No building or other structure shall be erected, moved, added to, or structurally altered without a building permit issued by the city; provided, that:
A. Prior to the issuance of a building permit all proposed development activities must comply with the applicable provisions of Chapter
18.50 RMC, Architectural Design Review, or Chapter
18.60 RMC, Historic Register Design Review, and all applicable provisions of adopted ordinances and the Roslyn Municipal Code.
B. All persons desiring to replace an existing roof or construct a new roof over an existing roof on any building or structure shall be required to obtain a building permit from the city prior to the commencement and completion of the work. The cost of the permit, and the manner of application for said permit shall be in accordance with the applicable provisions of the International Building Code as adopted by the city of Roslyn; provided, however, that a separate permit for roofing work shall not be required where a building permit is applied for and obtained for the construction of a new residence or the remodeling or rebuilding of an existing residence when the building permit obtained includes the roofing work.
C. Building permits are not required for the following improvements, as determined by the city:
1. One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 120 square feet.
2. Sidewalks, decks and driveways not more than 30 inches above adjacent grade, and not over any basement or story below and which are not part of an accessible route.
D. When a building is constructed with future tenant spaces intended to be finished or occupied at a later date, a separate building permit is required for each tenant space prior to any tenant occupancy; provided, that:
1. This requirement shall not apply to individual rental units of mini-storage facilities.
E. No building permit shall be issued until a compliance determination has been made by the city and/or a certificate of zoning compliance has been issued.
F. Fees.
1. Prescribed Fees. A permit application shall not be accepted until the fees prescribed in the adopted schedule of fees have been paid, nor shall an amendment to a permit be released until the additional fee, if any, due to an increase in the estimated cost of the building, structure, electrical, plumbing, and mechanical or gas systems, etc., has been paid.
2. Work Commencing before Permit Issuance. Any person who commences any work on a building, structure, electrical, gas, mechanical, plumbing, etc., system before obtaining the necessary permits shall be subject to a penalty of 100 percent of the usual permit fee in addition to the required permit fees.
3. Accounting. The chief building official shall keep a permanent and accurate accounting of all permit fees and other money collected, the names of all persons upon whose account the same was paid, along with the date and the amount thereof.
4. Building Permits Valuations. Construction valuation shall be determined by the building size and type and in accordance with the figures located in the Building Valuation Table published by the International Code Council (ICC). If, in the opinion of the chief building official, the valuation appears to be underestimated, the permit shall be denied, unless the applicant can show detailed estimates to meet the approval of the chief building official. Permit valuations shall include the total cost, such as building, electrical, gas, mechanical, plumbing equipment and other systems, including material and labor.
5. Reinspection Fees. The adopted schedule of fees shall prescribe the amount of the reinspection fee charged. The reinspection fee shall be applied to the project requiring additional visits by the inspector due to a previous corrective order. The fee shall be applied for each reinspection performed.
G. Every building permit issued shall become invalid unless the work authorized by such permit is commenced within 180 days after its issuance, or if the work authorized by such permit is suspended or abandoned for a period of 180 days after the time the work is commenced. Having required inspections performed and approved within every 180 days is evidence that work has commenced and is continuing. Permits that do not receive an inspection within 180 days of permit issuance or within 180 days since the previous approved inspection shall automatically expire and become invalid. The building official is authorized to grant, in writing, one or more extensions of time, for periods not more than 180 days each, based on good and satisfactory reasons. The extension shall be requested in writing prior to permit expiration, and shall demonstrate good cause.
H. It is unlawful to use or occupy or permit the use or occupancy of any building or structure, or both, hereafter created, erected, changed, converted or enlarged in its use or structure until a certificate of occupancy has been issued by the city.
If the information supplied to the city for the certificate of ownership changes, or there is a change of business ownership, a revised certificate of occupancy shall be requested and issued. It shall be the responsibility of the owner of the business to inform the city of the changes in order to maintain current and accurate information.
I. A person shall have the right to appeal a decision involving the interpretation or implementation of the building and fire codes as adopted by the city. An application for appeal must include documentation that the code or the rules have been incorrectly interpreted, that the provisions of this code do not fully apply, or that a form of construction that meets or exceeds the city requirements has been proposed.
J. Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or directive of the building official, or of a permit or certificate issued under the provisions of this code, shall be subject to penalties as prescribed by law.
K. Upon notice from the city that work is being done contrary to the provisions of this code or in a dangerous or unsafe manner, such work shall immediately cease. Such notice shall be in writing and shall be given to the owner of the property, or to the owner's agent, or to the person doing the work. The notice shall state the conditions under which work is authorized to resume. Where an emergency exists, the code official shall not be required to give a written notice prior to stopping the work. Any person who shall continue any work on the system after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be subject to penalties as prescribed by law.
L. Building permits or certificates of zoning compliance issued on the basis of plans and applications approved by the city authorize only the use, arrangement and construction set forth in such approved plans and applications, and no other use, arrangement or construction. Use, arrangement or construction at variance with that authorization is a violation of this title and punishable as provided in Chapter
18.270 RMC, Violations and Enforcement.
(Ord. 1059 § 2 (Exh. A (12.260.020)), 2010; Ord. 1060 § 3, 2010; Ord. 1062 § 2 (12.260.020), 2010)