Chapter 15.04
BUILDING CODES
Sections:
15.04.010 Title.
15.04.020 International codes – Adopted by reference.
15.04.040 Repealed.
15.04.050 International codes – Copies on file.
15.04.060 Interpretation – Definitions.
15.04.072 Building permit – Fees.
15.04.080 Building plan review – Fees.
15.04.081 Expiration of permits and plan review.
15.04.082 International Building Code amended.
15.04.083 International Residential Code amended.
15.04.084 International Fire Code amended.
15.04.085 Repealed.
15.04.090 Section 110.1 of the International Building Code amended – Certificate of occupancy.
15.04.095 Repealed.
15.04.096 Repealed.
15.04.100 Contractors’ registration.
15.04.110 Applicability.
15.04.010 Title.
This chapter shall be known as the city of Bonney Lake municipal building code. (Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).
15.04.020 International codes – Adopted by reference.
Pursuant to RCW 35A.12.140, the following codes of technical regulations are adopted by this reference as if fully set forth, subject to the modifications or amendments set forth in this chapter, and with the exception of those provisions of the codes set forth in this chapter:
A. Adoption of the International Building Code. The International Building Code, 2009 Edition, Appendix I (Patio Covers) and Appendix H (Signs), excluding Sections H101, H102, H105.2, H109.1, H109.2, H110.3, H110.4, and H110.5, published by the International Code Council, as amended by the Washington State Building Code Council, and published in Chapter 51-50 WAC, are adopted by this reference.
B. Adoption of the International Residential Code. The International Residential Code, 2009 Edition, Appendix C, Exit Terminals of Mechanical Draft and Direct-Vent Venting Systems, Appendix H (Patio Covers) except Section AH107, Appendix G, Sections AG105 (Swimming Pool and Hot Tub Barriers) and AG106 (Entrapment Protection for Swimming Pool and Spa Suction Outlets), Appendix R (Dwelling Unit Fire Sprinkler Systems), and Appendix S (Fire Sprinklers), published by the International Code Council, as amended by the Washington State Building Code Council, and published as Chapter 51-51 WAC, are adopted by this reference.
C. Adoption of the International Mechanical Code. The International Mechanical Code, 2009 Edition, published by the International Code Council; Section 621, Unvented Room Heaters, in the International Fuel Gas Code is hereby not adopted, as amended by the Washington State Building Code Council, and published as Chapter 51-52 WAC, is adopted by this reference.
D. Adoption of the Uniform Plumbing Code. The Uniform Plumbing Code, 2009 Edition, published by the International Association of Plumbing and Mechanical Officials, Appendix H (Recommended Procedures for Design, Construction and Installation of Commercial Kitchen Grease Interceptors), as amended by the Washington State Building Code Council and published as Chapters 51-56 and 51-57 WAC, are adopted by this reference.
E. Adoption of the International Fire Code. The International Fire Code, 2009 Edition, published by the International Code Council, Appendix B (Fire-Flow Requirements for Buildings) and Appendix D (Fire Apparatus Access Roads), as amended by the Washington State Building Code Council and published as Chapter 51-54 WAC, are adopted by this reference.
F. Adoption of the International Property Maintenance Code. The International Property Maintenance Code, 2009 Edition, published by the International Code Council is adopted by this reference.
G. Adoption of the Washington State Energy Code. The Washington State Energy Code, 2009 Edition, as amended by the Washington State Building Code Council and filed as Chapter 51-11 WAC, is adopted by this reference.
H. Minimum Design Requirements. The following climatic and geographic design criteria are adopted pursuant to Section R301.2 of the International Residential Code:
|
Ground snow load |
Wind Design |
Seismic design category |
Weathering |
Frost line depth |
Termite |
Decay |
Winter design temp. |
Ice shield underlay required |
Flood hazards |
Air freeze index |
Mean annual temp. |
|
|
Speed (mph) |
Topographic effects |
|||||||||||
|
25 psf |
85 |
Yes |
D1 |
Moderate |
12'' |
Slight |
Moderate |
27 |
No |
1985 |
160 |
51.2 |
(Ord. 1371 § 1, 2010; Ord. 1359 § 1, 2010; Ord. 1358 § 1, 2010; Ord. 1242 § 1, 2007; Ord. 1035 § 1, 2004; Ord. 885 § 1, 2001; Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).
15.04.040 Residential floor area requirements.
Repealed by Ord. 885. (Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).
15.04.050 International codes – Copies on file.
The city clerk is directed to keep on file in the office of the city clerk not less than one copy of each of the codes adopted pursuant to BLMC 15.04.020 for use and examination of the public, pursuant to RCW 35A.12.140. (Ord. 1035 § 2, 2004; Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).
15.04.060 Interpretation – Definitions.
In interpreting the provisions of any of the codes adopted by reference in BLMC 15.04.020, the following terms shall be given the meanings set forth in this section:
A. “City” means the city of Bonney Lake.
B. “Building official” means the building official of the city or his duly authorized representative.
C. “Owner” means any person, agent, firm or corporation which holds the fee title to real property or which holds a valid purchaser’s contract for purchase of real property which is filed for record with the auditor of Pierce County. (Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).
15.04.072 Building permit – Fees.
Building permit fees for residential and commercial construction shall be charged in conformance to Section 109.2 of the 2009 International Building Code, Section R109.2 of the 2009 International Residential Code, Section 106.5.2 of the 2009 International Mechanical Code and Section 103.4.1 of the 2009 Uniform Plumbing Code. The value to be used in computing the building permit and building plan review fees shall be the total value of all construction work for which the permit is issued as well as all finish work, painting, roofing, electrical, plumbing, heating, air conditioning, elevators, profit, fire extinguishing systems, and any other pertinent equipment. Fees shall be calculated from Table 1 from the Building Valuation Data as published by the International Code Council with the regional cost modifier in Table 2 and the valuation as set forth in Table 3, except as follows:
A. Computation of fees for mobile homes located on individual lots shall be the same as for conventional houses.
B. Structures not classed as buildings such as retaining walls, dog kennels, decks, signs, docks and the like shall be charged fees based on the actual cost of labor and materials according to Table 3 of this code.
C. Repair to structures such as re-siding, painting, decks under 30 inches in height, replacing of doors or any other nonstructural repair shall not require a building permit.
D. The permit fee for the addition to any building shall be computed on the same basis as the building permit.
E. The building official may authorize refunding of not more than 80 percent of the permit fee paid when no work has been done under the issued permit.
F. Mechanical Permit Fees – 2009 International Mechanical Code Section 106.5.2 Amended. Mechanical fees shall be calculated at 15 percent of the building permit fee.
G. Plumbing Permit Fees – 2009 Uniform Plumbing Code Section 103.4.1 Amended. Plumbing fees shall be calculated at 15 percent of the building permit fee.
H. Permits requiring plan review and inspections that are required by the Washington State Energy Code shall require a $60.00 plan review and inspection fee.
Tables 1, 2 and 3, attached to the ordinance codified in this section, are incorporated herein by this reference.* (Ord. 1358 § 2, 2010; Ord. 1242 § 2, 2007; Ord. 1035 § 3, 2004; Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).
*Code reviser’s note: Ordinance No. 1035 may be found on file in the city clerk’s office.
15.04.080 Building plan review – Fees.
Building plan review fees shall be 65 percent of the building permit fee as determined in BLMC 15.04.072 and as follows:
A. When submittal documents are required a plan review fee shall be paid at the time of submitting the documents for plan review.
B. Contractor plans (base plans) without revisions, options or modifications for two or more identical buildings of Group R, Division 3 Occupancies in new subdivisions shall be charged $500.00 for the second plan review and beyond.
C. The plan review fees specified in this section are separate fees from the permit fees specified in BLMC 15.04.072.
D. Revised plans submitted during the plan review process which have uncorrected plan review items shall require additional plan review fees on the third submittal. The additional fee shall be $47.00 per hour with a minimum of two hours. (Ord. 1035 § 4, 2004; Ord. 826 § 4, 1999; Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).
15.04.081 Expiration of permits and plan review.
A. Permits shall expire by limitation two years from the date of issuance. Permits issued prior to the effective date of the ordinance codified in this section shall expire by limitation two years from the effective date of the ordinance codified in this section. No permit shall be active beyond four years. An expired permit shall not be reactivated.
B. Active permits may be allowed a one-time extension for an additional two years from the date of extension. The request for permit extension shall be made in writing and state good and satisfactory reasons. In order to renew action on a permit after expiration, the applicant shall submit plans and pay fees as required for new permit.
C. Applications for which no permit is issued shall expire by limitation one year from the date of submittal. Active permit applications may be allowed a one-time extension for an additional 180 days from the date of extension. The request for permit application extension shall be made in writing and state good and satisfactory reasons. An expired permit application shall not be reactivated. Plans and other data submitted for review may thereafter be returned to the applicant or destroyed by the building official. In order to renew action on an application after expiration, the applicant shall submit new plans and pay a new plan review fee. (Ord. 1312 § 1, 2009; Ord. 1308 § 1, 2009; Ord. 1230 § 22, 2007; Ord. 1035 § 5, 2004).
15.04.082 International Building Code amended.
The International Building Code as adopted by BLMC 15.04.020 is hereby amended with the following addition:
Section 406.1.4 #1 Separation. Private residential garages attached to a dwelling unit shall be separated from the dwelling unit with one layer of 5/8'' Type-X sheetrock on the garage side. This sheetrock shall be continuous from the foundation to roof sheathing, or on all walls and ceiling of the garage. When a dwelling unit is located above a garage, all walls and ceilings of the garage shall have minimum one layer of 5/8'' Type-X sheetrock. When framing members are more than 16'' o.c. two layers of 5/8'' Type-X sheetrock shall be required. Sheetrock shall be nailed at 7'' o.c., on both edge and field with 6d (2'') nails. Openings such as doors and attic accesses shall be 1-3/8'' solid core doors, or a 20-minute rated assembly and shall be self closing and self latching. Penetrations shall be steel, ferrous or copper pipes, or steel conduit, or one-hour listed assemblies. No windows shall be permitted in the garage/house wall. Openings from a private garage directly into a room used for sleeping purposes shall not be permitted.
(Ord. 1035 § 6, 2004).
15.04.083 International Residential Code amended.
The International Residential Code, as adopted by BLMC 15.04.020, is hereby amended as follows:
A. Section R106.6 Construction documents. Section R106.6 is added as follows:
i) Section R106.6.1. Sites with slopes greater than 15 percent shall indicate slope on the site plan with topography lines in 2 foot increments.
ii) Section R106.6.2. Revisions to approved plans are to be submitted and approved three days prior to calling for frame inspection.
B. Section R302.6 Separation amended. See BLMC 15.04.082, Section 406.1.4 #1.
C. Section R319.1 Premises identification amended.
Approved numbers or addresses shall be provided for all buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers or addresses shall be a minimum of 4 inches in height, with a 1 inch minimum stroke and have a highly contrasting background. Numbers or addresses shall be approved by the East Pierce Fire and Rescues Fire Marshal.
D. Section R105.2 #1.
One-story detached structures accessory to a residence used as tool and storage sheds, playhouses and similar uses, shall not require a permit provided the projected roof area does not exceed 120 square feet and setbacks are approved per the Community Development Department.
(Ord. 1358 § 3, 2010; Ord. 1066 § 1, 2004; Ord. 1035 § 7, 2004).
15.04.084 International Fire Code amended.
The International Fire Code, as adopted by BLMC 15.04.020, is hereby amended as follows:
Section 503.1.1 Buildings and Facilities. Approved fire apparatus access roads shall be provided for every facility, building or portion of building hereafter constructed or moved into or within the jurisdiction. The fire apparatus road shall comply with the requirements of this section and shall extend within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.
Exceptions: The Fire Code Official is authorized to increase the dimension of 150 feet where:
1. The building is equipped with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3.
2. Fire apparatus roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an approved alternative means of fire protection is provided.
3. There are not more than two Group R-3 or Group U occupancies.
Section 503.1.2 Additional Access. The Fire Code Official is authorized to require more than one fire apparatus access road based on the potential for impairment of a single road by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access.
Section 503.1.3 High-Piled Storage. Fire department vehicle access to buildings used for high-piled combustible storage shall comply with the applicable provisions of IFC Chapter 23.
Section 503.2 Specifications. Fire apparatus access roads shall be installed and arranged in accordance with Sections 503.2.1 through 503.2.7.
Section 503.2.1 Dimensions. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet or 28 feet with parking on one side except for approved security gates in accordance with Section 503.6 and an unobstructed vertical clearance of not less than 13 feet 6 inches.
Section 503.2.2 Authority. The Fire Code Official shall have the authority to require an increase in the minimum access widths where they are inadequate for fire or rescue operations.
Section 503.2.3 Surface. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all weather driving capabilities.
Section 503.2.4 Turning Radius. The required turning radius of a fire apparatus access road shall have a minimum inside turning radius of 28 feet.
Section 503.2.5 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus (see Appendix D of the International Fire Code) and Bonney Lake Engineering Standards.
Section 503.2.6 Bridges and Elevated Surfaces. Where a bridge or an elevated surface is part of a fire apparatus access road, the bridge shall be constructed and maintained in accordance with AASHTO Standard Specification for Highway Bridges. Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus. Vehicle load limits shall be posted at both entrances to bridges when required by the Fire Code Official. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs, or both shall be installed and maintained when required by the Fire Code Official.
Section 503.2.7 Grade. The grade of the fire apparatus access road shall be within the limits established by the Fire Code Official based on the fire department’s apparatus.
Section 503.3 Marking. Where required by the Fire Code Official, approved signs or other approved notices shall be provided for fire apparatus roads to identify such roads or prohibit the obstruction thereof. Signs or notices shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary for adequate visibility.
In accordance with the Washington State Highway Commission Sign Fabrication Manual M240-70 HT and the Manual of International Traffic Control Devices issued by the Federal Highway Administration, per illustration:
Lettering Specifications:
3" - Class C Width
2" - Class C Width
1/2" - Class C Width
Entrance Signs: The chief may allow the use of entrance signs for multi-family dwelling occupancies. When allowed, the signs shall be placed at each entrance to the property. Signs shall be in a clearly conspicuous location and shall clearly state “Notice, All Roads Are Emergency Vehicle Lanes,” and “Park in Marked Stalls Only.”
Lettering Specifications:
3" - Class C Width
2" - Class C Width
1/2" - Class C Width
Section 503.4 Obstruction of Fire Apparatus Access Roads. Fire apparatus access roads shall not be obstructed in any manner, including the parking of vehicles. The minimum widths and clearances established in Section 503.2.1 shall be maintained at all times.
Section 503.6 Security Gates. The installation of security gates across a fire apparatus access road shall be approved by the Fire Chief. Where security gates are installed, they shall meet the following requirements:
1. Locked gates shall have an approved key box or key override system installed.
2. Gates serving 10 or more dwelling units shall have an Opticom activation system, Knox key override system or an equivalent and compatible system approved by the Fire Chief.
3. All electrically activated gates shall have default capabilities to the unlock position.
4. The minimum clearance width of a gate shall be compatible with the required width of the fire apparatus access road. Gate posts, keypads and other gate appurtenances shall be located in such a manner that they will not obstruct or restrict ingress and egress of emergency vehicles.
5. The security gate and the emergency operation shall be maintained operational at all times.
6. Gates shall follow Pierce County Gate Standards.
Section 505.1 Premises Identification. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be a minimum of 6 inches high with a minimum stroke width of 0.5 inch. In addition, new and existing buildings located 100' or more from the street right of way shall have the same 6 inch address dimension on the building and at the street.
1. Multi-Family Residential, Commercial, or Small Business:
|
Amount of Setback |
Number/Letter Size |
|
50 Feet or less |
6 inches |
|
51 Feet to 100 Feet |
12 inches |
|
100 Feet or more |
18 inches |
|
Individual Apartment Units |
4 inches |
2. Large Commercial or Industrial Complexes:
|
Amount of Setback |
Number/Letter Size |
|
50 Feet or less |
12 inches |
|
51 Feet to 100 Feet |
18 inches |
|
100 Feet or more |
24 inches |
Section 907.1.3 Equipment. In addition to those requirements found in Section 907.2 of the 2009 International Fire Code, the following shall apply. System and components shall be listed and approved for the purpose for which they are intended and installed.
The automatic/manual fire alarm system shall consist of a minimum of the following:
1. Addressable fire alarm.
2. Interior audible/visual alarm devices for the notification of the building occupants throughout. WAC 51.50.1101 and IBC Chapter 11.
3. Exterior horn/strobe shall be located on the address side of the building.
4. Visible devices in restrooms.
5. Manual pull stations at each exit.
6. Smoke detection in corridors.
7. Monitoring of the automatic fire sprinkler systems/fire alarm systems.
8. Buildings containing multiple tenants shall have an addressable fire alarm system capable of monitoring and sending notification of all protection systems and the individual suite address within the building to an approved central station.
9. Multiple story buildings shall have an addressable system capable of monitoring and sending notification of all protection systems within the building to an approved central station.
Section 907.2 Where required – new buildings and structures. An approved manual and automatic fire alarm system shall be provided in accordance with this section, and in all structures exceeding 5,000 square feet gross floor area. Fire alarm systems required by Sections 907.2.1 through 907.2.24 shall be of an addressable type. In addition to the requirements of this section an approved addressable fire alarm system shall be provided in all buildings exceeding 5,000 square feet of gross floor area or greater.
907.3 Where required in existing buildings and structures. The provisions of this section are intended to provide a reasonable degree of safety in existing structures not complying with the minimum requirements of the International Building Code by requiring the installation of an automatic/manual fire alarm system where required by Chapter 46 and in all existing structures with a gross floor area exceeding 5,000 square feet that are altered 50% or more of floor area as defined by the 2009 International Building and Fire Code.
(Ord. 1358 § 4, 2010).
15.04.085 Deposit for damage to public infrastructure.
Repealed by Ords. 1353 and 1358. (Ord. 979 § 1, 2002).
15.04.090 Section 110.1 of the International Building Code amended – Certificate of occupancy.
Section 110.1 of the International Building Code and Section R110.1 of the International Residential Code, 2009 Edition, as adopted by BLMC 15.04.020, are amended to read as follows:
Use and Occupancy. No building or structure of Groups A, B, E, F, H, I, LC, M, R, or S occupancies shall be used or classification of a building or structure or portion thereof, shall be made until the Building Official has issued a Certificate of Occupancy therefor as provided herein. A Certificate of Occupancy shall be issued only:
(1) After compliance with applicable zoning regulations, concomitant agreement articles, construction permit conditions, conformity to the provisions of this code, and all relevant laws, ordinances, rules and regulations; and
(2) Upon satisfactory repair of, or payment for, any damage to city property occurring in the course of work done under the provisions of this code.
(Ord. 1358 § 6, 2010; Ord. 1242 § 3, 2007; Ord. 1035 § 8, 2004; Ord. 885 § 3, 2001; Ord. 826 § 5, 1999; Ord. 778 § 1, 1998; Ord. 711 § 3, 1995; Ord. 700 § 1, 1995).
15.04.095 Investigations.
Repealed by Ords. 1353, 1357 and 1358. (Ord. 1035 § 9, 2004; Ord. 851 § 16, 2000).
15.04.096 Section 204 of the Uniform Fire Code amended – Fire chief defined.
Repealed by Ord. 1035. (Ord. 851 § 17, 2000).
15.04.100 Contractors’ registration.
No permit shall be issued for work which is to be done by any contractor required to be registered under Chapter 18.27 RCW without proof that such contractor is currently registered as required by law. All contractors shall have a city business license as per Chapter 5.08 BLMC. (Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).
15.04.110 Applicability.
It is unlawful for any person, firm or corporation to violate any provision of this chapter, or any code adopted herein, or to erect, construct, enlarge, alter, repair, move, improve, remove, convert, demolish, equip, use, occupy or maintain any building or structure within the city, or to use any land contrary to, or in violation of, any of the provisions of this chapter, or any code adopted herein. (Ord. 778 § 1, 1998; Ord. 700 § 1, 1995; Ord. 988 § 2, 2003).