BUILDING DEPARTMENT Permit Number: 5117 N. Winnifred Street Ruston, Washington 98407-6597 Phone (253) 759-3544, Fax (253) 752-3754 www.rustonwa.org www.codeproswa.com RST14-1312 Application Date: Approval Date: 3/28/14 2/17/15 Applicant Name:Point Ruston LLC. Owner Name: Point Ruston, LLC. Contractor: Point Ruston, LLC WA License Number: POINTRL936CA Mortgage Lender: Applicant/Owner Address: 5219 N. Shirley St. Suite 100, Ruston Address: 5219 N. Shirley St. Suite 100, Ruston Address: 5219 N. Shirley St. Suite 100, Ruston City License Number: Address: Site Address: 5101 Grand Loop Parcel Number: (multiple, to be aggregated) 0221231077, 0221231078, 0221231079, 0221231093, 0221231094 Parcel Zoning: PRMDP Permit Type: Building Plumbing Included? (floor drains) Yes Mechanical Included? (ventilation) Yes Project Valuation: $29,080,376.81 Gross Square Footage: 1st Floor P1: 78,979 2nd Floor P2: 116,804 rd 3 Floor P3: 96,394 th 4 Floor P4: 62,324 Fees: Building Plan Review Fee: Energy Code Fee: Building Permit Fee: WA State Surcharge: $ 89,481.89 $ 0 $119,488.45 $ 4.50 (not included in valuation: Open Concrete Slab: Approximately 100,000 sq.ft. and level P4 square footage) Subtotal: Deposit Paid 3/28/14 $208,974.84 ($28,706.89) Total Due $180,267.95 Project Description: 4 level, 1078 space, mostly below-grade, Type 1-A Construction, Group S-2 enclosed parking garage. Commonly referred to as Point Ruston Building 11/9 parking garage. Phone: 253-752-7083 Phone: 253-752-7083 Phone: 253-752-2185 UBI: 602 578 303 Phone: Building Code Edition: 2012 IBC Occupancy Group: S-2 Construction Type: I-A Minimum Required Inspections Inspection requests must be received by 4:00PM in order to be scheduled for next day inspection. To request an inspection, please call CodePros, LLC at 360-801-0543. Please be sure to provide the permit number, site address, contact person and phone number, and the type of inspection. Column Footings Foundation Wall Footings Foundation Walls Columns Underground Plumbing Building Slab Sewer and Storm Connections PT Deck, P2 PT Deck, P3 PT Deck, P4 Mechanical Exhaust System Framing Final Mechanical Final Plumbing Final Zoning Final Building Note: Electrical inspections are performed by Washington State Department of Labor & Industries (L&I) (253-596-3800). Electrical Rough-In must be approved prior to requesting a framing inspection; Electrical Final must be approved prior to requesting a building final inspection. Permit Conditions The City of Ruston’s approval of this permit pertains only to the City’s regulatory jurisdiction, and compliance with the City’s ordinances and regulations does not necessarily ensure compliance with Federal or State laws. Permit approval and issuance is subject to the following conditions which must be fully satisfied by the project owner, applicant and contractor. Custom Condition: This approval is for the garage structure and use only. The issuance of this permit does not waive or excuse the application of any requirement of the PRMDP or any other city code to any future application. Consistency with those requirements will be determined at the time future permits are processed. The applicant is advised that, in reviewing future applications on this site, the city will be interested, among other things, in consistency with PRMDP requirements as to pedestrian connectivity, aesthetics (especially street level) and quality and quantity of open space. ________ Parcel Aggregation Required. Prior to issuance of a certificate of occupancy for the structure, the multiple parcels must be aggregated, or otherwise combined to a single parcel through a parcel aggregation or boundary line adjustment in a manner that will result in the building fully satisfying the requirements of IBC Chapters 2, 5, 6, and 7. Final parcel aggregation or BLA approval is required prior to issuance of a certificate of occupancy. ________ Storm-Water Plan: All temporary and permanent storm-water management components shall be in full accordance with the requirements of the EPA and the Washington State Department of Ecology. ________ Plan Review Requirements: Once the plans are marked "APPROVED", they shall not be changed or altered without authorization from the Building Official. All proposed changes to "APPROVED" building plans that affect compliance with the Codes as amended and adopted, or any other City of Ruston ordinance or regulation, must be reviewed and approved by the City prior to construction. Failure to comply and/or removal of attached documents will result in failure of required building inspections. ________ City of Ruston Building Permit Number RST14-1312 Page 1 of 4 Fees: Applicant will pay the Permit Review Fee and Permit Fee to the City of Ruston, less the amount already paid to the City for the permit, which is to be credited against the Permit Review Fee. The total amount due at issuance is $180,267.95. Any further City fees/charges to review, inspect or otherwise assert regulatory jurisdiction over the Parking Garage are to be negotiated and mutually agreed upon by the parties. The parties will, in good faith, seek to resolve any disputes as to such fees and any other related issues and if necessary use the services of a mediator. ________ Signs: A separate permit is required for all signs placed on the property, or on the building. ________ Address Posting: Numerals for residential and commercial building addresses shall be conspicuously displayed on a contrasting background and shall be a minimum of 4 inches in height with a minimum stroke of 1/2 inch. Property addresses shall be posted prior to requesting any inspections. If property addresses are not posted upon inspection, inspection may not be approved and a re-inspection fee may be charged and must be collected by the City prior to any further inspections being performed. ________ Reinspection Fee: All approved plans are required to be on-site for inspection purposes, and work to be inspected shall be complete and ready for inspection. If an inspection is called for and plans are not available on site, or the work is not ready for inspection, approval will not be granted. In addition, a re-inspection fee may be charged and must be collected by the City prior to any further inspections being performed or approvals granted. ________ All Construction: All construction shall meet or exceed all local ordinances and the requirements of the 2012 International Codes as adopted by the City of Ruston and Washington State. Occupancy is limited to the approved and permitted classification. Any nonapproved change of use or occupancy could result in permit revocation and/or Code Enforcement action. Work and/or inspection reports related to the improvements constructed to date have been reviewed and accepted by the City Building Official, as certified by the developer’s engineers and special inspectors, to meet or exceed the requirements of the 2012 International Codes as adopted by the City of Ruston and Washington State. The City of Ruston, and all its officials are held harmless and indemnified by Point Ruston for any and all claims as a result of construction performed without inspection or prior approval as required under the provisions of the IBC. ________ Field Correct: The construction of the permitted project is subject to inspections by the City of Ruston Building Department. All inspections required by IBC Section 110 shall be performed and approved by the City of Ruston building official (or designee). In accordance with IBC 110.6, work shall not be done beyond the point indicated in each successive inspection without first obtaining the approval of the building official. All construction must be in conformance with the 2012 International Codes as adopted by the City of Ruston and Washington State. Any corrections, changes or alterations required by a building or fire inspector shall be made prior to requesting additional inspections. ________ Permit Validity: IBC 105.4: The issuance or granting of a permit shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of the building code, or any other code or ordinance of the City of Ruston. Permits presuming to give authority to violate or cancel the provisions of the building code or other ordinances of the jurisdiction shall not be valid. The issuance of a permit based on construction documents and other data shall not prevent the building official from requiring correction of errors in the construction documents and other data. The building official is also authorized to prevent occupancy or use of a structure where in violation of this code or of any other ordinances of this jurisdiction. Property Lines: All property lines shall be clearly identified at the time of foundation inspection. ________ Final Inspection Required: All building permits shall have a final inspection performed and approved by the City of Ruston Building Department prior to permit expiration. The failure to request a final inspection or failure to obtain final approval prior to expiration will be documented in the legal property records on file with the City of Ruston as being non-compliant with the city's ordinances and building regulations and may be referred to the City Attorney for action. ________ Temporary Power: To facilitate construction, upon permit issuance, the City of Ruston authorizes connection to the electrical utility in accordance with IBC Section 112.2. Electrical systems shall be installed in full accordance with the Washington State Department of Labor & Industries (L&I) electrical system installation permit and electrical code requirements. The utility service connection may be made only as a temporary connection to facilitate construction. The structure may not be occupied until a certificate of occupancy is granted in accordance with IBC Section 111. If the utility service connection is used for any purpose other than to facilitate construction, (ie: unlawful occupancy) the building official may withdraw approval for a temporary connection, and require that the City disconnect service utilities in accordance with IBC 112.3. Unlawful use of utility connections may be referred to the City Attorney for code enforcement action. ________ Certificate of Occupancy: (IBC 111.1) No building or structure shall be used or occupied, and no change in the existing occupancy classification of the building or structure or portion thereof shall be made until the building official has issued a certificate of occupancy as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of the codes or ordinances of the jurisdiction. Certificates presuming to give authority to violate or cancel the provisions of this code or other ordinances of the jurisdiction shall not be valid. Permit Expiration: All permits expire 180 days after permit issuance, or 180 days after the last inspection activity is performed, whichever is later. In accordance with IBC 105.5, as amended by the City of Ruston, the Building Official may extend the time for action for a period not exceeding 180 days, upon the receipt of a written extension request indicating that circumstances beyond the control of the permit holder have prevented action from being taken. ________ Engineering or Architecture: Any changes in proposed construction shall be reviewed by the engineer or architect of record and submitted in writing to the City of Ruston Building Department prior to construction. All engineering and/or architectural documents are a part of the approved set of plans and shall remain attached thereto. If documents are removed, or changes are made without approval from the architect or engineer and the Building Official, approval will not be granted, and a re-inspection fee will be charged and shall be collected by the City prior to any further inspections being performed or approvals granted. ________ Geo-Technical Engineering: All requirements and recommendations of the submitted geo-technical engineering report shall be fully complied with. All excavations and fills shall be made in accordance with the geo-technical engineer's requirements. Structural fill placement shall be observed and approved by the geo-technical engineer in accordance with the recommendation contained in the submitted geo-technical report. All inspection results or density tests shall be provided to the City of Ruston Building Department prior to requesting any soils related inspections (such as footing or foundation inspections). ________ Soil Bearing Capacity: Assumptions were made in the design of the project in regard to the bearing capacity of the native soils. It is ________ City of Ruston Building Permit Number RST14-1312 Page 2 of 4 the contractor’s/owner’s responsibility to ensure upon excavation that the soil bearing capacity will satisfy assumptions and provide the necessary bearing capacity. Soils must generally be compacted to 95% Modified Proctor Density in accordance with ASTM D1557. All construction on fill soils shall be reviewed and approved by the geotechnical engineer. If footings bear on fill material, a copy of the geotechnical engineer’s report and recommendations shall be provided to the Building Department prior to scheduling any footing or foundation inspection. Special Inspection: IBC Chapter 17, Section 1704. In addition to the inspections required by IBC Section 110, the owner or the engineer or architect of record acting as the owner's agent shall employ one or more special inspectors who shall provide inspections during construction on the types of work listed under IBC Section 1705. The special inspectors' duties & responsibilities shall be as specified in 1704. All special inspection reports shall be provided to the City of Ruston Building Department in accordance with IBC 1704.2.4. Prior to final inspection, the special inspection agency shall also provide a final, signed report to the building department stating that all items requiring special inspection and testing were fulfilled and reported, corrections of any discrepancies has been completed, and, to the best of their knowledge, are in conformance with the approved design drawings, specifications, and applicable provisions of the code. ________ Special Inspection - Contractor’s Statement of Responsibility: Third-Party Special Inspection is required in accordance with IBC Sections 1704 & 1705 for the items identified in the Statement of Special Inspections (as required by IBC Section 1704.3). In accordance with IBC Section 1704.4, each contractor responsible for the construction of the work listed in the statement of special inspections shall submit a written statement of responsibility to the building official and the owner prior to the commencement of work on the system or component. The contractor’s statement of responsibility shall contain acknowledgment of awareness of the special requirements contained in the statement of special inspections. ________ Structural Observation: IBC Chapter 17, Section 1710. In addition to the inspections required by IBC Section 110, the owner or the engineer or architect of record acting as the owner's agent shall employ one or more special inspectors who shall provide structural observation in accordance with IBC 1704.5 during construction of the structural frame of the building. The special inspectors' duties & responsibilities shall be as specified in 1704. All structural observation reports shall be provided to the City of Ruston Building Department. Prior to final inspection, the special inspection agency shall also provide a final, signed report to the building department stating that all items requiring structural observation were fulfilled and reported, and, to the best of their knowledge, are in conformance with the approved design drawings, specifications, and applicable provisions of the code. ________ Sprinkler Permit Required. A full, NFPA 13 automatic fire sprinkler system shall be installed throughout the building under a separate permit issued by the City of Ruston. Complete permit applications shall be submitted with ample time for review and approval, prior to the installation of any component of the required fire protection systems. Fire sprinkler permit final inspection and approval shall be obtained prior to requesting a final inspection of the parking garage. ________ Fire Alarm Permit Required. A full, NFPA 72 compliant fire alarm system shall be installed throughout the building under a separate permit issued by the City of Ruston. Complete permit applications shall be submitted with ample time for review and approval, prior to the installation of any component of the required fire protection systems. Fire alarm permit final inspection and approval shall be obtained prior to requesting a final inspection of the parking garage. ________ Electrical Permit Required. The electrical system shall be installed under a separate electrical permit issued by the Washington State Department of Labor & Industries (L&I). Electrical “final” inspections must be approved by L&I prior to requesting a building final. ________ Street Excavation Permit Required. A street excavation permit is required for the driveway connection to Yacht Club Road in accordance with RMC 14.08. A complete SEP application shall be submitted with ample time for review and approval, prior to the installation of any component of the required street excavation and driveway access on the public right-of-way. SEP final inspection and approval shall be obtained prior to requesting a final inspection of the parking garage. ________ Unheated Structure: This structure is approved as un-heated space. If at any time this building is to be used for anything other than what it is approved for, a change of use permit shall be applied for, reviewed and approved prior to the change. ________ Backflow Prevention Required: This project requires cross-connection control devices (backflow preventers) in accordance with 2012 Uniform Plumbing Code Section 603. Devices or assemblies shall be models approved by the Washington State Department of Health under WAC 246-290-490. In addition, in accordance with the Washington State amendment to the 2012 Uniform Plumbing Code, Section 603.3.3, all backflow prevention assemblies shall be tested by a Washington State Department of Health certified backflow assembly tester at the time of installation, and at least on an annual schedule thereafter. Inspection reports shall be provided to the City of Ruston Building Department, identified by the permit number for this project, prior to requesting final inspection. ________ Fire Sprinkler System: Where a fire sprinkler system and/or manual and automatic fire alarm system is present in the building or tenant space, the protection shall be maintained in accordance with applicable IBC and IFC standards. Any modification or revision work to such fire protection systems shall be done only under a separate building permit from the City of Ruston. ________ Fire Extinguishers: Fire extinguishers are required for this occupancy. Minimum rating of 2-A:10-B:C required. Fire extinguisher shall be located along a path of egress and spaced such that not more than 75 feet of travel distance exists between any point inside the building and an extinguisher. Extinguishers shall be located not higher than 5 feet above the finished floor. Indoor fire extinguisher cabinets shall not be equipped with locks. Extinguishers shall have a service tag verifying they have been serviced by a professional extinguisher company. If extinguisher is recently purchased, the tag inside the box may be affixed to the extinguisher with "NEW" and the date of purchase. ________ Footing Drains: Subsoil drains shall be provided around perimeter of foundation. Drains shall be minimum 3" perforated pipe (min) with filter fabric surrounded by a minimum of 4" of drain rock. Drains shall be inspected prior to backfill and discharge to an approved location. (UPC Chapter 1101.5) Footing drains shall not be connected to roof/downspout drains, unless appropriate backflow prevention is established. Footing drains and the discharge location and any necessary treatment shall be in full compliance with the requirements of the EPA, and in accordance with all applicable Washington State Department of Ecology requirements. ________ Sales Taxes: This work is being done in the City of Ruston. All sales tax for materials delivered to, or work performed in Ruston shall be sourced to the City of Ruston. Prior to issuance of a certificate of occupancy, a completed supplier/sub-contractor list shall be provided to the City of Ruston identifying suppliers that delivered materials to the project site, and sub-contractors who performed work on the site. ________ Business License: All businesses, contractors and sub-contractors must obtain a City Business License prior to occupying a building, or performing work on a building within the city limits of Ruston. Contact Ruston City Hall regarding application, fee and questions. ________ City of Ruston Building Permit Number RST14-1312 Page 3 of 4 Survey Markers, Monuments & Corners: In accordance with RCW 58 and WAC 332-120, survey monuments and property corners (survey points) shall not be disturbed or removed for this property. ________ This permit shall become null and void if the building or work described and authorized by this permit has not commenced within 180 days from the date of issuance, or if this building or work is suspended or abandoned at any time after the work is commenced for a period of 180 days. Obtaining inspections at intervals not exceeding 180 days identifies that work has not been suspended. I hereby certify that I have read and examined this permit and know the same to be true and correct. All provisions of laws and ordinances governing this type of work will be complied with whether specified herein or not. The granting of a permit does not presume to give the authority to violate or cancel provisions of any State or local law regulating construction or the performance of the construction. All building permits are required to pass a final inspection of the building or project pursuant to the issuance of this permit in order to obtain a certificate of occupancy prior to its use or occupancy. All revisions to an approved plan require Ruston Planning and Building Department review and approval prior to performing work. If listing the owner as general contractor, I certify that I am exempt from the requirements of the State Contractor's Registration Law under RCW 18.27 and WAC 296-200A. I have read, and agree to abide by the conditions of this permit including all conditions of the zoning and building codes adopted by the City of Ruston, and all State and Federal laws. Signature of Owner or Authorized Agent: _______________________________________ Printed Name: _______________________________________ City of Ruston Building Permit Number RST14-1312 Date: _______________________ Page 4 of 4