Commercial Building Permit Checklist41k
CITY OF
Federal Way
Department of Community Development
33325 8th Avenue South
Federal Way, WA 98003-6325
253-835-2607; Fax 253-835-2609
W W W.cityoffederalway.com
Commercial Building Permit Checklist
Appointments are required for intake of new commercial, additions, and multi family permit submittals.
Please schedule an intake appointment with the Permit Center staff at (253) 835-2607, or
permitcenter@cityoffederalway.com.
Use this checklist to help gather all of the required information and documents in order to submit a complete
building permit application for a project involving construction of a new commercial, multifamily building, or
addition. Please note, incomplete applications will not be accepted. Once missing checklist items are gathered a
new intake appointment will be required
Land Use Approval is recommended prior to submitting the building permit application to avoid delay in project
review. If the project has not received land use approval, it may be placed on hold until land use review is completed.
Project Name
Did the project receive Land Use Approval? No❑ Yes9
City Planner 31�4 f.� l.i`f l` File # ' ®.� -' �',- UP
GENERAL SUBMITTAL DOCUMENTS
Req.
Sub.
❑
Completed Commercial Building Permit Application
❑
Commercial Building Permit Checklist
S
❑
Check, cash, Visa/MasterCard for applicable fees
IR
❑
One Certificate of Water Availability
R5
❑
One Certificate of Sewer Availability
R
❑
Two Building packets (see following pages for packet requirements)
5a
❑
One Planning packet (see following pages for packet requirements)
®
❑
Two Public Works packets (see following pages for packet requirements)
®
❑
One Fire packet (see following pages for packet requirements)
19
❑
One additional Site Plan
Bulletin #105 — September 25, 2018 Page 1 of 7 k:\Handouts\Commercial Checklist
MINIMUM DRAWING REQUIREMENTS
♦ Plans shall be of sufficient clarity to indicate the location, nature, and extent of the work proposed, and shall
demonstrate how the proposed work conforms to the provisions of adopted codes and ordinances. Each plan sheet
should be titled and each drawing therein should be labeled.
♦ Architectural plans must be drawn to scale (%" or%" ), dimensioned, and labeled.
♦ Site and Civil plans must be drawn to scale (1" = 20' minimum), dimensioned, and labeled.
♦ Plan sheet size must be 24" x 36".
♦ Plans shall be drawn in indelible ink. Plan sheets that are cut and pasted, taped, or that have been altered by any means
will not be accepted for plan review. Each packet of plans shall be rolled individually and not folded.
• Topographic and boundary survey must be stamped by a surveyor licensed in the state of Washington. Survey datum
must be KCAS or NGVD-29.
• All structural plan sheets must be stamped by a licensed structural engineer with the state of Washington.
♦ All civil plan sheets must be stamped by a civil engineer licensed in the state of Washington.
♦ Projects over 4,000 square feet in area must be designed, stamped, and signed by an architect licensed to practice in
Washington State.
• Drawings and construction documents prepared by a Washington State design professional, whether required to be or
not, must be stamped and signed by the preparer.
BUILDING PACKET REQUIREMENTS
Req.
Sub.
[,,d
❑
A. Structural Calculations including one original "wet -stamped" copy
❑
B. Washington State Energy Code Compliance Forms
❑
C. Soils Report prepared by a Geotechnical Engineer
❑
D. Cover Page
1. Project Name.
2. Project Contact (Name, Address, Phone Number, Email).
❑
E. Site Plan
1. North arrow, bar scale, and vicinity map.
2. Basic data (type of structure, square footage, location).
3. Location and dimensions of existing and proposed structures, property lines, sidewalks, easements,
parking layout, street edges, mechanical equipment, trash enclosures, outdoor uses, storage areas,
fencing, rockeries, and retaining walls.
4. Show with dashed lines any existing structures to be demolished.
5. Streams, ponds, wetlands, natural drainage courses, and other surface water features on or within 225
feet of the site.
6. Site contours and drainage (existing in dashed and new in solid lines) and details.
7. Existing and proposed utilities including: utility poles and boxes, transformers, generators, water,
storm sewer, sanitary sewer, and fire hydrants.
8. Total parking stalls count. Show required van accessible parking space with an adjacent access aisle per
ICC/ANSI Standard A1117.1-2009, ANSI 502.4.
❑
F. Foundation Plan
1. Stamped engineering calculations and structural drawings are required for all foundations/footings.
2. Provide plan view of foundation.
3. Location and size of exterior and interior bearing foundations/footings.
4. Location, size, embedment, and spacing of reinforcing steel anchor bolts, hold downs (if required), and
post to footing connections.
❑
G. Floor Plan
1. Show all rooms. Specify use and size of all rooms (classify per International Building Code [IBC] 302).
2. Wall legend must delineate new, existing, demolished, and relocated construction.
3. Show location, size, and door swing for all required exits.
4. Provide egress plan.
5. Specify size, grade, species, direction of run, span, and spacing of all framing members (may be
provided on floor plan in lieu of separate framing plans).
6. Provide reflected ceiling plan. Show required draft stopping for combustible construction.
Bulletin #105 — September 25, 2018 Page 2 of 7 k:\Handouts\Commercial Checklist
Req.
Sub.
❑
H. Framing Plan
1. Specify size, span, spacing, species, and grade of lumber, or manufacturer and series of steel framing for
all framing members.
2. Provide attachment details for top and bottom plates. Specify size and spacing of fasteners.
3. Clearly show bearing and shear walls. Specify nailing schedule.
4. Show materials and method of connection for all posts to beams connections.
5. Special connection methods must be detailed to show how the structure is held together.
6. Provide deflection detail stamped by architect or engineer for full height walls.
❑
I. Building Elevations
1. Front, rear, and side (labeled as north, south, east, and west) building elevations of proposed structures.
Show full height elevation from finish floor to highest point of structure.
2. Specify finished materials to be utilized in construction. Specify size of all materials.
3. Show shear walls and/or diagonal bracing.
4. Show complete exterior weatherization details.
5. Exterior wall openings. Show all doors and windows. Specify sizes if not shown on floor plan.
6. Garbage/recycling facility screen details.
7. Roof -top and ground based mechanical equipment screen details.
8. Building height calculation.
❑
J. Building Cross Sections
1. Show sections of structure that clarify in detail typical conditions & describe otherwise hidden conditions.
2. Provide typical wall section. Show components of wall, including finish materials.
3. Provide detail showing lateral bracing per 1604.4 IBC.
4. Ceiling construction (size & spacing of joists) and insulation; provide cross section of dropped ceiling and
detail lateral bracing requirements of ASTM Standard C636/C636M.
5. Roof structure (size and spacing of joists or pre -manufactured truss spacing) and insulation (if
applicable).
6. Provide full height details for all mezzanines and stairways. Details must specify framing members,
spacing, and finishes.
❑
K. Fire Resistive Elements
1. Provide fire rated building elements complying with the fire -resistive prescriptive requirements of IBC
Tables 721.1(1), 721.1(2), 721.1(3), or specify file number from the current Gypsum Association Fire
Resistance Design Manual or the USG Fire -Resistant Assemblies Manual or other approved fire -resistive
design manual. This applies for all rated walls and ceilings, including corridors, occupancy separations,
area separation walls, etc. All fire rated assemblies shall be provided in their entirety.
2. Provide details that show how penetrations through fire resistive elements are protected using UL listed
assemblies.
3. Show cross sections for required fire rated parapet walls.
❑
L. Barrier Free Access
1. Provide floor plans and elevations of sufficient detail to show that the building and site facilities are
accessible to persons with disabilities, as provided in ICC/ANSI Standard A117.1-2009 requirements for
barrier -free accessibility.
2. Plans must show an accessible route of travel. An accessible route of travel is a continuous unobstructed
path connecting all accessible elements and spaces (restrooms, drinking fountains, elevators, etc.) in an
accessible building or facility that can be negotiated by a person using a wheelchair and is usable by
persons with other disabilities.
3. Show the primary entry door and all accessible entrances into the building.
4. Provide floor plans and elevations with dimensions for restrooms, kitchens, counters, and similar fixed
facilities showing compliance with barrier -free access requirements.
5. Provide hardware schedule specifying door locksets and latch sets having lever, push operated, or other
devices.
6. In an existing building, to the maximum extent feasible, the path of travel to altered areas shall be made
accessible. The path of travel means a continuous, unobstructed way of pedestrian passage by means of
which an altered area may be approached, entered, and exited; and which connects the altered area
with an exterior approach (including sidewalks, streets, and parking areas), an entry to the facility, and
other parts of the facility. (This includes restrooms, telephone, and water fountains serving the altered
area.)
Bulletin #105 - September 25, 2018 Page 3 of 7 k:\Handouts\Commercial Checklist
Req.
Sub.
M. Energy/Ventilation —Select energy code compliance option and provide completed forms for
option chosen.
1. Component Performance Compliance Approach — Provide a separate sketch of elements for each wall,
ceiling, and floor type. A wall schedule keyed to the individual sketches is necessary for projects with
more than one wall, ceiling, or floor type. Provide appropriate sections with dimensions sufficiently
detailed to indicate where each type of element occurs.
2. Provide completed Lighting Power Summary and Lighting Budget Worksheet specifically identifying
light fixture (wattage for light fixtures must include ballast wattage).
3. Show compliance with the ventilation requirements of the International Mechanical Code (IMC) Table
403.3, as amended by the state.
❑
N. Plumbing Plans —These can be submitted separately for Commercial projects ONLY.
1. Plumbing equipment layout over the floor plan.
2. Show plumbing isometric drawings (riser diagrams showing all plumbing dimensions for supply lines
and drains).
❑
O. Mechanical Plans — These can be submitted separately for Commercial projects ONLY
1. Roof plan (if equipment is located on the roof) showing all mechanical equipment, vents, roof access,
and equipment screening.
2. Elevation views of building (if equipment is located on the roof) from all adjacent streets and property
lines.
3. Show parapet or screening methods for both ground -related & rooftop units. (Rooftop screening must
be architecturally compatible with building if the equipment extends above the roofline.)
4. Legend and general notes.
5. Mechanical envelope summary form and/or mechanical summary forms.
6. List of equipment and schedule including equipment brand names, model numbers, input and output
gas capacities, tons of cooling, efficiency ratings, cfm capacity, electric motor efficiencies, location, and
weight.
7. Structural drawings required. (Weight load evaluated and seismic attached. For replacement
equipment, state the weight of the old and new equipment on the plans, and show the old and new
location of the replacement equipment. If the new equipment weight is equal or less than the existing,
and in the same location, structural calculations will not be required.)
8. Mechanical floor plan layout.
a. Duct and equipment layout over the floor plan.
b. The size of ducts and outlets.
c. The name and anticipated usage of each room.
d. The cubic feet of air per minute (cfm) at each diffuser, return air register, exhaust, and
transfer grills.
e. Location and details of fire dampers.
❑
P. Racks
1. Steel storage racks shall be designed per IBC 2209 and 1705.12.7, and shall be designed by a
Washington State licensed professional engineer per IBC Chapter 16.
2. Load application and rack configuration drawings shall be furnished with each rack installation.
3. Plans shall detail rack locations; height and length of each rack; width of aisles; ceiling/roof height;
location of exits; and shall detail products, including packaging, shelving, and sprinkler design
information.
4. Specify size, spacing, and manufacturer of anchors.
5. High pile storage racks shall comply with International Fire Code (IFC).
❑ I ❑
Q. Other items deemed pertinent by the Building Division.
Additional items may be required by the Building Division after initial review.
I acknowledge that the above required documents/plans contain all the listed information.
Initials
Bulletin #105 — September 25, 2018 Page 4 of 7 k:\Handouts\Commercial Checklist
PLANNING PACKET REQUIREMENTS
Req.
Sub.
I
IN
❑
A. Site Plan (See Building Packet for requirements)
N
❑
B. Building Elevation (See Building Packet for requirements)
0
❑
C. Two Landscape Plans
1. Name, phone number, and license stamp of preparer.
2. North arrow and bar scale.
3. Specific location, type, size, and number of trees to remain and to be removed.
4. Plant schedule with the scientific name, common name, size, spacing, and quantity of each.
5. Specific location and square footage calculations of drought tolerant landscaping (document that a
minimum 25 percent is provided per FWRC 19.125.040[6]).
6. Irrigation plan for lawn areas.
7. Specific location, square footage calculations, and total square footage of each parking lot landscape
island per FWRC 19.125.070(2)(a).
8. Screening of outdoor facilities such as: trash/recycling enclosures, outdoor storage, drive through
facilities, stormwater facilities, and ground based mechanical/electrical equipment.
9. Building wall area landscaping per FWRC 19.125.040.
10. Specific location of street trees in the right-of-way.
11. Identify perimeter landscape type as I, ll, III, or IV.
0 ❑
D. Other items deemed pertinent by the Planning Division.
J
J
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Additional items may be required by the Planning Division after initial review
I acknowledge that the above required documents/plans contain all the listed information.
Initials
PUBLIC WORKS PACKET REQUIREMENTS
Separate Engineering (EN) Permit Submitted?
Notes
No❑ Yes ❑ Submittal Date:
PJ
Req.
Sub.
❑
A. Site Plan (See Building Packet for requirements)
❑
B. Topographic and Boundary Survey of Existing Conditions
1. Project name, plan date, and/or revision date(s).
2. Name, phone number, and license stamp of surveyor.
3. North arrow and bar scale.
4. Existing grades, minimum two -foot contours for slopes less than 15 percent and five-foot contours for
slopes 15 percent or greater; datum shall be King County Aerial Survey or NGVD-29. Call out Critical
Areas (Steep Slopes).
5. Existing property lines, easements, lot corners, and monuments.
6. Existing utilities including: utility poles and boxes, water, storm sewer, sanitary sewer, underground
cable and fiber optics, gas, and fire hydrants.
7. Existing wetlands, wetland buffers.
8. Existing trees, onsite and offsite within 50' of property lines.
9. Existing structures, fences, walls, etc.
Bulletin #105 —September 25, 2018 Page 5 of 7 k:\Handouts\Commercial Checklist
Req.
Sub.
❑
C. Grading/Demolition Plan
1. All items listed in B (above).
2. Proposed contours.
3. Proposed demolition.
4. Proposed improvements.
5. Retained trees.
❑
D. Erosion Control Plan
1. Overlaid on Grading/Demolition Plan.
2. Proposed sediment retention.
3. Proposed flow control facility (sized to minimum Level 1 Flow Control).
4. Perimeter control.
5. Tree protection for onsite retained trees and for offsite trees within 50' of property line.
❑
E. Storm Drainage Plan and Profiles
1. Existing and proposed conveyance system with pipe type, sizes, etc. (may be combined with frontage
improvement plan); only concrete or ductile iron allowed in public ROW.
2. Proposed detention/retention system in plan and profile views.
3. Proposed water quality system in plan and profile views.
4. Proposed Low Impact Development measures.
❑
F. Frontage Improvement Plan and Profiles
1. Plan view of existing and proposed road, curb, gutter, sidewalk, ADA ramps, driveways, and utilities.
2. Profile view of road centerline grades, gutter flowline grades, vertical and horizontal curves, with
stationing.
3. Section view showing pavement section, curb, gutter, and sidewalk.
4. Striping plan.
5. Signage.
❑
G. Street Lighting Plan with Photometrics
1. Plan view with streetlights, J-boxes, conduit, service cabinets. Include stationing and offset.
2. Photometric plan and line -loss calculations.
❑
H. Landscape Plan
1. All landscape plan items listed in the Planning Packet (above).
2. Street tree locations.
3 Low Impact Development sbils and planting plan.
❑
I. Details
1. Low Impact Development measures.
2. Control Structure.
3. Water Quality.
4. All applicable standard City details for streets, street tree planting, streetlighting, striping, signage,
erosion control, storm structures, etc.
5. ADA ramps with elevations to fit site.
❑
J. Technical Information Report
1. See requirements outlined in the current King County Surface Water Design Manual (KCSWDM).
❑
K. Geotechnical Report With Soils Infiltration Tests
1. See requirements outlined in the current King County Surface Water Design Manual (KCSWDM).
❑
❑
L. Other Plans/Reports (circle required items)
1. Traffic Signal.
2. Rapid Flashing Beacon/Crosswalk.
3. Offsite improvements.
4. Sight Distance Analysis.
5 WSD9pproval.
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5. Other W
Bulletin #105 - September 25, 2018 Page 6 of 7 k:\Handouts\Commercial Checklist
Req.
Sub.
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❑
M. Other items deemed pertinent by Public Works
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Additional items may be required by Public Works after initial review
I acknowledge that the above required documents/plans contain all the listed information.
Initials
FIRE DEPARTMENT PACKET REQUIREMENTS
Req.
Sub.
❑
A. Site Plan (See Building Packet for requirements)
❑f
❑
B. Topographic and Boundary Survey of Existing Conditions (See PW Packet for requirements)
Rr
❑
C. Floor Plan (See Building Packet for requirements)
Q'
❑
D. Building Elevation (See Building Packet for requirements)
❑
E. Fire Resistive Elements (See Building Packet for requirements)
L
❑
F. Mechanical Plans(See Building Packet for requirements)
❑
G. Racks (See Building Packet for requirements)
l2'
❑
H. Certificate of Water Availability
®
❑
I. Water System Hydraulic Model (fire flow) report
19
❑
J. Other items deemed pertinent by South King Fire & Rescue
P sect► viE
Additional items may be required by South King Fire & Rescue after initial review
I acknowledge that the above required documents/plans contain all the listed information.
Building Permit File # __—
Intake by:
Date:
STAFF USE ONLY
l - ials
— CO
Bulletin #105 — September 25, 2018
Page 7 of 7
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