Chapter 15.10
AMENDMENTS TO THE INTERNATIONAL RESIDENTIAL CODE (IRC)
Sections:
15.10.010 Amendment to IRC Section R103.
15.10.020 Amendment to IRC Section R105.1.
15.10.030 Amendment to IRC Section R108.
15.10.040 Amendment to IRC Section R109.1.
15.10.050 Amendment to IRC Section R110.4.
15.10.060 Amendment to IRC Section R112.
15.10.070 Amendment to IRC Section R113.
15.10.080 Amendment to IRC Section R114.
15.10.010 Amendment to IRC Section R103.
Section R103 of the IRC is hereby amended to read as follows:
R103.1 Creation of enforcement agency. The department of fire and building safety is hereby created and the official in charge thereof shall be known as the building official/fire marshal.
R103.2 Appointment. The building official/fire marshal shall be appointed by the chief appointing authority of the City of Gig Harbor.
R103.3 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 § 10, 2005).
15.10.020 Amendment to IRC Section R105.1.
Section R105.1 is amended to read 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.
105.1.1 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. 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.
4. 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.
5. 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.
6. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.
7. Prefabricated swimming pools that are less than 24 inches (610 mm) deep.
8. Swings and other playground equipment accessory to detached one and two family dwellings.
9. 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.
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.
8. Portable ventilation equipment.
9. Portable cooling unit.
10. Steam, hot or chilled water piping within any heating or cooling equipment regulated by this code.
11. Replacement of any part which does not alter its approval or make it unsafe.
12. Portable evaporative cooler.
13. 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:
3. 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.
4. 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:
3. The legal description and tax parcel number(s) and the street address of the property;
4. 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;
6. Evidence of potable water and a sewer/septic connection; and
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.
Action on application. The building official 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 building official shall deny such application in writing, stating the reasons therefor. If the building official is satisfied that the proposed work conforms to the requirements of this code and laws and ordinances applicable thereto, the building official shall issue a permit therefor.
R105.3.2 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 51-51 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 51-51 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.
R 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 §§ 4(A), (B), 2010; Ord. 1128 § 5, 2008; Ord. 983 § 10, 2005).
15.10.030 Amendment to IRC Section R108.
Section R108 of the IRC is repealed. A new Section R108 shall be adopted, which shall incorporate GHMC 15.08.030 by reference. (Ord. 983 § 10, 2005).
15.10.040 Amendment to IRC Section R109.1.
Section R109.1 of the IRC is amended to read as follows:
R109.1 Types of inspections. For onsite construction, from time to time the building official, upon notification from the permit holder or his or her agent, shall make or cause to be made any necessary inspections and shall either approve that portion of the construction as completed or shall notify the permit holder or his or her agent wherein the same fails to comply with this code.
R109.1.1 Footing and foundation Inspections. Inspection of the footings and foundation shall be made after poles or piers are set or trenches or casement areas are excavated and any required forms erected and any required reinforcing steel is in place and prior to the placing of concrete. The footing and foundation inspections shall include excavations for thickened slabs intended for the support of bearing walls, partitions, structural supports, or equipment and special requirements for wood foundations.
R109.1.2 Concrete slab or 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, piping accessories and other ancillary equipment items and all floor framing, blocking anchor bolts and ancillary items are in place but before any concrete is placed or floor sheathing installed, including the sub-floor.
R109.1.3 Floodplain inspections. For construction in areas prone to flooding as established table R301.2(1), upon placement of the lowest floor, including basement, and prior to further vertical construction, the building official shall require the submission of documentation, prepared and sealed by a registered design professional, of the elevation of the lowest floor, including basement, required in Section R323.
R109.1.4 Roof and wall sheathing. Roof and wall sheathing inspections shall be made prior to the installation of any interior or exterior roof and wall coverings.
R109.1.5 Plumbing, mechanical, and gas system inspection. Rough inspection of plumbing, mechanical, and gas systems shall be made prior to covering or concealment, before fixtures or appliances are set or installed, and prior to framing inspection.
Exception: Ground-source heat pump loop systems tested in accordance with Section M2105.1 shall be permitted to be backfilled prior to inspection.
R109.1.6 Energy efficiency inspection. Inspections shall be made to determine compliance with the WA State Energy and Ventilation and Indoor Air Quality Codes (Chapters 51-11 and 51-13 WAC) and shall include, but not be limited to, inspections for: envelope insulation R and U values, fenestration U value, duct system R value, and HVAC and water-heating equipment efficiency.
R109.1.7 Frame and masonry inspection. Inspection of framing and masonry construction shall be made after the roof, masonry, all framing, firestopping, draftstopping, and bracing are in place and after the plumbing, mechanical, and electrical rough inspections are approved.
R109.1.8 Other inspections. In addition to the called inspections above, the building official may make or require any other inspections to ascertain compliance with this code and other laws enforced by the building official.
R109.1.8.1 Fire-resistance-rated construction inspection. Where fire-resistance-rated construction is required between dwelling units or due to location on property, the building official shall require an inspection of such construction after all lathing and/or wall board is in place, but before any plaster is applied, or before wallboard joints and fasteners are taped and finished.
R109.1.8.2 Erosion control inspections. Where projects create exposed earth subject to erosion and siltation of adjoining properties or storm water management structures or facilities, a temporary erosion control inspection shall be conducted upon installation of silt fence, matting, straw, or any other approved temporary erosion control measures and prior to beginning building construction. A final erosion control inspection shall be conducted prior to final approval of the project to verify that site conditions will not result in erosion or siltation of adjoining properties or storm water management structures or facilities. Final erosion control measures shall be maintained indefinitely.
R109.1.8.3 Final inspections. Final inspection shall be made after the permitted work is complete and prior to occupancy.
* * *
R109.5 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 inspections 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 building official.
To obtain a reinspection, the applicant shall file an application therefor in writing on a form furnished for that purpose and pay the reinspection fee in accordance with the City’s fee resolution.
(Ord. 983 § 10, 2005).
15.10.050 Amendment to IRC Section R110.4.
Section R110.4 of the IRC is amended to read as follows:
R110.4 Temporary Occupancy. Upon payment of a fee as set forth in the City’s fee resolution, the building official 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 building official shall set a time period during which the temporary certificate of occupancy is valid.
(Ord. 983 § 10, 2005).
15.10.060 Amendment to IRC Section R112.
Section R112.1 of the IRC is amended to read as follows:
R112.1 General. The Building Code Advisory Board shall hear and decide appeals and make interpretations, all as described in Chapter 15.02 GHMC.
R112.2 Determination of substantial improvement in areas prone to flooding. When the building official makes a finding required in Section R105.3.1.1, the building official shall determine whether the value of the proposed work constitutes a substantial improvement. A substantial improvement means any repair, reconstruction, rehabilitation, addition or improvement of a building or structure, the cost of which equals or exceeds 50 percent of the market value of the building or structure before the improvement or repair is started. If the building or structure has sustained substantial damage, all repairs are considered substantial improvement regardless of the actual repair work performed. The term does not include:
1. Improvements to a building or structure required to correct existing health, sanitary or safety code violations identified by the building official and which are the minimum necessary to assure safe living conditions; and
2. Any alteration of a historic building or structure provided that the alteration will not preclude the continued designation as an historic building or structure. For the purpose of this exclusion, an historic building is:
2.1 Listed or preliminarily determined to be eligible for listing in the National Register of Historic Places; or
2.2 Determined by the Secretary of the U.S. Department of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined to qualify as an historic district; or
2.3 Designated as historic under an approved state or local historic preservation program.
R112.2.2 Criteria for issuance of a variance for areas prone to flooding. A variance shall only be issued upon:
1. A showing of good and sufficient cause that the unique characteristics of the size, configuration and topography of the site render the elevation standards in Section R323 inappropriate.
2. A determination that failure to grant the variance would result in exceptional hardship by rendering the lot undevelopable.
3. A determination that granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, nor create nuisances, cause fraud on or victimization of the public, or conflict with existing local laws or ordinances.
4. A determination that the variance is the minimum necessary to afford relief, considering the flood hazard.
5. Submission to the applicant of written notice specifying the difference between the design flood elevation and the elevation to which the building is to be built, stating that the cost of flood insurance will be commensurate with the increased risk resulting from the reduced floor elevation, and stating that construction below the design flood elevation increases risks to life and property.
(Ord. 1186 § 4(C), 2010; Ord. 983 § 10, 2005).
15.10.070 Amendment to IRC Section R113.
Section R113 is repealed. A new Section R113 is hereby added to the IRC, which shall read as follows:
R113 Enforcement. Enforcement of violations of this code shall proceed as set forth in Chapter 15.24 GHMC.
(Ord. 983 § 10, 2005).
15.10.080 Amendment to IRC Section R114.
Section R114 is repealed. A new Section R114 is hereby added to the IRC, which shall read as follows:
R114. Stop work orders. Enforcement of this code, including the issuance of stop work orders, shall proceed as set forth in Chapter 15.24 GHMC.
(Ord. 983 § 10, 2005).