Chapter 15.02 CONSTRUCTION ADMINISTRATIVE CODE

These regulations shall be known as the construction administrative code of the city of North Bend, hereinafter referred to as the “CAC.” (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.020 Intent.

The purpose of the CAC 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 fire fighters and emergency responders during emergency operations. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.030 Provisions which apply.

The following provisions of the CAC, as adopted by the state of Washington and the city, shall apply to the administration of the current edition of the technical codes:

A. International Building Code – Chapter 51-50 WAC;

B. International Residential Code – Chapter 51-51 WAC;

C. International Mechanical Code – Chapter 51-52 WAC;

D. National Fuel Gas Code (NFPA 54) – Chapter 51-52 WAC;

E. Liquefied Petroleum Gas Code (NFPA 58) – Chapter 51-52 WAC;

F. International Fuel Gas Code – Chapter 51-52 WAC;

G. International Fire Code – Chapter 51-54A WAC;

H. Uniform Plumbing Code – Chapter 51-56 WAC;

I. International Property Maintenance Code;

J. International Green Construction Code;

K. International Existing Building Code – Chapter 51-50 WAC; and

L. International Swimming Pool and Spa Code – Chapter 51-50 WAC. (Ord. 1806 § 1 (Exh. A), 2024; Ord. 1803 § 1 (Exh. A), 2024; Ord. 1743 § 1, 2021; Ord. 1738 § 1, 2021; Ord. 1589 § 1, 2016: Ord. 1496 § 1, 2013: Ord. 1400 § 1 (part), 2010: Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.040 Exceptions.

The provisions of the CAC shall not apply to work located primarily in a public right-of-way including public utility towers, poles and hydraulic flood control structures but excluding cell phone antenna structures. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.050 Definitions.

For purposes of the CAC, 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, provides 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.

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

2. “Addition” means an extension or increase in floor area or height of a building or structure.

3. “Alter” or “alteration” means a change or modification of a building, structure or building service equipment.

4. “Approved,” as to materials, types of construction, equipment and systems, means and refers to approval by the building official as the result of investigation and tests conducted by the building official, or by reason of accepted principles or tests by recognized authorities, technical or scientific organizations.

5. “Approved agency” means an established and recognized agency regularly engaged in conducting tests or furnishing inspection services, when the agency has been approved by the building official.

6. “Building” means a structure used or intended for supporting or sheltering a use or occupancy.

7. “Existing building” means a building erected prior to the adoption of Ordinance 1214, or one for which a legal building permit has been issued and approved.

8. “Building official” means the officer or other designated authority charged with the administration and enforcement of the CAC, or regularly authorized deputy thereof.

9. “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.

10. “Current edition” shall mean the edition in effect, including amendments as adopted by the Washington State Building Code Council and except as amended by the city, at the time of submission to the city of a “complete response.”

11. “Complete response” means an adequate response to all requests from city staff in sufficient detail to allow the application to be processed as determined by the building official.

12. “Dangerous building code” shall mean the current edition of the International Property Maintenance Code promulgated by the International Code Council as adopted by the jurisdiction.

13. “Energy code” means the current edition of the International Energy Conservation Code promulgated by the Washington State Building Code Council as adopted by the jurisdiction.

14. “High-rise building” means buildings having occupied floors, or occupied roof, located more than 75 feet (22,860 mm) above the lowest level of fire department vehicle access.

15. “Housing code” means the current edition of the International Property Maintenance Code promulgated by the International Code Council as adopted by the jurisdiction.

16. “IBC” means the latest edition of the International Building Code promulgated by the International Code Council as adopted by this jurisdiction.

17. “IEBC” means the latest edition of the International Existing Building Code promulgated by the International Code Council as adopted by this jurisdiction.

18. “IFC” means the latest edition of the International Fire Code promulgated by the International Code Council as adopted by this jurisdiction.

19. “IMC” means the latest edition of the International Mechanical Code promulgated by the International Code Council as adopted by this jurisdiction.

20. “IPC” means the latest edition of the International Plumbing Code promulgated by the International Code Council as adopted by this jurisdiction.

21. “IRC” means the latest edition of the International Residential Code promulgated by the International Code Council as adopted by this jurisdiction.

22. “Listed” and “listing” are terms referring to equipment or materials included in a list by an approved testing laboratory, inspection agency or other organization concerned with product evaluation that maintains periodic inspection of current production of listed equipment or materials. The published list shall state that the material or equipment complies with approved nationally recognized codes, standards, or tests and has been tested or evaluated and found suitable for use in a specified manner.

23. “LPG” means liquefied petroleum gas.

24. “NEC” means the latest edition of the National Electrical Code promulgated by the National Fire Protection Association.

25. “NFPA” means the National Fire Protection Association.

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

27. “Owner” means any person, agent, firm, or corporation having legal or equitable interest in the property.

28. “Permit” means an official document or certificate issued by the building official authorizing performance or specified activity.

29. “Person” means a natural person, heirs, executors, administrators or assigns and includes a firm, partnership, or corporation, its or their successors or assigns, or the agent of any of the aforesaid.

30. “Power tap” means a listed device for indoor use consisting of an attachment plug on one end of a flexible cord and two or more receptacles on the opposite end, and has over current protection.

31. “Repair” means the reconstruction or renewal of any part of an existing building, structure, or building service equipment for the purpose of its maintenance.

32. “Registered plan program” means a program to allow one set of approved plans to be used for construction of multiple identical buildings in order to reduce plan review time.

33. “SBCC” means the Washington State Building Code Council as appointed by the governor of the state of Washington.

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

35. “Structure” means that which is built or constructed, an edifice or building of any kind, or any piece of work artificially built up or composed of parts joined together in some definite manner.

36. “Structural observation” means the visual observation of the structural system, for general conformance to the approved plans and specifications, at significant construction stages and at completion of the structural system. Structural observation does not include or waive the responsibility for the inspections required by the building code or residential code or other sections of the CAC.

37. “Technical codes” are the codes, appendices and referenced code standards adopted by the jurisdiction.

38. “UPC” means the latest edition of the Uniform Plumbing Code promulgated by the International Code Council as adopted by this jurisdiction.

39. “Valuation” or “value,” as applied to a building or building service equipment, means and shall be the estimated cost to build or replace a building and its building service equipment in kind, based on current replacement costs. It shall also include the contractor’s overhead and profit. (Ord. 1806 § 1 (Exh. A), 2024; Ord. 1803 § 1 (Exh. A), 2024; Ord. 1738 § 2, 2021; Ord. 1589 § 2, 2016: Ord. 1496 § 2, 2013: Ord. 1400 § 1 (part), 2010: Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.060 Appendices.

Provisions in the appendices of adopted codes shall not apply unless specifically adopted. (Ord. 1214 § 1 (part), 2004).

15.02.070 Referenced codes.

The codes listed in NBMC 15.02.080 through 15.02.180 and referenced elsewhere in the CAC shall be considered part of the requirements of the CAC to the prescribed extent of each such reference. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.080 International Building Code.

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.

Exceptions: 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. 1214 § 1 (part), 2004).

15.02.090 International Residential Code.

The provisions of the International Residential Code for One- and Two-Family Dwellings 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 in height with separate means of egress and their accessory structures. (Ord. 1214 § 1 (part), 2004).

15.02.100 International Mechanical Code.

The provisions of the International Mechanical Code shall apply to the installation, alterations, repairs 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.

Exceptions:

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; and

C. NFPA 54 and 58 – for all LPG installations. (Ord. 1214 § 1 (part), 2004).

15.02.110 Liquid propane gas.

The provisions of the National Fuel Gas Code and Liquid Petroleum Gas Code (NFPA 54 and 58) shall apply to the installation of all materials and equipment utilizing liquid propane gas. (Ord. 1214 § 1 (part), 2004).

15.02.120 Natural gas.

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. 1214 § 1 (part), 2004).

15.02.130 Fire prevention.

The provisions of the International Fire Code shall apply to matters affecting or relating to the protection of structures, processes and premises from the hazard of fire and explosion arising from the storage, handling or use of structures, materials or devices; from conditions hazardous to life, property or public welfare in the occupancy of structures or premises; and from the construction, extension, repair, alteration or removal of fire suppression and alarm systems or fire hazards in the structure or on the premises from occupancy or operation. (Ord. 1214 § 1 (part), 2004).

15.02.140 Plumbing.

The plumbing code as adopted by NBMC 15.20.010 shall apply to the installation, alteration, repair and replacement of plumbing systems, including equipment, appliances, fixtures, fittings and appurtenances, and where connected to a water or sewage system and all aspects of a medical gas system. (Ord. 1589 § 3, 2016: Ord. 1496 § 3, 2013: Ord. 1400 § 1 (part), 2010: Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.150 Energy.

The provisions of the International Energy Conservation Code of the state of Washington shall apply to all matters governing the design and construction of buildings for energy efficiency. (Ord. 1589 § 4, 2016: Ord. 1214 § 1 (part), 2004).

15.02.160 International Swimming Pool and Spa Code.

The provisions of the current edition of the International Swimming Pool and Spa Code are hereby adopted and shall apply to the design and construction of swimming pools, spas and other aquatic recreation facilities where the facility is one of the following:

A. For the sole use of residents and invited guests at a single-family dwelling;

B. For the sole use of residents and invited guests of a duplex owned by the residents; or

C. Operated exclusively for physical therapy or rehabilitation and under the supervision of a licensed medical practitioner.

All other “water recreation facilities” as defined in RCW 70.90.110 are regulated under Chapters 246-260 and 246-262 WAC. (Ord. 1743 § 2, 2021).

15.02.170 Electrical.

The provisions of the 2012 National Electrical Code (NEC) shall apply to the installation of electrical systems, including alterations, repairs, replacement, equipment, appliances, fixtures, fittings and appurtenances thereto. Within the city of North Bend, enforcement of the NEC shall fall under the jurisdiction of the state of Washington. (Ord. 1589 § 6, 2016: Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.180 International Property Maintenance Code.

The provisions of the current edition of the International Property Maintenance Code are hereby adopted and shall apply to the maintenance of buildings and private property. (Ord. 1738 § 3, 2021; Ord. 1589 § 7, 2016: Ord. 1496 § 4, 2013: Ord. 1400 § 1 (part), 2010: Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.190 Code applicability in general.

Where, in any specific case, different sections of the CAC 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. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.200 Other laws.

The provisions of the CAC shall not be deemed to nullify any provisions of local, state or federal law. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.210 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 the CAC. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.220 Referenced codes and standards.

The codes and standards referenced in the CAC shall be considered part of the requirements of this title to the prescribed extent of each such reference. Where differences occur between provisions of the CAC and referenced codes and standards, the provisions of the CAC shall apply. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.230 Partial invalidity.

In the event that any part or provision of the CAC 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. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.240 Existing structures.

The legal occupancy of any structure shall be permitted to continue without change, except as is specifically covered in the CAC, 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. (Ord. 1589 § 8, 2016: Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.250 Enforcement agency.

The building department is hereby created and the official in charge thereof shall be known as the building official. (Ord. 1214 § 1 (part), 2004).

15.02.260 Appointment.

The chief appointing authority of this jurisdiction shall appoint the building official. (Ord. 1214 § 1 (part), 2004).

15.02.270 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. 1214 § 1 (part), 2004).

15.02.280 Duties and powers of code officials in general.

The building official is hereby authorized and directed to enforce the provisions of the CAC. The fire code official is authorized and directed to enforce the provisions of the International Fire Code. The building official shall have the authority to render interpretations of the CAC 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 the CAC. Such policies and procedures shall not have the effect of waiving requirements specifically provided for in the CAC. The fire code official shall have the authority of the building official in matters relating to application of the International Fire Code. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.290 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 the CAC. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.300 Notices and orders.

The building official shall issue all necessary notices or orders to ensure compliance with the CAC. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.310 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. (Ord. 1214 § 1 (part), 2004).

15.02.320 Identification.

The building official shall carry proper identification when inspecting structures or premises in the performance of duties under the CAC. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.330 Right of entry.

Where it is necessary to make an inspection to enforce the provisions of the CAC, 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 the CAC 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 the CAC; 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. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.340 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. (Ord. 1214 § 1 (part), 2004).

15.02.350 Liability.

The building official, fire code official, hearing examiner or employee charged with the enforcement of the CAC, while acting for this jurisdiction in good faith and without malice in the discharge of the duties required by the CAC 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 the CAC shall be defended by legal representative of this 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 the CAC. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.360 Approved materials and equipment.

Materials, equipment and devices approved by the building official shall be constructed and installed in accordance with such approval. (Ord. 1214 § 1 (part), 2004).

15.02.370 Used materials and equipment.

The use of used materials and building service equipment is permitted when approved by the building official. (Ord. 1214 § 1 (part), 2004).

15.02.380 Modifications.

Wherever there are practical difficulties involved in carrying out the provisions of the CAC, 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 the CAC impractical and the modification is in compliance with the intent and purpose of the CAC 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. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

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

The provisions of the CAC are not intended to prevent the installation of any material or to prohibit any design or method of construction not specifically prescribed by the CAC; provided, that any such alternative has been approved by the appropriate city official. 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 the CAC, and that the material, method or work offered is, for the purpose intended, at least the equivalent of that prescribed in the CAC in quality, strength, effectiveness, fire resistance, durability and safety. 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. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.400 Research reports.

Supporting data, where necessary to assist in the approval of materials or assemblies not specifically provided for in the CAC, shall consist of valid research reports from approved sources. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.410 Tests.

Whenever there is insufficient evidence of compliance with the provisions of the CAC, or evidence that a material or method does not conform to the requirements of the CAC, 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 this jurisdiction. Test methods shall be as specified in the CAC 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. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.420 Fire investigations.

The fire code official, fire department or other responsible authority shall have the authority to investigate the cause, origin and circumstances of any fire, explosion or other hazardous condition. Information that could be related to trade secrets or processes shall not be made part of the public record except as directed by a court of law. (Ord. 1214 § 1 (part), 2004).

15.02.430 Assistance from other agencies.

Police and other enforcement agencies shall have authority to render necessary assistance in the investigation of fires when requested to do so. (Ord. 1214 § 1 (part), 2004).

15.02.440 Authority at fires and other emergencies.

The fire chief or officer of the fire department in charge at the scene of a fire or other emergency involving the protection of life or property or any part thereof shall have the authority to direct such operation as necessary to extinguish or control any fire, perform any rescue operation, investigate the existence of suspected or reported fires, gas leaks or other hazardous conditions or situations, or take any other action necessary in the reasonable performance of duty. In the exercise of such power, the fire chief is authorized to prohibit any person, vehicle, vessel or thing from approaching the scene and is authorized to remove, or cause to be removed or kept away from the scene, any vehicle, vessel or thing which could impede or interfere with the operations of the fire department and, in the judgment of the fire chief, any person not actually and usefully employed in the extinguishing of such fire or in the preservation of property in the vicinity thereof. (Ord. 1214 § 1 (part), 2004).

15.02.450 Barricades.

The fire chief or officer of the fire department in charge at the scene of an emergency is authorized to place ropes, guards, barricades or other obstructions across any street, alley, place or private property in the vicinity of such operation so as to prevent accidents or interference with the lawful efforts of the fire department to manage and control the situation and to handle fire apparatus. (Ord. 1214 § 1 (part), 2004).

15.02.460 Obstructing operations.

No person shall obstruct the operations of the fire department in connection with extinguishment or control of any fire, or actions relative to other emergencies, or disobey any lawful command of the fire chief or officer of the fire department in charge of the emergency, or any part thereof, or any lawful order of a police officer assisting the fire department. (Ord. 1214 § 1 (part), 2004).

15.02.470 Systems and devices.

No person shall render a system or device inoperative during an emergency unless by direction of the fire chief or fire department official in charge of the incident. (Ord. 1214 § 1 (part), 2004).

15.02.480 Permits 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 the CAC, or to cause any such work to be done, shall first make application to the building official and obtain the required permit. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.490 Fire code permits required.

The fire code official is authorized to issue operational permits for the operations set forth in IFC Sections 105.6.1 through 105.6.46 and is further authorized to issue construction permits for work as set forth in IFC Sections 105.7.1 through 105.7.16. (Ord. 1589 § 9, 2016: Ord. 1214 § 1 (part), 2004).

15.02.500 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 jurisdiction.

A. Building permits shall not be required for the following:

1. One-story detached residential accessory structures used as tool and storage sheds, tree-supported play structures, playhouse and similar uses, provided the floor area does not exceed 200 square feet (11.15 m2);

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

3. Oil derricks;

4. Retaining walls, which are not over four feet (1,219 millimeters) 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 liters) and the ratio of height to diameter or width does not exceed two to one;

6. Sidewalks and driveways not more than 30 inches (762 millimeters) above grade, and not over any basement or story below, and decks that are not attached to a dwelling and do not serve the required exit door;

7. Painting, papering, tiling, carpeting, cabinets, countertops and similar finish work;

8. Replacement of siding for accessory structures, not intended for human occupancy, that are associated with single-family residence structures;

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

10. Prefabricated swimming pools accessory to a Group R-3 occupancy, which are less than 24 inches (610 millimeters) deep, do not exceed 5,000 gallons (18,925 liters) and are installed entirely above ground;

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

12. Swings, slides and other similar playground equipment;

13. Window awnings in single-family residences (R-3) and Group U occupancies, supported by an exterior wall, which do not project more than 54 inches (1,372 millimeters) from the exterior wall and do not require additional support;

14. Movable cases, counters and partitions not over five feet nine inches (1,753 millimeters) 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 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; and

18. Window replacement in single-family residences as long as the replacement does not reduce egress, safety glazing, or energy requirements and the structural opening for said window replacement remains the same.

B. Mechanical permits shall not be required for the following:

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 code.

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 kilograms) 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 permits shall not be required for the following:

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 code.

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. 1806 § 1 (Exh. A), 2024; Ord. 1803 § 1 (Exh. A), 2024; Ord. 1589 § 10, 2016: Ord. 1535 § 1, 2014; Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.510 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 official. (Ord. 1214 § 1 (part), 2004).

15.02.520 Repairs.

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. 1214 § 1 (part), 2004).

15.02.530 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 NBMC 15.02.610. The construction documents must be stamped by a licensed architect, engineer, or building designer unless the building official deems this unnecessary for small projects (see NBMC 15.02.600(B)).

E. State the valuation of the proposed work.

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

G. Give such other data and information as required by the building official. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.540 Action on application.

The building official shall examine or cause to be examined applications for permits and amendments thereto within the time frame established by the CAC 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 the CAC and laws and ordinances applicable thereto, the building official shall issue a permit therefor as soon as practicable. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.550 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 official.

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 official 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 official may extend the time limitation of an application if any of the following conditions exist:

1. For compliance with the State Environmental Policy Act while 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 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; or

4. For up to 90 days, after the city has deemed the application “approved for issuance”; or

5. For up to 180 days, for extenuating circumstances when requested by the applicant in writing prior to the expiration. (Ord. 1803 § 1 (Exh. A), 2024; Ord. 1214 § 1 (part), 2004).

15.02.560 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 the CAC or of any other ordinance of this jurisdiction. Permits presuming to give authority to violate or cancel the provisions of the CAC or other ordinances of this 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 the CAC or of any other ordinances of this jurisdiction. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.570 Expiration.

A. Every permit issued shall expire two years from the date of issuance. The building official is authorized to 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 may be renewed for a period of one year beyond the original expiration date for an additional fee equal to 50 percent of the original permit fees, as long as no changes have been made to the originally approved plans and new building codes have not been adopted. Renewals must be applied for prior to the expiration date of the original permit. Paid impact fees and utility connection charges will not be required to be paid again. 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 180 days from the date of issuance. The building official is authorized to approve a request for an extended expiration date of mechanical and/or plumbing permits associated with a building permit when a construction schedule is provided by the applicant and approved prior to permit issuance. There shall be no extensions of stand-alone mechanical and/or plumbing permits under this subsection.

D. The city may authorize an extension to the expiration date up to 30 days beyond the written date of notification with no additional fee when only the final building inspection is remaining and all other work has been approved. If work required under a final inspection is not completed within the 30-day extension period, the permit shall expire. (Ord. 1589 § 11, 2016: Ord. 1214 § 1 (part), 2004).

15.02.580 Suspension or revocation.

The building official is authorized to suspend or revoke a permit issued under the provisions of the CAC whenever 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 the CAC. Conditional permits may be revoked for failure to comply with applicable conditions. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.590 Placement of permit.

The building permit or copy shall be kept on the site of the work until the completion of the project. (Ord. 1214 § 1 (part), 2004).

15.02.600 Construction document submittals.

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 special conditions exist, the building official is authorized to require additional construction documents to be prepared by a registered design professional.

The following is in addition to all other provisions and requirements of the construction administrative code:

A. Submission of Permit Applications. All permit applications shall be made on a city application form provided by the city. Applications shall include the application form and supplemental written information, graphics, relevant fees, and any other necessary submittals as identified in subsection H of this section for commercial, multifamily, residential, plumbing, mechanical, and sign permits.

B. Modification of Permit Application Requirements. Components of the permit application requirements may be waived by written order of the building official if it is determined that they are not required to evaluate a specific application.

C. Determination of Completeness. As per RCW 36.70B.070(4)(a), within 28 calendar days after receiving a permit application, the building official shall make a written determination to the applicant, which states either:

1. That the application is complete; or

2. That the application is incomplete and what is necessary to make the application complete.

D. Additional Information. The building official’s determination of completeness shall not preclude the building official from requesting additional information or studies either at the time of the notice of completeness, or at a later time, if the information is required to demonstrate compliance with the code or where there are substantial changes in the proposed action.

E. Incomplete Applications.

1. If the applicant receives a written determination from the building official that an application is incomplete per subsection C of this section, the applicant shall have 90 calendar days to resubmit necessary information to the city. If the applicant resubmits the necessary information within the 90-day period, then within 14 calendar days the building official shall reissue a determination of completeness as described in subsection C of this section, and notify the applicant in the same manner.

2. If the applicant fails to submit necessary information within the 90-calendar-day period, the application shall lapse. In the event the application lapses, the application shall automatically be denied for lack of a complete application.

3. In those situations where the application has lapsed because the applicant has failed to submit the necessary information within the 90-day time period, the building official may authorize refunding of not more than 80 percent of the plan review fee paid, less the costs for time spent making city’s determination of completeness, when an application for a permit for which a plan review fee has been paid is withdrawn, canceled or has lapsed before any plan reviewing has been done. The building official shall not authorize refunding of any fee paid except on written application filed by the original applicant not later than 90 days from the withdrawal, cancellation or determination of incompleteness.

4. An applicant may submit a written request to extend the 90-calendar-day period for up to an additional 90 calendar days; provided, that request is received by the building official prior to the expiration of the original 90-calendar-day period. The building official may grant up to one such extension upon showing that circumstances beyond the reasonable control of the applicant have prevented action from being taken.

F. Vesting Applications. Vesting of the application does not occur until the application has been determined to be complete as described in subsection C of this section and it complies with all applicable codes.

G. City’s Failure to Provide Determination of Completeness. As per RCW 36.70B.070(4)(a), a permit application shall be deemed complete under this section if the city does not provide a written determination of incompleteness to the applicant as provided in subsection C of this section.

H. Complete Application Requirements. Content of a complete application is defined in NBMC 15.02.530. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.610 Information on construction documents.

Construction documents shall be dimensioned and drawn upon suitable material. Electronic media documents are required 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 and show in detail that it will conform to the provisions of the CAC and relevant laws, ordinances, rules and regulations, as determined by the building official and shall include the following:

__ You will need the names, addresses, and telephone numbers of the property owner(s) and applicant, if different from the property owner.

__ Contractor’s registration number and proof of city business license.

__ Property tax account number.

__ Complete legal description of property.

__ Complete sets of building plans (three copies of working drawings, including architectural, landscaping, structural, and civil engineering plans).

__ All calculations applicable to the project.

__ Valuation of project.

__ Identification (on-site plan) of all easements, deed restrictions, or other encumbrances restricting the use of the property.

__ Completed Washington State Energy Code compliance form and related documents.

__ Copies of other approved permits, if applicable (conditional use, shoreline, subdivision, variances, etc.).

__ Payment of all estimated review fees at time of application.

__ Other required documents, if applicable to the project:

__ Flood development permit.

__ Sensitive area study.

__ Environmental (SEPA) checklist and related documents if applicable. A copy of the site plan must be attached to the checklist.

__ Minor, major or master site plan.

__ Engineering plans for water, sewer, storms, streets.

__ Grading plans.

PRELIMINARY INFORMATION

A. Application for Permit. This is used to establish the scope of work and identify the property owner and/or agent. The name, address, and telephone number of the owner and the applicant (if different from the owner) are required on the application so the parties may be contacted if questions arise and to notify the applicant when the permit is ready for pickup.

B. Contractor’s Registration Number. Washington state law requires that contractors be licensed with the state.

C. Property Tax Account Number. The property tax account number is an identifying number (commonly known as the “parcel number”) that is assigned by the assessor’s office.

D. Complete Legal Description of Property. The legal description describes the parcel of land identified by the property tax account number (or parcel number). It should describe what is known as a “legal lot” and should be identical to the parcel as found on the assessor’s maps and the required plot plans. It is acceptable to submit a legal description of the parcel as it appears on deeds, real estate contracts, and statutory warranty deeds, or on information at the assessor’s office.

The legal description is used to check the dimensions of a parcel, the uses allowed by the current zoning requirements, and any underlying restrictions (such as setbacks from property lines or from easements, lot coverage, or building heights). The legal description is also used to check for sensitive areas and other planning controls. (See Building Plans.)

Note: For projects that have multiple parcels, list each parcel number with its corresponding legal description.

BUILDING PLANS

A complete set of building plans includes the following: cover sheet; architectural drawings; lighting, structural, landscaping, and civil drawings and details; and plumbing information; and when applicable, mechanical information (including heating, ventilation, air conditioning, exhaust systems, kitchen hoods, and other conveying systems). Plumbing plans need only reflect fixture layout. More detail about what is required in the various sections of building plans is listed below.

COVER SHEET

Identification: List the names, addresses, and telephone numbers of the property owner, agent, parties of record, architects, and/or engineers of record. Identify who the applicant/contact is for questions, status information, and final issuance requirements.

Scope of work: Describe the scope of work, which should include a project summary, and all information about the building uses and site.

1. Project Summary. Write an overview of the project. Indicate how many new and existing structures are involved, the number of buildings per construction type, the International Building Code (IBC) occupancy group, the floor plan, etc.

2. Building Uses.

a. State the existing zoning of the project site. (Refer to NBMC Title 18 for current zoning information.)

b. List the proposed uses of the building(s) (e.g., the building(s) will be used for retail, wholesale, office, multifamily housing, etc.).

c. State if there are any existing buildings on the site, indicate their current use, size (square footage), IBC occupancy group, and type of construction.

d. For any proposed buildings, provide a detailed breakdown of the use and square footage by floor level for each individual building on site. Indicate whether the use will be for multifamily housing, retail, wholesale, etc. Also include the occupant load and/or the number of employees.

e. List the IBC occupancy group and type of construction for the proposed buildings. State which edition was used for each of the international codes (building, fire, mechanical). Contact the North Bend community services department for information on the current editions in use.

f. Identify which option will be used to comply with the Washington State Energy Code for thermal building envelope requirements (prescriptive method or Total Building Performance).

g. Indicate whether the building will have sprinklers and/or fire alarms.

3. Site.

a. Provide the area, in square feet or acres, of the project site.

b. List any designated sensitive areas that affect the property.

c. Indicate the number of required and proposed parking stalls located on the property. Include calculations for how the required number was determined. Also include the calculation for barrier-free parking requirements.

d. Give the wind design exposure (exposure B or C). If exposure B is being used, provide a letter of certification from the engineer/architect of record documenting that the site meets the IBC criteria.

e. Give the soil bearing capacity in pounds per square foot, as shown in the soils report, when applicable to the project.

f. Indicate the lot size, the percent of lot coverage, and the percent of developable area.

g. Provide a breakdown of the total impervious surface area of the site in square feet and list the amount of new impervious area being developed. Include any area on the right-of-way being developed or improved as well as any other traffic improvements.

4. Recorded Easements/Copies of Documents. Provide recorded copies of existing easements used for ingress and egress, as well as utilities and drainage easements that may affect the property. If any easements that affect the property have been or are to be established or vacated, provide documentation that this has occurred or will occur. Include a copy of the recorded short subdivision, subdivision, or lot line adjustment, if applicable.

5. Drawings. Drawings must show compliance with current adopted state and city codes and ordinances, including but not limited to the following:

a. International Building Code, International Fire Code, International Mechanical Code, Washington State Energy Code (Residential, Nonresidential or both depending on your project).

b. Regulations for barrier-free facilities, as required by the International Building Code, Chapter 51-50 WAC. Show access and egress routes for persons with disabilities.

c. Zoning, Parking, Design, Landscaping, and Drainage Codes. Drawings must adequately describe the proposed construction, including, but not limited to, the following:

__ Architectural site plans.

__ Architectural foundation plans, including elevations (materials, texture and colors).

__ Structural foundation plans, including sections, reinforcing schedule, and details.

__ Architectural floor plans.

__ Provide dimensions of each area and identify scale.

__ List uses for each room or area.

__ Show equipment and layout for all areas of the building. Provide stock storage height and the type of materials to be stored.

__ Show barrier-free access throughout, barrier-free facilities, and accommodations.

__ Identify exits and means of egress, including corridors.

__ Architectural floor and roof framing plans showing draft stop locations, venting, and materials.

__ Structural floor framing plans showing all structural elements and indicating locations of all shear walls.

__ Building and wall sections, including fire-resistive assemblies.

__ Elevations, including building height.

__ Structural framing plans, including floor/ceiling and roof framing layout (may be included on floor plans or provided as separate framing plans). Show all imposed loads such as HVAC and other equipment.

__ Architectural details, including fire-resistive assemblies (e.g., door, window and finishing material schedules).

__ Structural details, including connections, lateral load resisting designs, hold-downs, diaphragms, etc.

__ Mechanical plans, if not applying for a separate mechanical permit, showing all air handling equipment (heating, ventilation, air conditioning, and exhaust systems), including duct layout and rooftop equipment screening. Show all fire dampers as required by code. Show how plans comply with the energy code requirements, including equipment sizing, controls and operating weight.

__ List the quantities of hazardous materials that will be stored/used in the building.

__ Landscaping and civil engineering plans.

__ For buildings using fire-rated construction or fire-rated separations (occupancy or area), provide the following:

__ Details and listing of fire-rated assemblies.

__ Details of fire-rated penetrations.

__ Building sections through fire-rated construction.

__ Energy plan:

__ Provide lighting and switching plans, including all details of the on-site lighting plan for areas of illumination (including exterior lighting).

__ Include envelope, window, and door schedule(s), mechanical equipment, ducting, ventilation, and indoor air quality provisions.

Plans and specifications for commercial projects need to be drawn by a structural engineer or architect currently licensed to practice in the state of Washington. All drawings must display the signed stamp of the responsible architect or engineer.

SITE DEVELOPMENT PACKAGE

For all architectural and landscaping requirements, see major or minor site plan requirements as applicable.

Submit an electronic copy of the soils report or geotechnical evaluations prepared for the site.

The site development plans consisting of an electronic copy of the cover sheet required for the building plans, an architectural site plan, on-site lighting plan, landscape and irrigation plans, civil engineering plans, and grading plans, when grading review is required. The sets of plans must be consistent with each other and drawn to scale. All sets must include the following:

Civil Engineering Site Plans

A. Each application shall be accompanied by an electronic copy of the plans and specifications, including calculations. The plans and specifications shall be prepared by a licensed professional engineer who shall affix his/her professional stamp and signature to each set. The city engineer may waive this requirement if he enters written findings in the city records that he has inspected the site, and finds that due to the uncomplicated nature of the proposed work and necessary drawings the expertise of a professional engineer is not needed. The plans and specifications shall include the following:

1. The name, address and phone number of the person or firm preparing the plans.

2. An accurate plan of the entire site as it exists at the time of application, which includes:

__ All property lines with bearings and distances shown;

__ The data, basis, and datum of the contours, which shall be referenced to the city’s network of benchmarks, if applicable;

__ A graphic representation of existing vegetation on the site designated by its common names, the amount of bare ground, and the amount and type of impervious material (rock and artificial);

__ The location of all existing drainage facilities, natural and manmade;

__ The location and estimated capacity of any areas which impound surface water;

__ The location and estimated discharge of all visible springs;

__ The location of all structures, utilities, and their appurtenances, including structures and utilities on adjacent properties when such information is reasonably available. Said improvement locations shall also be staked on site to enable the city to review improvement locations and their relationship to the site and existing vegetation;

__ Date, north arrow, and adequate scale as approved by the city engineer on all maps and plans;

__ Identification of and mitigation measures for on-site areas, which are subject to severe erosion, and off-site areas, which are especially vulnerable to damage from erosion and/or sedimentation;

__ Identification of all sensitive areas in accordance with Chapters 14.05 through 14.12 NBMC;

__ A complete environmental checklist or, if a categorical exemption is claimed, a brief statement setting forth the basis for the claimed exemption;

__ Identification of all areas regulated by the provisions of Chapter 14.20 NBMC;

__ Location, type, size and condition of trees and ground cover on site and a general identification of trees and ground cover which are proposed to be removed;

__ On timbered property greater in size than one acre or commercial property with more than 15 trees, a report prepared by an arborist that provides a plan for preserving and protecting trees and natural vegetation both during and after site development; and

__ Location of the floodway and floodplain, if applicable.

3. The proposed work schedule, which details the following:

__ Sequence for clearing, grading, filling, drainage alteration, and other land-disturbing activities;

__ On-site soil or earth or earth material storage locations and source of import materials, and location of the site where soils will be disposed;

__ Schedule for installation and removal of all interim erosion and sediment control measures, including vegetative measures;

__ Schedule for construction of final improvements, if any;

__ Schedule for installation of required permanent erosion control and sediment control devices;

__ An outline of the methods to be used in clearing vegetation and in storing and deposing of the cleared vegetative matter.

4. An accurate finished grading plan of the entire site as it would appear after the completion of work covered by the permit, showing the following:

__ The finished contours achieved by grading (at the same intervals as the existing contours), including the quantities of cut, fill, import, and export;

__ The boundaries of all areas to remain undisturbed, and identification and the location of all other vegetation shown on the plan that will remain after the completion of work;

__ Drainage and related facilities to be constructed with and as part of the proposed work;

__ Boundaries of all areas where surface water runoff will be retained, detained, or infiltrated;

__ The method for discharging surface water off site, including the provisions required to control the velocity and direction of discharge to protect downstream properties;

__ Location of proposed improvements, including building setback lines, approximate limits of cuts and fills, final grades, structures, roads, driveways, utilities, and storm drainage facilities. Said improvement locations shall also be staked on site to enable the city’s arborist and/or engineer to review improvement locations and their relationship to the site and existing vegetation;

__ The location of building setback lines, and approximate limits of cuts and fills, including but not limited to foundations, retaining walls, and driveways;

__ Location and dimensions of buffer zones and other areas to be maintained or established;

__ The location and description of proposed erosion and sedimentation control devices or structures and schedule of maintenance; and

__ Off-site grading shall be noted on the plans, and a dated letter of permission from the property owner of the land affected shall be provided and noted on the plans.

The city engineer may require less information than is set forth in this section if he determines that the project is of such a nature and magnitude that less detail is adequate to protect the public health and safety; provided, however, the engineer may not waive the requirements for the submittal of an environmental checklist if a checklist is required by the provisions of Chapter 14.04 NBMC, the submittal of information regarding the location of existing trees and vegetation and the identification of trees and vegetation to be removed, nor submittal of information necessary to evaluate the proposal in accordance with the requirements of Chapters 14.05 through 14.12 and 14.20 NBMC.

Additional Application Information

The city engineer may require the applicant to submit additional information when he finds the submitted plans and specifications and associated information are not clear enough to allow for an adequate determination, or when special conditions are found to exist which require specific explanation. This additional information may include, but is not limited to, the following:

__ Hydrologic and hydraulic computations of expected storm runoff entering and leaving the site for pre- and post-development conditions;

__ Engineering geology and soils reports as needed for hydrology, hydraulics, and erosion control design;

__ Erosion and sediment control plan and supporting calculations;

__ An engineer’s cost estimate of the drainage facilities and final erosion and sediment control when such information is necessary for bonding purposes;

__ Inspection and maintenance agreement;

__ Letters of permission. Off-site grading shall be supported by a dated letter of permission from the affected property owner(s); and

__ A copy of the hydraulic permit application issued by the Washington State Department of Fisheries, if it is required;

__ Prior to the issuance of any building permit, the project owner or applicant must provide proof that there is both a water availability certificate and a sewer availability certificate attached to the subject property.

SUBSECTION 1. TENANT
IMPROVEMENT

Permit Submittal Requirements

__ Complete permit application.

__ Legal description.

__ Copy of Washington state contractor’s license.

__ Flood development permit (if required).

__ Description of proposed use.

__ Washington Energy Code forms.

__ An electronic copy of plans and drawings.

__ A plan review fee shall be paid at time of plan submittal.

Plans and Drawings

A. Cover sheet.

1. Address of project.

2. Square footage of tenant space.

3. Construction type of building and fire sprinkler information. Any improvements to buildings must be stamped by a licensed Washington state architect, engineer or professional designer.

4. Occupancy group of proposed use.

Floor Plans

A. Complete floor plan of the building where the tenant improvement is located.

1. Scale of plan drawings.

2. Identify adjacent tenants and occupancy group.

3. Show location of exits and exit signs for your tenant space.

4. Show locations of adjacent occupancy separation or demising walls.

5. Show locations of(all) area separation walls in the building.

6. Show locations of all shear walls in the tenant space.

B. Scaled floor plan of the new or remodeled area showing:

1. All rooms and spaces (identify), corridors and exits, door and window locations and sizes, plumbing fixtures and mechanical equipment. Clearly identify any structural elements to be removed or altered.

2. Details showing wall and ceiling construction (include seismic bracing detail for suspended ceiling).

3. Provide details for accessible features such as bathroom fixtures, sinks, doors, door hardware, customer service counters, etc.

4. Reflected ceiling plan showing location of exit pathway lighting, exit signs, smoke alarms and detectors, fire sprinklers, and existing and proposed new light fixtures.

5. Elevations, if any exterior improvements are proposed; include all openings and mechanical equipment screening.

6. Details and dimensions of accessibility features such as restrooms and door clearances.

Additional Permits and Information

Depending on the extent or nature of the remodeling project, the following information may be required:

A. Health department approval – required prior to issuance of any building permit on all projects where food will be served. For further information, contact King County at (206) 296-4600.

B. Sign permits, plumbing and mechanical permits may be required. Electrical permits may be obtained from the Washington State Department of Labor and Industries at (425) 990-1400.

C. A city business license is required for anyone who operates or engages in any business within the city of North Bend. A business license application may be obtained from North Bend City Hall. Please contact (425) 888-1211 for more information.

D. State Energy Code forms may be required for changes to exterior walls and lighting or mechanical equipment.

E. Required structural drawings and calculations must be prepared and stamped by a licensed Washington state engineer or architect or professional designer.

SUBSECTION 2. SINGLE-FAMILY
RESIDENTIAL (NEW/ADDITION/
ALTERATION)

Documents and Information

A. Permit application form.

B. Energy code forms.

C. Copy of Washington state contractor’s license.

D. Proof of city of North Bend business license (including all subcontractors).

E. Geotechnical report (if required).

F. Flood development permit (if required).

G. Legal description.

H. Structural calculations.

I. A plan check will be required at time of application submittal.

Plans and Drawings

A. Please submit a copy of electronic plans and/or drawings to include but not be limited to:

1. Title Block. Located on the right-hand margin and provide:

a. Project name.

b. Drawing title.

c. Name and address of contact or person responsible for drawings.

2. Site Plan.

a. Property Lines. Show the location and dimensions.

b. Easements. Show the location for all existing and proposed utility, drainage, native growth protection and access easements and/or private roads, drawn to scale.

c. Existing and Proposed Structures. Show location, dimension and use of all existing and proposed buildings and structures on the site including distance to property lines.

d. Setbacks. Show front, side and rear yard setbacks.

e. Indicate all existing and proposed retaining structures and/or rockeries. Show maximum heights.

f. Erosion/sedimentation may be included on copies of site plan. Should show how sediment and erosion shall be kept from leaving the building site.

3. Floor Plans.

a. Give square footage for each new floor, including decks and garages.

b. Floor Layout. Show arrangement of walls, note proposed use and dimensions of all rooms; show stairs, restrooms, hallways and decks.

c. Windows and Doors. Show location and dimensions of all windows, doors and skylights and indicate opening direction and size.

d. Fixture Location. Show location of hot water heater, heating unit, fans, smoke detectors, bathroom fixtures, mechanical equipment, etc.

e. Outline existing floor area.

4. Elevations.

a. Show elevations from north, south, east and west; provide finished floor level for each floor; show existing and proposed grades; show maximum building height; show maximum site slope as applicable.

b. Roof. Show roof overhangs and chimney clearance from roof. Indicate pitch of roof.

c. Siding. Note exterior siding and roof coverings.

d. Openings. Show doors, windows, skylights, sliders or other types of openable vents in windows.

e. Decks and Porches. Indicate height of guardrails and spacing of intermediate railing. Show rise and run of stairs with handrail grasp dimension and height above nosing of stair tread.

5. Doors and Windows Schedule.

a. Show door size, type and closure device for doors between the garage and dwelling.

b. Show window size, opening and direction and size.

c. Show bedroom egress window location, clear opening size, sill height and type of opening, i.e., slider, casement, etc.

6. Foundation.

a. Foundation Wall. Show foundation plan, shape, all dimensions; include maximum wall height(s) and all connections. Provide typical foundation section at various points around the foundation system.

b. Posts and Footings. Show location and size of beams, posts, interior footings and their dimensions and connections.

c. Crawl Spaces. If crawl space is included, show location and size of all vents, access size and location.

d. Floor Joist. Show floor joist size, spacing, direction, support, connections, blocking, etc.

e. Engineered Foundation. Stamped engineered plans with calculations are required for nonconventional foundation systems and/or sites with special soils conditions.

7. Roof, Deck and Floor Framing Plans.

a. Roof, Floor and Deck Joist. Show joist size, spacing, direction, support, connections, blocking, etc.

b. Show typical roof section with all materials labeled; indicate size and spacing of all members; include all dimensions, venting, insulation, connections.

c. Show typical foundation and floor section with all materials labeled; show size and spacing of all members; all dimensions; wall thickness, reinforcing bar size and spacing, footing depth below grade, anchor bolt size and spacing, connections between floor diaphragm and foundation, slab thickness, drainage for foundation.

d. Show all connection details, including post-beam, post-footing, collar tie, etc.

8. Architectural Cross-Section and Details.

a. Show cross-section of a typical wall; call-out material types and thicknesses and insulation values. These call-outs may be done on the structural cross-section.

b. Show a cross-section of a typical roof and floor; call-out material types and thicknesses and insulation values. These call-outs may be done on the structural cross-section.

9. Structural Notes.

a. Specify all design load values, including dead, live, snow, wind, lateral and soil-bearing values.

b. Specify minimum design concrete strength, concrete sack mix, and reinforcing bar grade.

c. Specify the grade and species of all framing lumber.

d. Specify all metal connectors, including joist hangers, clips, post caps, post bases, etc.

10. Energy Code Compliance.

a. Show insulation R values in appropriate places on architectural sections, and glazing class of windows and skylights.

11. Fireplace Section.

a. Show a section of the fireplace, including hearth and hearth extension. Include dimensions, materials, clearance from combustibles, height above roof, reinforcing, seismic anchorage and foundation details.

12. Stair Section.

a. Show a section of the stairs; include rise, run, handrail height, and grasp dimensions, distance between any intermediate rails, fire blocking, minimum headroom and landing size. Also specify a minimum one-hour protection for usable space under stairs.

SUBSECTION 3. MECHANICAL

A. Mechanical plans are required for:

1. Multifamily projects over four dwelling units.

2. All commercial kitchen Type I hoods.

3. All rooftop or floor-mounted units over 400 pounds (structural details and calculations are required).

4. All new commercial buildings.

B. Permit Submittal Requirements.

1. Drawings for buildings over 4,000 square feet must be stamped and signed by a licensed Washington state engineer or architect. The name and address of the person responsible for the drawings and the address of the project should be included on the plans.

2. Type of construction and occupancy classification of the building. Identify all fire-rated construction that will be penetrated. Individual smoke/fire dampers must be shown on the plans.

3. Floor, roof and ceiling plans showing the location of all equipment and ductwork.

4. Structural details and calculations are required for all rooftop or floor-mounted units over 400 pounds.

5. Details showing how the unit will be mounted to the curb and how the curb will be mounted to the roof.

6. Equipment schedules for all new equipment.

7. Outside air calculations per Table 3-4 of the Washington State Ventilation and Indoor Air Quality Code.

8. Washington State Nonresidential Energy Code forms.

C. Requirements for Type I Hoods. Complete details of the kitchen ventilation system should be submitted to show compliance with Chapter 5 of the International Mechanical Code. The following checklist should be used as a guide for the information needed to be shown:

1. Type I cooking equipment should be clearly identified on the plans.

2. Kitchen ventilation duct gauge for a Type I hood should be at least No. 16 gauge steel or No. 18 gauge stainless steel. Hoods should be No. 22 gauge steel.

3. Kitchen ventilation duct should slope at least one-quarter inch per lineal foot toward the hood where the duct length does not exceed 75 feet.

4. Cleanout locations should be indicated on the exhaust duct.

5. The kitchen exhaust duct should be enclosed in at least a one-hour shaft (or two-hour shaft in Type I and Type II fire-resistive buildings). The duct enclosure should be sealed around the point of penetration and vented to the exterior at the point of termination. The shaft should be separated from the duct by at least three inches but not more than 12 inches and should serve a single exhaust system.

6. The size of the kitchen exhaust hood and duct, and the fan cubic-feet-per-minute rating, should be provided to allow for review of air quantities and velocities in the duct.

7. Kitchen exhaust outlets should terminate at least two feet above the roof, 10 feet from the property line or any opening into any building, and 10 feet above the adjoining grade level.

8. Plans should show that the kitchen exhaust canopy-type hood extends a minimum of six inches beyond the cooking surface on all open sides.

9. Kitchen exhaust should have make-up air supplied to the room equal to the amount to be exhausted. Make-up air system should be interlocked with the exhaust system.

10. Kitchen exhaust systems should be provided with approved fire-extinguishing equipment.

11. Type I hoods should have clearances from unprotected combustibles of at least 18 inches. This clearance may be reduced to three inches if the combustible construction is protected with material required for one-hour fire-resistive construction.

12. Hoods less than 12 inches from the ceiling should be flashed solid.

13. The lowest edge of the grease filter should not be closer to the cooking surface than the distance specified in Table 5-D (Section 508.5 IMC).

14. Grease filters should be installed at an angle greater than 45 degrees from horizontal.

15. The vertical distance between a canopy-type hood and the cooking surface should not exceed four feet.

16. A compensating hood should extract at least 20 percent of its make-up air from the kitchen area.

SUBSECTION 4. PLUMBING

A. Plumbing plans are required for:

1. Commercial projects with over 10 fixtures.

2. Multifamily projects over four dwelling units.

3. All commercial kitchens for food service (does not include office lunchrooms).

4. Grease traps, grease interceptors, or oil/water separators.

B. Permit Submittal Requirements.

1. Drawings for commercial projects over 4,000 square feet must be stamped and signed by a licensed Washington state engineer or architect. The name and address of the person responsible for the drawings and the address of the project should be included on the plans.

2. Isometric drawings are required for buildings over three stories, commercial kitchens and grocery stores.

3. Line drawings showing all piping (water, gas, waste and vent) materials, sizes and lengths.

4. A fixture schedule showing the number, type and locations of all fixtures.

5. Details showing construction of interceptors, piping supports, firestop penetration systems, etc.

6. Calculations for water meter sizing and DWV fixture units for building drain.

SUBSECTION 5. SIGNS

A. Permit Submittal Requirements.

1. Sign dimensions.

2. Written details on sign materials or a sample of the sign material.

3. Color drawing or photo of each proposed sign.

4. Construction and installation details.

5. A site plan showing the proposed sign location(s) and the location of all other signage on the property. For locations meeting the NBMC 18.20.040 definition of “commercial use, multiple” then only the location of other signage associated with the specific application storefront need be provided.

6. Elevations of the face(s) of the building(s) and the location of the existing and proposed sign(s).

7. A calculation of the square footage of all existing and proposed signage on the site.

8. For signs in the historic district, provide a narrative analysis, along with any supplemental graphic submittals, necessary to demonstrate consistency between the proposed sign(s) and the design standards of the historic district as determined by the King County Landmarks Commission. Historic district signage must still meet all requirements of the Secretary of State. (Ord. 1806 § 1 (Exh. A), 2024; Ord. 1803 § 1 (Exh. A), 2024; Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.620 Administrative amendment to plan submittal standards.

It is anticipated the technical standards for submittals as outlined in the plan submittal requirements will need to change periodically to be compatible with changes in related codes. To permit timely update of plan submittal requirements the community services director is authorized to adopt revised requirements by administrative rule. The rules adopting new plan submittal requirements shall be numbered sequentially, dated and signed by the community services director, and made available to the public. A copy of the revised plan submittal requirements shall be forwarded to the mayor and the council for their information. (Ord. 1214 § 1 (part), 2004).

15.02.630 Fire protection system shop drawings.

Shop drawings for the fire protection system(s) shall be submitted to indicate conformance with the CAC 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 IFC. Shop drawings shall be prepared by a certified individual as required by the state of Washington. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.640 Use of consultants.

Whenever review of a building permit application requires retention by this jurisdiction for professional consulting services, the applicant shall reimburse this jurisdiction the cost of such professional consulting services as established in the fee schedule established by the jurisdiction. This fee shall be in addition to the normal plan review and building permit fees. This jurisdiction may require the applicant to deposit an amount with this jurisdiction estimated in the discretion of the building official to be sufficient to cover anticipated costs to retaining professional consultant services and to ensure reimbursement for such costs. (Ord. 1589 § 12, 2016: Ord. 1214 § 1 (part), 2004).

15.02.650 Approval of construction documents.

When the building official issues a permit, the construction documents shall be approved, in writing or by stamp, as “Approved, Subject to Field Inspection.” The approved electronic version of construction documents so reviewed shall be retained by the building official. A copy of the approved electronic version of the plans shall be sent to the applicant; a copy of the approved plans shall be printed and kept at the site of work and shall be open to inspection by the building official or a duly authorized representative. (Ord. 1803 § 1 (Exh. A), 2024; Ord. 1214 § 1 (part), 2004).

15.02.660 Phased approval.

The city of North Bend shall not issue any building, foundation, or other construction-related permit set forth in Chapters 15.04 through 15.26 NBMC until all applicable administrative and quasi-judicial permits or approvals have been issued and reviews have been completed. Applicable permits and reviews are set forth in NBMC Table 20.01.004, Permit – Approval Type. (Ord. 1214 § 1 (part), 2004).

15.02.670 Additional requirements before a building permit may be issued.

Prior to the issuance of any building permit, the project owner or applicant must provide proof that there is both a water availability certificate and a sewer availability certificate attached to the subject property. Any structure or remodel not requiring potable water is exempt from providing proof of a water availability certificate. If the owner or applicant demonstrates that water is available from a viable source that does not issue certificates, the owner or applicant is exempt from providing proof of a water availability certificate. Any structure or remodel not required under Chapter 13.20 NBMC to attach to the public sewer system is exempt from providing a sewer availability certificate. (Ord. 1803 § 1 (Exh. A), 2024; Ord. 1214 § 1 (part), 2004).

15.02.680 Design professional in general.

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 IBC Section 1704, 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. (Ord. 1803 § 1 (Exh. A), 2024; Ord. 1214 § 1 (part), 2004).

15.02.690 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 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 design and 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. (Ord. 1214 § 1 (part), 2004).

15.02.700 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. (Ord. 1214 § 1 (part), 2004).

15.02.710 Retention of construction documents.

The 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, or as required by state or local laws. (Ord. 1803 § 1 (Exh. A), 2024; Ord. 1214 § 1 (part), 2004).

15.02.720 Temporary structures and uses in general.

The building official is authorized to issue a permit for temporary structures and temporary uses where same is in conformance with all other applicable provisions of this code. 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. (Ord. 1214 § 1 (part), 2004).

15.02.730 Conformance.

Temporary structures and uses shall conform to the structural strength, fire safety, means of egress, accessibility, light, ventilation and sanitary requirements of the CAC as necessary to ensure the public health, safety and general welfare. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.740 Termination of approval.

The building official is authorized to terminate such permit for a temporary structure or use for violation of applicable code or standards and to order the temporary structure or use to be discontinued. (Ord. 1214 § 1 (part), 2004).

15.02.750 Payment of fees.

A permit shall not be valid until the fees prescribed by law have been paid, nor shall an amendment to a permit be released until the additional fee, if any, has been paid. (Ord. 1214 § 1 (part), 2004).

15.02.760 Schedule of permit fees.

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. (Ord. 1214 § 1 (part), 2004).

15.02.770 Plan review fees.

When submittal documents are required by NBMC 15.02.610, a plan review fee shall be paid at the time of submitting the submittal documents for plan review. 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 NBMC 15.02.690, an additional plan review fee shall be charged at the rate shown in the fee code established by this jurisdiction. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.780 Registered plan program.

When plans are submitted under this jurisdiction’s “registered plan program,” a plan review fee shall be paid at the time of application for a registered plan. Valuations used to compute the permit fees shall include all options submitted with a registered plan. When a registered 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. Separate plan review fees shall be paid for at the time of application for each building permit. The plan review fees specified in this subsection are separate fees from the permit fees specified in the fee code, and are in addition to the permit fees. (Ord. 1214 § 1 (part), 2004).

15.02.790 Building permit valuations.

The applicant for a permit shall provide an estimated permit value at time of application. The building official shall use the latest Building Valuation Data Sheet published by the International Code Council to determine the project valuation and the building official’s determination shall be final. When a specific building type or occupancy is not noted in the valuation table in the IBC, the building official is authorized to use the classification type noted in the table that most closely resembles the proposed type of building, or determine a valuation type independently. (Ord. 1285 § 1, 2007: Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.800 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 official that shall be in addition to the required permit fees. (Ord. 1214 § 1 (part), 2004).

15.02.810 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. 1214 § 1 (part), 2004).

15.02.820 Refunds.

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 the CAC. 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 any plan reviewing is done. 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 after the date of application. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.830 Inspections in general.

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 the CAC or of other ordinances of this jurisdiction. Inspections presuming to give authority to violate or cancel the provisions of the CAC or of other ordinances of this 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 this jurisdiction shall be liable for expense entailed in the removal or replacement of any material required to allow inspection. The fire code official is authorized to enter and examine any building, structure, marine vessel, vehicle or premises in accordance with NBMC 15.02.330 for the purpose of enforcing the CAC. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.840 Preliminary inspections.

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. (Ord. 1214 § 1 (part), 2004).

15.02.850 Manufacturer’s installation instructions.

Manufacturer’s installation instructions, as required by the CAC, shall be available on the job site at the time of inspection. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.860 Required inspections.

The building official, upon notification, shall make the inspections set forth in NBMC 15.02.870 through 15.02.1030. (Ord. 1214 § 1 (part), 2004).

15.02.870 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. 1214 § 1 (part), 2004).

15.02.880 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. 1214 § 1 (part), 2004).

15.02.890 Lowest floor elevation certification.

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. (Ord. 1214 § 1 (part), 2004).

15.02.900 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. (Ord. 1214 § 1 (part), 2004).

15.02.910 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. 1214 § 1 (part), 2004).

15.02.920 Rough-in inspections.

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. 1214 § 1 (part), 2004).

15.02.930 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, heating wires, pipes and ducts are approved. (Ord. 1214 § 1 (part), 2004).

15.02.940 Flashing and exterior weather barrier inspection.

Flashing and exterior weather barrier inspections shall be made after all materials have been installed, but prior to any of the work being covered. (Ord. 1214 § 1 (part), 2004).

15.02.950 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. (Ord. 1214 § 1 (part), 2004).

15.02.960 Fire-resistant penetration inspection.

Protection of joints and penetrations in fire-resistance-rated assemblies shall not be concealed from view until inspected and approved. (Ord. 1214 § 1 (part), 2004).

15.02.970 Energy efficiency inspection.

A. 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.

B. Glazing Inspection. To be made after glazing materials are installed in the building.

C. Exterior Roofing Insulation. To be made after the installation of the roof insulation, but before concealment.

D. Slab/Floor Insulation. To be made after the installation of the slab/floor insulation, but before concealment. (Ord. 1214 § 1 (part), 2004).

15.02.980 Mechanical inspection.

A. Mechanical Equipment Efficiency and Economizer. To be made after all equipment and controls required by the CAC are installed and prior to the concealment of such equipment or controls.

B. Mechanical Pipe and Duct Insulation. To be made after all pipe and duct insulation is in place, but before concealment. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.990 Lighting and motor inspection.

A. Lighting Equipment and Controls. To be made after the installation of all lighting equipment and controls required by the CAC, but before concealment of the lighting equipment.

B. Motor Inspections. To be made after installation of all equipment covered by the CAC, but before concealment. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1000 Reinspection.

The building official may require a structure or portions of work to be reinspected. A reinspection fee may be assessed for each inspection or reinspection when such portion of work for which inspection is called is not complete, when corrections called for are not made, when the approved plans and permit are not on site, or when the building is not accessible. (Ord. 1214 § 1 (part), 2004).

15.02.1010 Other inspections.

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 the CAC and other laws that are enforced by the department of building safety. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1020 Special inspections.

In addition to the inspections specified above, the building official is authorized to make or require special inspections for any type of work related to the technical codes by an approved agency at no cost to this jurisdiction. (Ord. 1214 § 1 (part), 2004).

15.02.1030 Final inspection.

The final inspection shall be made after all work required by the building permit is completed. (Ord. 1214 § 1 (part), 2004).

15.02.1040 Inspection agencies.

The building official is authorized to accept reports of approved inspection agencies, provided such agencies satisfy the requirements as to qualifications and reliability. (Ord. 1214 § 1 (part), 2004).

15.02.1050 Inspection requests.

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 the CAC. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1060 Inspection approval required.

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 the CAC. 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. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1070 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 the CAC or of other ordinances of this jurisdiction.

Before occupying or using the property or structure for which a building permit has been issued, the applicant must first request and obtain a certificate of occupancy from the building official. Group U, single-family residential garages are exempt from this requirement. The applicant shall make a formal request for the certificate of occupancy a minimum of 14 calendar days before the certificate is required. The request shall be accompanied by all documentation or bonding necessary to secure performance on any outstanding items if allowed by the city. The certificate of occupancy will only be issued after the building official has inspected the property or structure(s), and has found no violations of adopted codes or project conditions, and that all requirements of the city of North Bend have been satisfied. (Ord. 1589 § 13, 2016: Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1080 Occupancy certificate issued.

After the building official inspects the building or structure and finds no violations of the provisions of the CAC or other laws that are enforced by the department of building safety, the building official 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 code for the occupancy and division of occupancy and the use for which the proposed occupancy is classified.

F. The name of the building official.

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 International Building Code.

I. The type of construction as defined in Chapter 6 of the International Building Code.

J. The design occupant load.

K. If an automatic sprinkler system is provided, whether the sprinkler system is required.

L. Any special stipulations and conditions of the building permit. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1090 Temporary or phased occupancy.

If the building official finds that no substantial hazard will result from occupancy of any building or portion thereof before the building is completed, a temporary certificate of occupancy may be issued for the use of a portion or portions of a building or structure prior to the completion of the entire building or structure.

A. A temporary certificate of occupancy for commercial structures shall be valid for 180 days from the date of issuance. A temporary certificate of occupancy will only be issued contingent upon the applicant posting a performance bond in an amount equal to 150 percent of the value of the incomplete elements of the permitted construction or repairs as determined by a licensed architect or engineer. The bond shall be posted as a letter of credit and not an insurance bond. City staff shall have a minimum of 14 calendar days to verify the adequacy of all performance assurances before issuing the temporary certificate of occupancy.

B. A temporary certificate of occupancy for residential structures shall be valid for 180 days from the date of issuance. A temporary certificate of occupancy will only be issued contingent upon all life, health and safety issues being completed and the completion and submittal of the final elevation certificate proving compliance with the city’s flood regulations.

C. The holder of a temporary certificate of occupancy shall notify the building official when the remaining construction and/or repairs outlined in the temporary certificate have been completed, and the building official shall schedule an inspection of the property.

D. For commercial structures, if 180 days have passed from the issuance of the temporary certificate of occupancy and no inspection has been scheduled, the building official shall again inspect the site. If the temporary certificate holder has not achieved compliance with the requirements of the temporary certificate, the building official may recommend revocation of the temporary certificate of occupancy and forfeiture of the performance bond to the city of North Bend. The city will then begin code enforcement procedures, which may include completion of the work using the bond proceeds, to secure timely completion of the job in a manner consistent with applicable codes.

E. For residential structures, if 180 days have passed from the issuance of the temporary certificate of occupancy and no inspection has been scheduled, the building official shall again inspect the site. If the temporary certificate holder has not achieved compliance with the requirements of the temporary certificate, the building official may recommend the commencement of code enforcement procedures, which may include the issuance of a civil infraction citation, court dates and costs, and possible fines. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1100 Occupancy revocation.

The building official is authorized to, in writing, suspend or revoke a certificate of occupancy or completion issued under the provisions of the CAC 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 the CAC. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1110 Maintenance of safeguards.

Whenever or wherever any device, equipment, system, condition, arrangement, level of protection, or any other feature is required for compliance with the provisions of the CAC, or otherwise installed, such device, equipment, system, condition, arrangement, level of protection, or other feature shall thereafter be continuously maintained in accordance with the CAC and applicable referenced standards. Such device, equipment, system, condition, arrangement, level of protection, or any other feature shall be maintained in accordance with IFC Sections 107.1 through 107.5. (Ord. 1589 § 14, 2016: Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1120 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 the CAC for which a permit is required, until released by the building official. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1130 Temporary connection.

The building official shall have the authority to authorize the temporary connection of the building or system to the utility source of energy, fuel or power. (Ord. 1214 § 1 (part), 2004).

15.02.1140 Authority to disconnect service utilities.

The building official shall have the authority to authorize disconnection of utility service to the building, structure or system regulated by the CAC 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. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1150 Board of appeals in general.

The city of North Bend appoints a hearing examiner to serve in lieu of the board of appeals to hear and decide appeals of orders, decisions or determinations made by the building official relative to the application and interpretation of the construction administrative code and any of the adopted technical codes. The examiner shall adopt rules of procedure for conducting the business of the appeal and shall render all decisions and findings in writing to the appellant with a duplicate copy to the building official. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1160 Limitations on authority.

An application for appeal shall be based on a claim that the true intent of the CAC or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of the CAC do not fully apply or an equally good or better form of construction is proposed. The hearing examiner shall have no authority relative to interpretation of the administrative provisions of the CAC nor shall the examiner be empowered to waive requirements of either the CAC or the technical codes which are the codes, appendices and referenced code standards adopted by this jurisdiction. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1170 Violations/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 the CAC, or cause same to be done, in conflict with or in violation of any of the provisions of the CAC. Any violation of this section shall be remedied using the provisions of Chapter 1.20 NBMC. (Ord. 1589 § 15, 2016: Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1180 Stop work order authorized.

Whenever the building official finds any work being performed in a manner either contrary to the provisions of the CAC or other pertinent laws or ordinances implemented through the enforcement of the CAC, the building official is authorized to issue a stop work order. (Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1190 Issuance of stop work.

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 or posted on site when no representative is present. 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. (Ord. 1214 § 1 (part), 2004).

15.02.1200 Investigation fee.

The building official is authorized to assess a special investigation fee for the issuance of a stop work order. (Ord. 1214 § 1 (part), 2004).

15.02.1210 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. 1214 § 1 (part), 2004).

15.02.1220 Unsafe structures and equipment in general.

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 latest edition of the International Property Maintenance Code. A vacant structure that is not secured against entry shall be deemed unsafe. (Ord. 1803 § 1 (Exh. A), 2024; Ord. 1276 § 2 (part), 2007: Ord. 1214 § 1 (part), 2004).

15.02.1230 Evacuation.

The fire code official or the fire department official in charge of an incident shall be authorized to order the immediate evacuation of any occupied building deemed unsafe when such building has hazardous conditions that present imminent danger to building occupants. Persons so notified shall immediately leave the structure or premises and shall not enter or re-enter until authorized to do so by the fire code official or the fire department official in charge of the incident. (Ord. 1214 § 1 (part), 2004).

Prior legislation: Ords. 698, 789, 899, 973, 1044, 1053, 1060, 1184 and 1199.