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Change of Occupancy, Commercial, Mixed Use & Multi-Family Application Packet redmond.gov/BuildingPermits Electronic Plan Standards: Files that are improperly named or formatted incorrectly may be rejected at intake. Paper plans, incomplete applications and applications delivered by courier will not be accepted and will result in the application being deemed incomplete. • All plans must be drawn to scale and have the scale noted on each sheet • All documents must be uploaded as a PDF • All plans must be uploaded in landscape orientation (horizontal position) • All plans must be named accordingly per the submittal requirements in BOLD • All plans must be flattened and reduced Apply for Permits Online: Submit a request for a permit through the PRO (Plan Review Online) portal. Once your permit request is processed, you will receive detailed instruction about how to upload the submittal documents. Application forms and information can be found here: Development Services Center I Redmond, WA City of Redmond Business License: Contractors are required to obtain a City of Redmond business license prior to working in the City. Get a Redmond City business license here: WA State DOR Plan review fees are non-refundable. Depending on your project, some or all of the following fees will be collected after the application is deemed complete for intake. • Building, Fire, Planning, and Civil Engineering Plan Review Fees • A Technology Surcharge based on the total permit cost will be assessed For more information about permit fees, follow this link to the City’s fee schedules. Link to current International, Washington State Amendment and City of Redmond building codes Published: 07/2025 Page 1 of 10 ---PAGE BREAK--- APPLICATION FORM - All applicable pages PLANS AND DRAWINGS • All sheets are to be the same size and sequentially labeled. Flatten and unlock plans prior to building permit submittal. • Plans are required to be clearly legible, with scaled dimensions. • Plans will not be accepted that are marked preliminary or not for construction, have red lines, cut and paste details or those that have been altered after the design professional has signed the plans. ARCHITECTURAL PLANS Cover Sheet - Building Information • Location, vicinity map, zoning, address, & model code information. Include IEBC compliance method used. Prescriptive, Work Area or Performance. • Show accessible path into the building, accessible parking information and parking signs are compliant with WAC 51-50-1101. • Provide occupancies classifications for neighboring tenant spaces. • Design Professional information: Architects, Structural Engineers, Civil Engineers, Landscape Architects, Owners, Developers Site Plan – May be included as part of the Architectural Drawing Cover Sheet • Clearly show all actual and assumed property lines, building outline and exterior improvements. • Show building set backs, property lines, easements, street access locations and address. Indicate north direction. • Flood hazard areas, floodways, and design flood elevations as applicable. • Fire protection features: Fire lanes, Fire Dept. Connections, Post Indicator valves, Sprinkler Riser Rooms. • Provide accessible information on site, accessible path, and accessible parking stalls. Code Summary Floor Plan - show scale • Space/room use: office, sales, conference, kitchen, manufacturing, electrical/mechanical rooms and elevators. • IBC Occupancy classifications, square footage and factor to determine occupant load • Clearly show a complete means of egress path, including the width, exits, exit passageways, exit enclosures, separation of exits, exit signs, exit width, common path of travel, travel distance and diagonal distance. • Type of sprinklers used. • Graphically show the extent and rating of all rated assemblies both vertical and horizontal, include the rating of any required opening protection. Label each wall type, door type, and glazing requirements. • Indicate any doors that are provided with panic hardware and/or magnetic hold-opens. Indicate doors that have locking system requiring use of key or special knowledge. • Provide non-separated use calculations and/or mixed use ratio calculations. • Location of emergency power. • Number of stories and total height in feet. Building square footage (per floor and total). • IBC Occupancy Type (show all types by floor and total) and occupancy load. • List work to be performed under this permit. • Show ALL exits on the plans; include new, existing or eliminated. Reflected Ceiling Plan • Provide ceiling construction details. • Provide suspended ceiling details including seismic bracing per IBC 808.1.1.1 and ASTM 635-636 and expansion joint layout. • Show the location of all emergency lighting, exit signage and provide a lighting fixture schedule. BUILDING SQUARE FOOTAGE WORKSHEETS - Information provided in the excel worksheet needs to be displayed on the architectural plans. The information is used for calculation of impact fees, permits fees and occupant load. Link to Building Square Footage Worksheet SUBMITTAL CHECKLIST - SUBMIT WHAT IS APPLICABLE TO YOUR PROJECT Published: 07/2025 Page 2 of 10 ---PAGE BREAK--- Framing Plans/Details • Specify the size, spacing, height, anchorage, rated listings, wood species or metal gauge for all stud walls. Indicate all wall, beam, floor connections and ceiling. • Detail the seismic bracing for all walls. • Include a stair section showing rise, run, landings, headroom, handrail and guardrail dimensions. Show size, anchorage and spacing for stringers. Elevations • Elevation sheets shall include building heights (floor and roof elevations, grade elevations, view of all sides with exterior design requirements), exterior stairways, decks and railings. For decks, provide the height above finish grade for deck floor at each corner and details for all the connections from the foundation walls, pier to post, post to beams and rafters or trusses to walls. CIVIL ENGINEERING • Drainage calculations - if the project has received site plan approval. • Civil Plans - Site infrastructure must be approved by Public Works prior to Building Permit approval. ENERGY CODE COMPLIANCE FORM(S) • Lighting, Mechanical, and Building envelope forms can be found at waenergycodes.com. Applicable forms are required to be submitted with the building permit. No deferred submittals are allowed. GEOTECHNICAL ENGINEERING REPORT FLOOD ELEVATION CERTIFICATE - (If applicable) If project lies within the 100 year floodplain. GREENHOUSE GAS DATA FORM - if adding new impervious surface KING COUNTY HEALTH APPROVAL Please note that any tenant improvement work in a space that involves food handling, preparation or a public swimming pool requires King County Health Department approval before the permit can be issued. You must provide the Building Plans Examiner a copy of the approval letter or the approved plans. Contact the King County Health Department at [PHONE REDACTED] with any questions or for more information. MODULAR/RELOCATABLE BUILDINGS • Approved plans or insignia from Washington State Department of Labor and Industries required at time of submittal. MOISTURE PROTECTION LAW STATEMENT • RCW 64.55 Moisture Protection Law for Multi-Unit Residential Buildings. Please refer to handout for requirements prior to issuance of building permit. PLANNING • Technical Committee Approval Letter - must be submitted prior to permit approval. • Landscape Drawings • Multi-Family Tax Exemption - Submitted and approved before permit issuance PROJECT MANUALS STATEMENT OF SPECIAL INSPECTIONS - Owner and Design Professional signatures required at time of submittal. Link to Statement of Special Inspections: Statement-of-Special-Inspections (redmond.gov) STORAGE RACKS • Attachment details are required for seismic bracing of storage racks five feet nine inches or greater in height. • Under 5”9”, show a positive connection to floor or walls. • Statement of Special Inspections Form. NOTE: High pile storage shall meet the requirements of current International Building and Fire Codes STRUCTURAL PLANS - Drawings prepared or reviewed by engineer must be signed & sealed by a WA State Engineer STRUCTURAL BACK UP INFORMATION • Structural analysis or evaluation per IEBC when required. • Calculations to review existing gravity and/or lateral • Complete and submit added loads to existing building form SUBMITTAL CHECKLIST - CONTINUED ---PAGE BREAK--- FIRE DEPARTMENT A separate fire installation permit may be required for items that are checked YES. For questions, contact: [EMAIL REDACTED] or [PHONE REDACTED] PLANNING DEPARTMENT For questions, contact: [EMAIL REDACTED] or [PHONE REDACTED] * When there is a change of land use, a Traffic Trip Generation Study may be required. For questions, contact: [EMAIL REDACTED] or [PHONE REDACTED] Planning Item YES NO Exterior modifications to building? Change of Land Use? (zoning) i.e. warehouse to gym* Sensitive areas on or near site? Is permit a PRD/MPRD/PCD/MPCD? Building generates noise above 35dBA Tree removal proposed? Additional building square footage proposed? Change in number of existing parking stalls? Reducing landscaping square footage proposed? Reroofing? If yes, Item and Description: Fire Item YES NO Flammable/Combustible Liquids Hazardous Materials High Piled Storage HPM Facilities LP Gas Store/Handle/Use/Dispense Places of Assembly Refrigeration Equipment for Heating and Cooling Spraying & Dipping Battery Systems Compressed Gases Cryogenics Industrial Ovens Private Fire Hydrants Smoke Control Systems/Stair Pressurization If yes, Item and Description: Published: 07/2025 Page 4 of 10 ---PAGE BREAK--- Published: 1/30/2024 RACK STORAGE INFORMATION Description of storage: Commodity classification: Method of storage: (check all that apply) Solid Piles Plastic Pallets Racks with solid shelves Racks Bin Box Wood Pallets Encapsulated Pile Storage: Storage Heights: Pile Dimensions: Aisles: Rack Storage: Height: Depth: Width: Aisles: Single-row racks Double-row racks Multiple-row racks Building Components: Emergency vehicle access provided to within 150’ of all portions of the first floor of the exterior wall? Yes No Distance between exterior access doors: Smoke & Heat vents? Yes No Draft curtains? Yes No Ceiling Height: Sprinkler System: Ceiling discharge density: In-rack sprinklers: Yes No Deflector height: Head type, temperature rating and K-factor: Additional Information: An IFC Fire Installation Permit is required to use a building or space for the following: • Storage of combustible materials in closely packed piles. • Combustible materials on pallets, in racks, or on shelves where the top of the storage is greater than 12 feet in height. • High hazard commodities such as rubber tires, Group A plastics, flammable liquids, idle pallets, and similar commodities, where the top of the storage is greater than six feet. Please contact [PHONE REDACTED] or [EMAIL REDACTED] for additional information regarding Fire Installation Permits. Published: 07/2025 Page 5 of 10 ---PAGE BREAK--- This worksheet is to verify data provided to the City during the entitlement phase of the project; which was used to issue a SEPA threshold determination and collect Greenhouse Gas data. Verification is required to ensure that there are no significant changes to the project which would impact the SEPA threshold determination issued by the City or the calculation of Greenhouse Gas impacts. If you have questions about completing this form, please contact your Project Planner or [PHONE REDACTED] to speak to the Planner on Call. Project Name: Building Permit Project Address/Parcel Related Land-use Permit GHG Data Table Residential Uses Table: Use or Principal Activity Number of Dwelling Units New Pavement Square Footage New Single-Family Home Multi-Family Unit in Large Building (More than 5 units) Multi-Family Unit in Small Building (Less than 5 units) Mobile Home Non-Residential Uses Table: Use or Principal Activity New Building Square Footage New Pavement Square Footage Education Food Sales Food Service Health Care Inpatient Health Care Outpatient Lodging Retail (Other Than Mall) Office Public Assembly Public Order and Safety Religious Worship Service Warehouse and Storage Vacant Use or Principal Activity: Select the Use or Principal Activity which classifies your project. This should match what was listed on the submitted SEPA checklist. # of Dwelling Units: Include the number of dwelling units for residential or mixed-use projects with a residential component. New Building Square Footage: Include the new building square footage to be constructed for all non-residential uses. Do not provide square footage of residential units. New Pavement Square footage: Include the new pavement area being added for the project. Calculation should include all new impervious area being added such as driveways, parking outside of the building’s footprint within the property line. Mixed Use Buildings: Report the number of dwelling units in the residential uses table and the square footage of primary non- residential uses, such as retail, in the non-residential uses table. Non-residential square footage does not include square footage associated with residential units. Greenhouse Gas Data Worksheet Published: 07/2025 Page 6 of 10 ---PAGE BREAK--- RCW 64.55 MOISTURE PROTECTION LAW FOR MULTI-UNIT RESIDENTIAL BUILDINGS • New requirements for new multi-unit residential buildings with more than two units and most multi-unit resi- dential buildings being rehabilitated will apply to buildings permits issued on or after August 1, 2005. • Plans, details and specifications for the construction of the building enclosure shall be stamped by a licensed engineer or architect and shall include details and specifications that are appropriate for the building in the professional judgment of the architect or engineer which prepared the same to waterproof, weatherproof, and otherwise protect the building or its components from water or moisture intrusion, including details of flashing, intersections at roof, eaves or parapets, means of drainage, water-resistive membrane, and details around openings. • Any person applying for a building permit for construction of a multiunit residential building or rehabilitative construction shall submit building enclosure design documents to the building department prior to the start of construction. • If construction work on a building enclosure is not rehabilitative construction because the cost thereof is not more than five percent of the assessed value of the building, then the person applying for a building permit shall submit to the building department a letter so certifying. • The building department shall not issue a building permit for construction of the building enclosure of a mul- tiunit residential building or for rehabilitative construction unless the building enclosure design documents contain a stamped statement by the person stamping the building enclosure design documents in substan- tially the following form: “The undersigned has provided building enclosure documents that in my pro- fessional judgement are appropriate to satisfy the requirements of RCW 64.55.005 through 64.55.090.” • The building department is not charged with determining whether the building enclosure design documents are adequate or appropriate to satisfy the requirements of RCW 64.55.005 through 65.55.090. Nothing in RCW 64.55.005 through 64.55.090 requires a building department to review, approve, or disapprove enclo- sure design documents. • All multiunit residential buildings shall have the building enclosure inspected by a qualified building enclo- sure inspector during the course of initial construction and during rehabilitative construction. • The third-party, qualified building enclosure inspector shall submit a signed letter of certification prior to building final regarding the inspection and substantial compliance of the building with the building envelope enclosure design documents. • Building enclosure means that part of any building, above or below grade, that physically separates the out- side of exterior environment from interior environments and which weatherproofs, waterproofs, or otherwise balcony support columns, decks, windows, doors, vents, and other penetrations through exterior walls, which waterproof, weatherproof, or otherwise protect the building or its components from water or moisture intru- sion. Interior environments consist of both heated and unheated enclosed spaces. The building enclosure in- cludes, but is not limited to, that portion of roofs, walls, balcony support columns, decks, windows, doors, vents, and other penetrations through exterior walls, which waterproof, weatherproof, or otherwise protect the building or its components from water or moisture intrusion. Published: 07/2025 Page 7 of 10 ---PAGE BREAK--- Building Permits: Waste Reporting Requirements Waste Plan Once your building permit is approved, set up the project on our online waste tracking platform. It will walk you through creating a waste plan. The project’s waste plan will identify: • how much waste you expect to generate, • what materials you plan to dispose or recycle, • and where you plan to take construction waste. Notice of nondiscrimination is available at redmond.gov/TitleVI 无歧视声明可在本市的网址 redmond.gov/TitleVI 上查阅 El aviso contra la discriminación está disponible en redmond.gov/TitleVI Reporting Site Waste from construction projects must be reported on our online platform. See our reporting guide. Throughout construction, report waste and upload waste tickets on our online platform. There is no requirement for recycling or salvage. Construction debris must be taken to designated facilities (see list). Waste reporting must be completed before the permit can receive final inspection approval and a Certificate of Occupancy can be issued. redmond.wastetracking.com Waste Reporting More information at redmond.gov/cdwaste Applies to permit applications submitted on or after May 1, 2025 Published: 07/2025 Page 8 of 10 ---PAGE BREAK--- Commercial Building Permit Application Commercial Multi-Family Mixed Use Change of Occupancy redmond.gov/BuildingPermits Company name: Phone: Email: Mailing address: City State: Zip: UBI # State contractor’s license Contractor has a City of Redmond Business License? Yes VALUE OF CONSTRUCTION & KING COUNTY ASSESSORS IMPROVEMENT VALUE* Value of Construction: The value of construction shall be based on the value of the work that is being performed. The total value of work shall include materials and labor but does not include the value of trade permits. Value calculations for new square footage are based on the type of construction and occupancy. Development Service Fees page Taxable Improvements Value: Find this value here: King County Department of Assessments: eReal Property. Search for your property, then click on the “Property Detail” tab. Scroll down to find the “Taxable Imps Value” for the current year. Site address: Suite/FLR/RM: Tax parcel number: Project name/Tenant: Plat name/Lot number: Property owner: Mailing address: City State: Zip: SITE LOCATION GREEN CERTIFICATION LEVEL Built Green: 4 star 5 star LEED for Homes: Silver Gold Platinum Lender Name: Phone Email Mailing address: City State: Zip: LENDER INFORMATION N/A Contact Person: Company Name: Phone: Email: Mailing address: City State: Zip: APPLICANT CONTRACTOR DESIGNED BY ARCHITECT ENGINEER Contact Person: Company Name: Phone: Email: Mailing address: City State: Zip: DETAILED DESCRIPTION OF WORK New Accessory Structure Addition Garage Modular Portable Reroof TI Exterior Alteration Rack Storage Awning Dock Fence Pool TYPE OF WORK Published: 07/2025 Page 9 of 10 ---PAGE BREAK--- Name: Company: Name: Company: Name: Company: Applicants must be registered in the City of Redmond REPS system: Civic Access (redmond.gov) ADDITIONAL APPLICANTS THAT NEED ACCESS TO THE PERMIT BUILDING INFORMATION Automatic Sprinkler Required Yes No Automatic Sprinkler Provided Yes No Quick Response Throughout Yes No Quick Response per Occupant Yes No Number of Stories Special Conditions * Yes No *If Yes, please explain Alarm Yes No Hazardous Materials Yes No Basement Yes No Change of Occupancy Yes No Certificate of Occupancy Required Yes No Smoke Control * Yes No * If Yes, the design and construction documents shall be submitted as a separate Fire Installation permit in con- junction with Building Permit Application. GIS # Construction Type Occupancy Square Footage Code Year EXISTING BUILDING INFORMATION Locate the building history form here http://gis.redmond.gov/pv/#/MapView and enter the information below. If a form is not available, the information will be verified during plan review. Expiration of Permit: Per RMC 15.08 Time limitation of application. An application for a permit for any proposed work shall be deemed to have been abandoned 365 days after the date of filing unless such application has been pursued in good faith or a permit has been issued; except that the building official is authorized to grant one or more extensions of time for additional peri- ods not exceeding 365 days each. The extension shall be requested in writing and justifiable cause demonstrated. I hereby certify that I have read and examined this application and know the same to be true and correct, and I am authorized to apply for this permit. Print Name: Date: Signature: BUILDING OWNER OR AUTHORIZED AGENT Location * Interior Remodel (SF) New/Added (SF) Type of Construction Proposed Occupancy # of occupants Non- separated use? Total BUILDING INFORMATION FOR PROPOSED WORK - PER IBC * Enter location by occupancy type (i.e. B, S-1, E, M, etc.) and by floor or suite number. Published: 07/2025 Page 10 of 10 SIGN