Building Permit Application
        Zoning Map 2007
        Comprehensive Plan Use Map 2007
        Sign Code

GUIDE TO THE PERMIT PROCESS

Construction Projects are subject to building codes and zoning ordinances.  The purpose of regulating building codes is to provide minimum standards to safeguard life and limb, health, property and public welfare by regulating and controlling design, construction and the quality of materials.

Zoning ordinances promote public health, safety, and general welfare by encouraging the most appropriate use of the land, protecting social and economic stability, and assuring orderly development.

The Zoning Ordinance of The City of Omak is the source for zoning regulations.  The ordinance regulates residential, commercial, industrial, and agricultural development within the City of Omak.  In an attempt to maintain the design and character of your neighborhood, the codes impose certain regulation about where you can build on your property and how big your house may be.  The codes contain provisions and limitations on proposed development, such as:                                                

Ø      Building setbacks from easements and property lines

Ø      Maximum lot coverage requirements

Ø      Height limitations of structures                                           

Ø      Permitted uses in each zone

Ø      Flood plain and flood hazard areas

Ø      Shoreline permits

Ø      Variances

Ø      Conditional use permits

Although building permits are not required for some projects, planning staff approval may be necessary.  Please contact the Building Official at 509-826-1170 for the specific provisions of your property.

What work requires a permit?       

The 2003 International Codes require that prior to construction, a permit be obtained for all building, plumbing, mechanical, and electrical work, including alterations, conversions, interior remodeling work, or demolitions.

Electrical permits are issued through the state Department of Labor & Industries office in Okanogan.

No building or structure shall be erected, constructed, enlarged, altered, repaired, moved, converted or demolished unless a construction permit has first been obtained from the City Building Department.  The following projects are exempt from permits:

Ø      One-story detached accessory structures, provided the floor area does not exceed 200 square feet (18.58 m²).

Ø      Fences not over 6 feet (1829 mm) high.

Ø      Retaining walls that are not over 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge.

Ø      Water tanks supported directly upon grade if the capacity does not exceed 5,000 gallons (18927 L) and the ratio of height to diameter or width does not exceed 2 to 1.

Ø      Sidewalks and driveways not more than 30 inches (762 mm) above adjacent grade and not over any basement or story below.

Ø      Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.

Ø      Prefabricated swimming pools that are less than 24 inches (610 mm) deep.

Ø      Swings and other playground equipment accessory to a one or two-family dwelling.

Ø      Window awnings supported by an exterior wall which do not project more than 54 inches (1372 mm) from the exterior wall and do not require additional support.

Why get a permit?                                  

There are several advantages to doing home improvement projects with a building permit.  The primary one is that getting a permit brings you the services of the building inspector.  The inspector approves each phase of the construction process, checking to see that work is done safely and properly.  Inspectors also can advise you on how to proceed if you get stuck.

Secondly, there are legal and financial liabilities that you face when you do not get a permit.  Work without a permit is illegal and can pose serious complications for you when you try to sell your house.  Any fire and homeowner’s insurance you have may be invalidated if you do work without a permit.  If there is a fire in your house, the insurance company may use the illegal work as an excuse not to pay on your claim. 

Building without a permit may result in added cost, and even an order to stop construction until the proper permits have been obtained.

Fees

Building permit fees are payable when the permit is ready to issue.  The fees are based on the valuation of the work proposed, computed on the cost per square foot for the type of construction intended.  Building permit fees for a new single-family residential project typically range from $1,000 to $1,800.  The plan check fee for commercial projects is equal to 65% for the building permit fee.  The residential plan check fee is 25% of the building permit fee.

Plan Preparation

Proper preparation of plans is the key to a successful project.  It is also the key to obtaining a permit without unnecessary delays.  Make certain that your plans clearly indicate what you are going to do where you are going to do it, and how you propose to do it. 

If you are doing a simple project, you may be able to do all the drawings yourself.  A project that involves no new construction may need only one or two drawings, called floor plans, showing the house as it is now and what it will look like when you are all through.  For construction outside the existing walls of your home (a room addition), you will need several drawings (foundation plan, structural sections, exterior elevation) in addition to the floor plans and site plan.  For an accessory building under 200 sq. ft., no structural plans are required.

Submittal Requirements

A completed building permit application with a site plan and two complete sets of construction plans/working drawings, if applicable, must include the following:

A site plan that accurately describes the dimensions of the property, Location of all existing and proposed buildings and their setbacks, adjoining roads and easements, access the property and driveways, parking areas, fencing, unique topographical features or conditions and other information that will illustrate your proposal.  The site plan can be 11” x 17” or smaller and be reproducible on a photocopy machine.  Site plans must be drawn to scale, e.g. 1” = 50 ft

 Two sets of scale drawings to illustrate proposed construction shall include:

          Floor plan                   

   Foundation plan
   Framing plan (all floors)

   Roof framing plan / truss specs
                    Exterior elevations

                    Typical wall sections

                    Structural engineering

                    Calculations, when required  
 

Some projects require approval from other agencies prior to permit issuance, e.g. Fire Department and Public Works.  The approval of plans and issuance of permits is not to be constructed as permission to build contrary to the state building codes or city codes and ordinances, even though a violation may have been overlooked when the plans were checked.

Change to plans

Changes in plans arising after plans have been checked and approved require approval by the building inspector.  This may be done over-the-counter or may require re-submissions of revised plans, depending on the complexity of the changes that result in increases in square footage or additional plan review.  Minor changes that do not involve structural changes or additions may be approved without plan revision at the discretion of the building inspector.

Expiration of plan reviews

Plan reviews expire by limitation in 180 days from the date of the review unless an extension is requested and granted by the building inspector.  Therefore, allow ample time for processing your plans but do not submit them prematurely.

Permit Issuance

Building permit fees are paid at the time of permit issuance.  When your building permit is issued, you will receive a copy of your approved plans, fee receipts, and permit.  The plans and permit must be available for the inspector’s use when he performs an inspection.

Permit Expiration

Building code provisions require that work be continued if a building permit is to remain valid.  During any 180-day period, if some reasonable amount of work is not accomplished, your permit will automatically expire.  The building inspector may grant extensions before expiration takes place.

Inspection stages

City building regulations require that certain inspections be made before concealment, as you complete particular sections of your construction, e.g. the plumbing, you must call and request an inspection before proceeding to the next phase of building.

Typical inspection stages are as follows:

1.           FOOTING / FOUNDATION – when forms are in place and prior to placement of concrete for footings.

(Blocking for a manufactured home is required to be inspected prior to the installation of skirting.)

2.          PLUMBING – after rough-in, before covering, and final.

3.          MECHANICAL – rough-in of piping, before covering, metal chimneys before concealment and final.

4.          UNDER FLOOR / UNDER SLAB – after all inslab or underfloor accessories or equipment is in place, and before concrete or floor sheathing is in place.

5.          FRAMING – after all framing, bracing and blocking are in place, prior to concealing, and after all plumbing, mechanical, ect, are installed.

6.          INSULATION – when insulation is in place with vapor barrier installed.

7.          LATH / WALLBOARD – after all lathing and gypsum board is in place, but before plastering or joint tapping.

8.          FINAL – when complete and prior to occupancy and / or use.

The inspection process:

When an inspection is requested, the following information should be provided:

                The owner’s name

                The permit number (shown on your permit)

                The site address

                The type of inspection

                A telephone number and contact person

             Inspections may be requested in-person or by telephone by  calling the Building Official at 826-1170.

            Upon inspection, the plans must be available for the inspector to make comparisons with the work performed and the approved plans.  The permit must also be accessible for his signature.

            If there are corrections to be made before approval, the inspector will leave an “inspection notice” outlining briefly the items to be completed before approval.  When corrections have been accomplished, a re-inspection should be scheduled.

            When the inspector comes out to look over what you have just completed, be prepared to ask questions about your next phase of construction.  That way you can avoid any problems with your next inspection.  Inspectors may usually be reached in the office between the hours of 8:  a.m. to 5:00 p.m.

Final approval

After the building inspector makes his inspections and all requirements have been satisfied, your project will be approved and a Certificate of Occupancy granted.