Spokane Municipal Code

Title 17G Administration and Procedures

Chapter 17G.010 Building and Construction Permits

Section 17G.010.100 Types of Permits

1. Construction and Development.

1. 1. A person needs a building permit (which may be in the form of a factory-built or manufactured housing permit as well as a standard building permit) and also, depending upon the circumstances of the particular case, some combination of demolition, grading, sign, swimming pool, parking lot, and site preparation, building moving and relocation, street encroachment, boiler installation and operating, electrical, elevator installation and operating, storage tank installation, private fire hydrant installation, mechanical, plumbing, side sewer installation and connection, water line tapping, shoreline development permits, flood management permits, street address assignment, and a variety of similar approvals for new construction or placement, alteration, repair or demolition of a building, structure or other improvement to land; and for the new installation, alteration, repair or operation of a building’s boiler, electrical, elevator, fire protection, mechanical and plumbing systems.

1. 1. 1. Private fire hydrants are approved by the department of water and hydroelectric services based on compliance with design standards and regulations established by the fire official and the director of engineering services.

1. 1. 2. Side sewers and connections are approved by the engineering services department based on compliance with the sewer code.

1. 1. 3. Storage tank permits are issued by the fire official based on compliance with the fire code and various environmental and aquifer protection measures.

1. 1. 4. Water line taps are approved by the engineering services department based on review by the water and hydroelectric services department and compliance with the water code.

1. 1. 5. Street addresses are assigned by the engineering services department.

1. 1. 6. Type II permits as specified in chapter 17G.061 SMC are issued by the planning and economic development services director and Type III permits as specified in chapter 17G.061 SMC are granted by the hearing examiner. Shorelines permits are subject to approval by the state department of ecology.

1. 1. 7. Commercial driveway permits are issued by the engineering services director.

1. 1. 8. The other building and development permits are issued by the department of building services, planning and economic development services department, and engineering services department based on compliance of the application, plans, specifications, diagrams and drawings with the requirements of the applicable provisions of this title and any rules and regulations promulgated thereunder.

1. 1. 1. Flood management permits are issued by the planning and economic development services director and subject to approval by the Washington State department of ecology and the Federal Emergency Management Act’s National Flood Insurance Program.

1. 1. 10. A separate demolition permit shall be issued with each building permit which involves any demolition activities.

1. 2. A person needs an approved plat, binding site plan, or short plat to divide or segregate a parcel of land into two or more lots or parcels for such purposes as sale or lease, unless the activity is specifically exempted under SMC 17G.080.020(B). A person needs an approved conditional use permit or planned unit development to group or cluster buildings on a lot or combination of lots.

1. 1. 1. Conditional use permits, plans-in-lieu of compliance, and certificates of compliance are approved by the hearing examiner or the planning and economic development services director, as specified in chapter 11.19 SMC, and planned unit developments are approved by the hearing examiner on the basis of compliance of the plans with the applicable provisions of this title and pertinent rules and regulations.

1. 1. 2. Plats are approved by the hearing examiner; short plats, binding site plans, and boundary line adjustments are approved by the planning and economic development services director on the basis of compliance with the applicable provisions of this title and administrative rules and regulations.

1. 1. 3. Preliminary planned unit developments are approved by the hearing examiner.

1. 1. 4. Variances are approved by the hearing examiner.

1. 3. A person needs approval to construct, install, alter, or relocate any building or structure, or some part or equipment thereof, within, beneath, or over the right-of-way of a public way. Approval is given by the department of building services in accordance with the building code, flood insurance regulations, utilities code, and various other laws relating to streets and highways, utilities, traffic, and public safety. When design review is required pursuant to chapter 17G.040 SMC, the approval of the planning and economic development services director is also required.

1. 4. A person may need additional approvals determined by the use classification, occupancy group, construction type, size, location, or other feature of a building, structure or activity, including structures located in the one-hundred-year floodplain. Such special approvals issue from numerous federal, state, regional, or local public agencies based on a variety of laws.

2. Use and Occupancy of Property.

1. 1. A person needs a certificate of occupancy to establish or change, or allow to be established or changed, any occupancy of land or any building or portion thereof. A certificate of occupancy is issued by the department of building services with approval of the fire and planning and economic development services when the occupancy complies with the building code, fire code and the land use codes.

1. 2. A person needs a variance or a certificate of compliance from the planning and economic development services director or hearing examiner to render lawful proposed or existing structures which do not comply with the locational or dimensional standards of the zoning code, shoreline master program or flood hazard ordinance.

1. 3. A person needs the proper zoning classification (or design plan designation) and in some cases a conditional use permit or planned unit development approval to establish or maintain, or allow to be established or maintained, any use of land and buildings.

1. 1. 1. Zone classifications are established by the city council upon recommendation of the plan commission or hearing examiner

1. 1. 2. Conditional use permits are granted by the planning services director or hearing examiner.

1. 1. 3. Preliminary planned unit developments are approved by the hearing examiner. Final planned unit developments are subject to approval by ordinance of the city council. Plans-in-lieu of compliance are approved by the planning and economic development services director or hearing examiner in accordance with the comprehensive plan, zoning code and environmental policy code.

1. 4. A person may need special approvals, which may include bonds or other security devices, and may be required to meet various conditions and standards, to establish, change, or maintain certain uses, occupations, or activities upon property, depending upon the definition of the activity, as provided by numerous federal, state, regional and local regulatory programs.

1. 5. A person is required to maintain buildings, land, and premises in satisfaction of minimum standards prescribed by the existing buildings and conservation code, the fire code, conditions imposed under the land use codes, and various other laws relating to public health and safety and nuisance.

3. Construction Activities and Contractors.

1. 1. General and specialty contractors are required to be registered with the state under chapter 18.27 RCW, and such registration is a prerequisite for the issuance of any building permit. Some contractors are also subject to special regulations by the state. A person needs a license from the City to operate as a contractor using explosives. The blaster’s license is issued by the director of engineering services and may be revoked by the director of engineering services or by the fire official under the license code.

1. 2. A person needs a permit, license, or certificate to practice the trade or be engaged in the occupation of:

1. 1. 1. Installing or servicing heating, cooling, and ventilating systems;

1. 1. 2. Operating steam boilers; or

1. 1. 3. Operating aircraft refueler units.

1. 1. 4. Such licenses are issued by the department of building services in accordance with the standards set forth in the license code or by the fire official as provided in the fire code.

1. 3. A person needs a permit, license, or certificate to practice the trade or be engaged in the occupation of:

1. 1. 1. Installing, or servicing, or using gas or oil fuels;

1. 1. 2. Maintaining or altering fire equipment systems;

1. 1. 3. Testing underground storage tanks.

1. 1. 4. Such licenses are issued by the fire department in accordance with the standards set forth in the license code or by the fire official as provided in the fire code.

1. 4. In addition to a building permit or land use permit, a person needs a specific permit for:

1. 1. 1. Blasting,

1. 1. 2. Moving a building,

1. 1. 3. Installing or connecting a sewer,

1. 1. 4. Installing or altering fire protection or detection equipment, and

1. 1. 5. Obstructing a street.

Date Passed: Monday, June 24, 2013

Effective Date: Wednesday, July 31, 2013

ORD C34994 Section 3