Building Permit Requirements
Required when an applicant intends to construct or alter a building. Construction plans are submitted and reviewed by DSC staff for compliance with RCDG, RMC and state and local building codes, laws and regulations. Separate permits are required for trade work such as an electrical, mechanical, fire, plumbing and sign construction. Certain work is exempt from permit under the IBC. Any work outside of section 105.2 Work Exempt from Permit requires a permit. Please see the IBC Work Exempt pdf or the IRC Work Exempt pdf, if you have any further questions regarding the scope of your project please contact the firstname.lastname@example.org.
Optional Building Permit Pre-Submittal Meeting
Optional meeting provides an opportunity for the project design team and DSC staff to discuss code alternatives, modifications or interpretations relating to specific projects. This should not be confused with plan review or viewed as approval for design. To arrange a pre-submittal meeting, contact the Plans Examiner of the Day at 425-556-2493.
Plan Review Submittal Documents
Plans submitted for review need to be final, complete and legible scaled drawings, plus any calculations, specifications and/or other pertinent data. The minimum plan sheet size is 18" x 24" with a minimum scale size of 1/8" = 1 foot for floor plans and 1/4" = 1 foot for details. Please refer to Permit Applications & Submittals for specific permit submittal requirements.
All New Commercial or Multi-Family Projects must submit a Code Summary Worksheet and include CS (Code Summary) Sheets in the drawings.
NOTE: We cannot accept any submittal drawings that are marked "Not For Construction" or "Reversed" floor plan drawings.
Additional Plan Review Requirements
Review by the following outside organizations and City of Redmond Departments and Divisions may be required in addition to reviews completed by the Redmond Building Division:
King County Health Department approval is required for all food establishments.
Redmond Fire Prevention Bureau approval is required for most commercial or multi-family Building Permits and some Mechanical Permits. The Redmond Fire Prevention Bureau reviews plans for compliance with the Uniform Fire Code and any fire sprinkler or fire alarm requirements.
Redmond Planning Development Review Division approval is required for most commercial or multi-family Building Permits and for Single-Family Building Permits in Planned Residential Developments (PRD). The Development Review Division reviews plans for compliance with the land use provisions of the Redmond Municipal Code and the Redmond Community Development.
Appointment at the DSC is required to submit permit and plans. DSC staff review the application and plans to verify a complete submittal is being accepted during this appointment. If applicable the Permit Technician works with the Fire Department to provide the applicant a valid address for all new structures.
Building Application Review
Architectural Building Plans Examiner - plan review consists of checking the building square footage, type of construction, occupancy, egress, accessibility, building design, building area and height, scope of work and value of construction. The plans are checked for energy conservation, number of required plumbing fixtures and accessibility. These reviews are preformed on plans submitted for renovations, remodels, alterations and new construction for both residential and commercial construction for both new and existing buildings. This person also acts as the permit/project manager.
Structural Plans Examiner – Plan review consists of checking structural design, gravity load, lateral load, seismic design, structural details and special inspections. The purpose of the Structural Review is to ensure that minimum levels of structural public safety are provided. Structural reviews are performed for both commercial and residential construction, including new construction, renovations and seismic upgrades to an existing building.
Fire Plans Examiner – Plan review consists of checking special process installations, hazardous materials, owners statement of intended use, performance based design, exit discharge, sprinkler coverage, sprinkler and fire alarm requirements, elevator size and generator location. If additional information is needed the fire plan reviewer will communicate those needs in a letter to the applicant.
Planner – Plan review consists checking special process installations, hazardous materials, owners statement of intended use, performance based design, exit discharge, sprinkler coverage, sprinkler and fire alarm requirements, elevator size and generator location. If additional information is needed the fire plan reviewer will communicate those needs in a letter to the applicant.
Natural Resources/Wellhead Protection Engineer – Plan review for consistency with the Wellhead Protection ordinances for any area designated in one of the three protection zones.
Public Works Senior Engineer – Plan review provides estimate on Capital Facilities Charge Fees.
Additional Information Requested
Review comments are provided to the applicant when all departments have completed their reviews and a consolidated correction letter is created. Multiple reviews and correction letters may occur if necessary until compliance with all applicable codes and laws are met.
Responses to Corrections Provided by Applicant
Appointment at the DSC is required to submit responses to the consolidated correction letter; only responses addressing all items are accepted. For questions regarding specific correction items, the DSC staff should be contacted directly for more clarification. The Responses to Corrections
appointment is attended by all available staff.
Public Works Verification of Civil Drawing Approval
Coordinated Civil Review Process is concurrent with Building Permit Review Public Works plan review verifies compliance with Civil Drawing approvals and calculates transportation impact fees.
NOTE: Civil Drawings, if required, must be approved before a Building Permit is issued.
Plans Examiner – Reviews and verifies that SPE and other applicable permits are approved and all fees are paid, bonds are posted and agreements are in place.
Permit Technician – Verifies the Contractor’s license and the City of Redmond Business License are listed on the permit and are current.
Permit Pick-Up – Applicants must come to the Development Services Center to pay any remaining fees, sign the permit/inspection record and pick up permit and construction plans. Approved plans and permit are required on site at all times during construction.