the building official shall be constructed and installed in accordance with such approval.
J. Used Materials and Equipment. The use of used materials and building service equipment which meet the requirements of this code for new materials is permitted. Used equipment and devices shall not be reused unless prior approval is obtained from the building official.
K. Modifications. Wherever there are practical difficulties involved in carrying out the provisions of this code, the building official shall have the authority to grant modifications for individual cases, upon application of the owner or owner’s representative; provided, the building official shall first find that special individual reason makes the strict letter of this code impractical and the modification is in compliance with the intent and purpose of this code and that such modification does not lessen health, accessibility, life and fire safety, or structural requirements. The details of action granting modifications shall be recorded and entered in the files of the department. The building official is authorized to charge an additional fee to evaluate any proposed modification under the provisions of this section.
L. Alternative Materials, Design and Methods of Construction and Equipment. The provisions of this code are not intended to prevent the installation of any material or to prohibit any design or method of construction not specifically prescribed by this code; provided, that any such alternative has been approved. An alternative material, design or method of construction shall be approved where the building official finds that the proposed design is satisfactory and complies with the intent of the provisions of this code, and that the material, method or work offered is, for the purpose intended, at least the equivalent of that prescribed in this code in quality, strength, effectiveness, fire resistance, durability and safety. Requests for approval of proposed alternative materials, designs, methods of construction and equipment which would qualify for credit towards green building certification under the Leadership in Energy and Environmental Design, National Green Building Standard, Built Green (Three Star level or higher), or other certification program as approved by the community development director shall be assigned the highest priority for evaluation and determination by the building official. The building official is authorized to charge an additional fee to evaluate any proposed alternate material, design and/or method of construction and equipment under the provisions of this section.
M. Research Reports. Supporting data, where necessary to assist in the approval of materials or assemblies not specifically provided for in this code, shall consist of valid research reports from approved sources.
N. Tests. Whenever there is insufficient evidence of compliance with the provisions of this code, or evidence that a material or method does not conform to the requirements of this code, or in order to substantiate claims for alternative materials or methods, the building official shall have the authority to require tests as evidence of compliance to be made at no expense to the jurisdiction. Test methods shall be as specified in this code or by other recognized test standards. In the absence of recognized and accepted test methods, the building official shall approve the testing procedures. Tests shall be performed by an approved agency. Reports of such tests shall be retained by the building official for the period required for retention of public records. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 2028 § 1 (Exh. B), 2009; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
A. Required. Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be done, shall first make application to the building official and obtain the required permit.
B. Work Exempt from Permit. Exemptions from permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction. Permits shall not be required for the following:
a. One-story detached structures, accessory to residential structures constructed under the provisions of the IRC, used as tool and storage sheds, tree-supported play structures, playhouse and similar uses, provided the floor area does not exceed 200 square feet (18.58 m2) and, with the exception of tree-supported play structures, the height above grade plane does not exceed 12 feet;
b. Fences not over six feet (1,829 mm) high;
c. Oil derricks;
d. Retaining walls which are not over four feet (1,219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding Class I, II or III-A liquids;
e. Water tanks supported directly on grade if the capacity does not exceed 5,000 gallons (18,925 L) and the ratio of height to diameter or width does not exceed two to one;
f. Sidewalks, decks and driveways, associated with residential structures constructed under the provisions of the IRC, not more than 30 inches (762 mm) above grade and not over any basement or story below and which are not part of an accessible route;
g. Painting, papering, tiling, carpeting, cabinets, countertops and similar finish work; provided, that existing required accessible features are not altered;
h. Temporary motion picture, television and theater stage sets and scenery;
i. Prefabricated swimming pools accessory to a one- and two-family dwelling or Group R-3 occupancy, which are less than 24 inches (610 mm) deep, do not exceed 5,000 gallons (18,925 L) and are installed entirely above ground;
j. Shade cloth structures constructed for garden, nursery or agricultural purposes and not including service systems;
k. Swings, slides and other similar playground equipment;
l. Window awnings supported by an exterior wall of one- and two-family dwellings or Group R-3 and Group U occupancies which do not project more than 54 inches (1,372 mm) from the exterior wall and do not require additional support;
m. Movable cases, counters and partitions not over five feet, nine inches (1,753 mm) in height;
n. Satellite earth station antennas six and one-half feet (two meters) or less in diameter or diagonal in zones other than residential zones;
o. Satellite earth station antennas three and one-quarter feet (one meter) or less in diameter in residential zones;
p. Video programming service antennas three and one-quarter feet (one meter) or less in diameter or diagonal dimension, regardless of zone;
q. Carports and awnings attached to mobile homes and manufactured housing;
r. Replacement of nonstructural siding in IRC structures except for veneer, stucco or exterior finish and insulation systems (EFIS);
s. In-kind window replacement for IRC structures where no alteration of structural members is required and the window U-values meet the prescriptive requirements contained within the International Energy Conservation Code;
t. Temporary construction site office and storage structures placed at a permitted job site during construction may be allowed on a temporary basis and shall be removed upon final approval of the construction and prior to issuance of the certificate of occupancy. A temporary construction site office or storage structure is a portable structure for which the primary purpose is to securely house equipment and supplies, and which may serve as a temporary office during construction of a project;
u. In-kind roofing overlays on one- and two-family dwellings provided the new layer results in a maximum of two layers; and
v. The installation of roof mounted photovoltaic (PV) solar panels meeting all of the following criteria:
(1) Total dead load of panels, supports, mountings, raceways and all other appurtenances weigh no more than three pounds per square foot.
(2) The total PV solar panel system weight shall not exceed 1,000 pounds.
(3) Panels shall be mounted not higher than 18 inches above the surface of the roofing to which they are affixed. Except for flat roofs, no portion of the system may exceed the highest point of the roof. Panels on flat roofs shall not exceed the height allowed for the building.
(4) PV supports shall be located to prevent a point load in excess of 50 pounds in any location.
(5) Attachment to the structure shall be as specified by the mounting system manufacturer.
(6) All signage and markings required by NEC 690 shall be a phenolic or metallic plate or other similar material engraved in block letters at least one-quarter inch in height. The letters and the background shall be in contrasting colors. The identification plate shall be affixed to the equipment by means of mechanical fasteners.
a. Portable heating, cooking, or clothes-drying appliances;
b. Portable ventilation equipment;
c. Portable cooling unit;
d. Steam, hot or chilled water piping within any heating or cooling equipment regulated by this code;
e. Replacement of any part which does not alter its approval or make it unsafe;
f. Portable evaporative cooler;
g. Self-contained refrigeration system containing 10 pounds (4.54 kg) or less of refrigerant and actuated by motors of one horsepower (746 W) or less;
h. Portable fuel cell appliances that are not connected to a fixed piping system and are not interconnected.
a. The stopping and/or repairing of leaks in drains, water, soil, waste or vent pipe; provided, however, that should any concealed trap, drain pipe, water, soil, waste or vent pipe become defective and it becomes necessary to remove and replace the same with new material, the same shall be considered as new work and a permit shall be obtained and inspection made as provided in this code;
b. The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures and the removal and reinstallation of water closets, provided such repairs do not involve or require replacement or rearrangement of valves, pipes or fixtures;
c. Reinstallation or replacement of prefabricated fixtures that do not involve or require the replacement or rearrangement of valves or pipes.
4. Public Services Agencies or Work in the Public Way.
a. A permit shall not be required for the installation, alteration or repair of generation, transmission, distribution or metering or other related equipment that is under the ownership and control of public service agencies established by right.
b. A permit shall not be required for work located primarily in a public way, public utility towers and poles and hydraulic flood control structures. This exemption is not applicable to wireless communication facilities which are not located in a public way.
5. Grading.
a. An excavation below existing finished grade for basements and footings of an existing building, retaining wall or other structure authorized by a valid building permit. This shall not exempt any excavation having an unsupported height of greater than five feet.
b. An excavation of less than 50 cubic yards of material which:
(1) Is less than two feet in depth; and/or
(2) Does not create a cut slope with a ratio steeper than two horizontal to one vertical.
c. A fill of less than 50 cubic yards of material which is less than one foot in depth and placed on natural terrain with a slope of less than five horizontal to one vertical. (Ord. 2124 § 2 (Exh. B), 2013; Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
Where equipment replacements and equipment repairs must be performed in an emergency situation, the permit application shall be submitted within the next working business day to the building official. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
Application or notice to the building official is not required for ordinary repairs to structures. Such repairs shall not include the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or load-bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the egress requirements; nor shall ordinary repairs include addition to, alteration of, replacement or relocation of any standpipe, water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring or mechanical or other work affecting public health or general safety. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
A. Such application shall:
1. Provide evidence of an adequate water supply and sewer service for the intended use of the building. Evidence may be in the form of a water right permit from the Department of Ecology, a letter from an approved water and sewer purveyor stating their ability to provide water and sewer service, or another form sufficient to verify the existence of an adequate water supply and sewage disposal service. The city may impose conditions on building permits requiring connection to an existing public water or sewer system where the existing system is willing and able to provide safe and reliable potable water and sewage disposal service to the applicant with reasonable economy and efficiency. An application for a water right shall not be sufficient proof of an adequate water supply.
2. Identify and describe the work to be covered by the permit for which application is made.
3. Describe the land on which the proposed work is to be done by legal description, street address or similar description that will readily identify and definitely locate the proposed building or work.
4. Indicate the use or occupancy for which the proposed work is intended.
5. Be accompanied by plans, diagrams, computations and specifications, and other data as required in BMC 20.02.145.
6. State the valuation of any new building or structure or any addition, remodeling or alteration to an existing building.
7. Contain the property owner’s name, address and phone number.
8. Be signed by the applicant, or the applicant’s authorized agent.
9. Show the actual dimensions and shape of the lot to be built on, the exact sizes and locations of the lot and buildings already existing, if any, and the locations and dimensions of the proposed building or alteration, together with the legal description and the parcel number for each lot to be built upon.
10. The application shall include such other information as lawfully may be required by the building official, including:
a. The number of families, housekeeping units or rental units the building is designed to accommodate;
b. Conditions existing on the lot;
c. Such other matters as may be necessary to determine conformance with and provide for the enforcement of this title.
B. For applications for construction projects costing more than $5,000, the application shall include all information contained in subsection A of this section, and the following:
1. The prime contractor’s business name, address, phone number, current state contractor registration number; and
a. The name, address and phone number of the office of the lender administering the interim construction financing, if any; or
b. The name and address of the firm that has issued a payment bond, if any, on behalf of the prime contractor for the protection of the owner, if the bond is for an amount not less than 50 percent of the total amount of the construction project.
C. Applications for building permits relating to any construction, including landfill or pier and piling to support same, upon privately owned shoreland submerged by the waters of the Sammamish River, shall not be accepted for filing with the building department, unless there is attached to such application certified copies of the approval of such project by such state and/or federal agencies as may have jurisdiction or regulatory authority over such proposed project.
D. Applications shall include as much information as required to provide an accurate environmental assessment as may be required pursuant to Chapter 20.04 BMC, as it now exists or may be amended from time to time.
E. One copy of the plans shall be returned to the applicant by the building official after he has marked such copy either as approved or disapproved and attested to the same by his signature on such copy. The second copy of the plans, similarly marked, shall be retained by the building official.
F. The building official shall transmit to the assessors of King and Snohomish Counties a copy of each permit for new construction issued at the end of each calendar month.
G. The information required on the building permit application by subsections (A)(2), (A)(6) and (B)(1) and (B)(2) of this section shall be set forth on the building permit document which is issued to the owner, and on the inspection record card which shall be posted at the construction site.
H. The information required by subsections A and B of this section, and information supplied by the applicant after the permit is issued, shall be kept on record.
I. If any of the information required by subsections (B)(2)(a) and (B)(2)(b) of this section is not available at the time the application is submitted, the applicant shall so state and the application shall be processed forthwith and the permit issued as if the information had been supplied, and the lack of the information shall not cause the application to be deemed incomplete. However, the applicant shall provide the remaining information as soon as the applicant can reasonably obtain such information. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The building official shall examine or cause to be examined applications for permits and amendments thereto within a reasonable time after filing. If the application or the construction documents do not conform to the requirements of pertinent laws, the building official shall reject such application in writing, stating the reasons therefor. If the building official is satisfied that the proposed work conforms to the requirements of this code and laws and ordinances applicable thereto, the building official shall issue a permit therefor as soon as practicable. Notwithstanding the language of this or any other provision of this code, no building permit shall issue until all other project permits related to the project action for which the building permit is sought have been approved and issued, and all related fees, bonds and approval conditions have been paid and/or satisfied, including but not limited to: SEPA approvals, subdivisions, PUDs, building site plans, conditional use permits, variances, shoreline substantial development permits, critical area alterations permits and frontage improvements. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
A. Applications for which no permit is issued within 18 months following the date of application shall expire by limitation and plans and other data submitted for review may thereafter be returned to the applicant or destroyed in accordance with state law by the building official. The building official may extend the time for action by the applicant for a period not to exceed 90 days, upon written request by the applicant citing specific circumstances beyond the control of the applicant that have prevented action from being taken. Such requests for extension of plan review shall be received by the city prior to the original 18-month expiration date. No application may be extended more than once.
B. Applications shall be canceled for inactivity if an applicant fails to respond to the department’s written request for revisions, corrections, actions or additional information within 90 days of the date of request.
C. The building official may extend the life of an application if any of the following conditions exist:
1. Compliance with the State Environmental Policy Act is in progress;
2. Any other city review is in progress; provided, the applicant has submitted a complete response to city requests or the building official determines that unique or unusual circumstances exist that warrant additional time for such response, and the building official determines that the review is proceeding in a timely manner toward final city decision; or
3. Litigation against the city or applicant is in progress, the outcome of which may affect the validity or the provisions of any permit issued pursuant to such application. (Ord. 2124 § 2 (Exh. B), 2013; Ord. 2052 § 2 (Exh. B), 2010; Ord. 2043 § 2 (Exh. B), 2010; Ord. 2029 § 1 (Exh. B), 2009; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The issuance or granting of a permit shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of this code or of any other ordinance of the jurisdiction. Permits presuming to give authority to violate or cancel the provisions of this code or other ordinances of the jurisdiction shall not be valid. The issuance of a permit based on construction documents and other data shall not prevent the building official from requiring the correction of errors in the construction documents and other data. The building official is also authorized to prevent occupancy or use of a structure where in violation of this code or of any other ordinances of this jurisdiction. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
A. Every permit issued shall expire two years from the date of issuance. The building official may approve a request for an extended expiration date where a construction schedule is provided by the applicant and approved prior to permit issuance.
B. Every permit which has been expired for less than one year may be renewed for a period of one year for an additional fee, based on the valuation of the work remaining, as long as no changes have been made to the originally approved plans. For permits that have been expired for longer than one year, a new permit must be obtained and full new fees paid. No permit shall be renewed more than once.
C. Mechanical and plumbing permits shall expire at the same time as the associated building permit, except that if no associated building permit is issued, the mechanical and/or plumbing permit shall expire one year from the date of issuance.
D. The building official may authorize a 30-day extension to an expired permit for the purpose of performing a final inspection and closing out the permit, provided the only inspection remaining at the time of permit expiration was the final inspection and, further, that not more than 180 days have passed since the permit expired. The 30-day extension would commence on the date of written approval. If deficient items noted during the final inspection are not completed within the 30-day extension period, the permit shall return to expired status. (Ord. 2124 § 2 (Exh. B), 2013; Ord. 2052 § 2 (Exh. B), 2010; Ord. 2043 § 2 (Exh. B), 2010; Ord. 2029 § 1 (Exh. B), 2009; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The building official is authorized to suspend or revoke a permit issued under the provisions of this code wherever the permit is issued in error or on the basis of incorrect, inaccurate or incomplete information, or in violation of any ordinance or regulation or any of the provisions of this code. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The building permit or a copy shall be kept on the site of the work until the completion of the project. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
A. Submittal documents consisting of construction documents, statement of special inspection and structural observation programs, engineering reports and calculations, diagrams and other data shall be submitted in one or more sets with each application for a permit. The construction documents shall be prepared by a registered design professional where required by the state of Washington. Where special conditions exist, the building official is authorized to require additional construction documents to be prepared by a registered design professional.
B. Construction documents shall be dimensioned and drawn upon suitable material. Electronic media documents are permitted to be submitted when approved by the building official. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed in the proper orientation and layout as it is intended to be constructed and show in detail that it will conform to the provisions of this code and relevant laws, ordinances, rules and regulations, as determined by the building official.
C. Shop drawings for the fire protection system(s) shall be submitted to the fire code official to indicate conformance with this code and the construction documents and shall be approved prior to the start of system installation. Shop drawings shall contain all information as required by the referenced installation standards in Chapter 9 of the International Building Code. Shop drawings shall be prepared by a certified individual as required by the state of Washington.
D. The construction documents shall show in sufficient detail the location, construction, size and character of all portions of the means of egress in compliance with the provisions of this code. In other than occupancies in Groups R-2, R-3, one- and two-family dwellings, and I-1, the construction documents shall designate the number of occupants to be accommodated on every floor, and in all rooms and spaces.
E. Construction documents for all buildings shall describe the exterior wall envelope in sufficient detail to determine compliance with this code. The construction documents shall provide details of the exterior wall envelope as required, including flashing, intersections with dissimilar materials, corners, end details, control joints, intersections at roof, eaves or parapets, means of drainage, water-resistive membrane and details around openings. The construction documents shall include manufacturer’s installation instructions that provide supporting documentation that the proposed penetration and opening details described in the construction documents maintain the weather resistance of the exterior wall envelope. The supporting documentation shall fully describe the exterior wall system which was tested, where applicable, as well as the test procedure used.
Building enclosure design documents of new or rehabilitated multifamily buildings that are subject to the regulations of Engrossed House Bill 1848 must be submitted at the time of permit application. All applications for building construction or rehabilitation shall include design documents prepared and stamped by an architect or engineer that identify the building enclosure (building enclosure documents) including but not limited to, waterproofing, weatherproofing and/or otherwise protected from water or moisture intrusion, unless a recorded irrevocable sale prohibition covenant is submitted to the city. The city is prohibited from issuing a permit for construction or rehabilitative construction unless the building enclosure documents contain a stamped statement by the person stamping the building enclosure design documents in substantially the following form: “The undersigned has provided building enclosure documents that in my professional judgment are appropriate to satisfy the requirements of sections 1 through 10 of EHB 1848.” The city is not responsible for determining whether the building enclosure design documents or the inspections performed are adequate or appropriate to satisfy the requirements of the act.
EXCEPTION: Subject to the approval of the building official, R-3, one- and two-family dwellings, and U occupancies may be exempt from the detailing requirements of this section. In addition to these requirements, multi-unit structures as defined in RCW 64.55.010 shall comply with the submittal requirements as listed in RCW 64.55.020.
F. The construction documents submitted with the application for permit shall be accompanied by a site plan showing to scale the size and location of new construction and existing structures on the site, distances from lot lines, the established street grades and the proposed finished grades and, as applicable, flood hazard areas, floodways, and design flood elevations; and it shall be drawn in accordance with an accurate boundary line survey. In the case of demolition, the site plan shall show construction to be demolished and the location and size of existing structures and construction that are to remain on the site or plot. The building official is authorized to waive or modify the requirement for a site plan when the application for permit is for alteration or repair or when otherwise warranted.
G. The building official shall examine, or cause to be examined, the accompanying submittal documents and shall ascertain by such examinations whether the construction indicated and described is in accordance with the requirements of this code and other pertinent laws or ordinances.
H. Whenever review of a building permit application requires retention by the jurisdiction for professional consulting services, the applicant shall reimburse the jurisdiction the cost of such professional consulting services. This fee shall be in addition to the normal plan review and building permit fees. The jurisdiction may require the applicant to deposit an amount with the jurisdiction estimated in the discretion of the building official to be sufficient to cover anticipated costs of retaining professional consultant services and to ensure reimbursement for such costs.
I. When the building official issues a permit, the construction documents shall be approved, in writing or by stamp, as “Approved.” One set of construction documents so reviewed shall be retained by the building official. The other set shall be returned to the applicant, shall be kept at the site of work and shall be open to inspection by the building official or a duly authorized representative.
J. The building official is authorized to issue a permit for the construction of foundations or any other part of a building or structure before the construction documents for the whole building or structure have been submitted; provided, that adequate information and detailed statements have been filed complying with pertinent requirements of this code. The holder of such permit for the foundation or other parts of a building or structure shall proceed, at the holder’s own risk, with the building operation and without assurance that a permit for the entire structure will be granted.
K. When it is required that documents be prepared by a qualified registered design professional, the building official shall be authorized to require the owner to engage and designate on the building permit application a registered design professional who shall act as the registered design professional in responsible charge. If the circumstances require, the owner shall designate a substitute registered design professional in responsible charge who shall perform the duties required of the original registered design professional in responsible charge. The building official shall be notified in writing by the owner if the registered design professional in responsible charge is changed or is unable to continue to perform the duties. The registered design professional in responsible charge shall be responsible for reviewing and coordinating submittal documents prepared by others, including phased and deferred submittal items, for compatibility with the design of the building. Where structural observation is required by Section 1710 of the International Building Code, the inspection program shall name the individuals or firms who are to perform structural observation and describe the stages of construction at which structural observation is to occur (see also other duties specified in Section 1704 of the International Building Code).
L. For the purposes of this section, “deferred submittals” are defined as those portions of the design that are not submitted at the time of the application and that are to be submitted to the building official within a specified period. Deferral of any submittal items shall have the prior approval of the building official. The registered design professional in responsible charge shall list the deferred submittals on the construction documents for review by the building official. Documents for deferred submittal items shall be submitted to the registered design professional in responsible charge who shall review them and forward them to the building official with a notation indicating that the deferred submittal documents have been reviewed and been found to be in general conformance to the design of the building. The deferred submittal items shall not be installed until the deferred submittal documents have been approved by the building official. The building official is authorized to charge an additional plan review fee to evaluate deferred submittals under the provisions of this section.
M. Work shall be installed in accordance with the approved construction documents, and any changes made during construction that are not in compliance with the approved construction documents shall be resubmitted for approval as an amended set of construction documents. The building official may authorize minor field changes subject to the approval of the field inspector.
N. One set of approved construction documents shall be retained by the building official for a period of not less than 180 days from date of completion of the permitted work, expiration of permit or as required by state or local laws. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
A. The building official is authorized to issue a permit for temporary structures and temporary uses. Such permits shall be limited as to time of service, but shall not be permitted for more than 180 days. The building official is authorized to grant extensions for demonstrated cause.
B. Temporary structures and uses shall conform to the structural strength, fire safety, means of egress, accessibility, light, ventilation and sanitary requirements of this code as necessary to ensure the public health, safety and general welfare.
C. The building official is authorized to terminate such permit for a temporary structure or use and to order the temporary structure or use to be discontinued. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
A. A permit shall not be valid until the fees prescribed by Tables 20.02.155 A, B, C, D and E and the current city fee resolution have been paid, nor shall an amendment to a permit be released until the additional fee, if any, has been paid.
EXCEPTION: When an area of the city has been deemed a disaster area by either the local, state or federal authorities, any structures damaged by storms, floods, landslides, earthquakes, fires or other natural disasters shall have all permit and plan review fees waived for the purposes of repairing or rebuilding the damaged structures (with the exception of state surcharge fees).
B. On buildings, structures, gas, mechanical and plumbing systems or alterations requiring a permit, a fee for each permit shall be paid as required, in accordance with the schedule as established by the applicable governing authority.
C. When submittal documents are required by BMC 20.02.145, a plan review fee shall be paid at the time of submitting the submittal documents for plan review. The building official may have the option to charge a deposit in lieu of the full plan review fee if the full amount is not known at the time. Any plan review deposit shall be applied toward the total plan review fee owed. The actual permit fees and related plan review fee shall be determined upon completion of the plan review and the balance owing shall be paid at the time of permit issuance. The plan review fee shall be a separate fee from the permit fees specified in this section and are in addition to the permit fees. When submittal documents are incomplete or changed so as to require additional plan review or when the project involves deferred submittal items as defined in BMC 20.02.145, an additional plan review fee may be charged.
D. The city has established a basic plan program, the purpose of which is to allow for an expedited review process for plans that are intended to remain unchanged but used multiple times. Options are allowed to be submitted with the initial registering of the basic plan to accommodate a variation of building styles using the basic plan. When plans are submitted under the jurisdiction’s basic plan program, a plan review fee shall be paid at the time of application for a basic plan. The building official may have the option to charge a partial deposit in lieu of the full plan review fee. All portions of fees paid as a deposit amount shall be applied to the total plan review fees owed. The applicant shall be required to pay the balance of amount owed for the plan review.
Valuations used to compute the permit fees shall include all options submitted with a basic plan. When a basic plan consists of a number of plan options that can produce any number of similar but different buildings, the building official may charge plan review fees based on each different building configuration. Plan review fees shall be paid for at the time of application for a building permit. The building official may have the option to charge a partial deposit in lieu of the full plan review fee. All portions of fees paid as a deposit amount shall be applied to the total plan review fees owed. The applicant shall be required to pay the balance of amount owed for the plan review. The plan review fees specified in this subsection are separate fees from the permit fees and are in addition to the permit fees.
Once a basic plan and associated options are reviewed, approved and registered, changes or revisions to that plan are not permitted without requiring the plan to be resubmitted as a new registered plan and pay full new fees.
Once a permit is issued for a basic plan, no revisions will be permitted except for minor field changes. For the purposes of this section, the term “minor field changes” shall include the relocation of nonbearing partitions, relocated window openings, or other changes which do not include an increase in floor area, deviations to any structural elements, materials, or design components. Changes other than minor field changes will be considered major changes and require the permit holder to resubmit those changes as a new submittal and pay a revision fee.
E. The applicant for a permit shall provide an estimated permit value at time of application. The determination of value or valuation under any of the provisions of this code shall be made by the building official. The latest building valuation data, contained in the February or August edition of the Building Safety Journal publication, shall be used to determine building valuations for the various building types and occupancies noted in that table. Regional modifiers shall not be applicable. When a specific building type or occupancy is not noted in the valuation table, the building official is authorized to use any of the classification types noted in the table that most closely resembles the proposed type of building, or determine a valuation type independently.
F. Any person who commences any work on a building, structure, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to a special investigation fee in an amount equal to twice the permit fee. The special investigation fee shall be in addition to the required permit fees.
G. The payment of the fee for the construction, alteration, removal or demolition for work done in connection to or concurrently with the work authorized by a building permit shall not relieve the applicant or holder of the permit from the payment of other fees that are prescribed by law.
H. The building official may authorize refunding of not more than 80 percent of the permit fee paid when no work has been done under a permit issued in accordance with this code. The building official may authorize refunding of not more than 80 percent of the plan review fee paid when an application for a permit for which a plan review fee has been paid is withdrawn or canceled before the plan review is commenced. The building official shall not authorize refunding of any fee paid except on written application filed by the original permittee not later than 180 days from the date of fee payment.
I. Green Building Permit Fee Rebate. A percentage of the building permit fees set forth in Table 20.02.155 A shall be rebated to applicants who achieve and provide verification of green building certification under the Leadership in Energy and Environmental Design, National Green Building Standard, Built Green (Three Star level or higher), or other certification programs as approved by the community development director, as follows:
1. At least basic or lowest level of certification, or at least Three Star level of Built Green, rebate 10 percent of permit fees;
2. Highest level of certification, rebate 50 percent of permit fees.
TABLE 20.02.155 A – BUILDING PERMIT FEES
TOTAL VALUATION1
$501.00 to $2,000
$28.50 for the first $500.00 plus $3.65 for each additional $100.00, or fraction thereof, to and including $2,000
$83.00 for the first $2,000 plus $16.80 for each additional $1,000, or fraction thereof, to and including $25,000
$470.00 for the first $25,000 plus $12.00 for each additional $1,000, or fraction thereof, to and including $50,000
$772.50 for the first $50,000 plus $8.40 for each additional $1,000, or fraction thereof, to and including $100,000
$1,192.50 for the first $100,000 plus $6.75 for each additional $1,000, or fraction thereof, to and including $500,000
$3,878.50 for the first $500,000 plus $5.75 for each additional $1,000, or fraction thereof, to and including $1,000,000
$1,000,001 and up
$6,730.50 for the first $1,000,000 plus $4.50 for each additional $1,000, or fraction thereof
1. Inspections outside of normal business hours ..................................................... $75.00 per hour2 (Minimum charge – two hours)
2. Re-inspection fee ................................................................................................ $75.00 per hour2 (Minimum charge – one hour)
3. Inspections for which no fee is specifically indicated ........................................ $75.00 per hour2 (Minimum charge – one hour)
4. Plan review......................................................................................... 65 percent of the permit fee
5. Additional plan review required by changes, additions or revisions to plans ..... $75.00 per hour2 (Minimum charge – one hour)
6. For use of outside consultants for plan checking or inspections .............................. Actual costs3
1 Valuation is determined based on the estimated cost submitted by the applicant, or the data contained in the latest edition of the Building Safety Journal, whichever results in a higher valuation.
2 Or the total hourly cost to the jurisdiction, including supervision, overhead, equipment, hourly wages and benefits of the employees involved.
3 Actual costs include administrative and overhead costs.
TABLE 20.02.155 B – MECHANICAL PERMIT1
Permit Issuance:
1. For the issuance of each mechanical permit
2. For issuing each supplemental permit for which the original permit has not expired, been canceled, or finaled
Unit Fee Schedule:
For the installation or relocation of each forced air or gravity-type furnace or burner, including ducts and vents attached to such appliance, up to and including 100,000 Btu/h
For the installation or relocation of each forced air or gravity-type furnace or burner, including ducts and vents attached to such appliance over 100,000 Btu/h
For the installation or relocation of each floor furnace, including vent
For the installation or relocation of each suspended heater, recessed wall heater or floor-mounted unit heater
2. Appliance Vents
For the installation, relocation or replacement of each appliance vent installed and not included in an appliance permit
3. Repairs or Additions
For the repair of, alteration of, or addition to each heating appliance, refrigeration unit, cooling unit, absorption unit, or each heating, cooling, absorption or evaporative cooling system, including installation of controls
4. Air Handlers
For each air-handling unit to and including 10,000 cfm, including ducts attached thereto
For each air-handling unit over 10,000 cfm
5. Evaporative Coolers
For each evaporative cooler other than portable type
6. Ventilation and Exhaust
For each ventilation fan connected to a single duct
For each ventilation system which is not a portion of any heating or air conditioning system authorized by a permit
For the installation of each hood which is served by mechanical exhaust, including the ducts for such hood
7. Incinerators
For the installation or relocation of each domestic-type incinerator
For the installation or relocation of each commercial or industrial-type incinerator
For each appliance or piece of equipment regulated by the IMC, IFGC or NFPA 54 and 58, but not classed in other appliance categories, or for which no other fee is listed in the table
1. Inspections outside of normal business hours, per hour (minimum charge – two hours)
$75.002
2. Re-inspection fees assessed
3. Inspections for which no fee is specifically indicated, per hour (minimum charge – one hour)
4. Plan review (65 percent of the permit fee)
5. Additional plan review required by changes, additions or revisions to plans for which an initial review has been completed (minimum charge – one hour)
6. For use of outside consultants for plan checking or inspections
Actual costs3
1 Shall include fees for equipment and appliances regulated by the IMC, IFGC and NFPA 54 and 58.
2 Or the total hourly cost to the jurisdiction including supervision, overhead, equipment, hourly wages and benefits of the employees involved.
TABLE 20.02.155 C – PLUMBING PERMIT FEES
1. For the issuance of each plumbing permit
Unit Fee Schedule (in addition to items 1. and 2. above):
1. For each plumbing fixture on one trap or a set of fixtures on one trap (including water, drainage piping, and backflow protection therefor)
2. For each building sewer
3. Rainwater systems – per drain (inside building)
4. Hose bib
5. Backflow preventer 1/2" – 1"
6. Backflow preventer 1-1/4" – 2"
7. Backflow preventer 3" and larger
8. Pressure-reducing valve
1 Or the total hourly cost to the jurisdiction including supervision, overhead, equipment, hourly wages and benefits of the employees involved.
2 Actual costs include administrative and overhead costs.
TABLE 20.02.155 D – GRADING PLAN REVIEW FEES
50 cubic yards or less
51 to 100 cubic yards
101 to 1,000 cubic yards
1,001 to 10,000 cubic yards
10,001 to 100,000 cubic yards – $49.25 for the first 10,000 cubic yards, plus $24.50 for each additional 10,000 cubic yards or fraction thereof
100,001 to 200,000 cubic yards – $269.75 for the first 100,000 cubic yards, plus $13.25 for each additional 10,000 cubic yards or fraction thereof
200,001 cubic yards or more – $402.25 for the first 200,000 cubic yards, plus $7.25 for each additional 10,000 cubic yards or fraction thereof
Additional plan review required by changes, additions or revisions to approved plans (minimum charge one-half hour)
$123.04 per hour*
* Or the total hourly cost to the city, whichever is the greatest. This cost shall include supervision, overhead, equipment, hourly wages and fringe benefits of the employees involved.
TABLE 20.02.155 E – GRADING PERMIT FEES
101 to 1,000 cubic yards – $37.00 for the first 100 cubic yards, plus $17.50 for each additional 100 cubic yards or fraction thereof
1,001 to 10,000 cubic yards – $194.50 for the first 1,000 cubic yards, plus $14.50 for each additional 1,000 cubic yards or fraction thereof
10,001 to 100,000 cubic yards – $325.00 for the first 10,000 cubic yards, plus $66.00 for each additional 10,000 cubic yards or fraction thereof
100,001 cubic yards or more – $919.00 for the first 100,000 cubic yards, plus $36.50 for each additional 10,000 cubic yards or fraction thereof
1. Inspections outside of normal business hours (minimum charge – two hours)
2. Inspections for which no fee is specifically indicated (minimum charge – one hour)
(Ord. 2052 § 2 (Exh. B), 2010; Ord. 2028 § 1 (Exh. B), 2009; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
A. Construction or work for which a permit is required shall be subject to inspection by the building official and such construction or work shall remain accessible and exposed for inspection purposes until approved. Approval as a result of an inspection shall not be construed to be an approval of a violation of the provisions of this code or of other ordinances of the jurisdiction. Inspections presuming to give authority to violate or cancel the provisions of this code or of other ordinances of the jurisdiction shall not be valid. It shall be the duty of the permit applicant to cause the work to remain accessible and exposed for inspection purposes. Neither the building official nor the jurisdiction shall be liable for expense entailed in the removal or replacement of any material required to allow inspection.
B. Before issuing a permit, the building official is authorized to examine or cause to be examined buildings, structures and sites for which an application has been filed.
C. Manufacturer’s installation instructions, as required by this code, shall be available on the job site at the time of inspection.
D. The building official, upon notification, shall make the following inspections:
1. Footing and Foundation Inspection. Footing and foundation inspections shall be made after poles or piers are set or trenches or basement areas are excavated and all required hold-down anchor bolts, hold-down straps, any forms erected, and any required reinforcing steel is in place and supported. The foundation inspection shall include excavation for thickened slabs intended for the support of bearing walls, partitions, structural supports, or equipment and special requirements for wood foundations. Materials for the foundation shall be on the job, except where concrete is ready mixed in accordance with ASTM C 94, the concrete need not be on the job.
2. Concrete Slab and Under-Floor Inspection. Concrete slab and under-floor inspections shall be made after in-slab or under-floor reinforcing steel and building service equipment, conduit, slab insulation, piping accessories and other ancillary equipment items are in place, but before any concrete is placed or floor sheathing installed, including the subfloor.
3. Lowest Floor Elevation. In flood hazard areas, upon placement of the lowest floor, including the basement, and prior to further vertical construction, the elevation certification required in IBC Section 1612.5 or IRC Section R323 shall be submitted to the building official.
4. Exterior Wall Sheathing Inspection. Exterior wall sheathing shall be inspected after all wall framing is complete, strapping and nailing is properly installed, but prior to being covered.
5. Roof Sheathing Inspection. The roof sheathing shall be inspected after all roof framing is complete. No roof coverings shall be installed until inspections are made and approved.
6. IMC/IPC/GAS/NEC Rough In Inspection. Rough in mechanical, gas piping, plumbing and electrical shall be inspected when the rough in work is complete and, if required, under test. No connections to primary utilities shall be made until the rough in work is inspected and approved.
7. Frame Inspection. Framing inspections shall be made after the roof deck, wall sheathing, all framing, fire blocking and bracing are in place and pipes, chimneys and vents to be concealed are complete and the rough electrical, plumbing, fire suppression piping, heating wires, pipes and ducts are approved and the building is substantially dried in.
8. Flashing and Exterior Weather Barrier Inspection. Flashing and exterior weather barrier inspections shall be made after flashing and weather barrier materials have been installed, but prior to any of the work being covered. Subject to the approval of the building official, periodic inspections may be made during the course of construction.
9. Lath Inspection and Gypsum Board Inspection. Lath and gypsum board inspections shall be made after lathing and gypsum board, interior and exterior, is in place, but before any plastering is applied or gypsum board joints and fasteners are taped and finished.
10. Fire- and Smoke-Resistant Penetrations. Protection of joints and penetrations in fire-resistance-rated assemblies, smoke barriers and smoke partitions shall not be concealed from view until inspected and approved. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
A. Envelope inspections shall include the following:
1. Wall insulation inspection: to be made after all wall insulation and air vapor retarder sheet or film materials are in place, but before any wall covering is placed.
2. Glazing inspection: to be made after glazing materials are installed in the building.
3. Exterior roofing insulation: to be made after the installation of the roof insulation, but before concealment.
4. Slab/floor insulation: to be made after the installation of the slab/floor insulation, but before concealment.
B. Mechanical system inspections shall include the following:
1. Mechanical equipment efficiency and economizer: to be made after all equipment and controls required by this code are installed and prior to the concealment of such equipment or controls.
2. Mechanical pipe and duct insulation: to be made after all pipe, fire suppression piping and duct insulation is in place, but before concealment.
C. Lighting equipment and controls inspections shall include the following:
1. Lighting equipment and controls: to be made after the installation of all lighting equipment and controls required by this code, but before concealment of the lighting equipment.
2. Motor inspections: to be made after installation of all equipment covered by this code, but before concealment. (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The building official may require a structure or portions of work to be re-inspected. A re-inspection fee may be assessed for each inspection or re-inspection when such portion of work for which the inspection was requested is not complete; or when previous corrections called for are not made; or when duplicate inspections for the same work are requested which result in additional time or resources expended; or when the approved plans and permit are not on-site in a conspicuous or pre-approved location; or when the building is not accessible. In instances where re-inspection fees have been assessed, no additional inspection of the work shall be provided by the city until the required fees are paid. (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
In addition to the inspections specified above, the building official is authorized to make or require other inspections of any construction work to ascertain compliance with the provisions of this code and other laws that are enforced by the department of building safety. (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
In addition to the inspections noted above, the building official is authorized to require special inspections for any type of work related to the technical codes by an approved agency at no cost to the jurisdiction. (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The final inspection shall be made after all work required by the building permit is completed. (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The building official is authorized to accept reports of approved inspection agencies, provided such agencies satisfy the requirements as to qualifications and reliability, and prior approval by the building official has been granted. (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
It shall be the duty of the holder of the building permit or their duly authorized agent to notify the building official when work is ready for inspection. It shall be the duty of the permit holder to provide access to and means for inspections of such work that are required by this code. (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
Work shall not be done beyond the point indicated in each successive inspection without first obtaining the approval of the building official. The building official, upon notification, shall make the requested inspections and shall either indicate the portion of the construction that is satisfactory as completed, or notify the permit holder or his or her agent wherein the same fails to comply with this code. Any portions that do not comply shall be corrected and such portion shall not be covered or concealed until authorized by the building official. (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
A. Use and Occupancy. No building or structure shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made, until the building official has issued a certificate of occupancy therefor as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of this code or of other ordinances of the jurisdiction.
B. Certificate Issued. After the building official inspects the building or structure and finds no violations of the provisions of this code or other laws that are enforced by the building department, the building official shall issue a certificate of occupancy that contains the following:
1. The building permit number;
2. The address of the structure;
3. The name and address of the owner;
4. Project name;
5. A statement that the described portion of the structure has been inspected for compliance with the requirements of this code for the occupancy and division of occupancy and the use for which the proposed occupancy is classified;
6. The name of the building official;
7. The edition of the code under which the permit was issued;
8. The use and occupancy;
9. The type of construction;
10. The design occupant load;
11. If an automatic sprinkler system is provided, whether the sprinkler system is required;
12. Any special stipulations and conditions of the building permit. (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
It shall be unlawful for any occupancy to occur without a certificate of occupancy. The building official shall not authorize temporary occupancy. (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
The building official is authorized to, in writing, suspend or revoke a certificate of occupancy or completion issued under the provisions of this code wherever the certificate is issued in error, or on the basis of incorrect information supplied, or where it is determined that the building or structure, or portion thereof, is in violation of any ordinance or regulation or any of the provisions of this code. (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
No person shall make connections from a utility, source of energy, fuel or power to any building or system that is regulated by this code for which a permit is required, until released by the building official.
The building official shall have the authority to authorize disconnection of utility service to the building, structure or system regulated by this code and the codes referenced in case of emergency where necessary to eliminate an immediate hazard to life or property, or when such utility connection has been made without the required approval. The building official shall notify the serving utility, and wherever possible the owner and occupant of the building, structure or service system of the decision to disconnect prior to taking such action. If not notified prior to disconnecting, the owner or occupant of the building, structure or service system shall be notified in writing as soon as practical thereafter. (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
A. In order to hear and decide appeals of orders, decisions or determinations made by the building official relative to the application and interpretation of this code, there shall be and is hereby created a board of appeals. The board of appeals shall be appointed by the city manager and shall hold office at its pleasure. The board shall adopt rules of procedure for conducting its business. The building official may assist as staff for the board and may participate fully in proceedings before the board but shall have no vote on any matter before the board.
B. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply or an equally good or better form of construction is proposed (for the purposes of this section, an “equally good or better form of construction” shall mean that the material, method or work offered is, for the purpose intended, at least the equivalent of that prescribed in this code in quality, strength, effectiveness, fire resistance, durability and safety). The board of appeals is limited to substantive code issues. It shall have no appellate authority concerning interpretation of the administrative provisions of this code nor shall the board have the authority to waive requirements of either this code or of other codes, appendices and referenced code standards adopted by or through this code.
C. The board of appeals shall consist of three members who are qualified by experience and training to pass on matters pertaining to building construction and are not employees of the jurisdiction.
D. Requests for an appeal hearing before the board under the codes set forth in subsection A of this section shall be filed with the city clerk’s office within 14 calendar days following issuance of the building official’s written decision. The clerk shall forward to the city manager a list of 10 persons to serve as prospective board members, which have been suggested by the building official as qualified by experience and training to hear the individual appeal. No employee of the city may serve on the board. The city manager shall choose three persons from the list to serve as members of the board of appeals, for the purpose and duration of the specific appeal.
E. All hearings of the board shall be recorded or reported. All decisions and findings of the board shall be rendered in writing.
F. The board’s written decision shall be the final decision of the city on the matters addressed. A party aggrieved by the written decision of the board must timely appeal the decision to the superior court pursuant to the Land Use Petition Act, Chapter 36.70C RCW. Requests for board of appeals reconsideration shall not stay any applicable limitations period. (Ord. 2124 § 2 (Exh. B), 2013; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or directive of the building official, or of a permit or certificate issued under the provisions of this code, shall be subject to penalties as prescribed by law. (Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
Whenever the building official finds any work being performed in a manner either contrary to the provisions of this code or other pertinent laws or ordinances implemented through the enforcement of this code, the building official is authorized to issue a stop work order.
The stop work order shall be in writing and shall be given to the owner of the property involved, or to the owner’s agent, or to the person doing the work. Upon issuance of a stop work order, the cited work shall immediately cease. The stop work order shall state the reason for the order and the conditions under which the cited work will be permitted to resume. The building official is authorized to assess a special investigation fee for the issuance of a stop work order when work has started without the issuance of a permit. The special investigation fee shall be equal to twice the permit fee and in addition to the permit fee. Any person who shall continue any work in or about the structure after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be subject to penalties as prescribed by law. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).
Structures or existing equipment that are or hereafter become unsafe, unsanitary or deficient because of inadequate means of egress facilities, inadequate light and ventilation, or which constitute a fire hazard, or are otherwise dangerous to human life or the public welfare, or that involve illegal or improper occupancy or inadequate maintenance, shall be deemed an unsafe condition. Unsafe structures shall be taken down and removed or made safe, as the building official deems necessary and as provided for in the 1997 Edition of the Uniform Code for the Abatement of Dangerous Buildings or the 1997 Edition of the Uniform Housing Code. A vacant structure that is not secured against entry shall be deemed unsafe. (Ord. 2052 § 2 (Exh. B), 2010; Ord. 1986 § 1, 2007; Ord. 1926 § 4, 2004).