Chapter 15.06 CONSTRUCTION ADMINISTRATIVE CODE

A. This chapter establishes the administrative, organizational and enforcement rules and regulations for the administration of the city’s building code.

B. The provisions of this chapter shall not apply to work located primarily in a public way, public utility towers and poles and hydraulic flood control structures; however, this shall not apply to electrical work.

C. The provisions of this chapter shall not apply to the installation, alteration or repair of electrical wiring, apparatus or equipment or the generation, transmission, distribution or metering of electrical energy or in the operation of signals or the transmission of intelligence by a public or private utility in the exercise of its function as a serving utility. (Ord. 910 § 4, 2004)

15.06.020 Definitions.

For the purpose of this chapter, the following terms, phrases, and words 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.

“Action” means a specific response complying fully with a specific request by the jurisdiction.

“Building service equipment” means and refers to the plumbing, mechanical and electrical equipment including piping, wiring, fixtures, 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.

“Chapter” means Chapters 15.04, 15.05 and 15.06 LFPMC.

“Complete response” means an adequate response to all requests from city staff in sufficient detail to allow the application to be processed.

“Existing building” means a building erected prior to the adoption of the ordinance codified in this chapter, or one for which a legal building permit has been issued and approved.

“Occupancy” means the purpose for which a building, or part thereof, is used or intended to be used.

“Shall,” as used in this chapter, is mandatory.

“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. 910 § 4, 2004)

15.06.030 International Building Code.

Repealed by Ord. 1064. (Ord. 910 § 4, 2004)

15.06.040 Mechanical code.

Repealed by Ord. 1064. (Ord. 910 § 4, 2004)

15.06.050 General.

Where, in any specific case, different sections of this chapter specify different materials, methods of construction or other requirements, the most restrictive shall govern, unless the hierarchy established by Chapter 19.27 RCW requires otherwise. Where there is a conflict between a general requirement and a specific requirement, the specific requirement shall be applicable. (Ord. 910 § 4, 2004)

15.06.060 Other laws.

The provisions of this chapter shall not be deemed to nullify any provisions of local, state or federal law. (Ord. 910 § 4, 2004)

15.06.070 Referenced codes and standards.

Where differences occur between provisions of this chapter and referenced codes and standards, the provisions of this chapter shall apply. (Ord. 910 § 4, 2004)

15.06.080 Partial invalidity.

In the event that any part or provision of this chapter 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. (Ord. 910 § 4, 2004)

15.06.090 Existing structures.

The legal occupancy of any structure existing on the date of adoption of the ordinance codified in this chapter shall be permitted to continue without change, except as is specifically covered in this chapter, the International Fire Code, or as is deemed necessary by the building inspector or fire official for the general safety and welfare of the occupants and the public. (Ord. 910 § 4, 2004)

15.06.100 Administration.

The city administrator shall be responsible for the administration of this chapter. There shall be established in the planning and building department the position of building inspector who shall be responsible to the planning and building director. (Ord. 910 § 4, 2004)

15.06.110 Appointment.

The building inspector and any deputy building inspectors shall be appointed by the mayor. (Ord. 910 § 4, 2004)

15.06.120 Building inspector – General.

The building inspector is hereby authorized and directed to enforce the provisions of this chapter. The building inspector shall have the authority to interpret this chapter to further its intent. Deputy building inspectors shall have the same authority as the building inspector. (Ord. 910 § 4, 2004)

15.06.130 Applications and permits.

The building inspector 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 chapter. (Ord. 910 § 4, 2004)

15.06.140 Notices and orders.

The building inspector shall issue all necessary notices or orders to ensure compliance with this chapter. (Ord. 910 § 4, 2004)

15.06.145 Inspections.

The building inspector shall make all of the required inspections, or the building inspector 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 inspector is authorized to engage such expert opinion as deemed necessary to report upon unusual technical issues that arise at the applicant’s expense. (Ord. 910 § 4, 2004)

15.06.150 Identification.

The building inspector shall carry proper identification when inspecting structures or premises in the performance of duties under this chapter. (Ord. 910 § 4, 2004)

15.06.155 Right of entry.

Where it is necessary to make an inspection to enforce the provisions of this chapter, or where the building inspector 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 chapter which makes the structure or premises unsafe, dangerous or hazardous, the building inspector is authorized to enter the structure or premises at reasonable times to inspect or to perform the duties imposed by this chapter; provided, that if such structure or premises is occupied credentials shall be presented to the occupant and entry requested. If such structure or premises is unoccupied, the building inspector 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 inspector shall have recourse to the remedies provided by law to secure entry. (Ord. 910 § 4, 2004)

15.06.160 Department records.

The building inspector 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. (Ord. 910 § 4, 2004)

15.06.170 Approved materials and equipment.

Materials, equipment and devices approved by the building inspector shall be constructed and installed in accordance with such approval. (Ord. 910 § 4, 2004)

15.06.175 Used materials and equipment.

The use of used materials and building service equipment is permitted when approved by the building inspector. (Ord. 910 § 4, 2004)

15.06.180 Modifications.

Wherever there are practical difficulties involved in carrying out the provisions of this chapter, the building inspector shall have the authority to grant modifications for individual cases, upon application of the owner or owner’s representative, provided the building inspector shall first find that special individual reason makes the strict letter of this chapter impractical and the modification is in compliance with the intent and purpose of this chapter 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. (Ord. 910 § 4, 2004)

15.06.185 Alternative materials, design and methods of construction and equipment.

The provisions of this chapter are not intended to prevent the installation of any material or to prohibit any design or method of construction not specifically prescribed by this chapter; provided, that any such alternative has been approved. An alternative material, design or method of construction shall be approved where the building inspector finds that the proposed design is satisfactory and complies with the intent of the provisions of this chapter, and that the material, method or work offered is, for the purpose intended, at least the equivalent of that prescribed in this chapter in quality, strength, effectiveness, fire resistance, durability and safety. (Ord. 910 § 4, 2004)

15.06.190 Research reports.

Supporting data, where necessary to assist in the approval of materials or assemblies not specifically provided for in technical codes, shall consist of valid research reports from approved sources. (Ord. 910 § 4, 2004)

15.06.195 Tests.

Whenever there is insufficient evidence of compliance with the provisions of this chapter, or evidence that a material or method does not conform to the requirements of this chapter, or in order to substantiate claims for alternative materials or methods, the building inspector shall have the authority to require tests as evidence of compliance to be made at no expense to the city. Test methods shall be as specified in this chapter or by other recognized test standards. In the absence of recognized and accepted test methods, the building inspector shall approve the testing procedures. Tests shall be performed by an approved agency. Reports of such tests shall be retained by the building inspector for the period required for retention of public records. (Ord. 910 § 4, 2004)

15.06.200 Permit 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 chapter, or to cause any such work to be done, shall first make application to the building inspector and obtain the required permit. A separate permit is required for each building or structure. (Ord. 910 § 4, 2004)

15.06.205 Work exempt from permit.

Exemptions from permit requirements of this chapter shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this chapter or any other laws or ordinances of this city. Permits shall not be required for the following:

A. Building.

1. One-story detached accessory structures used as tool and storage sheds, tree-supported play structures, playhouses and similar uses, provided the floor area does not exceed 120 square feet (11.15 m2).

2. Fences not over six feet (1,829 mm) high.

3. Oil derricks.

4. 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.

5. 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.

6. Sidewalks, decks and driveways 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 or means of egress.

7. In-kind reroofing of one- and two-family dwellings, provided the roof sheathing is not removed or replaced.

8. Painting, nonstructural wood or vinyl siding, papering, tiling, carpeting, cabinets, countertops and similar finish work.

9. Temporary motion picture, television and theater stage sets and scenery.

10. Prefabricated swimming pools accessory to a one- and two-family dwelling which are less than 24 inches (610 mm) deep, do not exceed 5,000 gallons (18,925 L) and are installed entirely above ground.

11. Shade cloth structures constructed for nursery or agricultural purposes and not including service systems.

12. Swings, slides and other similar playground equipment.

13. Window awnings supported by an exterior wall of one- and two-family dwellings which do not project more than 54 inches (1,372 mm) from the exterior wall and do not require additional support.

14. Movable cases, counters and partitions not over five feet nine inches (1,753 mm) in height.

15. Satellite earth station antennas six and one-half feet (two meters) or less in diameter or diagonal in zones other than residential zones.

16. Satellite earth station antennas three and one-quarter feet (one meter) or less in diameter or diagonal in residential zones.

17. Video programming service antennas three and one-quarter feet (one meter) or less in diameter or diagonal dimension, regardless of zone.

B. Mechanical.

1. Portable heating, cooking, or clothes drying appliances.

2. Portable ventilation equipment.

3. Portable cooling unit.

4. Steam, hot or chilled water piping within any heating or cooling equipment regulated by this chapter.

5. Replacement of any part which does not alter its approval or make it unsafe.

6. Portable evaporative cooler.

7. 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.

8. Portable fuel cell appliances that are not connected to a fixed piping system and are not interconnected.

C. Plumbing.

1. 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 procured and inspection made as provided in this chapter.

2. The clearing of stoppages.

3. Reinstallation or replacement of prefabricated fixtures that do not involve or require the replacement or rearrangement of valves or pipes. (Ord. 1064 § 8, 2013; Ord. 1064 § 4, 2013; Ord. 910 § 4, 2004)

15.06.210 Emergency repairs.

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 inspector. (Ord. 910 § 4, 2004)

15.06.215 Repairs.

Application or notice to the building inspector 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. 910 § 4, 2004)

15.06.220 Application for permit.

To obtain a permit, the applicant shall first file an application therefor in writing on a form furnished by the building department for that purpose. Such application shall:

A. Identify and describe the work to be covered by the permit for which application is made.

B. 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.

C. Indicate the use and occupancy for which the proposed work is intended.

D. Be accompanied by construction documents and other information as required in this chapter.

E. State the valuation of the proposed work.

F. Be signed by the applicant or the applicant’s authorized agent.

G. As much information as required to provide an accurate environmental disclosure as required by law.

H. Give such other data and information as required by the building inspector. (Ord. 910 § 4, 2004)

15.06.225 Complete application.

A. No application for a building permit relating to any construction, including land fill or pier and piling to support same upon privately owned shorelands submerged by the water of Lake Washington, shall 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 federal agencies as may have jurisdiction or regulatory authority over such proposed project.

B. The requirements for a fully complete building permit application include compliance with LFPMC 15.06.220 and RCW 19.27.097 (which relates to water supply); provided, that for any construction project costing more than $5,000 the following shall also be required:

1. The legal description, or the tax parcel number assigned pursuant to RCW 84.40.160, and the street address if available, and may include any other identification of the construction site by the prime contractor;

2. The property owner’s name, address, and phone number;

3. The prime contractor’s business name, address, phone number, current state contractor registration number; and

4. Either:

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; provided, that if any of this information is not available at the time the application is submitted, the applicant shall so state and the lack of said information shall not cause the application to be deemed incomplete for the purposes of this section. However, the applicant shall provide the remaining information as soon as the applicant can reasonably obtain such information;

c. The requirements for a fully complete building permit application include a consent statement of the property owner to confirm dedication of rights-of-way which abut the subject property, if any are shown as such on city, county or plat maps, and to verify the designation of public road easements as rights-of-way. (Ord. 910 § 4, 2004)

15.06.230 Action on application.

The building inspector 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 inspector shall reject such application in writing, stating the reasons therefor. If the building inspector is satisfied that the proposed work conforms to the requirements of this chapter and laws and ordinances applicable thereto, the building inspector shall issue a permit therefor as soon as practicable. (Ord. 910 § 4, 2004)

15.06.235 Time limitation of application.

A. Applications for which no permit is issued within one year 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 inspector. The building inspector may extend the time for action by the applicant for a period not exceeding 180 days.

B. Applications may 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. The building inspector may extend the response period beyond 90 days if within the original 90-day time period the applicant provides and subsequently adheres to an approved schedule with specific target dates for submitting the full revisions, corrections or other information needed by the department.

C. The building inspector 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; or

2. Any other city review is in progress; provided, the applicant has submitted a complete response to city requests or the building inspector determines that unique or unusual circumstances exist that warrant additional time for such response, and the building inspector 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. 910 § 4, 2004)

15.06.240 Validity of permit.

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 chapter or of any other ordinance of the city. Permits presuming to give authority to violate or cancel the provisions of this chapter or other ordinances of the city shall not be valid. The issuance of a permit based on construction documents and other data shall not prevent the building inspector from requiring the correction of errors in the construction documents and other data. The building inspector is also authorized to prevent occupancy or use of a structure where in violation of this chapter or of any other ordinances of the city. (Ord. 910 § 4, 2004)

15.06.245 Permit expiration.

A. Every building permit issued shall expire 180 days from the date of issuance unless extended in writing by the building official. Prior to initial issuance, the building official is authorized to approve a request for an extended expiration date, up to 180 days, where a construction schedule is provided by the applicant and approved prior to permit issuance. Provided, however, every building permit shall expire no later than 360 days from the date of issuance.

B. Prior to expiration, a building permit may be renewed for a period of 180 days for an additional fee provided no changes have been made to the originally approved plans. No permit shall be renewed more than once. For permits that have expired, a new permit must be obtained, and full new fees paid. Every building permit shall expire no later than 360 days from the date of issuance.

C. Electrical, 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 180 days from issuance. (Ord. 1260 § 1, 2022; Ord. 910 § 4, 2004)

15.06.250 Suspension or revocation.

The building inspector is authorized to suspend or revoke a permit issued under the provisions of this chapter 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 chapter. (Ord. 910 § 4, 2004)

15.06.255 Placement of permit.

The building permit or a copy shall be kept on the site of the work and posted at a location visible from the street until the completion of the project. (Ord. 910 § 4, 2004)

15.06.260 Submittal documents.

Construction documents, special inspection and structural observation programs, 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 inspector is authorized to require additional construction documents to be prepared by a registered design professional.

Exception: The building inspector is authorized to waive the submission of construction documents and other data not required to be prepared by a registered design professional if it is found that the nature of the work applied for is such that review of construction documents is not necessary to obtain compliance with this chapter. (Ord. 910 § 4, 2004)

15.06.265 Information on construction documents.

Construction documents shall be dimensioned and drawn upon suitable material. Electronic media documents are permitted to be submitted when approved by the building inspector. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of this chapter and relevant laws, ordinances, rules and regulations, as determined by the building inspector. (Ord. 910 § 4, 2004)

15.06.270 Fire protection system shop drawings.

Shop drawings for the fire protection system(s) shall be submitted to indicate conformance with this chapter 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 IBC. Shop drawings shall be prepared by a certified individual as required by the state of Washington. (Ord. 910 § 4, 2004)

15.06.275 Means of egress.

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 chapter. In occupancies within the scope of the International Building Code, the construction documents shall designate the number of occupants to be accommodated on every floor, and in all rooms and spaces. (Ord. 910 § 4, 2004)

15.06.280 Exterior wall envelope.

Construction documents for all buildings shall describe the exterior wall envelope in sufficient detail to determine compliance with this chapter. 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.

Exception: Subject to the approval of the building inspector, one- and two-family dwellings and private garages may be exempt from the detailing requirements of this section. (Ord. 910 § 4, 2004)

15.06.285 Site plan.

The construction documents submitted with the application for a 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 inspector is authorized to waive or modify the requirement for a site plan when the application for a permit is for alteration or repair or when otherwise warranted. (Ord. 910 § 4, 2004)

15.06.290 Classification and definition.

Classification and definition of educational, institutional, health or personal care and licensed day care occupancies shall be as defined in WAC 51-54A-0202, which is adopted by reference. (Ord. 1163 § 2, 2018; Ord. 910 § 4, 2004)

15.06.295 Site plan – General requirements.

Plans shall be drawn to a clearly indicated and commonly accepted scale of not less than one-eighth inch to one foot upon substantial paper such as blueprint quality or standard drafting paper. Plans shall indicate the nature and extent of the work proposed and shall show in detail that the installation will conform to the provisions of this chapter. All electrical work shall be readily distinguishable from other mechanical work. If plans are incomplete, unintelligible or indefinite, the building inspector may reject or refuse to examine such plans or may require the plans to be prepared by a licensed electrical engineer, even though a plan examination fee has been paid. (Ord. 910 § 4, 2004)

15.06.300 Examination of documents.

The building inspector shall examine or cause to be examined the accompanying construction documents and shall ascertain by such examinations whether the construction indicated and described is in accordance with the requirements of this chapter and other pertinent laws or ordinances. (Ord. 910 § 4, 2004)

15.06.305 Use of consultants.

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 city may require the applicant to deposit an amount with the jurisdiction estimated in the discretion of the building inspector to be sufficient to cover anticipated costs of retaining professional consultant services and to ensure reimbursement for such costs. (Ord. 910 § 4, 2004)

15.06.310 Approval of construction documents.

When the building inspector issues a permit, the construction documents shall be approved, in writing or by stamp, as “Approved Subject to Ordinance.” One set of construction documents so reviewed shall be retained by the building inspector. 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 inspector or a duly authorized representative. (Ord. 910 § 4, 2004)

15.06.315 Phased approval.

The building inspector 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 chapter. 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. (Ord. 910 § 4, 2004)

15.06.320 Design professional in responsible charge – General.

When it is required that documents be prepared by a qualified registered design professional, the

building inspector 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 inspector 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 1709 of the IBC, the inspection program shall name the individual or firms who are to perform structural observation and describe the stages of construction at which structural observation is to occur (see also duties specified in Section 1704 of the IBC). (Ord. 910 § 4, 2004)

15.06.325 Deferred submittals.

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 inspector within a specified period. Deferral of any submittal items shall have the prior approval of the building inspector. The registered design professional in responsible charge shall list the deferred submittals on the construction documents for review by the building inspector. 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 inspector 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 design and submittal documents have been approved by the building inspector. The building inspector is authorized to charge an additional plan review fee to evaluate deferred submittals under the provisions of this section. (Ord. 910 § 4, 2004)

15.06.330 Amended construction documents.

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 inspector may authorize minor filed changes subject to the approval of the field inspector. (Ord. 910 § 4, 2004)

15.06.335 Retention of construction documents.

One set of approved construction documents shall be retained by the building inspector for a period of not less than 180 days from the date of completion of the permitted work, or as required by state or local laws. (Ord. 910 § 4, 2004)

15.06.340 Temporary structures and uses – General.

The building inspector 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 inspector is authorized to grant extensions for demonstrated cause. (Ord. 910 § 4, 2004)

15.06.345 Temporary structures and uses – Conformance.

Temporary structures and uses shall conform to the structural strength, fire safety, means of egress, accessibility, light, ventilation and sanitary requirements of this chapter as necessary to ensure the public health, safety and general welfare. (Ord. 910 § 4, 2004)

15.06.350 Temporary structures and uses – Termination of approval.

The building inspector is authorized to terminate such permit for a temporary structure or use and to order the temporary structure or use to be discontinued. (Ord. 910 § 4, 2004)

15.06.355 Payment of fees.

The fee for each permit shall be as set forth in a resolution of the city council, as now or hereafter amended. A permit shall not be valid until the fees have been paid, nor shall an amendment to a permit be released until the additional fee, if any, has been paid. (Ord. 910 § 4, 2004)

15.06.360 Schedule of permit fees.

On buildings, grading, structures, signs, 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 Lake Forest Park city council. (Ord. 910 § 4, 2004)

15.06.365 Plan review fees.

When submittal documents are required by this chapter, a plan review fee shall be paid at the time of submitting the submittal documents for plan review. The building inspector 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 this chapter, an additional plan review fee shall be charged at the rate established by the Lake Forest Park city council. (Ord. 910 § 4, 2004)

15.06.370 Building permit valuations.

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 chapter shall be made by the building inspector using the latest edition of the ICC “Building Safety Journal” publication for the various building types and occupancies noted in that table, as such valuations may be adjusted by a regional modifier in use by one or more comparable Puget Sound-area jurisdictions or other applicable regional modifier from a nationally recognized organization. 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 independently based on such supporting data that the building inspector deems relevant and applicable. The valuation to be used in computing plan review and permit fees will be the total value of all construction work, including labor and materials, for which the permit is issued, as well as all finish work, painting, roofing, electrical, plumbing, heating, air conditioning, elevators, fire-extinguishing systems, or any other permanent work or permanent equipment. The “gross area” used in conjunction with the building valuations means the total area of all floors – measured from the exterior face, outside dimensions or exterior column line of a building – including basements, cellars, and balconies but not including unexcavated areas. Where walls and columns are omitted in the construction of a building, such as an open shed or marquee, the exterior wall of the open side or sides will be considered the edge of the roof. (Ord. 1064 § 7, 2013; Ord. 910 § 4, 2004)

15.06.375 Work commencing before permit issuance.

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 established by the building inspector that shall be in addition to the required permit fees. (Ord. 910 § 4, 2004)

15.06.380 Related fees.

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. (Ord. 910 § 4, 2004)

15.06.385 Refunds.

The building inspector may authorize refunding of not more than 80 percent of the inspection fee paid when no work has been done under a permit issued in accordance with this chapter. The building inspector 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 any plan reviewing is done. The building inspector shall not authorize refunding of any fee paid except on written application filed by the original permittee not later than 180 days after the date of application. (Ord. 910 § 4, 2004)

15.06.390 Inspections – General.

Construction or work for which a permit is required shall be subject to inspection by the building inspector 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 chapter or of other ordinances of the jurisdiction. Inspections presuming to give authority to violate or cancel the provisions of this chapter or of other ordinances of the city 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 inspector nor the city shall be liable for expense entailed in the removal or replacement of any material required to allow inspection. (Ord. 910 § 4, 2004)

15.06.395 Preliminary inspections.

Before issuing a permit, the building inspector is authorized to examine or cause to be examined buildings, structures and sites for which an application has been filed. (Ord. 910 § 4, 2004)

15.06.400 Manufacturer’s installation instructions.

Manufacturer’s installation instructions, as required by this chapter, shall be available on the job site at the time of inspection. (Ord. 910 § 4, 2004)

15.06.405 Required inspections.

The building inspector, upon notification, shall make the inspections set forth in LFPMC 15.06.410 through 15.06.480. (Ord. 910 § 4, 2004)

15.06.410 Footing and foundation inspection.

Footing and foundation inspections shall be made after excavations for footings are complete and any required reinforcing steel is in place. For concrete foundations, any required forms shall be in place prior to inspection. 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. (Ord. 910 § 4, 2004)

15.06.415 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. (Ord. 910 § 4, 2004)

15.06.420 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 inspector. (Ord. 910 § 4, 2004)

15.06.425 Exterior wall sheathing inspection.

Exterior wall sheathing shall be inspected after all wall framing is complete and strapping and nailing is properly installed but prior to being covered. (Ord. 910 § 4, 2004)

15.06.430 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. (Ord. 910 § 4, 2004)

15.06.435 IMC/UPC/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. (Ord. 910 § 4, 2004)

15.06.440 Frame inspection.

Framing inspections shall be made after the roof deck or 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. (Ord. 910 § 4, 2004)

15.06.445 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 inspector, periodic inspections may be made during the course of construction. (Ord. 910 § 4, 2004)

15.06.450 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.

Exception: Gypsum board that is not part of a fire-resistance rated assembly or a shear assembly. (Ord. 910 § 4, 2004)

15.06.455 Fire-resistant penetrations.

Protection of joints and penetrations in fire-resistance-rated assemblies shall not be concealed from view until inspected and approved. (Ord. 910 § 4, 2004)

15.06.460 Energy efficiency inspection.

A. Envelope.

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.

1. Mechanical equipment efficiency and economizer: to be made after all equipment and controls required by this chapter 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 and Motors.

1. Lighting equipment and controls: to be made after the installation of all lighting equipment and controls required by this chapter, but before concealment of the lighting equipment.

2. Motor inspections: to be made after installation of all equipment covered by this chapter, but before concealment. (Ord. 910 § 4, 2004)

15.06.465 Reinspection.

The building inspector may require a structure or portions of work to be reinspected. A reinspection 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 the approved plans and permit are not on site in a conspicuous or preapproved location; or when the building is not accessible. In instances where reinspection fees have been assessed, no additional inspection of the work shall be provided by the city until the required fees are paid. (Ord. 910 § 4, 2004)

15.06.470 Other inspections.

In addition to the inspections specified above, the building inspector is authorized to make or require other inspections of any construction work to ascertain compliance with the provisions of this chapter and other laws that are enforced by the planning and building department. (Ord. 910 § 4, 2004)

15.06.475 Special inspections.

In addition to the inspections specified above, the building inspector is authorized to make or require special inspections for any type of work related to this chapter by an approved agency at no cost to the city. (Ord. 910 § 4, 2004)

15.06.480 Final inspection.

The final inspection shall be made after all work required by the building permit is completed. (Ord. 910 § 4, 2004)

15.06.485 Inspection agencies.

The building inspector is authorized to accept reports of approved inspection agencies, provided such agencies satisfy the requirements as to qualifications and reliability. (Ord. 910 § 4, 2004)

15.06.490 Inspection requests.

It shall be the duty of the permit holder or their duly authorized agent to notify the building inspector 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 chapter. (Ord. 910 § 4, 2004)

15.06.495 Approval required.

Work shall not be done beyond the point indicated in each successive inspection without first obtaining the approval of the building inspector. The building inspector, 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 chapter. Any portions that do not comply shall be corrected and such portion shall not be covered or concealed until authorized by the building inspector. (Ord. 910 § 4, 2004)

15.06.500 Certificate of 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 inspector 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 chapter or of other ordinances of the city. (Ord. 910 § 4, 2004)

15.06.505 Certificate issued.

After the building inspector inspects the building or structure and finds no violations of the provisions of this chapter or other laws, the building inspector shall issue a certificate of occupancy that contains the following:

A. The building permit number.

B. The address of the structure.

C. The name and address of the owner.

D. A description of that portion of the structure for which the certificate is issued.

E. A statement that the described portion of the structure has been inspected for compliance with the requirements of this chapter for the occupancy and division of occupancy and the use for which the proposed occupancy is classified.

F. The name of the building inspector.

G. The edition of the code under which the permit was issued.

H. The use and occupancy, in accordance with the provisions of Chapter 3 of the IBC.

I. The type of construction as defined in Chapter 6 of the IBC.

J. The design occupant load.

K. If an automatic sprinkler system is provided, whether the sprinkler system is required and for what reason.

L. Any special stipulations and conditions of the building permit. (Ord. 910 § 4, 2004)

15.06.510 Phased occupancy.

The building inspector is authorized to issue a phased certificate of occupancy before the completion of the entire work covered by the permit; provided, that such portion or portions shall be occupied safely. The building inspector is authorized to require in addition to the completion of life safety building components, any or all accessibility components. (Ord. 910 § 4, 2004)

15.06.515 Revocation.

The building inspector is authorized to, in writing, suspend or revoke a certificate of occupancy or completion issued under the provisions of this chapter 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 chapter. (Ord. 910 § 4, 2004)

15.06.520 Connection of service utilities.

No person shall make connections from a utility, source of energy, fuel or power to any building or system that is regulated by this chapter for which a permit is required, until released by the building inspector. (Ord. 910 § 4, 2004)

15.06.525 Temporary connection.

The building inspector shall have the authority to authorize the temporary connection of the building or system to the utility source of energy, fuel or power. (Ord. 910 § 4, 2004)

15.06.530 Authority to disconnect service utilities.

The building inspector shall have the authority to authorize disconnection of utility service to the building, structure or system regulated by this chapter 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 inspector 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. 910 § 4, 2004)

15.06.540 Unlawful acts.

It shall be unlawful for any person, firm or corporation to erect, construct, alter, extend, repair, move, remove, demolish or occupy any building, structure or equipment regulated by this chapter, or cause same to be done, in conflict with or in violation of any of the provisions of this chapter. (Ord. 910 § 4, 2004)

15.06.550 Notice of violation.

The building inspector is authorized to serve a notice of violation or order on the person responsible for the erection, construction, alteration, extension, repair, moving, removal, demolition or occupancy of a building or structure in violation of the provisions of this chapter, or in violation of a permit or certificate issued under the provisions of this chapter. Such order shall direct the discontinuance of the illegal action or condition and the abatement of the violation. (Ord. 910 § 4, 2004)

15.06.560 Prosecution of violation.

If the notice of violation is not complied with in the time prescribed by such notice, the building inspector is authorized to request the legal counsel of the city to institute the appropriate proceeding at law or in equity to restrain, correct or abate such violation, or to require the removal or termination of the unlawful occupancy of the building or structure in violation of the provisions of this chapter or of the order or direction made pursuant thereto. (Ord. 910 § 4, 2004)

15.06.570 Violation – Penalties.

Any person who violates a provision of this chapter 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 inspector, or of a permit or certificate issued under the provisions of this chapter or the technical codes, shall be subject to penalties as prescribed by law. (Ord. 910 § 4, 2004)

15.06.575 Stop work order – Authority.

Whenever the building inspector finds any work being performed in a manner either contrary to the provisions of this chapter or other pertinent laws or ordinances implemented through the enforcement of this chapter, the building inspector is authorized to issue a stop work order. (Ord. 910 § 4, 2004)

15.06.580 Stop work order – Issuance.

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 stop work order shall be posted, and it shall remain posted and shall not be tampered with until removed by the building inspector. (Ord. 910 § 4, 2004)

15.06.585 Stop work order – Investigation fee.

The building inspector is authorized to assess a special investigation fee for the issuance of a stop work order. (Ord. 910 § 4, 2004)

15.06.590 Stop work order – Unlawful continuance.

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. 910 § 4, 2004)

15.06.595 Unsafe structures and equipment.

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 inspector 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. 910 § 4, 2004)