Chapter 15.04BUILDING CODE

Sections:

15.04.010
Title.
15.04.020
Purpose.
15.04.030
Adoption of Codes by Reference and Amendments to Referenced Codes.
15.04.040
Design Requirements.
15.04.050
Pole Buildings.
15.04.060
Contractor Registration.
15.04.070
Fees.
15.04.080
Permits.
15.04.090
Enforcement.
15.04.100
Liability.

1Editor’s note: Ord. 1386, § 1(Exh. A), adopted June 11, 2013, amended Ch. 15.04 in its entirety to read as herein set out. Former Ch. 15.04, §§ 15.04.010 – 15.04.100, pertained to similar subject matter, and derived from Ord. 1289, § 1(Exh. A), adopted Apr. 8, 2008; Ord. 1332, § 1, adopted July 27, 2010.

15.04.010Title.

This title is known as and may be referred to as the “City of Cle Elum Building Code.”

(Ord. 1451 § 1, 2016: Ord. 1386 § 1(Exh. A), 2013)

15.04.020Purpose.

The purpose of the code and regulations adopted in this title is to provide minimum standards to safeguard life, health, property and public welfare by regulating and controlling the design, construction, quality of materials, use and occupancy, location and maintenance of buildings and structures within the City of Cle Elum. It is not the purpose or intent to create or designate any particular class or group of persons to be especially protected or benefited, nor is it intended to create any special relationship with any individual.

(Ord. 1451 § 1, 2016: Ord. 1386 § 1(Exh. A), 2013)

15.04.030Adoption of Codes by Reference and Amendments to Referenced Codes.

The City of Cle Elum hereby adopts the following codes, as amended by the Washington State Building Code Council pursuant to RCW 19.27 and 70.92 as amended by this chapter for the purpose of establishing rules and regulations for the construction, alteration, removal, demolition, equipment, use and occupancy, location and maintenance of buildings and structures.

A. The 2015 International Building Code (IBC) published by the International Code Council, Inc. as adopted and amended by the Washington State Building Code Council in Chapter 51-50 WAC, includes adoption of and amendments to the ICC/ANSI A117.1-2009 and may subsequently be amended by this chapter, is hereby adopted with the following appendices and amendments:

Appendices:.

Appendix E: Supplementary Accessibility Requirements

Appendix H: Signs

Appendix I: Patio Covers

Amendments.

1. Amend Section 105.2 Work Exempt from Permit. Building: (a) by substituting “200” for “120” in the square feet of floor area exempt from building permits and adding the following, “all required building; zoning and critical area requirements are met; (b) by adding the words “platforms” and “decks” to modify permit exemptions.

B. The 2015 International Residential Code (IRC) published by the International Code Council, Inc. as adopted and amended by the Washington State Building Code Council in Chapter 51-51 WAC, and as may subsequently be amended by this chapter, is hereby adopted with the following appendices and amendments:

Appendices.

Appendix H: Patio Covers

Amendments.

1. Amend Section 105.2 Work Exempt from Permit. Building: (a) By adding the following, “is not used as a habitable space and does not contain plumbing or mechanical systems, is not closer than 6-feet to any other structure and all required building, zoning and critical area requirements are met.”

C. The 2015 International Mechanical Code (IMC) published by the International Code Council, Inc. as adopted and amended by the Washington State Building Code Council in Chapter 51-52 WAC. Includes adoption of and amendments to the 2015 International Fuel Gas Code, the 2015 National Fuel Gas Code (NFPA 54) and the 2014 Liquefied Petroleum Gas Code (NFPA 58), and as may subsequently be amended by this chapter, is hereby adopted.

D. The 2015 International Fire Code (IFC) published by the International Code Council, Inc. as adopted and amended by the Washington State Building Code Council in Chapter 51-54A WAC, and as may subsequently be amended by this chapter, is hereby adopted with the following Appendices:

Appendices.

Appendix B: Fire Flow for Buildings

Appendix C: Fire Hydrant Locations and Distribution

Appendix D: Fire Apparatus Access Roads

E. The 2015 Uniform Plumbing Code (UPC) except as provided in RCW 19.27.170, the Uniform Plumbing Code and Uniform Plumbing Code Standards, published by the International Association of Plumbing and Mechanical Officials; provided, that any provisions of such code affecting sewers or fuel gas piping are not adopted. The UPC, as adopted and amended by the Washington State Building Code Council in Chapters 51-56 and 51-57 WAC, and as may subsequently be amended by this chapter, is hereby adopted.

In case of conflict among the codes enumerated in subsections (A), (B), (C), (D) and (E) of this section, the first named code shall govern over those following.

F. The 2015 International Energy Conservation Code / Washington State Energy Code as adopted by the Washington State Building Code Council in Chapter 51-11 WAC is hereby adopted.

G. The 2015 International Existing Building Code published by the International Code Council, Inc., as adopted and amended by the Washington State Building Code Council and as may subsequently be amended by this chapter, is hereby adopted.

H. The 2015 International Swimming Pool and Spa Code published by the International Code Council, Inc., as adopted by the Washington State Building Code Council and as may subsequently be amended by the chapter, is hereby adopted.

(Ord. 1451 § 1, 2016: Ord. 1386 § 1(Exh. A), 2013)

15.04.040Design Requirements.

A. Conflict Between Codes. Whenever there is a conflict between a referenced code in Section 15.04.030 of this code and the general requirements contained in Section 15.04.040 of this code, the general requirements shall apply.

B. Climatic and Geographic Design Criteria.

GROUND SNOW LOAD

115

WIND SPEED (Gust)

110 mph

Topographic effects: NO

SEISMIC DESIGN CATEGORY

IRC: D0

IBC:

SS=0.65

S1=0.23

SUBJECT TO DAMAGE FROM

Weathering

Severe

Frost line depth

24"

Termite

Slight To Moderate

WINTER DESIGN TEMP.

ICE SHIELD UNDERLAYMENT REQUIRED

YES

FLOOD HAZARDS

Date Entered Into NFIP:

3/3/1975

Date of Current FIRM Maps Adopted:

5/5/1981

AIR FREEZING INDEX

1500

MEAN ANNUAL TEMP.

50

C. Professional Preparation of Plans. The City of Cle Elum shall require a Washington State licensed design professional, licensed under the provisions of RCW 18.08, WAC 308-12 (for Architects) or RCW 18.43 (for Engineers) to stamp, prepare or oversee the preparation of plans and calculations for buildings or structures when ANY of the following criteria are met but is not limited to the following:

1. The following are required to be professionally designed for structural integrity (lateral and gravity), life safety and architectural barriers (accessibility):

a. A building of any occupancy over four thousand square feet.

Exception: Residential structures

b. Buildings containing five or more residential dwelling units.

2. The following are required to be professionally designed for structural integrity (lateral and gravity) only.

a. All steel, concrete, masonry and timber framed structures.

b. All log buildings and structures.

This includes any log or beam style trusses used in stick framed buildings.

Exception: One-story log buildings with a single ridged stick-framed roof with no valleys or trussed roof may be accepted without a professional structural design.

c. All other structures within the City of Cle Elum.

Exception: One-story buildings with a single ridged stick-framed roof with no valleys or trussed roof may be accepted without a professional structural design.

d. All pre-manufactured metal structures.

These structures are primarily used as carports and require a building permit when over 200 square feet. All plans and specifications must be engineered by a Washington State licensed engineer and plans must state the snow load and wind load capacities. Plans must also include details on the tie-down or foundation systems.

(Ord. 1451 § 1, 2016: Ord. 1386 § 1(Exh. A), 2013)

15.04.050Pole Buildings.

The following section shall govern all pole style structures.

A. Design Requirements. All pole style structures shall follow the requirements of section 15.04.040 ‘Design Requirements’ with the following additions:

1. The City of Cle Elum shall require a Washington State licensed design professional, licensed under the provisions of RCW 18.08, WAC 308-12 (for Architects) or RCW 18.43 (for Engineers) to stamp, prepare or oversee the preparation of plans and calculations for pole structures when:

a. The eave height exceeds twelve feet.

b. The minimum embedment depth listed below cannot be met.

c. The backfill requirements listed below cannot be met.

d. The use of the building or structure is for habitable space.

e. The structure is over one story.

f. The occupant load based on the IBC is greater than or equal to 10.

B. Post Embedment Requirements. Posts must be embedded into the ground a distance one-third the height of the eave. The minimum post embedment is three feet.

Example: A twelve-foot eave height building would require the posts be embedded into the ground four feet. An eight-foot eave height building would require the posts be embedded three feet.

Post holes are required to be six inches deeper than the post embedment length to allow for concrete footing under the posts. Post hole diameters will be sized to directly support three-fourths of the gravity load.

C. Backfill Requirements. The backfill requirements for all posts holes shall be concrete. All native material taken out for the excavation of the post hole shall be replaced with concrete.

(Ord. 1451 § 1, 2016: Ord. 1386 § 1(Exh. A), 2013)

15.04.060Contractor 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 verification that such contractor is currently registered as required by law. All contractors shall have a city business license as required under Chapter 5.02 CEMC.

(Ord. 1451 § 1, 2016: Ord. 1386 § 1(Exh. A), 2013)

15.04.070Fees.

A. All City of Cle Elum permit fees shall be established by resolution.

B. Investigation Fees – Work without a Permit.

1. Whenever any work for which a permit is required by this code has been commenced without first obtaining said permit, a special investigation shall be made before a permit may be issued for such work.

2. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be equal to the amount of the Building Permit Fee. This fee is an additional, punitive fee and shall not apply to the Permit Fees that may subsequently be issued. Payment of the investigative fee does not vest the illegal work with any legitimacy, nor does it establish any right to a Permit for continued development of that project. If the work done remains illegal for 90 days after service of the Stop Work Order, it shall be considered hazardous.

3. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this code nor from any penalty prescribed by law.

C. Fee Refunds. The building official may authorize the refunding of:

1. One hundred percent of any fee erroneously paid or collected.

2. Up to eighty percent of the permit fee paid when no work has been done under a permit issued in accordance with this code.

3. Up to eighty percent 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 reviewing 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 days after the date of fee payment.

(Ord. 1451 § 1, 2016: Ord. 1386 § 1(Exh. A), 2013)

15.04.080Permits.

A. Except as specified in Section 15.04.030 above (work exempt from permit), no building or structure shall be erected, placed, constructed, enlarged, altered, repaired, moved, improved, removed, converted or demolished unless a separate permit for each building or structure has first been obtained from the City of Cle Elum.

B. All permits shall expire by limitation and be declared void if any one of the following apply:

1. Work is not started within one hundred eighty days of obtaining a permit.

2. Work is abandoned for one hundred eighty days or more after beginning work.

3. An inspection has not been performed and approved by the City of Cle Elum for over one year.

C. The building official may extend the time for action by the applicant for a period not exceeding one hundred eighty days on request by the applicant showing that circumstances beyond the control of the applicant have prevented action from being taken. If a permit has expired, an applicant may renew the permit for one-half the permit fee(s) plus issuance fees and less plan review fees, provided no changes have been made or will be made to the original construction documents for such work, and provided further that the permit was reviewed under the current adopted codes. If there are changes to the original construction documents or if the permit is renewed under a different code, a plan review fee will be charged at the current rate.

(Ord. 1451 § 1, 2016: Ord. 1386 § 1(Exh. A), 2013)

15.04.090Enforcement.

A. Violation. 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 the chapter, or any code adopted herein.

B. Penalty for Violations. See CEMC Chapter 8.60 (Code Enforcement).

C. Severability. The penalties provided in this section are intended to be in addition to, and not to supersede, any penalties provided in any of the codes adopted in CEMC 15.04.030. In the event of a conflict between the penalty provisions of this section and the penalty provisions in any of the codes, this section shall control.

(Ord. 1451 § 1, 2016: Ord. 1386 § 1(Exh. A), 2013)

15.04.100Liability.

The express intent of the City of Cle Elum is that the responsibility for compliance with the provisions of this chapter shall rest with the permit applicant and their agents.