HomeMy WebLinkAboutORD 5549Partially Repeals ORD: 4768, 4769, &
5221
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5549
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
CHAPTER 5, BUILDING AND FIRE PREVENTION STANDARDS, AND CHAPTER 9,
PERMITS - SPECIFIC, OF TITLE IV (DEVELOPMENT REGULATIONS) OF
ORDINANCE NO. 4260 ENTITLED "CODE OF GENERAL ORDINANCES OF THE CITY
OF RENTON, WASHINGTON", TO ADD A NEW SECTION 4-5-130 ENTITLED
"INTERNATIONAL PROPERTY MAINTENANCE CODE", RENUMBER THE CURRENT
SECTIONS 4-5-130, APPEALS, AND 4-5-140, VIOLATIONS OF THIS CHAPTER AND
PENALTIES, AND REPEAL SECTIONS 4-5-060, UNIFORM CODE FOR THE
ABATEMENT OF DANGEROUS BUILDINGS, 4-5-080, UNIFORM HOUSING CODE,
AND 4-9-050, DANGEROUS BUILDINGS - ABATEMENT OF.
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS
FOLLOWS:
SECTION I. Sections 4-5-060, Uniform Code for the Abatement of Dangerous
Buildings, and 4-5-080, Uniform Housing Code, of Chapter 5, Building and Fire Prevention
Standards, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code of
General Ordinances of the City of Renton, Washington" are hereby repealed.
SECTION II. Chapter 5, Building and Fire Prevention Standards, of Title IV
(Development Regulations) of Ordinance No. 4260 entitled "Code of General Ordinances of the
City of Renton, Washington" is hereby amended to add a new section 4-5-130, entitled
"International Property Maintenance Code", to read as shown below. The current sections 4-5-
130, Appeals, and 4-5-140, Violations of this Chapter and Penalties, shall be renumbered as
sections 4-5-140 and 4-5-150, respectively.
4-5-130 INTERNATIONAL PROPERTY MAINTENANCE CODE:
A. CODE ADOPTED:
ORDINANCE NO. 5549
The 2009 Edition of the International Property Maintenance Code is adopted
as amended, added to, or excepted in this title, and shall be applicable within the
City, except Sections 111, 303, 307, 308, and 507, which are not adopted.
B. AMENDMENTS:
The following amendments to the Code are hereby adopted:
1. Section 102.3 is amended to read as follows:
Application of other codes: Repairs, additions or alterations to a
structure, or changes of occupancy, shall be done in accordance with
procedures and provisions of the International Building Code,
International Fuel Gas Code, International Mechanical Code, Uniform
Plumbing Code and the Renton Electrical Code. Nothing in this code
shall be construed to cancel, modify or set aside any provision of the
Renton Municipal Code.
2. Section 103.5 is deleted in its entirety.
3. Sections 106.1 through 106.5 are deleted in their entirety.
4. Section 107.1 is amended to read as follows:
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 section 107.2 as amended and the applicable provisions
of the RMC Section 1-3-2, Civil Enforcement of Code.
5. Section 107.2 is amended to read as follows:
Form: Such notice prescribed in section 107.1 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
section 108 of this Code.
ORDINANCE NO. 5549
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
ii. May proceed to cause to be done and charge the costs
thereof against the property or its owner.
6. Sections 107.3 through 107.4 are deleted in their entirety.
7. Section 108.1 is amended to read as follows:
General: When a structure or equipment is found by the code official
to be unsafe, or when a structure is found unfit for human occupancy,
or is found unlawful, such structure shall be closed pursuant to the
provisions of this Code.
8. Section 108.2 is amended to read as follows:
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 any other legal resource.
9. Section 108.3 is amended and supplemented to read as follows:
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 section 107.2 as amended.
Every notice to vacate shall be issued, served and posted as an order
to cease activity under RMC 1-3-2C.
ORDINANCE NO. 5549
10. Section 108.4 is amended and supplemented to read as follows:
Placarding: Upon failure of the owner or person responsible to
comply with the notice provisions within the time given, the code
official shall 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.
11. Section 108.4.1 is amended to read as follows:
Placard removal: The code official shall remove the placard posted in
accordance with the provisions of section 108 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,
12. Section 108.6 is added to read as follows:
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 of the following:
i. The building shall be repaired in accordance with the current
building code or other current code applicable to the type of
substandard conditions requiring repair;
ii. The building shall be demolished at the option of the
building owner: or
iii. If the building does not constitute an immediate danger to
the life, limb, property or safety of the public it may be vacated,
secured and maintained against entry.
b. If the building or structure is in such condition as to make it
immediately dangerous to the life, limb, property or safety of the
public or its occupants, it shall be ordered to be vacated.
13. Section 202 is amended to read as follows:
ORDINANCE NO. 5549
The definitions of GARBAGE, INOPERABLE MOTOR VEHICLE, and
RUBBISH are hereby deleted.
14. Section 301.2 is amended to read as follows:
Responsibility: The owner of the premises shall maintain the
structures and exterior property in compliance with these
requirements, except as otherwise provided for in this code. A person
shall not occupy as owner-occupant or permit another person to
occupy premises which are not in a sanitary and safe condition and
which do not comply with the requirements of this section.
15. Subsection 301.3, Vacant buildings and land, is deleted in its entirety
and replaced by the following:
301.3 Vacant buildings: All vacant buildings and premises thereof
must comply with this Code. Vacant buildings shall be maintained in a
clean, safe, secure and sanitary condition provided herein so as not to
cause a blighting problem or otherwise adversely affect the public
health, safety or quality of life.
301.3.1 Appearance: All vacant buildings must appear to be
occupied, or appear able to be occupied with little or no repairs.
301.3.2 Security: All vacant buildings must be secured against
outside entry at all times. Security shall be by the normal building
amenities such as windows and doors having adequate strength to
resist intrusion. All doors and windows must remain locked. There
shall be at least one operable door into every building and into each
housing unit. Exterior walls and roofs must remain intact without
holes.
301.3.2.1 Architectural (cosmetic) structural panels: Architectural
structural panels may be used to secure windows, doors and other
openings provided they are cut to fit the opening and match the
characteristics of the building. Architectural panels may be of exterior
grade finished plywood or Medium Density Overlaid plywood (MDO)
that is painted to match the building exterior or covered with a
reflective material such as plexi-glass.
ORDINANCE NO. 5549
Exception: Untreated plywood or similar structural panels may be
used to secure windows, doors and other openings for a maximum
period of thirty (30) days.
301.3.2.2 Security fences: Temporary construction fencing may be
used for a maximum period of thirty (30) days as a method to secure
a building from entry.
301.3.3 Weather protection: The exterior roofing and siding shall be
maintained as required in section 304.
301.3.4 Fire Safety:
301.3.4.1 Fire protection systems: All fire suppression and alarms
systems shall be maintained in a working condition and inspected as
required by the Fire and Emergency Services Department.
301.3.4.2 Flammable liquids: No vacant building or premises or
portion thereof shall be used for the storage of flammable liquids or
other materials that constitute a safety or fire hazard.
301.3.4.3 Combustible materials: All debris, combustible materials,
litter and garbage shall be removed from vacant buildings, their
accessory buildings and adjoining yard areas. The building and
premises shall be maintained free from such items.
301.3.4.3 Fire inspections: Periodic Fire and Emergency Services
Department inspections may be required at intervals set forth by the
fire chief or his or her designee.
301.3.5 Plumbing fixtures: Plumbing fixtures connected to an
approved water system, an approved sewage system, or an approved
natural gas utility system shall be installed in accordance with
applicable codes and be maintained in sound condition and good
repair or removed and the service terminated in the manner
prescribed by applicable codes.
301.3.5.1 Freeze protection: The building's water systems shall be
protected from freezing.
301.3.6 Electrical: Electrical service lines, wiring, outlets or fixtures
not installed or maintained in accordance with applicable codes shall
be repaired, removed or the electrical services terminated to the
building in accordance with applicable codes.
ORDINANCE NO. 5549
301.3.7 Heating: Heating facilities or heating equipment in vacant
buildings shall be removed, rendered inoperable, or maintained in
accordance with applicable codes.
301.3.8 Interior floors: If a hole in a floor presents a hazard, the hole
shall be covered and secured with three-quarter inch (3/4") plywood,
or a material of equivalent strength, cut to overlap the hole on all
sides by at least six inches (6").
301.3.9 Termination of utilities: The code official may, by written
notice to the owner and to the appropriate water, electricity or gas
utility, request that water, electricity, or gas service to a vacant
building be terminated or disconnected.
301.3.9.1 Restoration of service: If water, electricity or gas service
has been terminated or disconnected pursuant to section 313.9, no
one except the utility may take any action to restore the service,
including an owner or other private party requesting restoration of
service until written notification is given by the code official that
service may be restored.
301.3.10 Notice to person responsible: The code official may inspect
the building and premises whenever the code official has reason to
believe that a building is vacant, subject to a duly issued court
warrant, if there is a present danger, or under the terms of the City's
community caretaking function. If the code official determines that a
vacant building violates any provision of this section, the code official
shall notify in writing, the owner of the building or real property upon
which the building is located, or other person responsible, of the
violations and required corrections and shall be given a time frame to
comply.
301.3.10.1 Alternate requirements: The requirements and time
frames of this section may be modified under an approved Plan of
Action. Within thirty (30) days of notification that a building or real
property upon which the building is located, is in violation of this
section, an owner may submit a written Plan of Action for the code
official to review and approve if found acceptable. A Plan of Action
may allow:
1) Extended use of non-architectural panels.
2) Extended use of temporary security fencing.
3) Extended time before the demolition of a building is required.
ORDINANCE NO. 5549
4) For substandard conditions to exist for a specific period of time,
provided the building is secured in an approved manner. When
considering a Plan of Action, the building official shall take into
consideration the magnitude of the violation and the impact to the
neighborhood.
301.3.11 Enforcement: Violations of this section shall be enforced
according to the provisions and procedures of RMC 1-3-2 and subject
to the monetary penalties contained therein.
301.3.11.1 Abatement: A building or structure accessory thereto that
remains vacant and open to entry after the required compliance date
is found and declared to be a public nuisance. The code official is
hereby authorized to summarily abate the violation by closing the
building to unauthorized entry. The costs of abatement shall be a lien
against the real property and may be collected from the owner in the
manner provided by law.
301.3.11.2 Unsafe buildings and equipment: Any vacant building or
equipment therein, declared unsafe is subject to the provisions of
section 108 and the demolition provisions of section 110.
16. Section 302.4 is amended to read as follows:
Weeds: All premises and exterior property shall be maintained free
from weeds or plant growth in excess of twelve inches in height on
development property or twenty-four inches (24") in height on
vacant land. All noxious weeds shall be prohibited. Weeds shall be
defined as all grasses, annual plants and vegetation, other than trees
or shrubs; provided, however, this term shall not include cultivated
flowers and gardens.
Upon failure of the owner or agent having charge of a property to
cut and destroy weeds after service of a notice of violation, they
shall be subject to the provisions of RMC 1-3-2 Civil Enforcement of
Code.
17. Section 308 is deleted in its entirety and replaced with a new Section
308 Residential Outdoor Storage, which shall read as follows:
308 Residential Outdoor Storage:
308.1 Purpose: The purpose of this section is to define and regulate
the outdoor storage of materials on residential property while
ORDINANCE NO. 5549
maintaining the character and use intended for single family
residential neighborhoods. For purposes of this section, residentially
zoned property is any property zoned RC, Rl, R4 or R8.
308.2 Allowed residential outdoor storage: For RC and Rl zoned
properties, a maximum of 400 square feet of area may be used for
outdoor storage. For R4 and R8 zoned properties, a maximum of two
hundred (200) square feet of area may be used for outdoor storage.
308.3 Prohibited areas for outdoor storage: Outdoor storage is
prohibited on residentially zoned property in the following areas:
Front yards
Side yards
Slopes greater than 15%
Designated open spaces or restricted areas
Critical areas, including wetland, streams and associated buffer areas
308.4 Emergency access: Outdoor storage areas shall not prevent
emergency access to the residential structure or any other building.
308.5 Business related storage: Materials stored outdoors on
residentially zoned properties shall not be owned by or used in any
business or industry including a home occupation business.
308.6 Height limitations: Materials stored outdoors on residentially
zoned properties shall be neatly stacked and not exceed a height of
six feet (6'). Tarps may not be utilized for screening outdoor storage.
308.7 Firewood: Firewood must be split, neatly stacked, and
intended for use on the premises on which it is stored. Tarps may be
used to protect firewood.
308.8 Membrane structures: Membrane structures are considered
outdoor storage, and subject to the location restrictions in section
308.3. Such structures shall not exceed two hundred (200) square
feet in area. Membrane structures shall be immediately removed or
repaired in the event of disrepair or in the event of damage caused by
weather, fire, collision, accident or other forms of damage. Tarps and
makeshift covers are prohibited for this use.
ORDINANCE NO. 5549
308.9 Prohibited materials: Shipping containers and other similar
storage units do not qualify as accessory buildings on residentially
zoned properties, and are prohibited. Hazardous materials are also
prohibited for outdoor storage on residentially zoned properties.
C. COPY ON FILE:
At least one (1) copy of the adopted edition of the International Property
Maintenance Code shall be on file in the office of the City Clerk.
SECTION III. Section 4-9-050, Dangerous Buildings - Abatement Of, of Chapter 9,
Permits - Specific, of Title IV (Development Regulations) of Ordinance No. 4260 entitled "Code
of General Ordinances of the City of Renton, Washington" is hereby repealed.
SECTION IV. This ordinance shall be effective upon its passage, approval, and thirty
(30) days after publication.
PASSED BY THE CITY COUNCIL this 9th day of August _, 2010.
Bonnie I. Walton, City Clerk
APPROVED BY THE MAYOR this 9th day of August , 2010.
--JM
Approved as to form:
Lawrence J. Warren, City Attorney
Date of Publication: 8/13/2010 ( summary)
ORD:1649:7/20/10:scr
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Denis Law, Mayor
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