HomeMy WebLinkAbout076 - Building Permit Review Process (2) ADMINISTRATIVE ORDER NO* 76
May 9, 2003
TO: All Departme is
FROM: Gary Crutchfi I t Manager
SUBJECT: Building Permi /Development Review Process
I. EFFECTIVE DATE:
Effective May 9, 2003 the following development review process shall be implemented
by 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. This
Administrative Order shall replace Administrative Order No. 76 issued on February 18,
1999.
II. INTENT:
. This process is established 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 shall have 10 days to review
and respond to the applicant and identify any concerns/problems. Staff shall identify all
rules, regulations and standards with which the proposed development does not comply
and, further, should record any modifications of the proposed development which would
assist applicant in achieving full compliance with all applicable rules, regulations and
standards.
III. APPLICABILITY:
A. Any residential structure or groups of structures containing 3 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 off-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.
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IV. EXCEPTIONS:
A. Single family dwellings, groups of single family dwellings and individual two-family
dwellings;
B. Individual factory assembled homes and accessory structures.
V. BUILDING PERMIT APPLICATION REQUIREMENTS:
A. Complete application form with permit data;
B. Four (4) sets of construction drawings including project manuals if applicable and the
following:
a. Exterior Elevations
b. Floor Plan
c. Foundation Plan
d. Details and Sections
e. Mechanical Plans
f. Electrical Plans
g. Plumbing System (may be shown on floor plan)
C. Five (5) copies of site plan;
D. Two (2) copies of drainage plan;
E. One (1) environmental (SEPA) checklist when applicable (all commercial &
industrial projects over 4,000 square feet and/or residential buildings containing three
(3) or more units;
• F. Two (2) complete landscaping details;
G. Two (2) additional exterior elevations showing front, sides and rear views of building,
if applicable (all projects located in the I-182 Design Review Corridor and Sun
Willows Business Park);
H. Three (3) engineering documents /calculations, if applicable;
I. Two (2) complete fire suppression and fire alarm system drawings and calculations, if
applicable;
J. Plan review fee (65% of construction permit fee, 100% for "fast track).
VI. BUILDING PERMIT DATA: (must include the following items)
A. Name and phone number of contact person
B. Proposed tenant if known
C. Address of proposed development
D. Square footage of each occupancy group
E. Number of employees, if intended to use to establishing parking space requirements
F. Type of construction
G. Number of stories
H. Complete State NREC form (Commercial Projects)
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Adm nistrative Order No. 76 — Page 2
VII. SITE PLAN: (must be drawn to scale and include all of the following items)
A. General location and street names
B. Property legal description, parcel number(s) and approved City of Pasco vertical
datum as stated in Section 6-6 of the Pasco Construction Standards
C. Property lines, dimensions of the property and square footage
D. Existing structure(s)
E. Proposed structure(s)
F. All uses of the property
G. Location and dimensions of existing and proposed driveways
H. Location and dimensions of all existing and proposed rights-of-way
I. Location and dimension of all existing and proposed utilities and sizes of all existing
and proposed backflow preventers
J. Location and dimensions all existing and proposed curbs, gutters and sidewalks
IC Landscaping details including location of all screened storage and refuse compounds
and irrigation details with meter and backflow location and size
L. All existing and proposed parking lot layout
M. All existing and proposed fence location and height
N. Sign location, height and square footage
O. Fire hydrant locations
P. Fire department access roads, if applicable
Q. Fire department "lock-box" location, if applicable
R. Fire department pumper port locations
• VIII. DRAINAGE PLAN: (or drawings must be drawn to scale and include the following
items)
A. Dimensions of existing and proposed impervious surfaces
B. Elevations and flow diagrams for each separately drained area
C. Method of on-site water retention
D. Storm water run-off calculations and 10 year storm drain analysis as published in the
official Benton County Hydrology Manual for Phase I & 11 Volumes and 1-HR & 24-
HR Volumes
E. Provide three (3) sets of civil drawings for Engineer approval upon completion of
required changes and/or revisions
IX. FAILURE TO PROCEED :
A. The final statement of review and any 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.
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Administrative Order No. 76 — Page 3
X. ISSUANCE OF BUILDING PERMITS:
• A. No building permit shall 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 pursuant to Part XI-D of this Administrative
Order.
B. Building permits shall be valid for a period of six (6) months from the date of last
inspection. Failure to call for an inspection within a six (6) month period shall cause
the building permit to become null and void.
X11 DRC REVIEW TIME FRAMES/SCOPE: (in working days)
A. DAY 1
1 . Complete application submitted to the Building Division, which assigns a project
number consisting of the year and sequential number of projects submitted. (The
completed, signed and dated application shall constitute acceptance of a complete
application, providing the applicant the indisputable date of a vested right)
Building Division shall log, record and route paper work to Building, Planning,
Engineering and Fire.
B. DAY2 - DAY6
1 . Building Division shall be responsible for the application of the Uniform
• Building Code (UBC), Uniform Plumbing Code (UPC), Uniform Mechanical
Code (UMC) and the Uniform Fire Code (UFC) (Complete set of construction
plans).
2. Planning Division shall 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. (Site plan, Building Permit Data and SEPA
checklist when applicable.)
3. Engineering Division shall 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. (Site plan and drainage plan.) The Engineering Division shall also review
plans for adequacy of right-of-way and the need for curbs, gutters and sidewalks
and shall determine the amount of all necessary water & sewer service fees.
4. Fire Department shall determine the adequacy of the proposed fire hydrant
locations, lock-box locations and fire access roads. (Site plan and Building Data
sheet.)
C. DAY 7
1 . All comments from the Building, Planning, Engineering and Fire are submitted to
the Building Division.
Administrative Order No. 76 - Page 4
D. DAY 8 - DAY 10
1 . Inspection Services Manager reviews all comments submitted and receives
clarification on unresolved questions. The Inspection Services Manager prepares
a draft of final statement in the form of a letter including a "marked" set of plans
if necessary and submits these documents to the Director of Community &
Economic Development for review and signature. The statement shall 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 shall schedule a meeting with
relevant departments to resolve outstanding issues.
NOTE :
Time frames may be extended if SEPA and/or traffic study review requires additional
time or if due to complexity, plans must be sent to ICBO for review.
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Administrative Order No. 76 — Page 5