HomeMy WebLinkAboutORD 5711CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5711
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING CHAPTER
5, BUILDING AND FIRE PREVENTION STANDARDS, OF TITLE IV (DEVELOPMENT
REGULATIONS) OF THE RENTON MUNICIPAL CODE, BY ADDING A NEW SECTION
4-5-060, TO BE ENTITLED "CONSTRUCTION ADMINISTRATIVE CODE".
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS
FOLLOWS:
SECTION I. Chapter 5, Building and Fire Prevention Standards, of Title IV (Development
Regulations) of the Renton Municipal Code, is hereby amended to add a new section 4-5-060,
to be entitled "Construction Administrative Code", to read as follows:
4-5-060 CONSTRUCTION ADMINISTRATIVE CODE:
A. SECTION 101 - GENERAL:
1. 101.1 Title. These regulations shall be known as the Construction
Administrative Code of the City of Renton, hereinafter referred to as "this code".
2. 101.2 Scope. The provisions of this Construction Administrative Code
shall apply to building, plumbing, and mechanical permits and the following
"Construction Codes":
a. 2012 International Building Code - WAC 51-50
b. 2012 International Residential Code-WAC 51-51
c. 2012 International Mechanical Code - WAC 51-52
d. 2012 National Fuel Gas Code (ANSI Z223.1/NFPA 54) - WAC 51-52
e. 2011 Liquefied Petroleum Gas Code (NFPA 58) - WAC 51-52
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t 2012 Uniform Plumbing Code - WAC 51-56 and 51-57
g. 2008 National Electrical Code
h_. 2012 International Property Maintenance Code
3. 101.2.1 Definitions. For the purpose of this section, certain terms,
phrases, words and their derivatives shall have the meanings set forth in this
section. Where terms are not defined, they shall have their ordinary accepted
meanings within the context with which they are used. Webster's Third
International Dictionary of the English Language, Unabridged, latest edition, shall
be considered as providing ordinary accepted meanings. Words used in the
singular include the plural and the plural the singular. Words used in the
masculine gender include the feminine and the feminine the masculine.
a. "Action" means a specific response complying fully with a specific
request by the jurisdiction.
b. "Building service equipment" means and refers to the plumbing,
mechanical and electrical equipment including piping, wiring, fixtures, and other
accessories which provide sanitation, lighting, heating, ventilation, cooling,
refrigeration, firefighting, and transportation facilities essential to the occupancy
of the building or structure for its designated use.
c. "Complete response" means an adequate response to all requests from
City staff in sufficient detail to allow the application to be processed.
d. "Occupancy" means the purpose for which a building, or part thereof,
is used or intended to be used.
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e. "Shall," as used in this section, is mandatory.
f. "Valuation" or "value" as applied to a building or building service
equipment, means and shall be the estimated cost to replace the building and its
building service equipment in kind, based on current replacement costs. It shall
also include the contractor's overhead and profit.
4. 101.3 Appendices. Provisions in the appendices shall not apply unless
specifically adopted.
5. 101.4 Intent. The purpose of the Construction Codes and the
Construction Administrative Code is to establish the minimum requirements to
safeguard the public health, safety and general welfare through structural
strength, means of egress facilities, stability, sanitation, adequate light and
ventilation, energy conservation, and safety to life and property from fire and
other hazards attributed to the built environment and to provide safety to fire
fighters and emergency responders during emergency operations.
6. 101.5 Referenced Codes. The codes listed in subsections RMC 4-5-
060.A.6.a, 101.5.1 International Building Code - Scope, through RMC 4-5-
060.A.6.k, 101.5.10 Ventilation, and referenced elsewhere in the Construction
Codes and the Construction Administrative Code shall be considered part of the
requirements of the Construction Codes and the Construction Administrative
Code to the prescribed extent of each such reference.
a. 101.5.1 International Building Code - Scope. The provisions of the
International Building Code (IBC) shall apply to the construction, alteration.
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movement, enlargement, replacement, repair, equipment, use and occupancy,
location, maintenance, removal, and demolition of every building or structure or
any appurtenances connected or attached to such buildings or structures-
Exception: Detached one (1) - and two (2) - family dwellings and multiple
single-family dwellings (townhouses) not more than three (3) stories above
grade plane in height with separate means of egress and their accessory
structures shall comply with the International Residential Code-
fa. 101.5.2 International Residential Code - Scope. The provisions of the
International Residential Code for One- and Two-Family Dwellings (IRC) shall
apply to the construction, alteration, movement, enlargement, replacement,
repair, equipment, use and occupancy, location, removal and demolition of
detached one (1) - and two (2) - family dwellings and multiple single-family
dwellings (townhouses) not more than three (3) stories above grade plane in
height with a separate means of egress and their accessory structures, including
adult family homes, foster family care homes and family day care homes licensed
by the Washington state department of social and health services-
Exception: Live/work units complying with the requirements of Section
419 of the International Building Code shall be permitted to be built as one (1) -
and two (2) - family dwellings or townhouses. Fire suppression required by
Section 419.5 of the International Building Code when constructed under the
International Residential Code for One- and Two-Family Dwellings shall conform
to Section 903.3.1.3 of the International Building Code.
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c. 101.5.3 Electrical Code - Scope. The provisions of the Renton Code
apply to the installation of electric conductors, electric equipment, alterations,
modifications or repairs to existing electrical installations for the following:
i. Electrical conductors, electrical equipment, and electrical raceways
installed within or on public and private buildings, property or other structures.
ii. Signaling and communications conductors and equipment,
telecommunications conductors and equipment, fiber optic cables, and raceways
installed within or on public and private buildings, property or other structures.
iii. Yards, lots, parking lots, and industrial substations.
iv. Temporary electrical installations for use during the construction
of buildings.
v. Temporary electrical installations for carnivals, conventions,
festivals, fairs, traveling shows, the holding of religious services, temporary
lighting of streets, or other approved uses.
vi. Installations of conductors and equipment that connect to a supply
of electricity.
vii. All other outside electrical conductors on the premises.
viii. Optional standby systems derived from portable generators-
Exception: Installations under the exclusive control of electric utilities for
the purpose of communication, transmission, and distribution of electric energy
located in buildings used exclusively by utilities for such purposes or located
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outdoors on property owned or leased by the utilities or on public highways,
streets, roads, etc., or outdoors by established rights on private property.
It is the intent of this section that this code covers all premises' wiring or
wiring other than utility owned metering equipment, on the load side of the
service point of buildings, structures, or any other premises not owned or leased
by the utility. Also, it is the intent that this code covers installations in buildings
used by the utility for purposes other than listed above, such as office buildings,
warehouses, garages, machine shops, and recreational buildings which are not
an integral part of a generating plant, substation, or control center.
The provisions of 296-46B WAC may also apply to electrical installations
and alterations. The provisions of Chapter 480-93 WAC are enforced by the
Washington Utilities and Transportation Commission, while the provisions of
Chapter 296-46B WAC are enforced by the Washington State Department of
Labor and Industries.
d. 101.5.4 Gas Code - Scope. The provisions of the National Fuel Gas
Code (NFGC) shall apply to the installation of gas piping from the point of
delivery, gas appliances and related accessories as covered in this code when
utilizing natural gas and gaseous hydrogen except those regulated by the
International Residential Code (IRC) and those utilizing LPG. These requirements
apply to gas piping systems extending from the point of delivery to the inlet
connections of appliances and the installation and operation of residential and
commercial gas appliances and related accessories.
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e. 101.5.5.1 Mechanical Code - Scope. The provisions of the
International Mechanical Code (IMC) shall apply to the design, installation,
maintenance, alteration and inspection of mechanical systems that are
permanently installed and utilized to provide control of environmental
conditions and related processes within buildings. The International Mechanical
Code shall also regulate those mechanical systems, system components,
equipment and appliances specifically addressed herein. The installation of fuel
gas distribution piping and equipment, fuel gas-fired appliances and fuel gas-
fired appliance venting systems shall be regulated by the National Fuel Gas Code-
Exceptions:
i. Detached one (1) - and two (2) - family dwellings and multiple
single-family dwellings (townhouses) not more than three (3) stories high with
separate means of egress and their accessory structures shall comply with the
International Residential Code.
ii. The standards for liquefied petroleum gas (LPG) installations shall
be NFPA 58 (Liquefied Petroleum Gas Code) and ANSI Z223.1/NFPA 54 (National
Fuel Gas Code).
f. 101.5.5.2 Other authorities. In addition to the International
Mechanical Code, provisions of Chapter 480-93 WAC regarding gas pipeline
safety may also apply to single meter installations serving more than one (1)
building. The provisions of Chapter 480-93 WAC are enforced by the Washington
Utilities and Transportation Commission.
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g. 101.5.6 Plumbing Code - Scope. The provisions of the Uniform
Plumbing Code (UPC) shall apply to the installation, alteration, repair and
replacement of plumbing systems, including equipment, appliances, fixtures,
fittings and appurtenances, and where connected to a water or sewage system
and all aspects of a medical gas system.
h. 101.5.7 Property maintenance. The provisions of the International
Property Maintenance Code, as amended by RMC 4-5-130 shall apply to existing
structures to provide minimum standards to safeguard life or limb, health,
property, and public welfare by regulating and controlling the use and
occupancy, location, and maintenance of all residential buildings and other
structures within this jurisdiction.
i. 101.5.8 Fire prevention. The provisions of the International Fire Code
(IFC) shall apply to matters affecting or relating to structures, processes and
premises from the hazard of fire and explosion arising from the storage, handling
or use of structures, materials or devices; from conditions hazardous to life,
property or public welfare in the occupancy of structures or premises; and from
the construction, extension, repair, alteration or removal of fire suppression and
alarm systems or fire hazards in the structure or on the premises from
occupancy or operation: and matters related to preparedness for natural or
manmade disasters.
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j. 101.5.9 Energy Code - Scope. The provisions of the Washington State
Energy Code (WSEC) shall apply to all matters governing the design and
construction of buildings for energy efficiency.
k. 101.5.10 Ventilation. The provisions of the mechanical code shall
apply to all occupancies to govern minimum requirements for ventilation.
B. SECTION 102 - APPLICABILITY:
1. 102.1.1 General. Where there is a conflict between a general
requirement and a specific requirement, the specific requirement shall be
applicable. Where, in any specific case, different sections of the Construction
Codes specify different materials, methods of construction or other
requirements, the most restrictive shall govern except that the hierarchy of the
codes named in RCW 19.27 shall govern.
2. 102.1.2 New Installations. This section applies to new installations-
Exception: If an electrical, plumbing or mechanical permit application is
received after this section has taken effect, but is identified with a building
permit application received prior to the effective date of the ordinance codified
in this section, all applicable codes adopted and in force at the time of a
complete building permit application will apply.
3. 102.1.3 Existing installations. Lawfully installed existing installations that
do not compiv with the provisions of this section shall be permitted to be
continued without change, except as is specifically covered in this section, the
International Fire Code or as is deemed necessary by the building official for the
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general safety and welfare of the occupants and the public. Where changes are
required for correction of hazards, a reasonable amount of time shall be given
for compliance, depending on the degree of the hazard.
4. 102.1.4 Maintenance. Buildings and structures, including their electrical,
plumbing and mechanical systems, equipment, materials and appurtenances,
both existing and new, and parts thereof shall be maintained in proper operating
condition in accordance with the original design and in a safe, hazard-free
condition. Devices or safeguards that are required by this section shall be
maintained in compliance with the code edition under which installed. The
owner or the owner's designated agent shall be responsible for the maintenance
of the systems and equipment. To determine compliance with this provision, the
code official shall have the authority to require that the systems and equipment
be reinspected.
5. 102.1.5 Additions, alterations, modifications or repairs. Additions,
alterations, modifications or repairs to a building or structure or to the electrical,
plumbing or mechanical svstem(s) of any building, structure, or premises shall
conform to the requirements of this section without requiring those portions of
the existing building or system not being altered or modified to comply with all
the requirements of this section. Installations, additions, alterations,
modifications, or repairs shall not cause an existing building to become unsafe or
to adversely affect the performance of the building as determined by the
building official or designated representative. Electrical wiring added to an
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existing service, feeder, or branch circuit shall not result in an installation that
violates the provisions of the code in force at the time the additions were made.
6. 102.2 Other laws. The provisions of the Construction Codes and the
Construction Administrative Code shall not be deemed to nullify any provisions
of local, state or federal law.
7. 102.3 Application of references. References to chapter or section
numbers, or to provisions not specifically identified by number, shall be
construed to refer to such chapter, section or provision of the Construction
Codes.
8. 102.4 Existing structures and installations. The legal occupancy of any
structure existing on the date of adoption of the Construction Codes shall be
permitted to continue without change, except as is specifically covered in the
referenced codes listed in RMC 4-5-060.A.6, 101.5 Referenced Codes, this code,
or as is deemed necessary by the building official for the general safety and
welfare of the occupants and the public.
9. 102.5 Added electrical wiring. Electrical wiring added to an existing
service, feeder, or branch circuit shall not result in an installation that violates
the provisions of this section in force at the time the additions were made.
10. 102.6.1 Moved buildings. Buildings or structures moved into or within a
jurisdiction shall comply with the provisions of the International Residential Code
(WAC 51-51), the International Building Code (WAC 51-50), the International
Mechanical Code (WAC 51-52), the International Fire Code (WAC 51-54), the
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Uniform Plumbing Code and Standards (WAC 51-56 and 51-57). and the
Washington State Energy Code (WAC 51-11).
Exception: Group R-3 buildings or structures are not required to compiv if:
a. The original occupancy classification is not changed: and
b. The original building is not substantially remodeled or rehabilitated.
For the purposes of this section a building shall be considered to be
substantially remodeled when the costs of remodeling exceed sixty percent
(60%) of the value of the building exclusive of the costs relating to preparation,
construction, demolition or renovation of foundations.
11. 102.6.2 Moved Buildings, Electrical.
a. Nonresidential buildings or structures moved into or within the
jurisdiction must be inspected to ensure compliance with current requirements
of this section-
fa. Residential buildings or structures moved into the jurisdiction must be
inspected to ensure compliance with the NEC requirements in effect at the time
and place the original wiring was made. The building or structure must be
inspected to ensure compliance with all current requirements of Chapter 19.28
RCW and the rules developed by the department if:
i. The original occupancy classification of the building or structure is
changed as a result of the move: or
ii. The building or structure has been substantially remodeled or
rehabilitated as a result of the move.
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12. 102.7.1 Referenced codes and standards. The codes and standards
referenced in the Construction Codes shall be considered part of the
requirements of the Construction Codes to the prescribed extent of each such
reference. Where differences occur between provisions of the Construction
Codes and referenced codes and standards, the provisions of the Construction
Codes shall apply.
Exception. Where enforcement of a code provision would violate the
conditions of the listing of equipment or an appliance, the conditions of the
listing and the manufacturer's installation instructions shall apply.
13. 102.7.2 International Fire Code - Referenced codes and standards. The
codes and standards referenced in this code shall be those that are listed in
Chapter 47, except the phrase "Electrical Code adopted by the City of Renton"
shall be substituted for all references to the NFPA 70-08 National Electrical Code-
Such codes and standards shall be considered part of the requirements of this
code to the prescribed extent of each such reference as determined or modified
by the fire code official. In the event the referenced codes are inconsistent with
this code, this code shall apply.
14. 102.8 Partial invalidity. In the event that any part or provision of the
Construction Codes is held to be illegal or void, this shall not have the effect of
making void or illegal any of the other parts or provisions.
15. 102.9 Requirements not covered by code. Requirements necessary for
the strength, stability or proper operation of an existing or proposed structure or
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installation, or for the public safety, health and general welfare, not specifically
covered by this code, shall be determined by the building official.
16.102.10 Structures in Areas of Special Flood Hazard. Buildings located in
Areas of Special Flood Hazard shall be regulated under the International Building
Code or the International Residential Code, and the Renton Municipal Code.
C. SECTION 103 - ENFORCEMENT AUTHORITY:
1. 103.1 Creation of Enforcement Agency. The building section is hereby
created and the official in charge thereof shall be known as the building official.
2. 103.2 Building official. The building official is responsible for
administration and interpretation of the Construction Administrative Code and
the Construction Codes, except that the fire marshal or his or her designee shall
be responsible for administration and interpretation of the International Fire
Code.
3. 103.3 Deputies. The building official may delegate authority to a deputy
building official, related technical officers, code enforcement officers, inspectors,
plan examiners or other City employees. Such employees shall have powers as
delegated by the building official.
4. 103.4 Fire Marshal/Deputy(s)/Assistant(s). In accordance with
prescribed procedures of this jurisdiction, the fire code official shall have the
authority to appoint a Fire Marshal, Deputy Fire Marshal(s) and/or Assistant Fire
Marshal(s), other related technical officers, inspectors and other employees.
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5. 103.5 Assistance from other agencies. Police and other enforcement
agencies shall have authority to render necessary assistance in the investigation
of fires or the enforcement of this code as requested by the fire code official, or
his/her designee.
6. 103.6 Obstructing operations. No person shall obstruct the operations of
the Fire and Emergency Services Department in connection with extinguishment,
control, or investigation of any fire or actions relative to other emergencies, or
disobey any lawful command of the fire chief or officer of the Fire and
Emergency Services Department in charge of the emergency, or any part
thereof, or any lawful order of a police officer assisting the Fire and Emergency
Services Department.
D. SECTION 104 - ORGANIZATION AND DUTIES:
1. 104.1 General. The building official is hereby authorized and directed to
administer, interpret and enforce the provisions of this Construction
Administrative Code and all Construction Codes using inspector consultation,
except the International Fire Code. After consulting with the inspectors, the
building official shall have the authority to render interpretations of said codes
and to adopt policies and procedures in order to clarify the application of their
provisions. Such interpretations, policies and procedures shall be consistent
with the intent and purpose of the codes and shall not have the effect of waiving
requirements specifically provided for in the codes. All references in this code to
the "department of fire prevention within the jurisdiction" shall be synonymous
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with the Fire and Emergency Services Department under the direction of the fire
code official. The function of the department shall be the implementation,
administration and enforcement of the provisions of this code.
2. 104.2. Liability. The building official, or employee charged with the
enforcement of this code, while acting in good faith and without malice in the
discharge of the duties required by this code or other pertinent law or
ordinance, shall not thereby be rendered liable personally and is hereby relieved
from personal liability for any damage accruing to persons or property as a result
of any act or by reason of an act or omission in the discharge of official duties.
Any suit instituted against an officer or employee because of an act performed
by that officer or employee in the lawful discharge of duties while acting in good
faith and without malice and under the provisions of this code shall be defended
by legal representative of the jurisdiction until the final termination of the
proceedings. The building official or subordinate shall not be liable for cost in
any action, suit or proceeding that is instituted in pursuance of the provisions of
this code.
3. 104.3 Applications and permits. The building official shall receive
applications, review construction documents and issue permits for the erection,
alteration, demolition and moving of buildings, structures and building service
equipment, inspect the premises for which such permits have been issued and
enforce compliance with the provisions of the Construction Codes and the
Construction Administrative Code.
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4. 104.4 Notices and orders. The building official shall issue all necessary
notices or orders to ensure compliance with the Construction Codes and the
Construction Administrative Code.
5. 104.5 Declaration of emergency - tagging of buildings. Following a City
of Renton-issued formal declaration of emergency, the building official shall be
authorized to evaluate and provide building safety evaluations. Evaluations shall
generally follow standards from the Applied Technology Council ATC 20, ATC 20-
1, or ATC 45 manuals. The procedure shall allow for the tagging of buildings as
"Inspected," "Limited Entry" or "Unsafe." Notice of orders pertaining to
dangerous buildings and appeal procedures established under adopted building
codes shall not apply under official declarations of emergency.
6. 104.6 Inspections. The building official shall make all of the required
inspections, or the building official shall have the authority to accept reports of
inspection by approved agencies or individuals. Reports of such inspections shall
be in writing and be certified by a responsible officer of such approved agency or
by the responsible individual. The building official is authorized to engage such
expert opinion as deemed necessary to report upon unusual technical issues that
arise at the applicant's expense.
7. 104.7 Identification. The building official shall carry proper identification
when inspecting structures or premises in the performance of duties under the
Construction Codes and the Construction Administrative Code.
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8. 104.8 Right of entry. Where it is necessary to make an inspection to
enforce the provisions of the Construction Codes and the Construction
Administrative Code, or where the building official has reasonable cause to
believe that there exists in a structure or upon a premises a condition which is
contrary to or in violation of the Construction Codes and the Construction
Administrative Code which makes the structure or premises unsafe, dangerous
or hazardous, the building official is authorized to enter the structure or
premises at reasonable times to inspect or to perform the duties imposed by the
Construction Codes and the Construction Administrative Code, provided that if
such structure or premises be occupied that credentials be presented to the
occupant and entry requested. If such structure or premises is unoccupied, the
building official shall first make a reasonable effort to locate the owner or other
person having charge or control of the structure or premises and request entry.
If entry is refused, the building official shall have recourse to the remedies
provided by law to secure entry.
9. 104.9 Department records. The building official shall keep official
records of applications received, permits and certificates issued, fees collected,
reports of inspections, and notices and orders issued. Such records shall be
retained in the official records for the period required for retention of public
records.
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10. 104.10 Approved materials and equipment. Materials, equipment and
devices approved by the building official shall be constructed and installed in
accordance with such approval.
11. 104.11 Used materials and equipment. The use of used materials and
building service equipment which meet the requirements of this code for new
materials is permitted. Used equipment and devices shall not be reused unless
prior approval is obtained from the building official.
12. 104.12 Modifications. Wherever there are practical difficulties involved
in carrying out the provisions of the Construction Codes and the Construction
Administrative Code, the building official shall have the authority to grant
modifications for individual cases, upon application of the owner or owner's
representative, provided the building official shall first find that special individual
reason makes the strict letter of the Construction Codes and the Construction
Administrative Code impractical and the modification is in compliance with the
intent and purpose of the Construction Codes and the Construction
Administrative Code and that such modification does not lessen health,
accessibility, life and fire safety, or structural requirements. The details of action
granting modifications shall be recorded and entered in the files of the
department. The building official is authorized to charge an additional fee to
evaluate any proposed modification under the provisions of this section-
IB. 104.13 Alternative materials, design and methods of construction and
equipment. The provisions of the Construction Codes are not intended to
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prevent the installation of any material or to prohibit any design or method of
construction not specifically prescribed by the Construction Codes, provided that
any such alternative has been approved by the building official. An alternative
material, design or method of construction shall be approved where the building
official finds that the proposed design is satisfactory and complies with the
intent of the provisions of the Construction Codes, and that the material,
method or work offered is, for the purpose intended, at least the equivalent of
that prescribed in the Construction Codes in quality, strength, effectiveness, fire
resistance, durability and safety. The building official is authorized to charge an
additional fee to evaluate any proposed alternate material, design and/or
method of construction and equipment under the provisions of this section.
14. 104.14 Research reports. Supporting data, where necessary to assist in
the approval of materials or assemblies not specifically provided for in the
Construction Codes, shall consist of valid research reports from approved
sources.
15. 104.15 Tests. Whenever there is insufficient evidence of compliance
with the provisions of the Construction Codes, or evidence that a material or
method does not conform to the requirements of the Construction Codes, or in
order to substantiate claims for alternative materials or methods, the building
official shall have the authority to require tests as evidence of compliance to be
made at no expense to the jurisdiction. Test methods shall be as specified in the
Construction Codes or by other recognized test standards. In the absence of
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recognized and accepted test methods, the building official shall approve the
testing procedures. Tests shall be performed by an approved agency. Reports of
such tests shall be retained by the building official for the period required for
retention of public records.
16. 104.16.1 Responsibility for compliance. Compliance with the
requirements of this code is the obligation of the owner of the building,
structure, or premises, the duly authorized agent of the owner, and other
persons responsible for the condition or work, and not of the City or any of its
officers, employees or agents.
17. 104.16.2 Responsibilities of registered design professional in
responsible charge. It is the responsibility of the registered design professional
in responsible charge to ensure that the information in the construction
documents is complete, accurate, and, to the best of the design professional's
knowledge, conforms to the requirements of this code.
18. 104.16.3 Responsibilities of structural engineer in responsible charge.
It is the responsibility of the structural engineer in responsible charge to:
a. Design the primary structure;
Exception: A licensed engineer other than the structural engineer in
responsible charge may design the primary structure of single-story metal
buildings.
b. Specify design loads, configurations, controlling dimensions, deflection
limits and/or other criteria necessary for the design of secondary structural
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components and sub-systems and the selection of structurally qualified
products;
c. Determine the adequacy and conformance of the application of the
structurally qualified products with the design intent of the City-approved
construction documents;
d. Review for compatibility with the City-approved construction
documents previously approved by the building official, the deferred submittals
for the primary structural frame and the design and deferred submittals for
secondary members for the following structural elements:
i. Wood trusses;
ii. Glu-lam beams;
iii. Steel joists;
iv. Structural steel;
v. Steel decking;
vi. Prefabricated stair systems;
vii. Precast concrete piles;
viii. Post-tensioned floor systems;
ix. Curtain wall systems;
x. Precast prestressed planks;
xi. Major skylight frames; and
xii. Precast concrete/masonry wall panels.
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The building official may approve additions to, or deletions from this list
for specific projects. If there is no structural engineer in responsible charge on
the project, the architect in responsible charge shall assume these
responsibilities.
19. 104.16.4 Responsibilities of contractor. It is the responsibility of the
contractor to perform all the work in conformance with the City-approved
construction documents.
20. 104.16.5 Responsibilities of plans examiner. It is the responsibility of
the plans examiner to verify that the description of the work in the construction
documents is substantially complete, and to require corrections where, to the
best of the plans examiner's knowledge, the construction documents do not
conform to this code or other pertinent laws and ordinances.
21. 104.16.6 Responsibilities of field inspector. It is the responsibility of the
field inspector to conduct inspections to verify that the work in progress
conforms with the approved construction documents and to require corrections
where, to the best of the field inspector's knowledge, the work either does not
conform to the construction documents or where the work is in violation of this
code or other pertinent laws and ordinances.
E. SECTION 105 - PERMITS:
1. 105.1 Required. Any owner or authorized agent who intends to
construct, enlarge, alter, repair, move, demolish, or change the occupancy of a
building or structure, or to erect, install, enlarge, alter, repair, remove, convert
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or replace any electrical, gas, mechanical or plumbing system, the installation of
which is regulated by the Construction Codes and the Construction
Administrative Code, or to cause any such work to be done, shall first make
application to the building official and obtain the required permit.
a. 105.1.1 Electrical permit required. In accordance with Chapter 19.28
RCW, an electrical permit is required for the following installations:
i. The installation, alteration, repair, replacement, modification or
maintenance of all electrical systems, wire and electrical equipment regardless
of voltage.
ii. The installation and/or alteration of low voltage systems defined
as:
(a) NEC, Class 1 power limited circuits at thirty (30) volts
maximum.
(b) NEC, Class 2 circuits powered by a Class 2 power supply as
defined in NEC 725.41(A).
(c) NEC, Class 3 circuits powered by a Class 3 power supply as
defined in NEC 725.41(A).
iii. Telecommunications Systems.
(a) All installations of telecommunications systems on the
customer side of the network demarcation point for projects greater than ten
(10) telecommunications outlets.
24
ORDINANCE NO. 5711
(b) All backbone installations regardless of size and all
telecommunications cable or equipment installations involving penetrations of
fire barriers or passing through hazardous locations require permits and
inspections.
(c) The installation of greater than ten (10) outlets and the
associated cables along any horizontal pathway from a telecommunications
closet to work areas during any continuous ninety (90) - day period requires a
permit and inspection.
(d) In Residential Groups R-l and R-2 occupancies as defined in
the International Building Code, permits and inspections are required for all
backbone installations, all penetrations of fire-resistive walls, ceilings and floors;
and installations of greater than ten (10) outlets in common areas.
(e) Definitions of telecommunications technical terms will come
from Chapter 19.28 RCW, the currently adopted WAC rules, EIA/TIA standards.
and the NEC-
fa. 105.1.2 Grading permit required. No person shall do any grading
without first obtaining a grading permit from the building official.
2. 105.2 Work exempt from permit. Exemptions from permit requirements
related to the Construction Codes shall not be deemed to grant authorization for
any work to be done in any manner in violation of the provisions of the
Construction Codes or any other laws or ordinances of this jurisdiction. Permit
25
ORDINANCE NO. 5711
exemptions shall not apply to Areas of Flood Hazard and City Land Use Critical
Areas. Permits shall not be required for the following:
a. Public service agencies or Work in the Public Way.
i. A permit shall not be required for the installation, alteration or
repair of generation, transmission, distribution or metering or other related
equipment that is under the ownership and control of public service agencies
established by right.
ii. A permit shall not be required for work located primarily in a public
way, public utility towers and poles (but not exempting wireless communications
facilities not located in a public way) and hydraulic flood control structures.
b. Grading.
i. An excavation below existing finished grade for basements and
footings of an existing building, retaining wall or other structure authorized by a
valid building permit. This shall not exempt any excavation having an
unsupported height greater than five feet (5').
ii. An excavation of less than fifty (50) cubic yards of materials which:
(a) is less than two (2) feet in depth and/or
(b) which does not create a cut slope of a ratio steeper than two
(2) horizontal to one (1) vertical.
(c) A fill of less than fifty (50) cubic yards of material which is less
than one foot (!') in depth and placed on natural terrain with a slope flatter than
five (5) horizontal to one (1) vertical.
26
ORDINANCE NO. 5711
c. Building.
i. One (1) story detached accessory structures constructed under the
provisions of the IRC used as tool and storage sheds, tree supported play
structures, playhouses and similar uses, provided the floor area does not exceed
two hundred (200) square feet (18.58 m2).
ii. Fences not over six feet (6') (1,829 mm) high.
iii. Oil derricks.
iv. Retaining walls and rockeries which are not over four feet (4')
(1,219 mm) in height measured from the bottom of the footing to the top of the
wall, unless supporting a surcharge or impounding Class I, II or lll-A liquids.
v. Water tanks supported directly on grade if the capacity does not
exceed five thousand (5,000) gallons (18,925 L) and the ratio of height to
diameter or width does not exceed two (2) to one (1).
vi. Sidewalks, decks and driveways not more than thirty inches (30")
(762 mm) above grade and not over any basement or story below and which are
not part of an accessible route.
vii. In-kind re-roofing of one (1) - and two (2) - family dwellings
provided the roof sheathing is not removed or replaced.
viii. Painting, non-structural wood and vinyl siding, papering, tiling,
carpeting, cabinets, counter tops and similar finish work, provided that existing,
required accessible features are not altered.
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ORDINANCE NO. 5711
ix. Temporary motion picture, television and theater stage sets and
scenery.
x. Prefabricated swimming pools accessory to one (1) - and two (2) -
family dwellings or Group R-3 occupancy which are less than twenty-four inches
(24") (610 mm) deep, do not exceed five thousand (5,000) gallons (18,925 L) and
are installed entirely above ground.
xi. Shade cloth structures constructed for garden nursery or
agricultural purposes and not including service systems.
xii. Swings, slides and other similar playground equipment.
xiii. Window awnings supported by an exterior wall which do not
project more than fifty-four inches (54") (1,372 mm) from the exterior wall and
do not require additional support of a one (1) - and two (2) - family dwelling or a
Group R-3 or U occupancy.
xiv. Movable cases, counters and partitions not over five feet nine
inches (5'9") (1,753 mm) in height.
xv. Satellite earth station antennas six and one half feet (6-1/2') (2 m)
or less in diameter in zones other than residential zones.
xvi. Satellite earth station antennas three and one quarter (3-1/4') (1
m) or less in diameter in residential zones.
xvii. Video programming service antennas three and one quarter feet
(3-1/4') (1 m) or less in diameter or diagonal dimension, regardless of zone.
28
ORDINANCE NO. 5711
xviii. Replacement of nonstructural siding on IRC structures except for
veneer, stucco or exterior finish and insulation systems (EFIS).
xix. In-kind window replacement for IRC structures where no
alteration of structural members is required and when the window U-values
meet the prescriptive requirements within the Washington State Energy Code.
xx. Job shacks that are placed at a permitted job site during
construction may be allowed on a temporary basis and shall be removed upon
final approval of construction. A job shack is a portable structure for which the
primary purpose is to house equipment and supplies, and which may serve as a
temporary office during construction for the purposes of the construction
activity.
d. Electrical.
i. Portable motors or other portable appliances energized by means
of a cord or cable having an attachment plug end to be connected to an
approved receptacle when that cord or cable is permitted by the National
Electrical Code.
ii. Repair or replacement of fixed motors, transformers or fixed
approved appliances or devices rated fifty amps or less which are like-in-kind in
the same location.
iii. Temporary decorative lighting, when used for a period not to
exceed ninety (90) days and removed at the conclusion of the ninety (90) - day
period.
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ORDINANCE NO. 5711
iv. Repair or replacement of current-carrying parts of any switch,
conductor or control device which are like-in-kind in the same location.
v. Repair or replacement of attachment plug(s) and associated
receptacle(s) rated fifty (50) amperes or less which are like-in-kind in the same
location.
vi. Repair or replacement of any over-current device which is like-in-
kind in the same location.
vii. Repair or replacement of electrodes or transformers of the same
size and capacity for signs or gas tube systems.
viii. Removal of electrical wiring.
ix. Telecommunications Systems as follows:
(a) Telecommunications outlet installations within individual
dwelling units.
(b) The installation or replacement of cord and plug connected
telecommunications equipment or for patch cord and jumper cross-connected
equipment.
x. Listed wireless security systems where power is supplied by a listed
Class 2 plug in transformer installed within dwelling units.
xi. A permit shall not be required for the installation, alteration or
repair of electrical wiring, apparatus or equipment or the generation,
transmission, distribution or metering of electrical energy or in the operation of
30
ORDINANCE NO. 5711
signals or the transmission of intelligence by a public or private utility in the
exercise of its function as a serving utility.
xii. Portable generators serving only cord and plug connected loads
supplied through receptacles on the generator rated at four thousand (4.000)
watts or less.
xiii. Travel trailers.
xiv. Like-in-kind replacement of a: contactor, relay, timer, starter,
circuit board, or similar control component; household appliance; circuit
breaker; fuse; residential luminaire; lamp; snap switch; dimmer; receptacle
outlet; thermostat; heating element; luminaire ballast with an exact same
ballast; component(s) of electric signs, outline lighting, skeleton neon tubing
when replaced on-site by an appropriate electrical contractor and when the sign,
outline lighting or skeleton neon tubing electrical system is not modified; ten
(10) horsepower or smaller motor; and induction detection loops described in
WAC 296-46B-300(2) and used to control gate access devices.
e. Mechanical.
i. Portable heating, cooking, or clothes drying appliances.
ii. Portable ventilation equipment.
iii. Portable cooling unit.
iv. Steam, hot or chilled water piping within any heating or cooling
equipment regulated by the Construction Codes.
31
v. Replacement of any part which does not alter its approval or make
it unsafe.
vi. Portable evaporative cooler.
vii. Self-contained refrigeration system containing ten (10) pounds
(4.54 kg) or less of refrigerant and actuated by motors of one (1) horsepower
(746 W) or less.
viii. Portable fuel cell appliances that are not connected to a fixed
piping system and are not interconnected.
ix. Low-voltage circuits for built-in residential vacuum systems,
underground landscape sprinkler systems and residential garage doors.
x. Low-voltage circuits for underground landscape lighting when
power supplying the installation is derived from a listed Class 2 power supply and
the installation isn't covered under Article 680 of the NEC for swimming pools,
fountains and similar installations.
f. Plumbing.
i. The stopping and/or repairing of leaks in drains, water, soil, waste
or vent pipe provided, however, that should any concealed trap, drain pipe,
water, soil, waste or vent pipe become defective and it becomes necessary to
remove and replace the same with new material, the same shall be considered
as new work and a permit shall be obtained and inspection made as provided in
the Construction Codes.
32
ORDINANCE NO. 5711
ii. The clearing of stoppages or the repairing of leaks in pipes, valves
or fixtures and the removal and reinstallation of water closets, provided such
repairs do not involve or require replacement or rearrangement of valves, pipes
or fixtures.
iii. Reinstallation or replacement of prefabricated fixtures that do not
involve or require the replacement or rearrangement of valves or pipes.
3. 105.2.1 Emergency repairs. Where equipment replacements and
equipment repairs must be performed in an emergency situation, the permit
application shall be submitted within the next working business day to the
building official.
4. 105.2.2 Repairs. Application or notice to the building official is not
required for ordinary repairs to structures. Such repairs shall not include the
cutting away of any wall, partition or portion thereof, the removal or cutting of
any structural beam or load-bearing support, or the removal or change of any
required means of egress, or rearrangement of parts of a structure affecting the
egress requirements; nor shall ordinary repairs include an addition to, alteration
of, replacement or relocation of any standpipe, water supply, sewer, drainage,
drain leader, gas, soil, waste, vent or similar piping, electric wiring or mechanical
or other work affecting public health or general safety.
5. 105.3 Application for permit. To obtain a permit, the applicant shall first
file a complete application in writing on a form furnished by the building
department for that purpose. Such application shall:
33
ORDINANCE NO. 5711
a. Identify and describe the work to be covered by the permit for which
application is made.
b. Describe the land on which the proposed work is to be done by legal
description, street address or similar description that will readily identify and
definitely locate the proposed building or work.
c. Indicate the use and occupancy for which the proposed work is
intended.
d. Be accompanied by construction documents and other information as
required in RMC 4-5-060.G, Section 107 - Submittal Documents.
e. State the valuation of the proposed work.
f. Be signed by the applicant or the applicant's authorized agent.
g. Give such other data and information as required by the building
official.
6. 105.3.1 Action on application. The building official shall examine or
cause to be examined applications for permits and amendments thereto within a
reasonable time after filing. If the application or the construction documents do
not conform to the requirements of pertinent laws, the building official shall
reject such application in writing, stating the reasons therefor. If the building
official is satisfied that the proposed work conforms to the requirements of the
Construction Codes and the Construction Administrative Code and laws and
ordinances applicable thereto, the building official shall issue a permit therefor
as soon as practicable.
34
ORDINANCE NO. 5711
7. 105.3.2 Time limitation of application.
a. Applications for which no permit is issued within twelve (12) months
followinR the date of application shall expire by limitation and plans and other
data submitted for review may thereafter be returned to the applicant or
destroyed in accordance with state law.
b. The buildinR official may extend the life of an application if any of the
followinR conditions exist:
i. Compliance with the State Environmental Policy Act is in proRress;
or
ii. Any other City review is in progress; provided the applicant has
submitted a complete response to City requests or the buildinR official
determines that unique or unusual circumstances exist that warrant additional
time for such response, and the buildinR official determines that the review is
proceedinR in a timely manner toward final City decision; or
iii. LitiRation aRainst the City or applicant is in proRress, the outcome
of which may affect the validity or the provisions of any permit issued pursuant
to such application.
8. 105.3.3 Verification of contractor registration. Prior to issuance of a
permit for work which is to be done by a contractor required to be reRistered
pursuant to RCW 18.27, the applicant shall provide the City with the contractor's
reRistration number and Renton business license number and any other
35
ORDINANCE NO. 5711
information determined necessary by the City to allow verification that such
contractor is currently registered as required by law.
9. 105.4 Validity of permit. 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 Construction Codes and the Construction Administrative Code
or of any other ordinance of the jurisdiction. Permits presuming to give authoritv
to violate or cancel the provisions of the Construction Codes and the
Construction Administrative 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 the 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 the
Construction Codes and the Construction Administrative Code or of any other
ordinances of this jurisdiction.
10. 105.5 Expiration.
a. Every permit issued shall expire two (2) years from the date of
issuance. The building official may approve a request for an extended expiration
date where a construction schedule is provided by the applicant and approved
prior to permit issuance.
b. An existing building permit may be renewed one (1) time for a fee of
one-half (1/2) the original permit fee, provided the permit has not expired.
Permit renewals shall expire in one (1) year. For permits that have been expired.
36
ORDINANCE NO. 5711
a new permit must be obtained and new fees paid. No permit shall be renewed
more than once.
c. Electrical, mechanical, plumbing, fire, signs and demolition permits
shall expire one (1) year from issuance. An electrical, mechanical, plumbing, fire
or sign permit associated with a building permit may be extended at the
applicant's request to the same expiration date as the associated building
permit.
d. The building official may authorize a thirty (30) - day extension to an
expired permit for the purpose of performing a final inspection and closing out
the permit as long as not more than one hundred eighty (180) days has passed
since the permit expired. The thirty (30) - day extension would commence on the
date of written approval. If work required under a final inspection is not
completed within the thirty (30) - day extension period, the permit shall expire-
However, the building official may authorize an additional thirty (30) - day
extension if conditions outside of the applicant's control exist and the applicant
is making a good faith effort to complete the permitted work.
11. 105.6 Suspension or revocation. The building official is authorized to
suspend or revoke a permit issued under the provisions of the Construction
Codes and the Construction Administrative Code wherever the permit is issued
in error or on the basis of incorrect, inaccurate or incomplete information, or in
violation of any ordinance or regulation or any of the provisions of the
Construction Codes and the Construction Administrative Code.
37
ORDINANCE NO. 5711
12. 105.7 Placement of permit. The building permit or copy shall be kept on
the site of the work until the completion of the project. For access to permit for
inspections, see RMC 4-5-060J.6, 110.6 Inspection record.
13. 105.8 Flammable and combustible liquids. An operational permit is
required:
a. To use or operate a pipeline for the transportation within facilities of
flammable or combustible liquids. This requirement shall not apply to the off-site
transportation in pipelines regulated by the Department of Transportation (DOT)
nor does it apply to piping systems.
b. To store, handle or use Class I liquids in excess of five (5) gallons (19L)
in a building or in excess often (10) gallons (37.9L) outside of a building, except
that a permit is not required for the following:
i. The storage or use of Class I liquids in the fuel tank of a motor
vehicle, aircraft, motorboat, mobile power plant or mobile heating plant unless
such storage, in the opinion of the fire code official, would cause an unsafe
condition.
ii The storage or use of paints, oils, varnishes or similar flammable
mixtures when such liquids are stored for maintenance, painting or similar
purposes for a period of not more than thirty (30) days.
c. To store, handle or use Class II or Class MIA liquids in excess of twenty-
five (25) gallons (95 L) in a building or in excess of sixty (60) gallons (227L)
38
ORDINANCE NO. 5711
outside a buildinR, except for fuel oil used in connection with oil-burning
equipment in single-family and duplex dwellings.
d. To store, handle or use Class IIIB liquids in tanks or portable tanks for
fueling motor vehicles at motor fuel-dispensing facilities or where connected to
fuel-burning equipment-
Exception: Fuel oil and used motor oil used for space heating or water
heating in single-family or duplex dwellings.
e. To remove Class I or II liquids from an underground storage tank used
for fueling motor vehicles by any means other than the approved, stationary on-
site pumps normally used for dispensing purposes.
f. To operate tank vehicles, equipment, tanks, plants, terminals, wells,
fuel-dispensing stations, refineries, distilleries and similar facilities where
flammable and Class II, IMA or IIIB combustible liquids are produced, processed
transported, stored, dispensed or used.
g. To place temporarily out of service (for more than ninety (90) days) an
underground, protected above-ground or above-ground flammable or
combustible liquid tank.
h. To change the type of contents stored in a flammable or combustible
liquid tank to a material that poses a greater hazard than that for which the tank
was designed and constructed.
i. To manufacture, process, blend or refine flammable or combustible
liquids.
39
ORDINANCE NO. 5711
j. To engage in the dispensing, of liquid fuels into the fuel tanks of motor
vehicles at commercial, industrial, governmental or manufacturing
establishments.
k. To utilize a site for the dispensing of liquid fuels from tank vehicles into
the fuel tanks of motor vehicles, marine craft and other special equipment at
commercial, industrial, governmental or manufacturing establishments.
14. 105.9 Hot works operations. An operational permit is required for hot
work including, but not limited to:
a. Public exhibitions and demonstrations where hot work is conducted.
b. Use of portable hot work equipment inside a structure.
c. Fixed-site hot work equipment such as welding booths.
d. Hot work conducted within a wildfire risk area.
e. Application of roof coverings with the use of an open-flame device.
f. When approved, the fire code official shall issue a permit to carry out a
hot work program. This program allows approved personnel to regulate their
facility's hot work operations. The approved personnel shall be trained in the fire
safety aspects denoted in this section and shall be responsible for issuing permits
requiring compliance with the requirements found in Chapter 35 of the
International Fire Code (IFC). These permits shall be issued only to their
employees or hot work operations under their supervision.
15. 105.10 Temporary place of assembly/special event permit. An
operational permit is required for any special event where three hundred (300)
40
ORDINANCE NO. 5711
or more people will congregate, either outdoors or indoors, in other than a
Group A Occupancy.
16. 105.11 Hazardous materials. A construction permit is required to
install, repair damage to, abandon, remove, place temporarily out of service, or
close or substantially modify a storage facility, tank, or other area regulated by
Chapter 50 of the IFC when the hazardous materials in use or storage exceed the
amounts listed in Table 105.6.20 of the IFC.
Exceptions:
a. Routine maintenance.
b. For emergency repair work performed on an emergency basis,
application for permit shall be made within two (2) working days of
commencement of work.
17. 105.12 Underground tanks operational permit fees. The fee for permits
issued in accordance with section 105.6 of the International Fire Code and
permits issued for underground tank removal shall be as stipulated in the City of
Renton Fee Schedule Brochure. Fees for tank storage shall be assessed for each
individual tank-
Exception: Permit fees for Class IIIB liquid storage shall be assessed for each
tank up to a total of five (5) tanks, and no additional fee shall be charged for the
sixth (6th) through the tenth (10th) tank. The eleventh (11th) tank and each
subsequent tank of Class IIIB liquids shall be assessed per tank.
41
ORDINANCE NO. 5711
The permits shall expire one (1) year after date of issuance or as otherwise
noted on the permit. The permit fee shall be payable at or before the time of
issuance or renewal of the permit. In the event of failure to remit payment for an
operational permit within thirty (30) days after receipt of application or renewal
notice, the fee for the permit shall be double the amount of the above-stated
fee.
F. SECTION 106 - FLOOR AND ROOF DESIGN LOADS:
1. 106.1 Live Loads Posted. Where the live load for which each floor or
portion thereof of a commercial or industrial building is or has been designed to
exceed fifty (50) psf (2.40kN/m2), such design live load shall be conspicuously
posted by the owner in that part of each story in which they apply, using durable
signs. It shall be unlawful to remove or deface such notices.
2. 106.2 Issuance of certificate of occupancy. A certificate of occupancy
required by RMC 4-5-060.K, Section 111 - Certificate Of Occupancy, shall not be
issued until the floor load signs required by RMC 4-5-060.F.1, 106.1 Live Loads
Posted, have been installed.
3. 106.3 Restrictions on loading. It shall be unlawful to place, cause or
permit to be placed, on any floor or room of a building, structure or portion
thereof, a load greater than is permitted by this code.
G. SECTION 107 - SUBMITTAL DOCUMENTS:
1. 107.1 Submittal documents. Submittal documents consisting of
construction documents, statement of special inspection and structural
42
ORDINANCE NO. 5711
observation programs, engineering reports and calculations, diaRrams and other
data shall be submitted with each permit application for a permit. The
construction documents shall be prepared by a registered design professional
where required by the State of Washington. Where special conditions exist, the
building official is authorized to require additional construction documents to be
prepared by a registered design professional-
Exception: The building official is authorized to waive the requirement for
submission of construction documents and other data if it is found that the
nature of the work applied for is such that review of construction documents is
not necessary to obtain compliance with the Construction Codes.
2. 107.2 Construction documents. Construction documents shall be in
accordance with RMC 4-5-060.G.2.a, 107.2.1 Information on construction
documents, through RMC 4-5-060.G.2.f, 107.2.5 Site plan.
a. 107.2.1 Information on construction documents. Construction
documents shall be dimensioned and drawn upon suitable material. Electronic
media documents are permitted to be submitted when approved by the building
official. Construction documents shall be of sufficient clarity to indicate the
location, nature and extent of the work proposed in the proper orientation and
layout as it is to be constructed and show in detail that it will conform to the
provisions of the Construction Codes and the Construction Administrative Code
and relevant laws, ordinances, rules and regulations, as determined by the
building official. The plans must include the relevant items listed in this section
43
ORDINANCE NO. 5711
and any other information or documents as deemed necessary by the building
official-
fa. 107.2.2 Fire protection system shop drawings. Shop drawings for the
fire protection system(s) shall be submitted to indicate conformance with the
Construction Codes, the Construction Administrative Code, and the construction
documents and shall be approved prior to the start of system installation. Shop
drawings shall contain all information as required by the referenced installation
standards in Chapter 9 of the IBC. Shop drawings shall be prepared by a certified
individual as required by the State of Washington.
c. 107.2.3 Means of egress. The construction documents shall show in
sufficient detail the location, construction, size and character of all portions of
the means of egress in compliance with the provisions of the Construction
Codes. In other than one (1) - and two (2) - family dwellings and in Groups R-2, R-
3, and 1-1 occupancies, the construction documents shall designate the number
of occupants to be accommodated on every floor and in all rooms and spaces.
d. 107.2.4 Exterior wall envelope. Construction documents for all
buildings shall describe the exterior wall envelope in sufficient detail to
determine compliance with the Construction Codes. The construction
documents shall provide details of the exterior wall envelope as required,
including flashing; intersections with dissimilar materials; corners; end details;
control joints; intersections at roof eaves or parapets; means of drainage; water-
resistive membranes; and details around openings. The construction documents
44
ORDINANCE NO. 5711
shall include manufacturer's installation instructions that provide supportinR
documentation that the proposed penetration and opening details described in
the construction documents maintain the weather resistance of the exterior wall
envelope. The supportinR documentation shall fully describe the exterior wall
system which was tested, where applicable, as well as the test procedure used-
Exception: Subject to the approval of the building official, one (1) - and
two (2) - family dwellinRS and Group R-3 and U occupancies may be exempt from
the detailinR requirements of this section.
e. 107.2.4.1 Building enclosure design requirements of Revised Code of
Washington (RCW) 64.55 (otherwise known as Engrossed House Bill (EHB)
1848). BuildinR enclosure desiRn documents of new or rehabilitated multifamily
buildinRS that are subject to reRulations of EnRrossed House Bill 1848 must be
submitted at the time of permit application. All applications for buildinR
construction or rehabilitation shall include desiRn documents prepared and
stamped by an architect or enRineer that identify the buildinR enclosure
(buildinR enclosure documents), includinR but not limited to waterproofinR,
weather proofinR and/or otherwise protected from water or moisture intrusion,
unless a recorded irrevocable sale prohibition covenant is submitted to the City.
The City is prohibited from issuinR a permit for construction or
rehabilitative construction unless the buildinR enclosure documents contain a
stamped statement by the person stampinR the buildinR enclosure desiRn
documents in substantially the followinR form: "The undersiRned has provided
45
ORDINANCE NO. 5711
buildinR enclosure documents that in my professional judgment are appropriate
to satisfy the requirements of sections 1 through 10 of EHB 1848." The City is not
responsible for determining whether the building enclosure design documents or
the inspections performed are adequate or appropriate to satisfy the
requirements of the act-
See RMC 4-9-040, Condominium Conversions, for additional
requirements.
f. 107.2.5 Site plan. The construction documents submitted with the
application for permit shall be accompanied by a site plan showing to scale the
size and location of new construction and existing structures on the site,
distances from lot lines, the established street grades and the proposed finished
grades and, as applicable, flood hazard areas, floodways, and design flood
elevations; and it shall be drawn in accordance with an accurate boundary line
survey. In the case of demolition, the site plan shall show construction to be
demolished and the location and size of existing structures and construction that
is to remain on the site or plot. The building official is authorized to waive or
modify the requirement for a site plan when the application for permit is for an
alteration or repair or when otherwise warranted.
g. 107.2.5.1 Design flood elevations. Where design flood elevations are
not specified, they shall be established in accordance with Section 1612.3.1 of
the IBC.
h. 107.2.6 Electrical.
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ORDINANCE NO. 5711
i. Electrical Engineer. Electrical plans for the followinR installations
shall be prepared by or under the direction of an electrical engineer registered
under Chapter 18.43 RCW, and Chapters 180-29, 246B-320, and 388-97 WAC. All
electrical plans must bear the engineer's stamp and signature-
fa) All educational facilities, hospitals and nursing homes;
(b) All services or feeders rated one thousand six hundred (1,600)
amperes or larger;
(c) All installations identified in the National Electrical Code
requiring enRineerinR supervision;
(d) As required by the buildinR official for installations which by
their nature are complex, hazardous or pose unique desiRn problems.
ii. Information on construction documents. Construction documents
shall identify the name and classification of the facility and clearly show the
electrical installation or alteration in floor plan view, include all switchboard and
panelboard schedules and when a service or feeder is to be installed or altered,
must include a riser diaRram, load calculation, fault current calculation, and
interruptinR ratinR of equipment.
iii. Penetrations. Construction documents shall indicate where
penetrations will be made for electrical systems and shall indicate the materials
and methods for maintaininR required structural safety, fire-resistance ratinR
and fire-blockinR.
47
ORDINANCE NO. 5711
iv. Load calculations. Where an addition or alteration is made to an
existing electrical system, an electrical load calculation shall be prepared to
determine if the existing electrical service has the capacity to serve the added
load.
v. Plan review required. Electrical plan review is required for all new
or altered electrical projects in the following occupancies and/or installations:
(a) Educational, institutional, or health care facilities/buildings as
follows:
(1) Hospital:
(2) Nursing home unit or long-term care unit:
(3) Boarding home;
(4) Assisted living facility;
(5) Private alcoholism hospital;
(6) Alcoholism treatment facility;
(7) Private psychiatric hospital;
(8) Maternity home;
(9) Ambulatory surgery facility;
(10) Renal hemodialysis clinic;
(11) Residential treatment facility for psychiatrically impaired
children and youth;
(12) Adult residential rehabilitation center;
(13) Educational facilities; and
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ORDINANCE NO. 5711
(14) Institutional facilities-
Exceptions:
(b) Electrical Plan review is not required for the above
educational, institutional, or health care facilities buildings where:
(1) Lighting specific projects that result in an electrical load
reduction on each feeder involved in the project;
(2) Low voltage systems;
(3) Modification to existing electrical installations where all of
the following conditions are met:
(A) Service or distribution equipment involved is rated one
hundred (100) amperes or greater and does not exceed two hundred fifty (250)
volts;
(B) Does not involve emergency systems other than listed
unit equipment per NEC 700.12(F);
(C) Does not involve branch circuits or feeders of an
essential electrical system as defined in NEC 517.2; and
(D) Service and feeder load calculations are increased by
five percent (5%) or less.
(4) Stand-alone utility fed services that do not exceed two
hundred fifty (250) volts, one hundred (100) amperes where the project's
distribution system does not include:
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ORDINANCE NO. 5711
(A) Emergency systems other than listed unit equipment
per NEC 700.12(F);
(B) Critical branch circuits or feeders as defined in NEC
517.2; or
(C) A required fire pump system.
(c) Alterations in non-residential occupancies two thousand five
hundred (2,500) square feet and greater.
(d) Installations in occupancies, except one (1) - and two (2) -
family dwellings, where a service or feeder rated one hundred (100) amperes or
greater is installed or altered or if more than one hundred (100) amperes is
added to the service or feeder.
(e) All work on electrical systems operating at/over six hundred
(600) Volts.
(f) All commercial generator installations or alterations.
(g) All work in areas determined to be hazardous (classified)
location by the NEC.
(h) If sixty percent (60%) or more of luminaires change.
(i) Installations of switches or circuit breakers rated four hundred
amperes or over except for one (1) - and two (2) - family dwellings.
(j) Wind driven generators.
(k) Solar photovoltaic systems.
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ORDINANCE NO. 5711
(I) Any proposed installation which cannot be adequately
described in the application form.
i. 107.2.7 Plumbing. Plans must be submitted for review and approval
whenever the scope of the work is too complex for inspection alone as
determined by the building official.
j. 107.2.8 Mechanical. Plans must be submitted for review and approval
whenever the scope of the work is too complex for inspection alone as
determined by the building official.
3. 107.3 Examination of documents. The building official shall examine or
cause to be examined the accompanying submittal documents and shall
ascertain by such examinations whether the construction indicated and
described is in accordance with the requirements of the Construction Codes, the
Construction Administrative Code, and other pertinent laws or ordinances.
a. 107.3.1 Use of consultants. Whenever review of a building permit
application requires retention by the jurisdiction for professional consulting
services, the applicant shall reimburse to the jurisdiction the cost of such
professional consulting services. This fee shall be in addition to the normal plan
review and building permit fees. The jurisdiction may require the applicant to
deposit an amount with the jurisdiction estimated in the discretion of the
building official to be sufficient to cover anticipated costs to retaining
professional consultant services and to ensure reimbursement for such costs.
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ORDINANCE NO. 5711
b. 107.3.2 Approval of construction documents. When the building
official issues a permit, the construction documents shall be approved, in writing
or by stamp, as "Reviewed for Code Compliance." One (1) set of construction
documents so reviewed shall be retained by the building official. The other set
shall be returned to the applicant, shall be kept at the site of work and shall be
open to inspection by the building official or a duly authorized representative.
c. 107.3.3 Phased approval. The building official is authorized to issue a
permit for the construction of foundations or any other part of a building or
structure before the construction documents for the whole building or structure
have been submitted, provided that adequate information and detailed
statements have been filed complying with pertinent requirements of the
Construction Codes and the Construction Administrative Code. The holder of
such permit for the foundation or other parts of a building or structure shall
proceed at the holder's own risk with the building operation and without
assurance that a permit for the entire structure will be granted.
4. 107.4.1 Design professional in responsible charge - General. When it is
required that documents be prepared by a qualified registered design
professional, the building official shall be authorized to require the owner to
engage and designate on the building permit application a registered design
professional who shall act as the registered design professional in responsible
charge. If the circumstances require, the owner shall designate a substitute
registered design professional in responsible charge who shall perform the
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ORDINANCE NO. 5711
duties required of the original registered design professional in responsible
charge. The building official shall be notified in writing by the owner if the
registered design professional in responsible charge is changed or is unable to
continue to perform the duties. The registered design professional in responsible
charge shall be responsible for reviewing and coordinating submittal documents
prepared by others, including phased and deferred submittal items, for
compatibility with the design of the building. Where structural observation is
required by Section 1710 of the IBC, the inspection program shall name the
individual or firms who are to perform structural observations and describe the
stages of construction at which structural observation is to occur (see also other
duties specified in Chapter 17 of the IBC).
5. 107.4.2 Design professional in responsible charge - Deferred submittals.
For the purposes of this section, deferred submittals are defined as those
portions of the design that are not submitted at the time of the application and
that are to be submitted to the building official within a specified period-
Deferral of any submittal items shall have the prior approval of the building
official. The registered design professional in responsible charge shall indicate
the list of deferred submittals on the construction documents for review by the
building official. Documents for deferred submittal items shall be submitted to
the registered design professional in responsible charge who shall review them
and forward them to the building official with a notation indicating that the
deferred submittal documents have been reviewed and have been found to be in
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ORDINANCE NO. 5711
general conformance to the desiRn of the building. The deferred submittal items
shall not be installed until the deferred submittal documents have been
approved by the building official. The building official is authorized to charge an
additional plan review fee to evaluate deferred submittals under the provisions
of this section.
6. 107.5 Amended construction documents. Work shall be installed in
accordance with the approved construction documents, and any changes made
during construction that are not in compliance with the approved construction
documents shall be resubmitted for approval as an amended set of construction
documents. The building official is authorized to charge an additional plan review
fee to evaluate revisions to the approved construction documents.
7. 107.6 Retention of construction documents. One (1) set of approved
construction documents shall be retained by the building official for a period of
not less than one hundred eighty (180) days from date of completion of the
permitted work or as required by state or local laws.
H. SECTION 108 - TEMPORARY STRUCTURES AND USES:
I. 108.1 General. The building official is authorized to issue a permit for
temporary structures and temporary uses. Such permits shall be limited as to
time of service, but shall not be permitted for more than one hundred eighty
(180) days. The building official is authorized to grant extensions for
demonstrated cause.
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ORDINANCE NO. 5711
2. 108.2 Electrical. If the building official finds that the safety of life and
property will not be jeopardized, permits may be issued for temporary electrical
installations for use during the construction of buildings or for carnivals,
conventions, festivals, fairs, the holding of religious services, temporary lighting
of streets, or other approved uses. Permission to use such temporary installation
shall not be granted for a greater length of time than thirty (30) days, except that
a permit for a temporary installation to be used for constructing of a building
may be issued for the period of construction. Should such temporary lighting be
over the street area, the proper authorization for such use of the street must
first be obtained.
All such temporary installations shall be made in accordance with the
requirements of the NEC; provided, that the building official may permit
deviations which will not permit hazards to life or property; and further
provided, that whenever such hazards are deemed by the building official to
exist, the building official may at once rescind or cancel the permit covering such
installation and disconnect or order the disconnection of all energy to such
equipment.
3. 108.3 Conformance. Temporary structures and uses shall conform to the
structural strength, fire safety, means of egress, accessibility, light, ventilation
and sanitary requirements of the Construction Codes as necessary to ensure the
public health, safety and general welfare.
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ORDINANCE NO. 5711
4. 108.4 Termination of approval. The buildinR official is authorized to
terminate such permit for a temporary structure or use and to order the
temporary structure or use to be discontinued.
5. 108.5 Bonds and set-aside accounts. The buildinR official may require a
performance bond or set-aside account to be in place prior to issuance of a
permit for temporary structures and temporary uses.
I. SECTION 109-FEES:
1. 109.1 Payment of fees. A permit shall not be valid until applicable
development and construction permit fees established by City Council by
resolution have been paid, nor shall an amendment to a permit be released until
any additional fee required, if any, has been paid.
2. 109.2 Schedule of permit fees. On buildinRS, structures, Ras, mechanical,
electrical and plumbing systems or alterations requirinR a permit, a fee for each
permit shall be paid as required, in accordance with a schedule of fees to be
recommended by the buildinR and/or code official and approved by City Council
by resolution.
3. 109.3 Plan Review Fees. When submittal documents are required by
Section 107, a plan review fee shall be paid at the time of submittinR the
construction documents for plan review. The buildinR official may have the
option to charRe a deposit in lieu of the full plan review fee if the full amount is
not known at the time. Any plan review deposit shall be applied toward the total
plan review fee owed. The actual permit fees and related plan review fee shall
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ORDINANCE NO. 5711
be determined upon completion of the plan review and the balance owing shall
be paid at the time of permit issuance. The plan review fee shall be a separate
fee from the permit fees specified in this section and is in addition to the permit
fees. When submittal documents are incomplete or changed so as to require
additional plan review or when the project involves deferred submittal items as
defined in RMC 4-5-060.G.5, 107.4.2 Design professional in responsible charge -
Deferred submittals, an additional plan review fee shall be charged at the rate
set forth by resolution.
4. 109.4 Building permit valuation. The applicant for a permit shall provide
an estimated permit valuation at time of application. The determination of
valuation shall be made by the building official if not clearly established bv
resolution.
5. 109.5 Malfunctioning alarm fee. Whenever an alarm system is activated
due to a malfunction and the Fire and Emergency Services Department is
dispatched, a report of the false alarm will be recorded for the building or area
affected. For the first, second and third false alarm within a calendar year, no fee
will be assessed. For every false alarm caused by a malfunction of the alarm
beyond the third false alarm a fee will be assessed as per the City of Renton Fee
Schedule Brochure.
6. 109.6 Reinspection and reinspection fee. Whenever the Fire and
Emergency Services Department has given notification of a violation that
required a reinspection and thirty (30) days have expired with such condition or
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ORDINANCE NO. 5711
violation still in existence, a "Subsequent Reinspection" will be required. Any
Subsequent Reinspection, after the original thirty (30) days period of time, shall
require the payment of a reinspection fee as specified in the City of Renton Fee
Schedule Brochure, to be assessed against the person owning, operating or
occupying the building or premises wherein the violation exists. This reinspection
fee must be paid within ten (10) days of the notice for the reinspection.
However, any building owner, operator or occupant, upon a reasonable request
to the fire code official, may obtain an extension of said thirty (30) day period for
a reasonable period to be established by the fire code official to allow such time
for compliance. The request for an extension must be received by the Fire and
Emergency Services Department prior to the expiration of the original
reinspection date.
7. 109.7 Work commencing before permit issuance. Any person who
commences any work on a building, structure, gas, mechanical, electrical or
plumbing system before obtaining the necessary permits shall be subject to a
stop work order and a special investigation fee in an amount equal to twice the
permit fee, or otherwise established by the building official. The special
investigation fee shall be paid in addition to the required permit fees.
8. 109.8 Related fees. The payment of fees for the construction, alteration,
removal or demolition for work done in connection to or concurrently with the
work authorized by a building permit shall not relieve the applicant or holder of
the permit from the payment of other fees that are prescribed by law.
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ORDINANCE NO. 5711
9. 109.9 Refunds. The building official may authorize refunding of not more
than eighty percent (80%) of the permit fee paid when no work has been done
under a permit issued in accordance with this section. The building official may
authorize refunding of not more than eighty percent (80%) of the plan review fee
paid when an application for a permit for which a plan review fee has been paid
is withdrawn or canceled before any plan review is done. The building official
shall not authorize refunding of any fee paid except on written application filed
by the original permittee not later than one hundred eighty (180) days after the
date of application.
10. 109.10 Disaster area - waiver of repair fees. When an area of the City
has been deemed a disaster area by either the local, state or federal authorities,
any structures damaged by storms, floods, landslides, earthquakes, fires or other
natural disasters shall have all permit and plan review fees waived for the
purposes of repairing or rebuilding the damaged structures (with the exception
of state surcharge fees).
J. SECTION 110 - INSPECTIONS:
1. 110.1 General. Construction or work for which a permit is required shall
be subject to inspection by the building official and such construction or work
shall remain accessible and exposed for inspection purposes until approved-
Approval as a result of an inspection shall not be construed to be an approval of
a violation of the provisions of the Construction Codes, the Construction
Administrative Code, or of other ordinances of the jurisdiction. Inspections
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ORDINANCE NO. 5711
presuming to Rive authoritv to violate or cancel the provisions of the
Construction Codes, the Construction Administrative Code, or of other
ordinances of the jurisdiction shall not be valid. It shall be the duty of the permit
applicant to cause the work to remain accessible and exposed for inspection
purposes. Neither the buildinR official nor the jurisdiction shall be liable for
expenses entailed in the removal or replacement of any material required to
allow inspection.
2. 110.2 Surveys. A survey of the lot may be required by the buildinR
official to verify compliance of the structure with approved construction
documents.
3. 110.3 Preconstruction conferences. When required by the buildinR
official, the owner or the owner's aRent shall arranRe a conference with the
project contractor, the desiRn team, the special inspection aRency if special
inspection is required, and the buildinR official prior to commencinR work on any
portion of construction. The intent of the conference is to identify and clarify
unusual inspection requirements of the project.
4. 110.4 Inspection requests. The owner of the property or the owner's
authorized aRent, or the person desiRnated by the owner/aRent to do the work
authorized by a permit shall notify the building official that work requiring
inspection as specified in this section and Chapter 17 of the IBC is ready for
inspection.
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ORDINANCE NO. 5711
5. 110.5 Access for inspection. The permit holder and the person
requesting any inspections required by this code shall provide access to and
means for proper inspection of such work, including safety equipment required
by Washington Industrial Safety and Health Agency. The work shall remain
accessible and exposed for inspection purposes until approved by the building
official. Neither the building official nor the City shall be liable for expense
entailed in the required removal or replacement of any material to allow
inspection.
6. 110.6 Inspection record. Work requiring a permit shall not be
commenced until the permit holder or the permit holder's agent has posted an
inspection record in a conspicuous place on the premises and in a position that
allows the building official to conveniently make the required entries regarding
inspection of the work. This record shall be maintained in such a position by the
permit holder or the permit holder's agent until final approval has been granted
by the building official.
7. 110.7 Approvals required. No work shall be done on any part of the
building or structure beyond the point indicated in each successive inspection
without first obtaining the written approval of the building official. Written
approval shall be given only after an inspection has been made of each
successive step in the construction as indicated by each of the inspections
required in this section. There shall be a final inspection and approval of all
buildings when completed and ready for occupancy.
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ORDINANCE NO. 5711
a. 110.7.1 Effect of approval. Approval as a result of an inspection is not
an approval of any violation of the provisions of this code or of other pertinent
laws and ordinances of the City. Inspections presuming to give authoritv to
violate or cancel the provisions of this code or of other pertinent laws and
ordinances of the City are not valid.
8. 110.8 Concealment of work. No required reinforcing steel or structural
framework of any part of any building or structure shall be covered or concealed
in any manner whatsoever without first obtaining the approval of the building
official. Protection of joints and penetrations in fire-resistance-rated assemblies,
smoke barriers and smoke partitions shall not be concealed from view until
inspected and approved-
Exception: Modular homes and commercial coaches identified by State of
Washington stickers and placed upon a permanent foundation approved and
inspected by the building official. Commercial coach shall be identified by a
State of Washington black sticker located by the door. Modular homes shall be
identified by a State of Washington gold sticker located by the door.
9. 110.9 Preliminary inspections. Before issuing a permit, the building
official is authorized to examine or cause to be examined buildings, structures,
installations, and sites for which an application has been filed.
10. 110.10 Manufacturer's installation instructions. Manufacturer's
installation instructions, as required by the Construction Codes, shall be available
on-site at the time of inspection.
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ORDINANCE NO. 5711
11. 110.11 Required inspections. The building official, upon notification,
shall make the inspections as set forth in this section.
a. 110.11.1 First ground disturbance inspection. To be made prior to
beginning land-disturbing activity, and following installation of erosion control
measures and any required fencing that may restrict land disturbance in steep
slope or other buffers
b. 110.11.2 Footing and foundation inspection. Footing and foundation
inspections shall be made after poles or piers are set or trenches or basement
areas are excavated and all required hold-down anchor bolts, hold-down straps,
any forms erected, and any required reinforcing steel is in place and supported.
The foundation inspection shall include excavations for thickened slabs intended
for the support of bearing walls, partitions, structural supports, or equipment
and special requirements for wood foundations. Materials for the foundation
shall be on the job, except where concrete is ready mixed in accordance with
ASTM C 94, the concrete need not be on the job.
c. 110.11.3 Concrete slab and under-floor inspection. Concrete slab
and under-floor inspections shall be made after in-slab or under-floor reinforcing
steel and building service equipment, conduit, slab insulation, piping accessories
and other ancillary equipment items are in place, but before any concrete is
placed or floor sheathing installed, including the subfloor.
d. 110.11.4 Lowest floor elevation. In flood hazard areas, upon
placement of the lowest floor, including the basement, and prior to further
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ORDINANCE NO. 5711
vertical construction, the elevation certification required in IBC Section 1612 or
IRC Section R322 shall be submitted to the building official. FEMA Flood
elevation certificates shall contain an original stamp and signature of the
surveyor, licensed by the State of Washington, and shall document the elevation
of the lowest floor, including basement, and other information required by the
flood elevation certificate.
e. 110.11.5 Exterior wall sheathing inspection. Exterior wall sheathing
shall be inspected after all wall framing is complete, strapping and nailing is
properly installed but prior to being covered.
f. 110.11.6 Roof sheathing inspection. The roof sheathing shall be
inspected after all roof framing is complete. No roof coverings shall be installed
until inspections are made and approved.
g. 110.11.7 IMC/UPC/Gas/NEC rough-in inspection. Rough-in
mechanical, gas piping, plumbing and electrical systems shall be inspected when
the rough-in work is complete and, if required, under test. No connections to
primary utilities shall be made until the rough-in work is inspected and
approved.
h. 110.11.8 Frame inspection. Framing inspections shall be made after
the roof deck or sheathing, all framing, fire blocking and bracing are in place and
pipes, chimneys and vents to be concealed are complete and the rough
electrical, plumbing, fire-suppression piping, heating wires, pipes and ducts are
approved and the building is substantially dry.
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ORDINANCE NO. 5711
i. 110.11.9 Exterior Finish and Insulation Systems (EFIS), Lath and
gypsum board inspection. EFIS, Lath and gypsum board inspections shall be
made after backing, lathing or gypsum board, interior and exterior, is in place,
but before any plastering is applied or gypsum board joints and fasteners are
taped and finished-
Exception: Interior gypsum board that is not part of a fire-resistance-
rated assembly or a shear assembly does not require inspection.
j. 110.11.10 Fire- and smoke-resistant penetrations. Protection of
joints and penetrations in fire-resistance-rated assemblies, smoke barriers and
smoke partitions shall not be concealed from view until inspected and approved.
k. 110.11.11.1 Energy efficiency inspections - Envelope. In addition to
the inspections required in WAC 51-11, the following inspections are also
required:
i. Wall insulation. The wall insulation inspection is to be made after
exterior wall weather protection and all wall insulation and air vapor retarder
sheets or film materials are in place, but before any wall covering is placed.
ii. Glazing. The glazing inspection is to be made after glazing materials
are installed in the building.
iii. Exterior roofing insulation. The exterior roofing insulation
inspection is to be made after the installation of the roofing and roof insulation,
but before concealment.
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ORDINANCE NO. 5711
iv. Slab/floor insulation. The slab/floor insulation inspection is to be
made after the installation of the slab/floor insulation, but before concealment.
I. 110.11.11.2 Energy efficiency inspections - Mechanical.
i. Mechanical equipment efficiency and economizer. The mechanical
equipment efficiency and economizer inspection is to be made after all
equipment and controls required by the Construction Codes are installed and
prior to the concealment of such equipment or controls.
ii. Mechanical pipe and duct insulation. The mechanical pipe and duct
insulation inspection is to be made after all pipe, fire-suppression piping and
duct insulation is in place, but before concealment.
m. 110.11.11.3 Energy efficiency inspections - Lighting and motors.
i. Lighting equipment and controls. The lighting equipment and
controls inspection is to be made after the installation of all lighting equipment
and controls required by the Construction Codes, but before concealment of the
lighting equipment.
ii. Motors. Motor inspections are to be made after installation of all
equipment covered by the Construction Codes, but before concealment.
n. 110.11.12 Electrical.
i. The installation, alteration or extension of any electrical system,
fixtures or components for which a permit is required by this code shall be
subject to inspection by the building official and such electrical systems, fixtures
and components shall remain accessible and exposed for inspection purposes
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ORDINANCE NO. 5711
until approved by the buildinR official. It shall be the duty of the permit applicant
to cause the electrical systems to remain accessible and exposed for inspection
purposes. The City shall not be liable for expenses entailed in the removal or
replacement of material required to permit inspection. When the installation of
an electrical system is complete, an additional and final inspection shall be
made. Electrical systems and equipment regulated by the National Electrical
Code shall not be connected to the energy source until authorized by the
building official.
ii. The building official may require special inspection of equipment or
wiring methods where the installation requires special training, equipment,
expertise, or knowledge. Where such special inspection is required, it shall be
performed by an independent third party acceptable to the building official. The
special inspection person/agency shall be designated and approved prior to
beginning the installation of wiring or equipment. A written report from the
designated special inspection agency indicating that the installation conforms to
the appropriate codes and standards shall be received by the building official
prior to that installation being approved. All costs for such testing and reporting
shall be the responsibility of the permit holder.
iii. Approval as a result of an inspection shall not be construed to be
an approval of a violation of the provisions of the National Electrical Code or of
other ordinances of the City. Inspections presuming to give authoritv to violate
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ORDINANCE NO. 5711
or cancel the provisions of the National Electrical Code or other ordinances of
the City shall not be valid.
iv. The building official, upon notification, shall make the inspections
set forth in this section:
(a) Underground. Underground inspection shall be made after
trenches or ditches are excavated and bedded, piping and conductors are
installed, and before backfill is put in place. Where excavated soil contains rocks,
broken concrete, frozen chunks and other rubble that would damage or break
the raceway, cable or conductors, or where corrosive action will occur,
protection shall be provided in the form of granular or selected material,
approved running boards, sleeves or other means.
(b) Rough-in. Rough-in inspection shall be made after the roof,
framing, fire-blocking and bracing are in place and all wiring and other
components to be concealed are complete, and prior to the installation of wall
or ceiling membranes. All required equipment grounding conductors installed in
concealed cable or flexible conduit systems must be completely installed and
made up at the time of the rough-in cover inspection.
(c) Other inspections. In addition to the inspections specified
above, the building official is authorized to make or require other inspections of
any construction work to ascertain compliance with the provisions of this code
and other laws, which are enforced by the City.
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ORDINANCE NO. 5711
v. Final Inspection. The final inspection shall be made after all work
required by the permit is completed.
o. 110.11.13 Traffic management systems.
i. The City will perform the electrical inspection and acceptance of
traffic management systems within its jurisdiction. A traffic management system
includes:
(a) Traffic illumination systems;
(b) Traffic signal systems;
(c) Traffic monitoring systems;
(d) The electrical service cabinet and all related components and
equipment installed on the load side of the service cabinet supplying electrical
power to the traffic management system; and
(e) Signalization system(s) necessary for the operation of a light
rail system. A traffic management system can provide signalization for
controlling vehicular traffic, pedestrian traffic, or rolling stock.
ii. The City recognizes that traffic signal conductors, pole and bracket
cables, signal displays, traffic signal controllers/cabinets, and associated
components used in traffic management systems are acceptable for the purpose
of meeting the requirements of Chapter 19.28 RCW provided they conform with
the following standards or are listed on the Washington State Department of
Transportation (WSDOT) qualified products list.
« WSDOT/APWA Standard Specifications and Plans;
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ORDINANCE NO. 5711
• WSDOT Design Manual;
• International Municipal Signal Association (IMSA);
• National Electrical Manufacturers Association (NEMA);
8 Federal Standards 170/Controller Cabinets;
• Manual for Uniform Road, Bridge, and Municipal Construction;
• Institute of Transportation Engineers (ITE);
• Manual of Uniform Traffic Control Devices (MUTCD).
iii. Associated induction detection loop or similar circuits will be
accepted by the department or City authorized to do electrical inspections
without inspection.
iv. For the licensing requirements of Chapter 19.28 RCW, jurisdictions
will be considered owners of traffic management systems when doing electrical
work for another jurisdiction(s) under a valid interlocal agreement, as permitted
by Chapter 39.34 RCW. Interlocal agreements for traffic management systems
must be filed with the department or City authorized to do electrical inspections
prior to work being performed for this provision to apply.
v. Jurisdictions, with an established electrical inspection authoritv,
and WSDOT may perform electrical inspection on their rights of way for each
other by interlocal agreement. They may not perform electrical inspection on
other rights of way except as allowed in Chapters 19.28 or 39.34 RCW.
vi. Underground installations.
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ORDINANCE NO. 5711
(a) In other than open trenching, raceways will be considered
"fished" according to the NEC and do not require visual inspection.
(b) The department or City authorized to do electrical inspections
will conduct inspections in open trenching within its jurisdiction upon request.
vii. Identification of traffic management system components. Local
government jurisdictions or WSDOT may act as the certifying authoritv for the
safety evaluation of all components.
(a) An electrical service cabinet must contain only listed
components. The electrical service cabinet enclosure is not required to be listed
but will conform to the standards in subsection viii below.
(b) The local government jurisdiction must identify, as acceptable,
the controller cabinet or system component(s) with an identification plate. The
identification plate must be located inside the cabinet and may be attached with
adhesive.
viii. Conductors of different circuits in same cable, enclosure, or
raceway. All traffic management system circuits will be permitted to occupy the
same cable, enclosure, or raceway without regard to voltage characteristics,
provided all conductors are insulated for the maximum voltage of any conductor
in the cable, enclosure, or raceway.
p. 110.11.14 Reinspection for building permit. The building official may
require a structure or portions of work to be reinspected. A reinspection fee
may be assessed for each inspection or reinspection when such portion of work
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ORDINANCE NO. 5711
for which the inspection was requested is not complete; or when previous
corrections called for are not made; or when the approved plans and permit are
not on site in a conspicuous or pre-approved location; or when the building is
not accessible. In instances where reinspection fees have been assessed, no
additional inspection of the work shall be provided by the City until the required
fees are paid.
q. 110.11.15 Other inspections. In addition to the inspections specified
above, the building official is authorized to make or require other inspections of
any construction work to ascertain compliance with the provisions of the
Construction Codes, the Construction Administrative Code, and other laws or
ordinances of the City.
r. 110.11.16 Special inspections. In addition to the inspections
specified above, the building official is authorized to make or require special
inspections for any type of work related to the Construction Codes by an
approved agency at no cost to the jurisdiction.
s. 110.11.17 Building enclosure special inspection requirements of
RCW 64.55 (otherwise known as Engrossed House Bill (EHB) 1848). EHB 1848
requires affected multiunit residential buildings to provide a building enclosure
inspection performed by a third party, independent, and qualified inspector
during the course of initial construction and during rehabilitative construction.
The City does not verify the qualifications of the inspector or determine whether
the building enclosure inspection is adequate or appropriate. However, the City
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is prohibited from issuing a certificate of occupancy for the building until the
inspector prepares a report and submits to the building department a signed
letter certifying that the building enclosure has been inspected during the course
of construction or rehabilitative construction and that the construction is in
substantial compliance with the building enclosure design documents.
t. 110.11.18 Final inspection. The final inspection shall be made after
all work required by the building permit is completed.
13. 110.12 Flood hazard documentation. If located in a flood hazard area,
documentation of the elevation of the lowest floor as required in Section 1612.5
of the IBC shall be submitted to the building official prior to the final inspection.
14. 110.13 Inspection agencies. The building official is authorized to accept
reports of approved inspection agencies, provided such agencies satisfy the
requirements as to qualifications and reliability.
15. 110.14 Inspection requests. It shall be the duty of the permit holder or
their duly authorized agent to notify the building official when work is ready for
inspection. It shall be the duty of the permit holder to provide access to and
means for inspections of such work that are required by the Construction Codes
and the Construction Administrative Code.
16. 110.15 Approval required. Work shall not be done beyond the point
indicated in each successive inspection without first obtaining the approval of
the building official. The building official, upon notification, shall make the
requested inspections and shall either indicate the portion of the construction
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that is satisfactory as completed, or notify the permit holder or his or her agent
wherein the same fails to comply with the Construction Codes or the
Construction Administrative Code. Any portions that do not comply shall be
corrected and such portion shall not be covered or concealed until authorized or
approved by the building official.
K. SECTION 111 - CERTIFICATE OF OCCUPANCY:
1. 111.1 Use and occupancy. No building or structure shall be used or
occupied, and no change in the existing occupancy classification of a 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 Construction Codes, the Construction Administrative Code, or of other
ordinances of the jurisdiction.
Exceptions:
a. Work exempt from permits per RMC 4-5-060.E.2, 105.2 Work exempt
from permit-
fa. For single family dwellings and their accessory structures, the City
issued building permit inspection record may serve as the certificate of
occupancy when the final inspection has been approved by the building official
or the building official's designee.
2. 111.2 Certificate issued. After the building official inspects the building
or structure and finds no violations of the provisions of the Construction Codes,
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the Construction Administrative Code, or other laws or ordinances that are
enforced by this jurisdiction, the building official shall issue a certificate of
occupancy that contains the following:
a. The building permit number;
b. The address of the structure;
c. The name and address of the owner;
d. A description of that portion of the structure for which the certificate is
issued;
e. A statement that the described portion of the structure has been
inspected for compliance with the requirements of the Construction Codes and
the Construction Administrative Code for the occupancy and division of
occupancy and the use for which the proposed occupancy is classified;
f. The name of the building official;
g. The edition of the code under which the permit was issued;
h. The use and occupancy;
i. The type of construction;
j. The design occupant load;
k. If an automatic sprinkler system is provided, whether the sprinkler
system is required; and
I. Any special stipulations and conditions of the building permit.
3. 111.3 Temporary or phased occupancy. The building official is
authorized to issue a temporary or phased certificate of occupancy before the
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completion of the entire work covered by the permit, provided that such portion
or portions shall be occupied safely. The building official is authorized to require
in addition to the completion of life safety building components any or all
accessibility components. The building official shall set a time period during
which the temporary or phased certificate of occupancy is valid. The building
official is authorized to require that a performance bond be posted with the City
in an amount equal to one hundred fifty percent (150%) of the incomplete work
as determined by the design professional. The bond shall be refundable upon
inspection, final approval and a request in writing for the refund. It shall be the
duty of the applicant to request the refund.
4. 111.4 Revocation. The building official is authorized to, in writing,
suspend or revoke a certificate of occupancy issued under the provisions of the
Construction Codes and the Construction Administrative Code wherever the
certificate is issued in error, or on the basis of incorrect information supplied, or
where it is determined that the building or structure or portion thereof is in
violation of any ordinance or regulation or any of the provisions of the
Construction Codes or the Construction Administrative Code.
L SECTION 112 - SERVICE UTILITIES:
1. 112.1 Connection of service utilities. No person shall make connections
from a utility, source of energy, fuel or power to any building or system that is
regulated by the Construction Codes or the Construction Administrative Code for
which a permit is required, until approved by the building official.
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2. 112.2 Temporary connection. The building official shall have the
authoritv to authorize the temporary connection of the building or system to the
utility source of energy, fuel or power.
3. 112.3 Authoritv to disconnect service utilities. The building official shall
have the authoritv to authorize disconnection of utility service to the building,
structure or system regulated by the Construction Codes and the Construction
Administrative Code in case of emergency where necessary to eliminate an
immediate hazard to life or property, or when such utility connection has been
made without the approval required by RMC 4-5-060.L1, 112.1 Connection of
service utilities, or RMC 4-5-060.L2, 112.2 Temporary connection. The building
official shall notify the serving utility and, wherever possible, the owner and
occupant of the building, structure or service system of the decision to
disconnect prior to taking such action. If not notified by some method prior to
disconnecting, the owner or occupant of the building, structure or service system
shall be notified in writing, as soon as practical thereafter.
M. SECTION 113 - VIOLATIONS:
1. 113.1 Unlawful acts. It shall be unlawful for any person, firm or
corporation to erect, construct, alter, extend, repair, move, remove, demolish or
occupy any building, structure or equipment regulated by the Construction
Codes and the Construction Administrative Code, or cause same to be done, in
conflict with or in violation of any of the provisions of the Construction Codes or
the Construction Administrative Code.
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2. 113.2 Stop work order authority. Whenever the building official finds
any work being performed in a manner either contrary to the provisions of the
Construction Codes, the Construction Administrative Code, or other pertinent
laws or ordinances implemented through the enforcement of the Construction
Codes and the Construction Administrative Code, the building official is
authorized to issue a stop work order.
3. 113.3 Stop work order issuance. The stop work order shall be in writing
and shall be given to the owner of the property involved, or to the owner's
agent, or to the person doing the work. Upon issuance of a stop work order, the
cited work shall immediately cease. The stop work order shall state the reason
for the order, and the conditions under which the cited work will be permitted to
resume.
4. 113.4 Stop work order investigation fee. The building official is
authorized to assess a special investigation fee for the issuance of a stop work
order when work has started without the issuance of a permit. The special
investigation fee shall be equal to twice the permit fee and in addition to the
permit fee.
5. 113.5 Unlawful continuance. Any person who shall continue any work in
or about the structure 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 RMC 1-3-2.
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6. 113.6 Enforcement. Enforcement of the Construction Codes and the
Construction Administrative Code shall be in conformance with the procedures
set forth in RMC 1-3-2.
N. SECTION 114 - NOTICES AND ORDERS:
1. 114.1 Notice to person responsible. Whenever the code official
determines that there has been a violation of this code or has grounds to believe
that a violation has occurred, notice shall be given in the manner prescribed in
RMC 4-5-060.G.2, 107.2 Construction documents, as amended and the
applicable provisions of the RMC 1-3-2, Civil Enforcement of Code.
2. 114.2 Form. Such notice prescribed in RMC 4-5-060.G.1, 107.1 Submittal
documents, shall be in accordance with RMC 1-3-2. In addition to the
information required by RMC 1-3-2, the notice and order shall contain:
a. A statement that the building official has found the building to be
dangerous with a brief and concise description of the conditions found to render
the building dangerous under the provisions of RMC 4-5-060.H, Section 108
Temporary Structures and Uses, of this code.
b. Statements advising that if any required repair or demolition work
(without vacation being also required) is not commenced within the time
specified, the building official:
i. Will order the building vacated and posted to prevent further
occupancy until the work is completed; and
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ii. May proceed to cause to be done and charge the costs thereof
against the property or its owner.
3. 114.3 Transfer of ownership. It shall be unlawful for the owner of any
dwelling unit or structure who has received a compliance order or upon whom a
notice of violation has been served to sell, transfer, mortgage, lease or otherwise
dispose of such dwelling unit or structure to another until the provisions of the
compliance order or notice of violation have been complied with, or until such
owner shall first furnish the grantee, transferee, mortgagee or lessee a true copy
of any compliance order or notice of violation issued by the code official and
shall furnish to the code official a signed and notarized statement from the
grantee, transferee, mortgagee or lessee, acknowledging the receipt of such
compliance order or notice of violation and fully accepting the responsibility
without condition for making the corrections or repairs required by such
compliance order or notice of violation.
0. SECTION 115 - UNSAFE STRUCTURES AND EQUIPMENT:
1. 115.1 General. Structures or existing equipment that are or hereafter
become unsafe, unsanitary or deficient because of inadequate means of egress
facilities, inadequate light and ventilation, or which constitute a fire hazard, or
are otherwise dangerous to human life or the public welfare, or that involve
illegal or improper occupancy or inadequate maintenance, shall be deemed an
unsafe condition. Unsafe structures shall be taken down and removed or made
safe, as the building official deems necessary pursuant to the provisions of this
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code. A vacant structure that is not secured against entry shall be deemed
unsafe.
2. 115.2 Closing of vacant structures. If the structure is vacant and unfit for
human habitation and occupancy, and is not in danger of structural collapse, the
code official is authorized to post the structure "Do Not Occupy" and order the
structure to be closed up so as not to be an attractive nuisance. Upon failure of
the owner to close up such premises within the time specified in the order, the
code official shall cause the premises to be closed and secured through any
available public agency or by contract or arrangement by private persons and the
cost thereof shall be charged against the real estate upon which the structure is
located and shall be a lien upon such real estate and may be collected by anv
other legal resource.
3. 115.3 Notice. Whenever the code official has closed a structure or
locked out equipment under the provisions of this section, notice shall be posted
in a conspicuous place in, on or about the structure or equipment affected by
such notice and served on the owner or the person or persons responsible for
the structure or equipment in accordance with RMC 1-3-2. The notice shall be in
the form prescribed in RMC 4-5-060.G.2, 107.2 Construction documents, as
amended. Every notice to vacate shall be issued, served and posted as an order
to cease activity under RMC 1-3-2.C.
4. 115.4 Placarding. Upon failure of the owner or person responsible to
comply with the notice provisions within the time given, the code official shall
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post on or at each entry of the premises a placard indicating that the building is
not fit for occupancy and other information determined relevant by the building
official.
5. 115.5 Placard removal. The code official shall remove the placard posted
in accordance with the provisions of RMC 4-5-060.H, Section 108 - Temporary
Structures and Uses, whenever the defect or defects upon which the action was
based have been eliminated. Any person who defaces or removes the placard
without the approval of the code official shall be subject to the penalties set
forth in RMC 1-3-2.
6. 115.6 Prohibited occupancy. Any occupied structure condemned and
placarded by the code official shall be vacated as ordered by the code official.
Any person who shall occupy a placarded premises or shall operate placarded
equipment, and any owner or any person responsible for the premises who shall
let anyone occupy a placarded premises or operate placarded equipment shall
be liable for the penalties provided by the code.
7. 115.7 Repair, vacation and demolition. The following standards shall be
followed by the building official (and by the hearing examiner if an appeal is
taken) in ordering the repair, vacation or demolition of any dangerous building
or structure:
a. Any building declared a dangerous building under this code shall be
made to comply with one (1) of the following:
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i. The buildinR shall be repaired in accordance with the current
building code or other current code applicable to the type of substandard
conditions requirinR repair;
ii. The buildinR shall be demolished at the option of the buildinR
owner; or
iii. If the buildinR does not constitute an immediate danRer to the life,
limb, property or safety of the public it may be vacated, secured and maintained
against entry-
fa. If the buildinR or structure is in such condition as to make it
immediately danRerous to the life, limb, property or safety of the public or its
occupants, it shall be ordered to be vacated.
P. SECTION 116 - EMERGENCY MEASURES:
1. 116.1 Imminent danger. When, in the opinion of the code official, there
is imminent danger of failure or collapse of a building or structure which
endangers life, or when any structure or part of a structure has fallen and life is
endangered by the occupation of the structure, or when there is actual or
potential danger to the building occupants or those in the proximity of any
structure because of explosives, explosive fumes or vapors or the presence of
toxic fumes, gases or materials, or operation of defective or dangerous
equipment, the code official is hereby authorized and empowered to order and
require the occupants to vacate the premises forthwith. The code official shall
cause to be posted at each entrance to such structure a notice reading as
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follows: "This Structure Is Unsafe and Its Occupancy Has Been Prohibited by the
Code Official." It shall be unlawful for any person to enter such structure except
for the purpose of securing the structure, making the required repairs, removinR
the hazardous condition or of demolishing the same.
2. 116.2 Temporary safeguards. Notwithstanding other provisions of this
code, whenever, in the opinion of the code official, there is imminent danger due
to an unsafe condition, the code official shall order the necessary work to be
done, including the boarding up of openings, to render such structure
temporarily safe whether or not the legal procedure herein described has been
instituted; and shall cause such other action to be taken as the code official
deems necessary to meet such emergency.
3. 116.3 Closing streets. When necessary for public safety, the code official
shall temporarily close structures and close, or order the authoritv having
jurisdiction to close, sidewalks, streets, public ways and places adjacent to
unsafe structures, and prohibit the same from being utilized.
4. 116.4 Emergency repairs. For the purposes of this section, the code
official shall employ the necessary labor and materials to perform the required
work as expeditiously as possible.
5. 116.5 Costs of emergency repairs. Costs incurred in the performance of
emergency work shall be paid by the jurisdiction. The legal counsel of the
jurisdiction shall institute appropriate action against the owner of the premises
where the unsafe structure is or was located for the recovery of such costs.
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6. 116.6 Hearing. Any person ordered to take emergency measures shall
comply with such order forthwith. Any affected person shall thereafter, upon
petition directed to the Community and Economic Development Administrator
or designee, be afforded a hearing as described in RMC 4-5-060.R, Section 118 -
Appeals.
Q. SECTION 117 - DEMOLITION:
1. 117.1 General. The code official shall order the owner of any premises
upon which is located any structure, which in the code official's judgment is so
old, dilapidated or has become so out of repair as to be dangerous, unsafe,
insanitary or otherwise unfit for human habitation or occupancy, and such that it
is unreasonable to repair the structure, to demolish and remove such structure;
or if such structure is capable of being made safe by repairs, to repair and make
safe and sanitary or to demolish and remove at the owner's option; or where
there has been a cessation of normal construction of any structure for a period
of more than two (2) years, to demolish and remove such structure.
2. 117.2 Notices and orders. All notices and orders shall comply with RMC
4-5-060.N, Section 114 - Notices and Orders.
3. 117.3 Failure to comply. If the owner of a premises fails to comply with a
demolition order within the time prescribed, the code official shall cause the
structure to be demolished and removed, either through an available public
agency or by contract or arrangement with private persons, and the cost of such
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demolition and removal shall be charged against the real estate upon which the
structure is located and shall be a lien upon such real estate.
4. 117.4 Salvage materials. When any structure has been ordered
demolished and removed, the governing body or other designated officer under
said contract or arrangement aforesaid shall have the right to sell the salvage
and valuable materials at the highest price obtainable. The net proceeds of such
sale, after deducting the expenses of such demolition and removal, shall be
promptly remitted with a report of such sale or transaction, including the items
of expense and the amounts deducted, for the person who is entitled thereto,
subject to any order of a court. If such a surplus does not remain to be turned
over, the report shall so state.
R. SECTION 118-APPEALS:
1. 118.1 General - building codes. Appeals of orders, decisions and
determinations of the building official that do not constitute enforcement
actions shall be heard and decided by the Community and Economic
Development Administrator or designee pursuant to the provisions of RMC 4-8-
110. To the extent the building codes adopted by reference in this title refer to a
"board of appeals" or a "building board of appeals," those references shall be
deemed to refer to the Community and Economic Development Administrator or
designee.
2. 118.2 General - fire codes. Appeals of orders, decisions and
determinations of the fire code official that do not constitute enforcement
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actions shall be heard and decided by the Fire and Emergency Services Chief or
designee pursuant to the provisions of RMC 4-8-110. To the extent the fire codes
adopted by reference in this title refer to a "board of appeals" or a "building
board of appeals," those references shall be deemed to refer to the Fire and
Emergency Services Chief or designee.
3. 118.3 Limitations on authority. An application for appeal shall be based
on a claim that the true intent of the Construction Codes or the rules legally
adopted thereunder have been incorrectly interpreted, the provisions of the
Construction Codes do not fully apply, or an equally good or better form of
construction is proposed. The building board of appeals shall have no authoritv
relative to interpretation of the administrative provisions of the Construction
Codes nor shall the board be empowered to waive requirements of the
Construction Codes which are the codes, appendices and referenced code
standards adopted by the jurisdiction.
SECTION II. This ordinance shall be effective upon its passage, approval, and th
(30) days after publication
PASSED BY THE CITY COUNCIL this 14th day of April , 2014.
Bonnie I. Walton, City Clerk
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APPROVED BY THE MAYOR this 14th day of APril , 2014.
Approved as to form:
Denis Law, Mayor
ff
Lawrence J. Warren, City Attorney » O •. fatysf* : ^
Date of Publication: 4/18/2014 (Summary)
ORD:1811:4/3/14:scr
r; - p. K>
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