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The Plan Review staff of the Redmond Building Division is responsible
for the review of all construction plans submitted for permit.
These plans are reviewed for compliance with the adopted State of
Washington Building Codes and City regulations. Our staff is
certified by ICC, ICBO, IAPMO and other organizations to review plans using the
International Building Code, International Residential Code,
International Mechanical Code, International Fuel Gas Code, Uniform Plumbing Code, National Electrical Code,
Washington Energy Code and Washington Ventilation & Indoor Air Quality
Code. We also have a professional engineer
on staff who performs structural reviews for some commercial and
multifamily projects. Plan reviews are completed
using checklists to ensure the completeness of the review. For
information on review timeframes, see "How
long will it take to get a permit?"
To check on the status of a project that is currently in the Plan
Review process, visit either our
DirectRequest or
On-Line Status web
pages.
Life Safety Architectural Plan Review
ensures that the plans comply with the Code for life safety,
including exiting, occupancy separations and any fire resistive
construction requirements. In addition, 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.
The purpose of the Structural Review
is 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 existing building. For minimum design
requirements see "What
are the basic design requirements in Redmond?"
Electrical Plan Review is generally required for large commercial or
multi-family projects. This review looks at the loads that are to
be placed on the electrical system. The purpose of this review is to ensure that
the wiring will be safe and comply with the Code. For free software for
preparing fault current calculations, click on
Bussmann Software. To determine if
your project requires Electrical Plan Review please refer to our
Electrical
Permit Application form.
Mechanical/Plumbing Review is usually
required only on medium to large commercial or multi-family
projects. The purpose of these reviews is to ensure that the
systems will comply with the Ventilation & Indoor Air Quality Code
and meet minimum sanitation requirements. To determine if
your project requires Mechanical or Plumbing Plan Review please refer to
the
Mechanical Permit
Application or the
Plumbing
Permit Application.
Please note that the Washington State Building Code Council did not
adopt any fuel gas piping, combustion air or venting of equipment under
the 2003 Uniform Plumbing Code.
All fuel gas
piping installations except LPG are covered by the 2003
International Fuel Gas Code and the 2003 International Mechanical
Code.
Liquefied Petroleum Gas installations are covered by NFPA 54,
the 2002 National Fuel Gas Code, and NFPA 58, the 2001 Liquefied
Petroleum Gas Code.
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.
Please note that we cannot accept any submittal drawings that are
marked "Not For Construction" or "Reversed"
floor plan drawings.
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
Guide.
- Redmond Public Works Department
Development Services Division must approve different types of permits.
The Development Services Division reviews civil and site drawings for
issues related to Construction Inspection, Engineering, Transportation,
Stormwater and Utilities.
Please contact the Permit Coordinator to determine
if Development Services Division review will be required for your project.
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