Chapter 15.08
AMENDMENTS TO THE INTERNATIONAL BUILDING CODE (IBC)

Sections:

15.08.010    Amendment to IBC Section 103.

15.08.020    Amendment to IBC Section 105.

15.08.021    Amendment to IBC Section 107.

15.08.030    Amendment to IBC Section 109.

15.08.040    Amendment to IBC Section 110.

15.08.041    Amendment to IBC Section 110.3.8.

15.08.050    Amendment to IBC Section 111.

15.08.060    Amendment to IBC Section 113.1.

15.08.070    Amendment to IBC Section 114.

15.08.080    Amendment to IBC Section 115.

15.08.083    Amendment to IBC Section 901.1.

15.08.084    Amendment to IBC Section 907.2.

15.08.085    Amendment to IBC Section 907.5.2.3.2.

15.08.086    Amendment to IBC Section 907.4.

15.08.087    Amendment to IBC Section 912.3.1.

15.08.090    Amendment to IBC Section 1011.1.

15.08.095    Amendment to IBC Section 1612.3.

15.08.096    Amendment to IBC Section 3409.2, Exception 3.

15.08.010 Amendment to IBC Section 103.

Section 103 of the International Building Code is amended as follows:

103.1 Creation of enforcement agency. The Division of Fire and Building Safety is hereby created in the Community Development Department for the purpose of enforcing this code; and the official in charge thereof shall be known as the building official/fire marshal.

103.2 Appointment. The building official/fire marshal shall be appointed by the chief appointing authority of the City of Gig Harbor.

103.3 Deputies. In accordance with the prescribed procedures of the City of Gig Harbor and with the concurrence of the appointing authority, the building official/fire marshal shall have the authority to appoint an assistant building official/fire marshal, the related technical officers, inspectors, plan examiners and other employees. Such employees shall have powers as delegated by the building official/fire marshal.

(Ord. 983 § 4, 2005).

15.08.020 Amendment to IBC Section 105.

Section 105 of the International Building Code is amended as follows:

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, or replace any electrical, gas, mechanical, or plumbing system, the installation of which is regulated by this code, or cause such work to be done, shall first make application to the building official and obtain the required permit. A building permit shall also be required for the installation or structural modification of a sign which will be attached to building or be self supporting with the top of the sign over 36 inches above grade. The issuance of a building permit for the installation or structural modification of a sign does not exempt the applicant from obtaining the necessary sign permit.

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105.2 Work exempt from permit: Exemptions from permit requirements of this code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this code or any other laws or ordinances of this jurisdiction. Permits shall not be required for the following:

Building:

1. One-story detached accessory structures used as tool and storage sheds, play houses and similar uses, provided the floor area does not exceed 200 square feet (18.58 m2).

2. Fences not over 6 feet (1,829 mm) high.

3. Oil derricks.

4. Retaining walls which are not over 4 feet (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 III-A liquids.

5. Water tanks supported directly on grade if the capacity does not exceed 5,000 gallons (18,925 L) and the ratio of height to diameter or width does not exceed 2 to 1.

6. Sidewalks, driveways and platforms not more than 30 inches (762 mm) above grade and not over any basement or story below and which are not part of an accessible route.

7. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.

8. Temporary motion picture, television and theater stage sets and scenery.

9. Prefabricated swimming pools accessory to a Group R-3 occupancy, as applicable in Section 101.2, which are less than 24 inches (610 mm) deep, do not exceed 5,000 gallons (18,925 L) and are installed entirely above ground.

10. Shade cloth structures constructed for nursery or agricultural purposes and not including service systems.

11. Swings and other playground equipment accessory to detached one and two family dwellings.

12. Window awnings supported by an exterior wall which do not project more than 54 inches (1,372 mm) from the exterior wall and do not require additional support of Group R-3, as applicable in Section 101.2 and Group U occupancies.

13. Movable cases, counters and partitions not over 5 feet 9 inches (1,753 mm) in height.

14. All interior signs, flags, pennants, streamers, banners, balloons, inflatable signs, the painting of a sign on glazing, the change of a sign plastic face and other nonstructural modifications to a sign which is attached to a building or nonstructural modifications to a self supported sign. This exception does not exempt the applicant from obtaining the necessary sign permit.

Electrical:

Electrical permits, inspections and approvals shall be under the jurisdiction of the Washington State Department of Labor and Industries, Electrical Section.

Gas:

1. Portable heating appliance.

2. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.

Mechanical:

1. Portable heating appliance.

2. Portable ventilation equipment.

3. Portable cooling unit.

4. Steam, hot or chilled water piping within any heating or cooling equipment regulated by this code.

5. Replacement of any part which does not alter its approval or make it unsafe.

6. Portable evaporative cooler.

7. Self-contained refrigeration system containing 10 pounds (4.54 kg) or less of refrigerant and actuated by motors of 1 horsepower (746 W) or less.

Plumbing:

1. The stopping of leaks in drains, water, soil, waste or vent pipe provided, however, that if any concealed trap, drain pipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove and replace the same with new material, such work shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.

2. 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.

105.3. Application for permit.

A. To obtain a permit, the applicant shall first file a written application on a form furnished by the City for that purpose. A complete building permit application shall consist of the following information:

1. The legal description and tax parcel number(s) and the street address of the property;

2. The property owner’s name, address, and phone number;

3. A description of the work to be covered by the permit for which application is made;

4. The proposed use and occupancy for which the proposed work is intended;

5. The valuation of the proposed work; and

6. Evidence of potable water and a sewer/septic connection.

7. All materials and information required by IBC Section 106.

B. For all projects with a valuation in excess of five thousand dollars, the following additional information shall be required in accordance with RCW 19.27.095:

1. The prime contractor’s business name, address, phone number, current state contractor registration number; and

2. Either:

a. The name, address and phone number of the office of the lender administering the interim construction financing, if any, or

b. The name and address of the firm that has issued a payment bond, if any, on behalf of the prime contractor for the protection of the owner, if the bond is for an amount not less than 50 percent of the total amount of the construction project;

3. A SEPA Checklist, and any other information required to demonstrate compliance with the State Environmental Policy Act, as adopted by the city under GHMC Title 18;

C. If the information required by IBC Section 105.3(B)(1) and (B)(2) above are not available at the time the application is submitted, the applicant shall so state and the application shall be processed forthwith and the permit issued as if the information had been supplied, and the lack of the information shall not cause the application to be deemed incomplete for the purposes of vesting. However, the applicant shall provide the remaining information as soon as the applicant can reasonably obtain such information.

105.3.1 Action on application. The director shall review the application according to the procedures in GHMC 19.02.003, and shall issue the building permit within the deadline required by GHMC 19.05.009. If the application or the construction documents do not conform to the requirements of pertinent laws, the director shall deny such application in writing, stating the reasons therefor. If the director is satisfied that the proposed work conforms to the requirements of this code and laws and ordinances applicable thereto, the director shall issue a permit therefor as soon as practicable.

105.3.2 Time limitation on application. An application for a permit for any proposed work shall be deemed to have been abandoned 180 days after the date of filing, unless such application has been pursued in good faith or the permit has been issued; except that the director is authorized to grant one or more extensions of time for additional periods not exceeding 180 days each. The extension shall be requested in writing and justifiable cause demonstrated.

Any permit application that has been approved by the director but for whatever reason has not been issued within a period of 180 days after approval shall be deemed to have expired. If an update in code editions in accordance with Chapter 51-50 WAC occurs after expiration, application for a new permit must be submitted with new construction documents demonstrating compliance with the appropriate code provisions as enumerated in 51-50 WAC and GHMC Title 15.

105.3.3 Vesting. A valid and fully complete building permit application for a structure, that is permitted under the zoning or other land use control ordinances in effect on the date the application shall be considered under the building permit ordinance in effect at the time of application, and the zoning or other land use control ordinances in effect on the date of application.

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 this code or of any other ordinance of the jurisdiction. Permits presuming to give authority to violate or cancel the provisions of this code or other ordinances of the jurisdiction shall not be valid. The issuance of a permit based on construction documents or 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 this code or of any other ordinances of this jurisdiction.

Multiunit residential buildings: The building official is not charged with determining whether building enclosure design documents are adequate or appropriate to satisfy the requirements of EHB 1848. Nothing in EHB 1848 or this code requires the building official to review, approve or disapprove enclosure documents.

105.5 Expiration. Every permit issued shall become invalid unless the work on the site authorized by such permit is commenced within 180 days after its issuance, or if the work authorized on the site by such permit is suspended or abandoned for a period of 180 days after the time the work is commenced. Before such work recommences, a new permit shall be first obtained and the fee, therefor, shall be one-half the amount required for a new permit for such work, provided no changes have been made in the original construction documents for such work and provided further that such suspension or abandonment has not exceeded one year.

The director is authorized to grant, in writing, one or more extensions of time, for periods not more than 180 days each. The extension shall be requested in writing prior to the expiration of the permit and justifiable cause demonstrated.

(Ord. 1186 § 3(A), 2010; Ord. 1015 § 1, 2005; Ord. 983 § 4, 2005).

15.08.021 Amendment to IBC Section 107.

Section 107 of the IBC is amended as follows:

107.1 General. Submittal documents consisting of construction documents, statement of special inspections, geotechnical report, and other data shall be submitted in two or more sets with each permit application. The construction documents shall be prepared by a registered design professional where required by the statutes of the jurisdiction in which the project is to be constructed. Where special conditions exist, the director is authorized to require additional construction documents to be prepared by a registered design professional.

Multiunit residential structures and rehabilitative construction. Any person applying for a building permit for construction of a multiunit residential building or rehabilitative construction shall submit building enclosure design documents to the appropriate building department prior to the start of construction or rehabilitative construction of the building enclosure. If construction work on a building enclosure is not rehabilitative construction because the cost thereof is not more than five percent of the assessed value of the building, then the person applying for the building permit shall submit to the building department a letter so certifying. Any changes to the building enclosure design documents that alter the manner in which the building or its components is waterproofed, weatherproofed, and otherwise protected from water or moisture intrusion shall be stamped by an architect or engineer and shall be provided to the building department and to the person conducting the course of construction inspection in a timely manner to permit such person to inspect for compliance therewith, and may be provided through individual updates, cumulative updates, or as-built updates.

Exception: The building official is authorized to waive the submission of construction documents and other data not required to be prepared by a registered design professional 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 this code.

107.3 Examination of documents. The building official shall examine or cause to be examined the accompanying construction documents and shall ascertain by such examinations whether the construction indicated and described is in accordance with the requirements of this code and other pertinent laws or ordinances.

Multiunit residential structures or rehabilitative construction. The building official is not charged with determining whether the building enclosure design documents are adequate or appropriate to satisfy the requirements of EHB 1848. Nothing in EHB 1848 requires a building department to review, approve or disapprove enclosure design documents.

(Ord. 1186 § 3(B), 2010; Ord. 1128 § 3, 2008; Ord. 1015 § 2, 2005).

15.08.030 Amendment to IBC Section 109.

Section 109 of the IBC is amended as follows:

109.1 Payment of fees. A permit shall not be valid until the fees adopted by the City in a resolution for this purpose have been paid. Nor shall an amendment to a permit be released until the additional fee, if any, has been paid.

109.2 Schedule of permit fees. On buildings, structures, gas, mechanical, and plumbing systems or alterations requiring a permit, a fee for each permit shall be paid as required in accordance with the resolution adopted by the City for this purpose under Chapter 3.40 GHMC.

109.3 Building permit valuations. The applicant for a permit shall provide an estimated permit value at the time of application. Permit valuations shall include the total value of work, including materials, labor, normal site preparation, architectural and design fees, overhead and profit, for which the permit is being issued, including such work as gas, mechanical, plumbing, equipment and permanent systems. If, in the opinion of the director of building and fire safety the valuation is underestimated on the application, the valuation shall be recalculated based on the valuation as determined using the square foot construction costs adopted by the City as Table 1-2 in the fee resolution, unless the applicant can show detailed estimates to meet the approval of the director. Final building permit valuation shall be set by the director.

109.4 Work commencing before permit issuance. Any person who commences work on a building, structure, gas, mechanical, or plumbing system before obtaining the necessary permits shall be subject to an investigation fee established by City resolution that shall be in addition to the required permit fees.

109.5 Related fees. The payment of a fee for the construction, alteration, removal or demolition of 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.

109.6 Refunds. The director may authorize refunding of any fee paid hereunder which was erroneously paid or collected. The director may also authorize refunding of not more than 80 percent of the permit fee paid when no work has been done under a permit issued in accordance with this code.

The director may authorize refunding of not more than 80 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 cancelled before any plan reviewing is done.

The director shall not authorize refunding of any fee paid except on written application filed by the original permittee not later than 180 days after the date of fee payment.

109.7 Incident management and investigation fee. A fee as prescribed under the City’s fee schedule shall be charged for management and investigation of emergency incidents involving structural damage, fires, or other pubic health and safety threats. The fee shall be payable by the property owner upon receipt of an invoice from the City for such services.

(Ord. 1186 § 3(C), 2010; Ord. 983 § 4, 2005).

15.08.040 Amendment to IBC Section 110.

Section 110 of the IBC is amended as follows:

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110.7 Reinspections. A reinspection fee may be assessed for each inspection or reinspection when the work for which the inspection is requested is not complete or when corrections noted on previous inspection are not made.

This section is not to be interpreted as requiring reinspection fees the first time a job is rejected for failure to comply with code requirements, but rather that fees are intended as a means of controlling the practice of calling for inspections before the job is ready for inspection or reinspection.

Reinspection fees may also be assessed when the inspection record card is not available on the work site, the approved plans are not readily available to the inspector, for failure to provide access for the inspection or for deviating from plans requiring the approval of the director.

(Ord. 1186 § 3(D), 2010; Ord. 983 § 4, 2005).

15.08.041 Amendment to IBC Section 110.3.8.

Section 110.3.8 of the IBC is hereby amended as follows:

110.3.8 Other inspections. In addition to the inspections specified above, the director is authorized to make or require other inspections of any construction work to ascertain compliance with the provisions of this code and other laws that are enforced by the building and fire safety department.

It is the applicant’s responsibility to provide the “qualified inspector” and assure that the building envelope inspections required under EHB 1848 are performed. The Department of Building Safety is not responsible for approving the qualifications of the inspector or for performing these inspections.

(Ord. 1186 § 3(E), 2010; Ord. 1015 § 4, 2005).

15.08.050 Amendment to IBC Section 111.

Section 111 of the IBC is hereby amended as follows:

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 director has issued a certificate of occupancy therefor as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation or the provisions of this code or of other ordinances of the jurisdiction.

Upon completion of the inspection required by EHB 1848 by a qualified inspector, the qualified inspector shall prepare and submit to the director a signed letter certifying that the building enclosure has been inspected during the course of construction or rehabilitative construction and that it has been constructed or reconstructed in substantial compliance with the building enclosure design documents, as updated pursuant to Section 3 of EHB 1848. The building and fire safety department shall not issue a final certificate of occupancy or other equivalent final acceptance until the letter required by this section has been submitted. The building and fire safety department and/or director is not charged with and has no responsibility for determining whether the building enclosure inspection is adequate or appropriate to satisfy the requirements of EHB 1848.

Exception: Certificates of occupancy are not required for work exempt from permits under Section 105.2.

111.2 Certificate issued. After payment of the fee established in the City’s fee resolution, and after the director inspects the building or structure and finds no violations of the provisions of this code or other laws that are enforced by the building and fire safety department the director shall issue a certificate of occupancy that contains the following:

1. The building permit number (if applicable).

2. The address of the structure.

3. The name and address of the owner.

4. A description of that portion of the structure for which the certificate is issued.

5. A statement that the described portion of the structure has been inspected for compliance with the requirements of this code for the occupancy and division of occupancy and the use for which the proposed occupancy is classified.

6. The name of the director.

7. The edition of the code under which the certificate was issued.

8. The use and occupancy in accordance with Chapter 3.

9. The type of construction as defined in Chapter 6.

10. The design occupant load.

11. If an automatic sprinkler or fire alarm system is provided, whether the sprinkler or fire alarm system is required.

12. Any special stipulations and conditions of issuance of the certificate.

111.3 Temporary occupancy. Upon payment of a fee as set forth in the City’s fee resolution, the director is authorized to issue a temporary certificate of occupancy before the completion of the entire work covered by the permit, provided that such portion or portions shall be occupied safely. The director shall set a time period during which the temporary certificate of occupancy is valid.

111.4 Revocation. The director is authorized to, in writing, suspend or revoke a certificate of occupancy or completion issued under the provisions of this code whenever 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 this code.

111.5 Maintenance of certificate of occupancy. The certificate of occupancy issued under the provisions of this section shall be maintained on the premises at all times. The certificate shall be made available for inspection at the request of the director upon request.

(Ord. 1186 § 3(F), 2010; Ord. 1015 § 5, 2005; Ord. 983 § 4, 2005).

15.08.060 Amendment to IBC Section 113.1.

Section 113.1 of the IBC is hereby amended as follows:

113.1 General. The Building Code Advisory Board shall hear and decide those appeals and interpretations described in Chapter 15.02 GHMC.

(Ord. 1186 § 3(G), 2010; Ord. 983 § 4, 2005).

15.08.070 Amendment to IBC Section 114.

Section 114 of the IBC is deleted. A new Section 114 is hereby added to the IBC, which shall read as follows:

114. Enforcement. Enforcement of violations of this code shall proceed as set forth in Chapter 15.24 GHMC.

(Ord. 1186 § 3(H), 2010; Ord. 983 § 4, 2005).

15.08.080 Amendment to IBC Section 115.

Section 115 of the IBC is deleted and a new Section 115 is added to the IBC, which shall read:

115. Stop work orders. Enforcement of violations of this code, including the issuance of stop work orders, shall proceed as set forth in Chapter 15.24 GHMC.

(Ord. 1186 § 3(I), 2010; Ord. 983 § 4, 2005).

15.08.083 Amendment to IBC Section 901.1.

Section 901.1 of the IBC is amended to read as follows:

901.1 Scope. The provisions of this chapter shall specify where fire protection systems are required and shall apply to the design, installation and operation of fire protection systems. For the purposes of this chapter the term fire chief refers to the City of Gig Harbor director of building and fire safety.

(Ord. 1186 § 3(J), 2010).

15.08.084 Amendment to IBC Section 907.2.

Section 907.2 of the IBC is amended as follows:

907.2 Where required – new buildings and structures. An approved fire alarm system installed in accordance with the provisions of this code and NFPA 72 shall be provided in new buildings and structures in accordance with Sections 907.2.1 through 907.2.23 and provide occupant notification in accordance with Section 907.6 unless other requirements are provided by another section of this code.

A minimum of one manual fire alarm box shall be provided in an approved location to initiate a fire alarm signal for fire alarm systems employing automatic fire detectors or waterflow detection devices. Where other sections of this code allow elimination of fire alarm boxes due to sprinklers a single alarm box shall be installed not more than 5 feet from the entrance to each required exit.

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(Ord. 1186 § 3(K), 2010).

15.08.085 Amendment to IBC Section 907.5.2.3.2.

Section 907.5.2.3.2 of the IBC is amended as follows:

907.5.2.3.2 Employee work areas. Visible alarm notification appliances shall be provided in all employee work areas.

(Ord. 1186 § 3(L), 2010).

15.08.086 Amendment to IBC Section 907.4.

Section 907.4 of the IBC is amended as follows:

907.4 Initiating devices. Where manual or automatic alarm initiation is required as part of a fire alarm system, the initiating devices shall be addressable and shall be installed in accordance with Sections 907.4.1 through 907.4.3.

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(Ord. 1186 § 3(M), 2010).

15.08.087 Amendment to IBC Section 912.3.1.

Section 912.3.1 of the IBC is amended as follows:

912.3.1 Locking fire department connection caps. Approved locking caps shall be provided on fire department connections for water-based fire protection systems.

(Ord. 1186 § 3(N), 2010).

15.08.090 Amendment to IBC Section 1011.1.

Section 1011.1 of the IBC is amended as follows:

1011.1 Where required. Exit and exit access doors shall be marked by an approved exit sign readily visible from any direction of egress travel. The path of egress travel to exits and within exits shall be marked by readily visible exit signs to clearly indicate the direction of egress travel in cases where the exit or the path of egress travel is not immediately visible to the occupants. Intervening means of egress doors within exits shall be marked by exit signs. Exit sign placement shall be such that no point in an exit access corridor or exit passageway is more than 100 feet (30,480 mm) or the listed viewing distance for the sign, whichever is less, from the nearest visible exit sign.

Exceptions:

1. Main exterior exit doors or gates that are obviously and clearly identifiable as exits need not have exit signs where approved by the building official.

2. Exit signs are not required in occupancies in Group U and individual sleeping units or dwelling units in Group R-1, R-2 and R-3.

3. Exit signs are not required in sleeping areas in occupancies in Group I-3.

4. In occupancies in Groups A-4 and A-5, exit signs are not required on the seating side of vomitories or openings into seating areas where exit signs are provided in the concourse that are readily apparent from the vomitories. Egress lighting is provided to identify each vomitory or opening within the seating area in an emergency.

(Ord. 1186 § 3(O), 2010; Ord. 1128 § 4, 2008).

15.08.095 Amendment to IBC Section 1612.3.

Section 1612.3 of the IBC is amended as follows:

1612.3 Establishment of flood hazard areas. To establish flood hazard areas, the City of Gig Harbor has adopted the Federal Emergency Management Agency Flood Insurance Study and Flood Insurance Rate Map under Title 18.10 of the Gig Harbor Municipal Code. The referenced study, map and supporting data are hereby adopted by reference and declared to be part of this section.

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(Ord. 1186 § 3(P), 2010).

15.08.096 Amendment to IBC Section 3409.2, Exception 3.

Section 3409.2, Exception 3 of the IBC is amended as follows:

3. Designated as historic under an approved state or local preservation program.

(Ord. 1186 § 3(Q), 2010).