HomeMy WebLinkAboutN-501 - Building Permt-Development Review ProcessCITY OF PASCO
ADMINISTRATIVE ORDERS
Administrative Order No. 501
Community & Economic Development
Subject: Building Permit/Development Review Process
Initial Effective Date:
February 18, 1999
Revised
5/9/03
14/21/L4
Approved
I GC
This Administrative Order is effective April 21, and supersedes Administrative Order No. 76,
dated 2/18/99 and 5/9/03.
I. PURPOSE:
This Administrative Order is issued to ensure all proposed development within the
community is reviewed by the necessary city departments in a timely manner. Upon
acceptance of a complete Building Permit Application package, City staff will have 10
working days to review and respond to the applicant and identify any concerns /problems.
(Provided, however, in the case of major commercial/industrial projects the Community
& Economic Development Director may extend this time to 15 working days by written
notification to staff and the applicant within three days of receipt of the permit
application.) Staff will identify all rules, regulations and standards with which the
proposed development does not comply and, record any modifications of the proposed
development which would assist the applicant in achieving full compliance with all
applicable rules, regulations and standards.
II. DEPARTMENTS AFFECTED:
The Community Development Department in conjunction with other city departments for
the purpose of creating the timely and coordinated application of all rules, regulations and
standards applicable to certain developments within the City of Pasco.
III. ATTACHMENTS:
Attachment 1 - Supplement to Commercial Development Review Process
Attachment 2 - Completing Your Permit Application
IV. APPLICABILITY:
A. Any residential structure or groups of structures containing three or more dwelling
units;
B. Any commercial or industrial structure exceeding 1,000 square feet of gross floor
area and any expansions of such structure (the term "commercial or industrial" shall
include institutional, educational and public facilities);
C. On -site and ofd site parking lots;
D. Mobile home parks and recreational vehicle parks;
E. Storage tanks for hazardous /flammable liquids, whether above ground or below;
F. Any development excepted below when the inspection services manager deems it
necessary.
V. EXCEPTIONS:
A. Single family dwellings, groups of single family dwellings, individual two - family
dwellings and accessory structures;
B. Individual factory assembled homes and accessory structures.
VI. BUILDING PERMIT APPLICATION REQUIREMENTS:
The specific list of permit application and construction plan requirements in Attachment
1 (Supplement to Commercial Development Review Process), shall be made available to
applicants by the Inspection Services Division. The specific number, size and type of
plans and plan data required, will be determined by the participating departments during a
pre - application meeting.
VII. FAILURE TO PROCEED:
The final statement of review and approval of the application shall remain valid for 90
calendar days from the date issued by the inspection services manager. Failure of the
applicant to obtain a Building Permit within said 90 calendar days shall cause the
approval to expire and become null and void.
VIII. ISSUANCE OF BUILDING PERMITS:
A. No Building Permit will be issued until such time as the Inspection Services Manager
receives a signed copy of a letter from the applicant agreeing to make plan changes
pursuant to the Comment Letter issued (see "Completing your Permit Application,
Section III). Building Permit issuance will be detained if the corrections noted would
result in a significant change to the scope or cost of a project.
B. Building Permits shall be valid for a period of six months from the date of issuance.
Failure to call for an inspection within a six month period shall cause the Building
Permit to become null and void.
Administrative Order No. 501 — `Building PermitlDevelopment Review Process"
Page 2
C. Building Permits are issued with the understanding the submitted site and civil plans
are accurate. If, during construction, inaccuracies are discovered, the City reserves the
right to modify previous permit conditions and reviews and, if necessary, suspend
work until such time as action to correct plan omissions, deficiencies or inaccuracies
is completed to the City's satisfaction.
D. Upon issuance of a conditional building permit, corrected drawings must be received
within 15 days from the date of issuance of the Building Permit. Failure to return
corrected drawings within the time allotted may result in a stoppage of work.
Redlines are available to the developer, upon request, from the Engineering Division.
E. Departments shall have up to five business days to review and respond to corrected
plans.
IX. DRC REVIEW TIME FRAMES /SCOPE: (in working days)
A. DAY 1
Complete application submitted to the Building Division, which assigns a
building permit number. The completed, signed and dated permit application
along with the plan set accepted at the Intake Meeting shall constitute a complete
application, providing the applicant the indisputable date of a vested right. The
Building Division shall log, record and route paper work to the Planning and
Engineering Divisions and Fire Department.
B. DAY 2 - 6
Building Division will be responsible for the application of the current building,
plumbing, mechanical and fire codes as adopted by the State of Washington and
the City. (Requires a complete set of construction plans and calculations for
review).
2. Planning Division will be responsible for application of the SEPA regulations,
municipal zoning regulations and site design principals and shall determine the
amount of all necessary impact fees requires a site plan, landscape plan, exterior
elevations, building permit data and SEPA checklist (when applicable) for review.
Engineering Division will determine the nature and extent of any required water
or sewer improvements, review on -site drainage and review traffic studies with
comments submitted to the Planning Division for inclusion in the SEPA review
process requires site, civil and drainage plan for review. The Engineering
Division will also review plans for adequacy of right -of -way and the need for
modification or construction of driveways, curbs, gutters and sidewalks and shall
determine the amount of all necessary water & sewer service fees.
Administrative Order No. 501— "Building Permit/Development Review Process"
Page 3
4. Fire Department will determine the adequacy of the proposed fire hydrant
locations, lock -box locations and fire access roads requires a site plan for review.
C. DAY 7
1. All comments and impact and utility fee amounts from the Building, Planning and
Engineering Divisions and the Fire Department are submitted in writing to the
Building Division.
2. Building Division will compile a draft plan review statement and route to all
departments for a comprehensive review of the final comments.
3. Inspection Services Manager reviews draft plan review statement and receives
clarification on unresolved questions.
D. DAY 8 -10
1. The Inspection Services Manager provides a draft plan review statement including
a "marked" set of plans, if necessary, to the director of Community & Economic
Development for review and signature. The statement will identify necessary
changes /modifications prior to permit approval. If further clarification of
comments is needed or if departmental comments are contradictory, the director
of Community & Economic Development will schedule a meeting with relevant
departments to resolve outstanding issues.
NOTE:
Time frames may be extended if a mitigated determination of significance or a
determination of significance (SEPA) is required, if a traffic study is required, or if due to
complexity, plans must be sent to an outside source for review. If this is necessary the
applicant will be notified no later than the 10d' day of the review process (or the 15`h day,
if extended pursuant to Section I) with an estimated time frame for completion.
,�,- 14- l4
Date
Administrative Order No. 501— `Building Permit/Development Review Process"
Page 4
ATTACHMENT 1
SUPPLEMENT TO COMMERCIAL DEVELOPMENT REVIEW PROCESS
I. REQUIRED PERMIT APPLICATION SUBMITTAL DOCUMENTS AND DATA
(NOTE: Please group plan sets by Department/Division)
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1. Complete Commercial Permit application form;
2. Two complete sets of construction drawings:
a. Site Plan
b. Foundation Plan
c. Floor Plan
d. Details and Sections
e. Mechanical Plans
f. Electrical Plans
g. Plumbing System (may be shown on floor plan)
h. Complete State NREC forms (Non - Residential Energy Compliance)
i. Exterior Elevations
j. Exterior lighting "cut sheets" for building and parking lot lighting
3. One project manual (if applicable);
4. Two sets of any engineering documents /calculations, if applicable;
5. Two complete fire suppression and fire alarm system drawings /calculations, if
applicable;
6. Plan review fee (65% of construction permit fee, 100% for "fast track ").
B. PLANNING DIVISION
1. Two copies of the site plan;
2. Two complete landscaping details (may be shown on the site plan);
3. One environmental (SEPA) checklist when applicable (required for all
commercial structures 4,000 sq /ft or larger, for parking lots of 20 spaces or more
and excavations or fills of 100 cubic yards)
4. Two exterior elevations showing all building elevations for all projects located in
the I -182 Design Review Corridor and Sun Willows Business Park.
C. FIRE DEPARTMENT
1. One separate copy of the utility plan (show location of all existing & proposed
fire hydrants).
D. ENGINEERING DIVISION
1. When the project will involve improvements to the site and/or the adjoining City
right of way or additions to the floor area of existing buildings, the Engineering
Division will require three complete sets of civil drawings (see specific site and
Administrative Order No. 501— `Building Permit/Development Review Process"
Attachment 1 —Page I
ATTACHMENT 1
civil plan requirements below). Site plan shall be drafted on one of the following
three sizes of paper:
a. 8 % inch x 11 inch paper
b. 11 inch x 17 inch paper
c. 22 inch x 34 inch paper
II. REQUIRED SITE AND CIVIL PLAN AND DRAWING DATA
The site and civil plans must be drawn to an engineering scale not to exceed 1 " =50'
(architectural scale will not be accepted), and shall contain the following items at a
minimum:
• A north arrow and the drawing scale.
• All elevation information must be based on an approved City of Pasco Vertical
Datum Monument. Approved monuments are listed in the City of Pasco construction
standards. The location and elevation of the benchmark shall be indicated on the
plans.
• The legal description and dimensions of the property being developed.
• The street address if applicable and the names of any adjoining streets.
• The adjoining right of way boundaries and the location of any easements on the site.
• The location of any existing and proposed buildings, labeled appropriately.
• The location of all existing right of way improvements including but not limited to
curb, gutter, sidewalks and landscaping.
• All utilities (overhead and underground) in the adjoining right of way and on the site.
• The location and size of all existing or proposed water and irrigation meters, and the
location of the required back flow prevention devices.
• The location and dimensions of all proposed improvements including driveways,
sidewalks, fencing and landscaping.
Depending on the corrections required, the Building Division may issue the Building
Permit with the plan review letter. Building Permit issuance will be detained if the
corrections noted would result in a significant change to the scope or cost of a project.
The developer shall make all corrections appearing on the redlines and in the plan review
letter for the Building Permit and return the appropriate corrected drawings to the
Building Division within 15 days from the date of issuance of the Building Permit.
Failure to return corrected drawings within the time allotted may result in a stoppage of
work.
Upon the return of corrected drawings by the developer the Engineering, Building, and
Planning Divisions and the Fire Department will review the corrected drawings to ensure
all corrections issued previously have been addressed. The review of revised drawings
will normally take five working days.
Administrative Order No. 501— `Building PermitlDevelopment Review Process"
Attachment 1— Page 2
ATTACHMENT 1
A. DRAWING APPROVAL -CIVIL
Upon approval of the civil and site drawings the Engineering Division will issue the
developer one copy of the drawings bearing the City engineer's approval stamp. The
developer shall be responsible to return full size and half size copies of approved
drawings to the Engineering Division. The number of copies required will be
provided in the plan review comments from the Engineering Division. All copies
must show the City engineer's approval stamp.
B. PRE- CONSTRUCTION MEETING REQUIRED FOR WORK IN PUBLIC
RIGHT -OF -WAY
After the developer has returned all required copies of the approved drawings the
developer shall schedule a Pre - Construction meeting with the Engineering Division.
A Pre - Construction meeting is required for any work involving the public right of
way or public utilities, including but not limited to; connection to existing sewer
or water stubs, installation of driveways and sidewalks and paving of driveway
approaches.
C. ENGINEERING INSPECTIONS
All work within the public right of way or easements or involving public utilities
must be inspected by an engineering inspector. The developer shall be responsible to
schedule all inspections for work involving the public right of way, public utilities, or
other inspections discussed at the Pre - Construction meeting, with the Engineering
Division. Engineering inspections can be scheduled by calling (509)545 -3444.
Inspections must be scheduled a minimum of 48 hours in advance of the desired
inspection time.
Administrative Order No. 501— `Building Permit/Development Review Process"
Attachment 1— Page 3
ATTACHMENT
COMPLETING YOUR PERMIT APPLICATION
I. PRE- APPLICATION MEETING
Pre - Application meetings are available upon request and are highly recommended in
preparation for your Construction Project and Permit application. The City encourages
Pre - Application meetings so that we can provide you with general information related to
your project to ensure your application will contain the proper plans, site details and data.
To schedule a Pre - Application meeting please contact the permit technician in the
Building Division by e-mail at PermitTechAyasco- wa.gov or by calling (509) 543 -5726.
We will need to know the name and address of the property owner and the vicinity of the
proposed project. The current property owner must be present or provide written
verification of knowledge of the Pre - Application meeting.
The permit technician will schedule an appointment with the Building, Planning and
Engineering Divisions and the Fire Department staff members. Please bring at least a
draft site plan of your project for discussion.
H. THE INTAKE MEETING
The Intake Meeting is a requirement for submission of commercial, industrial,
institutional and public Building Permit applications as explained above. At this meeting
you will meet with the relevant departments who will determine whether your application
is complete for review.
If the plans are accepted, the plan review fee is due and the 10 business day review
period will begin. In the case of major commerciallindustrial projects, the Community
& Economic Development Director may extend this time to 15 working days by written
notification to the applicant within three days of receipt of the permit application. The
plan review fee is not refundable if your project is denied or withdrawn.
Please note that incomplete submittals will NOT be accepted. Plans may not be left with
our office pending payment of the plan review fee. The plan review fee will be
determined and provided to the applicant prior to the Intake Meeting.
Fees must be paid the same day the plans are accepted.
To schedule an Intake Meeting with the permit technician please call (509)543 -5726.
III. THE PLAN REVIEW
The entire plan review process (as provided herein) will typically be completed within 15
business days. At the end of the review period we will respond to you with a written letter
containing a list of all plan review comments and advise you of the status of your
application.
Administrative Order No. 501— "Building Permit/Development Review Process"
Attachment 2