Title 15
BUILDINGS AND CONSTRUCTION*

Chapters:

15.02 Accessory Improvements

15.04 Flood Control

15.06 Fire Code

15.08 Building Code

15.10 Property Maintenance Code

15.12 Electrical Code

15.14 Mechanical Code

15.16 Plumbing Code

15.18 Energy Code

15.20 Ventilation and Indoor Air Quality Code

15.22 Moving Buildings

15.24 Clearing, Grading, and Storm Water Management

*Editor’s Note: Provisions on buildings and construction not included in this title can be found in the Community Development Guide. Provisions on the Shoreline Master Program appear in the Community Development Guide 20A.50.010.

Chapter 15.02
ACCESSORY IMPROVEMENTS

Sections:

15.02.010 Compliance with city standards.

15.02.020 Public Works Director to promulgate and maintain standards.

15.02.030 Revisions to standards.

15.02.040 Plan approval required.

15.02.050 Conflict with other regulations.

15.02.060 Enforcement/penalty for violation.

15.02.010 Compliance with city standards.

All improvements installed in conjunction with, or otherwise for the purpose of serving any structure governed by the city building code, shall be constructed and installed in accord with standards maintained by the city Public Works Department. Such accessory improvements include, but are not limited to, the following:

(1) Parking lots;

(2) Driveways;

(3) Curbs, gutters and sidewalks;

(4) Drainage pipes, subdrains, catchbasins, detention systems and other drainage facilities;

(5) Telephone, electric, gas and underground communication lines;

(6) Water and sanitary sewer facilities. (Ord. 1246 § 1 (part), 1985).

15.02.020 Public Works Director to promulgate and maintain standards.

The city’s Public Works Director shall compile and review the city’s existing standards, and where necessary, promulgate additional standards which shall be maintained in a unified compilation evidencing formal approval by the director. (Ord. 1246 § 1 (part), 1985).

15.02.030 Revisions to standards.

The Public Works Director shall provide for review and updating of the accessory improvement standards at reasonable intervals. No revision shall be effective until approved by the director, nor shall any revision be applied to a project for which a complete building permit application, or other appropriate application, has been submitted, and the necessary fees paid, prior to formal adoption of the standard. (Ord. 1246 § 1 (part), 1985).

15.02.040 Plan approval required.

Construction of any improvement governed by this chapter shall not be commenced prior to receiving approval of the plans therefor by the Director of Public Works or his designee. Plan approval may be consolidated with review and approval of plans submitted as part of a building permit application or other appropriate approval application. (Ord. 1246 § 1 (part), 1985).

15.02.050 Conflict with other regulations.

This chapter is not intended to supersede the requirements of the city’s building code, fire code or Title 13 of the Redmond Municipal Code governing sewer, water and drainage improvements. In the event of a conflict between this chapter and any of these other regulations, such other regulation shall govern. (Ord. 1246 § 1 (part), 1985).

15.02.060 Enforcement/penalty for violation.

The city’s Public Works Director and his designees are authorized to issue and enforce stop work orders in accordance with enforcement provisions of the city building code. Additionally, the Public Works Director is authorized to issue a written notice to the person or persons carrying out the work, or to the owner of property upon which the work is being performed, requiring said person or persons to correct work performed in violation of this chapter within a reasonable period of time. Failure to comply with a properly issued stop work order or notice requiring correction of work shall constitute a misdemeanor, punishable as provided by Section 1.01.110 of the Redmond Municipal Code. Enforcement action under this section shall be in addition to, and not in lieu of, any other available remedy or enforcement procedure. (Ord. 1246 § 1 (part), 1985).

Chapter 15.04
FLOOD CONTROL

Sections:

15.04.010 Purpose.

15.04.020 Definitions.

15.04.030 Lands to which this chapter applies.

15.04.040 Basis for establishing the areas of special flood hazard.

15.04.045 Compliance with state Flood Control Zone Permit Program required – Administration by city.

15.04.050 Compliance.

15.04.060 Administration and enforcement.

15.04.070 Duties and responsibilities of the Building Official.

15.04.080 General standards.

15.04.090 Anchoring.

15.04.100 Construction materials and methods.

15.04.110 Utilities.

15.04.120 Subdivision proposals.

15.04.130 Residential construction.

15.04.140 Nonresidential construction.

15.04.150 Manufactured homes.

15.04.155 Recreational vehicles.

15.04.160 Floodway/floodway fringe.

15.04.010 Purpose.

It is the purpose of this chapter to promote the public health, safety, and general welfare, and to minimize public and private losses due to flood conditions in specific areas by methods and provisions designed for:

(1) Restricting or prohibiting uses which are dangerous to health, safety, and property due to water or erosion hazards, or which result in damaging increases in erosion or in flood heights or velocities;

(2) Requiring that uses vulnerable to floods, including facilities which serve such uses, be protected against flood damage at the time of initial construction;

(3) Controlling the alteration of natural floodplains, stream channels, and natural protective barriers, which help accommodate or channel floodwaters;

(4) Controlling filling, grading, dredging, and other development which may increase flood damage; and

(5) Preventing or regulating the construction of flood barriers, which will unnaturally divert floodwaters or which may increase flood hazards in other areas. (Ord. 2202 § 1 (part), 2004: Ord. 863 § 1, 1979).

15.04.020 Definitions.

The following words and phrases shall be defined and given the meaning set forth below for the purpose of this chapter. Other words or phrases used in this chapter shall be interpreted so as to give them the meaning they have in common usage and all interpretations shall be made as to give this chapter its most reasonable application.

(1) "Area of special flood hazard" means the land in the floodplain within a community subject to a base flood.

(2) "Base flood" means a flood having a one percent chance of being equaled or exceeded in any given year.

(3) "Basement" means any area of the building having its floor subgrade (below ground level) on all sides.

(4) "Development" means any manmade change to improved or unimproved real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations or storage of equipment or materials located within the area of special flood hazard.

(5) "Flood" or "flooding" means a general and temporary condition of partial or complete inundation of normally dry land areas from:

(A) The overflow of inland waters; and/or

(B) The unusual and rapid accumulation of runoff of surface waters from any source.

(6) "Flood insurance rate map (FIRM)" means the official map on which the Federal Insurance Administration has delineated both the areas of special flood hazards and the risk premium zones applicable to the community.

(7) "Flood insurance study" means the official report provided by the Federal Insurance Administration that includes flood profiles, the flood boundary-floodway map, and the water surface elevation of the base flood.

(8) "Floodway" means the channel or portion of a watercourse and the adjacent land areas that must be reserved in order to discharge a base flood without cumulatively increasing the water surface elevation more than one foot.

(9) "Floodway fringe" means that portion of the area of special flood hazard exclusive of the floodway.

(10) "Lowest floor" means the lowest floor of the lowest enclosed area (including basement). An unfinished or flood-resistant enclosure, usable solely for parking of vehicles, building access or storage, in an area other than a basement area, is not considered a building’s lowest floor; provided, that such enclosure is not built so as to render the structure in violation of the applicable nonelevation design requirements of RMC 15.04.130.

(11) "Manufactured home" means a structure which is transportable in one or more sections, is built on a permanent chassis, and is designed for use with or without a permanent foundation when attached to the required utilities. The term does not include a recreational vehicle.

(12) "New construction" means structures for which the "start of construction" commenced on or after the effective date of the ordinance codified in this chapter.

(13) "Recreational vehicle" means a vehicle which is:

(A) Built on a single chassis;

(B) Four hundred square feet or less when measured at the largest horizontal projection;

(C) Designed to be self-propelled or permanently towable by a light duty truck; and

(D) Designed primarily not for use as a permanent dwelling, but as a temporary living quarters for recreational, camping, travel, or seasonal use.

(14) "Start of construction" means the first placement of permanent construction of a structure on a site, such as the pouring of slabs or footings or any work beyond the grading and filling; nor does it include excavation for a basement, footings, piers or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure.

(15) "Structure" means a walled and roofed building or mobile home that is principally above ground.

(16) "Substantial improvement" means any repair, reconstruction, or improvement of a structure, the cost of which equals or exceeds fifty percent of the market value of the structure either:

(A) Before the improvement or repair is started; or

(B) If the structure has been damaged and is being restored, before the damage occurred. For the purposes of this definition, "substantial improvement" is considered to occur when the first alteration of any wall, ceiling, floor, or other structural part of the building commences, whether or not the alteration affects the external dimensions of the structure. (Ord. 2202 § 1 (part), 2004: Ord. 863 § 2, 1979).

15.04.030 Lands to which this chapter applies.

This chapter shall apply to all areas of special flood hazards within the jurisdiction of the city. (Ord. 2202 § 1 (part), 2004: Ord. 863 § 3, 1979).

15.04.040 Basis for establishing the areas of special flood hazard.

The areas of special flood hazard identified by the Federal Insurance Administration and the Federal Emergency Management Agency in a scientific and engineering report entitled "The Flood Insurance Study for King County, Washington and Incorporated Areas," dated May 16, 1995, as amended, and by the Flood Insurance Rate Map entitled "FIRM (Flood Insurance Rate Map) for King County, Washington and Incorporated Areas," dated May 16, 1995, as amended, as the same relate to land within the current or future boundaries of the city, are adopted by this reference as if set forth in full and declared to be a part of this chapter. The Flood Insurance Study and Flood Insurance Rate Map are on file at the office of the Public Works Department, City Hall, Redmond, Washington. (Ord. 2202 § 1 (part), 2004: Ord. 1519 § 1 (part), 1989: Ord. 863 § 4, 1979).

15.04.045 Compliance with state Flood Control Zone Permit Program required – Administration by city.

Pursuant to delegation of authority by the Washington State Department of Ecology, the city is charged with the responsibility of administering the Washington State Flood Control Zone Permit Program within the city. All development within the boundaries of Sammamish Flood Control Zone No. 4, the boundaries of which are set forth in the official division of hydraulics map maintained within the Public Works Department of the city, shall comply with RCW Chapter 86.16, the state Flood Control Zone Act, and Chapter 508-60 of the Washington Administrative Code, the Permit Program Regulations. (Ord. 2202 § 1 (part), 2004: Ord. 1127 § 1, 1983).

15.04.050 Compliance.

No building permit or other development or land use permit or approval shall be granted that is not in compliance with the requirements of this chapter. (Ord. 2202 § 1 (part), 2004: Ord. 863 § 5, 1979).

15.04.060 Administration and enforcement.

The Building Official shall administer and implement this chapter by granting, granting with conditions, or denying building permit applications in accordance with its provisions. Administration and enforcement of the provisions of this chapter shall be the same as provided in the Uniform Building Code. (Ord. 2202 § 1 (part), 2004: Ord. 863 § 6, 1979).

15.04.070 Duties and responsibilities of the Building Official.

Duties of the Building Official shall include, but not be limited to:

(1) Permit review, which shall involve the review of all applications for building permits to determine:

(A) That the permit requirements of this chapter have been satisfied;

(B) That all necessary permits have been obtained from those federal, state or local governmental agencies from which prior approval is required; and

(C) If the proposed development is located in the floodway, to assure that the provisions of RMC 15.04.160 are met.

(2) Information to be Obtained and Maintained.

(A) Where base flood elevation data is provided through the Flood Insurance Study, FIRM, or required in this chapter, obtain and record the actual elevation (in relation to mean sea level) of the lowest floor (including basement) of all new or substantially improved structures, and whether or not the structure contains a basement.

(B) For all new or substantially improved floodproofed structures where base flood elevation data is provided through the Flood Insurance Study, FIRM, or as required in this chapter:

(i) Obtain and record the elevation (in relation to mean sea level) to which the structure was floodproofed, and

(ii) Maintain the floodproofing certifications required in RMC 15.04.080 through 15.04.160

(C) Maintain for public inspection all records pertaining to the provisions of this chapter.

(3) Notification of the alteration of watercourses and maintenance of flood-carrying capacity, consisting of the following:

(A) Notify adjacent communities and the State Departments of Ecology and Fisheries, prior to any alteration or relocation of the Sammamish River, Bear Creek, Evans Creek and Lake Sammamish, and submit evidence of such notification to the Federal Insurance Administration; and

(B) Require that maintenance is provided within the altered or relocated portion of said watercourse so that the flood-carrying capacity is not diminished.

(4) Interpretation of FIRM Boundaries. Together with the technical committee, make interpretation where needed as to exact location of the boundaries of the areas of special flood hazards (for example, where there appears to be a conflict between a mapped boundary and actual field conditions). The technical committee shall obtain, review, and reasonably utilize any base flood elevation and floodway data available from a federal, state or other source, in making such interpretations in order to administer RMC 15.04.130 through 15.04.160. Any person contesting the location of the boundary shall be given thirty days to appeal the interpretation in writing to the board of adjustment or its successor. (Ord. 2202 § 1 (part), 2004: Ord. 1519 § 1 (part), 1989; Ord. 863 § 7, 1979).

15.04.080 General standards.

In all areas of special flood hazards, the standards set forth in RMC 15.04.090 through 15.04.150 are required. (Ord. 2202 § 1 (part), 2004: Ord. 863 § 8 (part), 1979).

15.04.090 Anchoring.

(a) All new construction and substantial improvements shall be anchored to prevent flotation, collapse or lateral movement of the structure.

(b) All manufactured and mobile homes shall be anchored to prevent flotation, collapse or lateral movement of the structure by providing over-the-top and frame ties to ground anchors. Specific requirements shall be that:

(1) Over-the-top ties be provided at each of the four corners of the mobile home, with two additional ties per side at intermediate locations, with mobile homes less than fifty feet long requiring one additional tie per side;

(2) Frame ties be provided at each corner of the home with five additional ties per side; at intermediate points, with mobile homes less than fifty feet long requiring four additional ties per side;

(3) All components of the anchoring system be capable of carrying a force of four thousand eight hundred pounds; and

(4) Any additions to the mobile home be similarly anchored.

(c) An alternative method of anchoring involving a system designed to withstand a wind force of ninety miles per hour or greater may be permitted. Certification must be provided to the Building Official that this standard has been met. (Ord. 2202 § 1 (part), 2004: Ord. 863 § 8(1), 1979).

15.04.100 Construction materials and methods.

(a) All new construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage.

(b) All new construction and substantial improvements shall be constructed using methods and practices that minimize flood damage.

(c) Electrical, heating, ventilation, plumbing, and air-conditioning equipment and other service facilities shall be designed and/or otherwise elevated or located so as to prevent water from entering or accumulating within the components during conditions of flooding. (Ord. 2202 § 1 (part), 2004: Ord. 1519 § 1 (part), 1989; Ord. 863 § 8(2), 1979).

15.04.110 Utilities.

(a) All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of floodwaters into the system.

(b) New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters into the systems and discharge from the systems into floodwaters.

(c) On-site waste disposal systems are prohibited. (Ord. 2202 § 1 (part), 2004: Ord. 863 § 8(3), 1979).

15.04.120 Subdivision proposals.

(a) All subdivision proposals shall be consistent with the need to minimize flood damage;

(b) All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage;

(c) All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and

(d) Base flood elevation data shall be provided by the applicant for subdivision and short subdivision proposals and other proposed development which contain at least fifty lots or five acres (whichever is less). (Ord. 2202 § 1 (part), 2004: Ord. 863 § 8(4), 1979).

15.04.130 Residential construction.

Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or must meet or exceed the following minimum criteria:

(1) A minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided.

(2) The bottom of all openings shall be no higher than one foot above grade.

(3) Openings may be equipped with screens, louvers, or other coverings or devices; provided, that they permit the automatic entry and exit of floodwaters. (Ord. 2202 § 1 (part), 2004: Ord. 1519 § 1 (part), 1989: Ord. 863 § 8(5), 1979).

15.04.140 Nonresidential construction.

Nonresidential structures that are elevated, not floodproofed, must meet the same standards for space below the lowest floor as described in RMC 15.04.130.

(1) Be floodproofed so that below one foot above the base flood level the structure is watertight with walls substantially impermeable to the passage of water.

(2) Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; and

(3) Be certified by a registered professional engineer or architect that the design and methods of construction are in accordance with accepted standards or practice for meeting provisions of this subsection based on their development and/or review of the structural design, specifications and plans. Such certificates shall be provided to the Building Official. (Ord. 2202 § 1 (part), 2004: Ord. 1519 § 1 (part), 1989; Ord. 863 § 8(6), 1979).

15.04.150 Manufactured homes.

(a) All manufactured homes to be placed or substantially improved on sites:

(1) Outside of a manufactured home park or subdivision,

(2) In a new manufactured home park or subdivision,

(3) In an expansion to an existing manufactured home park or subdivision, or

(4) In an existing manufactured home park or subdivision on which a manufactured home has incurred "substantial damage" as the result of a flood;

shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated one foot or more above the base flood elevation and be securely anchored to an adequately designed foundation system to resist flotation, collapse and lateral movement.

(b) Manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision that are not subject to the above manufactured home provisions be elevated so that either:

(1) The lowest floor of the manufactured home is elevated one foot or more above the base flood elevation, or

(2) The manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are not less than 36 inches in height above grade and be securely anchored to an adequately designed foundation system to resist flotation, collapse, and lateral movement. (Ord. 2202 § 1 (part), 2004: Ord. 863 § 8(7), 1979).

15.04.155 Recreational vehicles.

Recreational vehicles placed on sites are required to either:

(a) Be on the site for fewer than 180 consecutive days;

(b) Be fully licensed and ready for highway use, on their wheels or jacking system, attached to the site only by quick-disconnect-type utilities and security devices, and have no permanently attached additions; or

(c) Meet the requirements of RMC 15.04.150 and the elevation and anchoring requirements for manufactured homes. (Ord. 2202 § 1 (part), 2004).

15.04.160 Floodway/floodway fringe.

Special restrictions with respect to floodways and floodway fringe areas shall be as follows:

(1) Floodway. Located within areas of special flood hazard established in RMC 15.04.040 are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of floodwaters which carry debris, potential projectiles, and erosion potential, the following are not permitted in the floodway: structures, developments, or landfills, other than for shoreline protective structures, bridges, roads, trails, and railroads. Prohibit encroachments, including fill, new construction, substantial improvements, and other development unless certification by a registered professional engineer is provided, demonstrating through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that the proposed encroachment would not result in any increase in flood levels during the occurrence of the base flood discharge.

(2) Floodway Fringe Restrictions. The following are not permitted in a floodway fringe:

(A) Except in areas designated "urban environment" in the Redmond shoreline master program, any structure, development or landfill which would: reduce the natural floodwater storage capacity of the area of special flood hazard; pollute or contribute materially to the turbidity of floodwater at the base flood stage; significantly change the existing base flood hydraulic characteristics, or alter the temperature characteristics of the water body unless an improvement in fish habitats would result; and

(B) Any structure which is not fully protected from water damage at the base flood stage by having the lowest usable habitable or storage floor or level raised at least one foot above the base flood stage level, and by floodproofing in a manner complying with the requirements of this chapter. (Ord. 2202 § 1 (part), 2004: Ord. 863 § 9, 1979).

Chapter 15.06
FIRE CODE*

Sections:

15.06.010 Short title.

15.06.011 Adoption.

15.06.012 Restrictions.

15.06.013 Amendments.

15.06.014 Deletions.

15.06.015 Fire detection systems.

15.06.016 Sprinkler systems.

15.06.017 Restricted access buildings.

15.06.018 Preventable fire alarms.

15.06.019 New materials, processes or occupancies which may require permits.

15.06.020 Wellhead protection ordinance coordination.

15.06.021 Appeals.

15.06.022 Penalties and enforcement.

15.06.023 Building permit issuance and occupancy.

*Prior legislation: Ords. 1537, 1926, 2014, and 2215. Formerly Chapter 20E.100 RCDG.

15.06.010 Short title.

This chapter and amendments hereto shall constitute the Redmond Fire Code and may be cited as such. (Ord. 2357 § 1 (part), 2007: Ord. 2220 § 1, 2004).

15.06.011 Adoption.

The International Fire Code, 2006 Edition, published by the International Code Council, together with the amendments, modifications, and exceptions in Chapter 51-54 WAC excluding changes to IFC Section 503, and the Uniform Fire Code, 1997 Edition, published by the IFCI, Appendix II-E, in their entirety as the same now exist or as they may be hereafter amended, except such portions as are hereinafter by this chapter deleted, modified, amended or added to, are hereby adopted and incorporated as fully as if set out at length herein. (Ord. 2357 § 1 (part), 2007: Ord. 2220 § 1, 2004).

15.06.012 Restrictions.

(1) Occupancies Prohibited. No Group H, Division 1 or 5 occupancies as defined in Section 307, International Building Code, 2006 Edition, shall be permitted.

Exception No. 1: A Group H, Division 1 occupancy may be allowed when approved by the Chief and the Building Official and authorized by a valid Fire Code Permit.

(2) Bulk Plants. Bulk plants referred to in Section 3402 of the International Fire Code, 2006 Edition, shall be prohibited throughout the City except in areas zoned Manufacturing Park (MP) or Industry (I) pursuant to the City of Redmond Community Development Guide and shall be limited to underground storage only.

Exception No. 1: Unless prohibited by the City of Redmond Wellhead Protection Ordinance.

(3) Liquefied Petroleum Gas Storage. The limits referred to in Section 3804.2 of the International Fire Code, 2006 Edition, in which bulk storage of liquefied petroleum gas is restricted are established throughout the City limits except areas zoned Manufacturing Park (MP) or Industry (I) pursuant to the Community Development Guide. (Ord. 2357 § 1 (part), 2007: Ord. 2220 § 1, 2004).

15.06.013 Amendments.

The following are modifications or amendments to the International Fire Code, 2006 Edition, as adopted in RMC 15.06.011 and shall correspond to the context of said International Fire Code as if set out at length in their respective sections in lieu of or in addition to published sections or subsections. Where an amendment or modification replaces a published section or subsection, the published section or subsection shall be deemed void and deleted.

(1) Amend 102.6 to read:

The codes and standards referenced in this code shall be the Redmond Fire Department Standards and those that are listed in Chapter 45. Such codes and standards shall be considered part of the requirements of this code to the prescribed extent of each reference as determined or modified by the Fire Code Official. Redmond Fire Department Standards shall constitute the primary reference document and guideline. Where differences occur between the provisions of this code and the referenced standards, the provisions of this code shall apply.

(2) Add Section 102.6.1 as follows:

Supplemental Rules and Regulations. The Chief is authorized to render interpretations of this code and to make and enforce rules and supplemental regulations in order to carry out the application and intent of its provisions. Such interpretations, rules, and regulations shall be in conformance with the intent and purpose of this code and shall be available to the public during normal business hours.

(3) Amend Section 104.10.1 after "investigation of fires" as follows:

or the enforcement of this code as requested by the Fire Code Official

and renumber as 104.12;

(4) Amend Section 104.11.2 after "extinguishment" as follows:

control, or investigation of any fire

(5) Amend Section 105.6.23 by adding a second Exception as follows:

Less than 16 ounce in self contained, hand held devices that do not allow gas flow or flame when the trigger is released

and renumber the existing exception 1.

(6) Amend Section 105.6.27 by adding a second Exception as follows:

In other than R-3 occupancies a permit is not required in noncommercial outdoor use of propane barbecue grills.

(7) Add Section 105.6.47 Battery systems:

An operational permit is required to operate a stationary storage battery system having a liquid capacity of more than 50 gallons (189 L).

(8) Add Section 105.7.14 as follows:

105.7.14 HPM Facilities. A construction permit is required to install equipment or facilities that store, handle or use hazardous production materials.

(9) Add Section 105.7.15 as follows:

105.7.15 High Piled Storage. A construction permit is required to establish and construct high piled storage areas exceeding 500 square feet in a building or portion thereof.

(10) Add Section 105.7.16 as follows:

105.7.16 Refrigeration Equipment. A construction permit is required to install a mechanical refrigeration unit or system regulated by Chapter 6 of the IFC.

(11) Add Section 105.7.17 Places of Assembly.

A construction permit is required for all new Place of Assembly uses.

(12) Add Section 105.7.18 Smoke Control System.

A construction permit is required for all new installations of (section 909) smoke control systems.

(13) Add Section 105.7.19 Cryogenic fluids.

A construction permit is required for all new storage tanks and piping that are used in conjunction with quantities of cryogenic fluids in excess of amounts identified in table 105.6.10.

(14) Add Section 110.5 as follows:

The owner, occupant or other person having under his control any property or materials on a property damaged by fire or explosion shall, when ordered by the Chief, immediately secure the property against entry or unauthorized access by the public, by boarding up all openings, fencing, barricading or utilizing other appropriate measures. Within 30 days after written notice to do so has been served, all debris and/or damaged materials shall be removed from the property and proof furnished that contractual arrangements have been made for prompt demolition, replacement or repair of all fire or explosion damaged structures remaining on the property involved in the fire or explosion.

(15) Add to Section 202 "Facility" definition by inserting, after "tank farms," as follows:

parks, plazas, sport fields or other public assembly areas.

(16) Add to Section 305.2.1 as follows:

All ashtrays shall be of non-combustible construction where ashes are contained. Waste smoking material or any other previously ignited or spontaneously ignitable material shall be discarded into solid, non-combustible containers having tight fitting lids of the same construction.

(17) Add 308.3.7 Exception 4 to read as follows:

Where in compliance with 308.3.1.2 of the Redmond Fire Code and approved by the Fire Code Official.

(18) Amend 314.4 to read as follows:

"Liquid- or gas-fueled vehicles, fueled equipment, boats..." - the remainder the same

(19) Add Section 503.1.1.1 to read as follows:

The fire apparatus access roadway shall extend to within 150 feet of all portions of the exterior walls of the first story of any building and within 50 feet of at least 25 percent of the perimeter of the building. Where access roadway cannot be provided, the Fire Code Official is authorized to require an approved fire protection system or systems as provided in RMC 15.06.017.

(20) Add Section 503.1.1.2 to read as follows:

Any required emergency vehicle access routes or areas, including Emergency Vehicle Operations Areas, turnarounds, overhang areas, or similar, that are not within a public right-of-way shall be maintained in an approved and recorded Emergency Vehicle Access Easement.

(21) Add Section 503.2.7.1 as follows:

All required access roadways shall be constructed so that the maximum gradient is 10 percent. No access roadway or access road approach to a public way shall have an arc higher than 12 inches in less than 18 feet. Where these requirements cannot be provided, the Fire Code Official is authorized to require an approved fire protection system or systems as may be required by the Chief in RMC 15.06.017.

(22) Add Section 503.4.1 as follows:

The Chief shall have the power and authority to remove or cause to be removed without notice, any vehicle, vessel or thing parked or placed in violation of Section 503.4 of the International Fire Code. The Chief may direct a property owner or property manager of a commercial or multi-family development to have such vehicles towed and/or contract with a towing company to have such vehicles towed when necessary to maintain fire access unobstructed. The owner of any item so removed shall be responsible for all towing, storage and other charges connected therewith.

(23) Add a Section 505.3 to read as follows:

Street and road designations shall be as determined and assigned by the Chief.

(24) Amend 508.5.1 as follows: In the first paragraph change 400 feet to 150 feet; in exception 1 change 600 feet to 300 feet; and amend exception 2 to read:

For Group R-3 and U occupancies equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3, the distance requirement shall be 600 feet (183 m).

(25) Add to 602, definitions as follows:

Power Tap. A listed device for indoor use consisting of an attachment plug on one end of a flexible cord and two or more receptacles on the opposite end, and has overcurrent protection.

(26) Amend 803.1 to read as follows:

"General requirements. The provisions of section 803.1.1 through 803.1.4 shall be applicable..." - the remainder the same

(27) Add Section 901.4.1.1 to read as follows:

The installation, modification, and maintenance of any fire protection system or component shall be in accordance with applicable standards. The Redmond Fire Department Standards applicable to the particular system shall constitute the primary reference document.

(28) Add Section 901.10 to read as follows:

901.10 Problematic Fire Protection Systems: In the event where 3 or more preventable system malfunctions or maintenance-related activations occur in any 30 day period, the Fire Code Official may declare the system to be a problematic system and is authorized to direct corrective action to be taken. The Fire Code Official is authorized to have the fire protection system placed out of service. The procedures found in section 901.7 "Systems out of service" shall be followed.

(29) Add Section 903.2.14 as follows:

An approved Fire Sprinkler system is required in any structure other than detached one and two family dwellings or townhouses (per the IRC) where the total area is 3,000 square feet or more Gross Floor Area.

(30) Add Section 903.2.15 as follows:

An approved Fire Sprinkler system is required in any structure where the required fire flow as determined by the Chief in accordance with Redmond Fire Department Standards is 3,500 gallons per minute or more, or exceeds available fire flow.

(31) Amend Section 903.4.2 to read as follows:

"903.4.2 Alarms. Approved audible and visible alarm notification appliances shall be provided for every automatic sprinkler system in accordance with Section 907 and throughout areas designated by the Fire Code Official. Sprinkler..." - the remainder the same.

And add the following exception:

Exception: With approval of the Fire Code Official, audible and visible alarm notification appliances may be omitted for approved residential sprinkler systems in 1 or 2 dwelling units if not otherwise specifically required.

(32) Add to Section 903.4.3 the following exception:

Exception: When approved by the Fire Code Official in NFPA 13D and NFPA 13 R systems.

(33) Add Section 905.3.8 as follows:

905.3.8 High Rise Building Standpipes. Standpipe risers shall be combination standpipe/sprinkler risers using a minimum pipe size of 6 in. Two 2 1/2 in. hose connections shall be provided on every intermediate floor level landing in every required stairway. Where pressure reduction valves (prv) are required, each hose connection shall be provided with its own prv. The system shall be designed to provide a minimum flow of 300 gpm at a minimum pressure of 150 psi (maximum 200 psi) at each standpipe connection, in addition to the flow and pressure requirements contained in NFPA 14.

(34) Amend Section 905.8 to read as follows:

905.8 Dry Standpipes. Dry standpipes, when approved by the Fire Code Official, are acceptable where the standpipe may be subject to temperatures of less than 40 degrees (F) and shall be in accordance with NFPA 14.

(35) Add Section 907.15.1 as follows:

Monitoring and supervision of fire protection systems shall be with approved central station service, including provisions for third party certification per Redmond Fire Department Standards.

(36) Add Section 1011.1.1 as follows:

All exit sign letters shall be green on a contrasting background.

(37) Add Section 1028.7, Blocking of Self or Automatic Closing Doors, as follows:

Any door which is an integral part of a rated assembly and which is normally self or automatic closing shall not be blocked, obstructed or otherwise impaired or made inoperative. See also Section 703.2.

(38) Amend Section 1404.5 to read as follows:

"When required by the fire code official for building construction or demolition that is hazardous in nature, qualified..." - the remainder the same

(39) Add Section 2704.2.2.7 as follows:

Secondary containment shall be provided for all new installations of storage tanks and associated piping.

(40) Add Section 3308.1.1 as follows:

Fireworks. Refer to Chapter 9.26 RMC (Fireworks) and to RCW 70.77.120 et seq. (State Fireworks Law).

(41) Add Section 3403.4.1, Secondary Containment, as follows:

Secondary containment shall be provided for all new installations of storage tanks and associated piping.(Ord. 2357 § 1 (part), 2007: Ord. 2220 § 1, 2004).

15.06.014 Deletions.

The following portions cited from the International Fire Code, 2006 Edition, as adopted in RMC 15.06.011, are hereby deleted:

(1) In Sections 603.1.7, 604.2.16.1, 604.2.16.2, 605.1, 605.3 exception 1, 605.4, 605.9, and 606.15 delete the reference to "ICC" and leave the reference to the Electrical Code.

(2) In Section 901.7 delete the word "required" in the first line, preceding "fire protection system."

(3) In Section 903.2 delete the exception in its entirety.

(4) In Section 903.4.3 delete "in high rise buildings."

(5) In Section 906.1 item #1 delete the exception. (Ord. 2357 § 1 (part), 2007: Ord. 2220 § 1, 2004).

15.06.015 Fire detection systems.

The following regulations constitute general requirements of fire detection and alarm systems and supervisory and alarm requirements for sprinklered buildings. Specific requirements may be found in the Redmond Fire Department Standards.

(1) General Requirements. An approved supervised fire detection system shall have detectors sensitive to any of the products of combustion or fixed temperature and rate of rise detectors; a fire alarm panel; audible and visual alarm notification devices; contractual arrangements for continuous central station service monitoring, maintenance and repair; and exterior audible and visual signaling as required by Redmond Fire Department Standards for the particular occupancy. Alarm requirements for an approved supervised fire sprinkler system shall include water flow switches or pressure switches as applicable; applicable supervisory switches; tamper switches; a fire alarm panel; audible and visual alarm notification devices; contractual arrangements for continuous central station service monitoring, maintenance and repair; and exterior audible and visual signaling as required by Redmond Fire Department Standards for the particular occupancy.

(2) Maintenance. All approved systems shall be maintained and shall be under supervision of a responsible and qualified person or organization having a specialty low voltage license issued by the State of Washington, having a City of Redmond business license, and satisfying the requirements of the Redmond Fire Department Standards. Inspections, tests, repairs, notifications of trouble and alarm, records of all notifications and work done shall be as required in the Redmond Fire Department Standards.

(3) Where Required. An approved, supervised and maintained fire detection system shall be required in the following structures. For the purposes of this section, an area separation wall or fire wall, or occupancy separation or fire barrier wall, or a distance of 10 feet or less shall not constitute a separation between two structures on the same property.

(a) Throughout every structure used for residential occupancy containing five or more dwelling units, and not having an approved sprinkler system.

(b) Throughout every structure used for any purpose where the total area is 6,000 square feet or more and there is not an approved sprinkler system. Computation of square footage shall be according to Redmond Fire Department Standards.

(c) Throughout any structure where the total area is 3,000 square feet or more and there is not an approved sprinkler system except R-3 single-family residences; and provided, that this section shall have no application to any structure for which a building permit application was on file with the City as of July 1, 1986. Computation of square footage shall be according to Redmond Fire Department Standards.

(d) Where required elsewhere by the Redmond Fire Code, IBC or the State of Washington.

(4) Retroactive Application of Regulations. The requirements set forth in subsection (3) of this section are intended to apply retroactively to those existing structures identified below. The date by which all such structures are required to be in compliance is as indicated below:

Use/Structure	Compliance Date
Any occupancy except residential with a total area of 6,000 square feet or more	1/1/88

Notwithstanding the foregoing provisions, structures in areas annexed to the City shall not be required to comply with this chapter until the expiration of one year from the date of annexation. Except as provided above, subsection (3) of this section shall apply prospectively only, commencing upon the effective date of the ordinance codified in this chapter.

(5) Approval Requirements.

(a) Prior to the installation of a fire alarm system, specifications, calculations and a minimum of three copies of plans per Redmond Fire Department Standards shall be submitted to the fire department for approval and permit. The plans shall indicate the layout of all equipment to be used, and an accurate, scaled and dimensioned representation of floor and ceiling configurations, and wall, ceiling, attic and roof support details which could affect layout. The manufacturer and model number of each component of the system shall be indicated. An accurate accounting of all wires and devices used shall be listed. The ambient sound level used for the design shall be indicated.

(b) Prior to occupancy of the building, the fire alarm system shall be tested and/or inspected in the presence of, and shall be approved by, the Chief.

(6) Modifications.

(a) When a building remodel or addition creates spaces which would otherwise be required to have detectors, the system shall be modified in an approved manner so that the building in its entirety will meet all the requirements for an approved system.

(b) Prior to modifications, plans shall be submitted as per subsection (5)(a) of this section for approval and permit.

(c) Prior to occupancy of the remodeled or added portion, the modified alarm system shall be tested and/or inspected in the presence of, and approved by, the Chief as outlined in Redmond Fire Department Standards.

(7) Supervisory and Alarm Requirements for Sprinkler Systems. Any structure which has installed an approved sprinkler system shall have the flow and control valves monitored and supervised using approved Central Station Service per Redmond Fire Department Standards.

Exceptions:

(1) Approved domestically supplied local systems with 10 heads or less per building, if not otherwise required.

(2) Approved one- and two-family residential sprinkler systems, if not otherwise required.

(a) The fire alarm system shall also supervise all above-ground exterior control valves for tamper and supervise low/high air pressure on dry sprinkler systems, as required in the Redmond Fire Department Standards.

(b) All monitored systems shall have an approved alarm panel and transmitter. All panels shall have battery back-up. Refer to Redmond Fire Department Standards.

(c) All sprinkler systems shall be provided with approved audible and visual alarm devices throughout occupiable spaces.

(8) Nonconforming Buildings.

(a) The use of any building not conforming to the provisions of this section and to which the provisions of this section would apply shall be terminated on or before January 1, 1988, unless the building has been made to comply with the requirements of this section. Buildings in portions of the City annexed subsequent to January 1, 1986, shall not be subject to the provisions of this section until the expiration of one year from the date of annexation. See subsection (4) of this section for retroactive application regulations.

Exception: Alarm systems which are required under subsection (3)(c) of this section until such time as the occupancy use changes.

(b) Except as provided in subsection (8)(a) of this section, structures which are nonconforming to these requirements shall be required to meet current standards when alteration or expansion of the structure takes place and the following takes place within any three-year period: The gross floor area of the structure is increased by 100 percent or more; or the costs stated on all approved building permit applications for the structure equal or exceed the assessed value of the structure at the beginning of that three-year period. When such a nonconforming structure has been destroyed, damaged or has incurred a loss equal to or greater than 50 percent of its assessed or appraised value, whichever is greater, it shall thereafter conform to current requirements.

(9) Smoke Detection Devices. Compliance with State law is required. Compliance with the requirements of this section shall not relieve the owner or tenant of any structure governed by the Laws of the State of Washington, relating to installation and maintenance of smoke detection devices, from the duty to comply with said statute. (Ord. 2357 § 1 (part), 2007: Ord. 2220 § 1, 2004).

15.06.016 Sprinkler systems.

The following regulations constitute general requirements for sprinkler systems:

(1) General Requirements. All approved sprinkler systems shall meet the requirements of the Redmond Fire Department Standards and the Redmond Fire Code. All systems shall have an adequate water supply, system of piping, and sprinkler heads designed to discharge water on a fire at an appropriate time and in an effective manner and, when applicable, a DOH-approved, maintained, and tested backflow preventer installed in either an exterior vault or inside the building at the riser. All underground sprinkler supply piping shall be included on civil drawings and shall be approved by the water supplier and the Redmond Fire Department.

(2) Maintenance. All approved systems shall be maintained per Redmond Fire Department Standards. Additionally, those who perform required maintenance and repair shall keep accurate records of all notifications and work done and shall make such reports to the fire department as required by the Redmond Fire Department Standards.

(3) Where Required. An approved sprinkler system shall be required in the following structures. For the purposes of this section, an area separation wall or fire wall, or occupancy separation or fire barrier wall, or a distance of 10 feet or less shall not constitute a separation between two structures on the same property.

(a) All high-rise buildings constructed in Redmond shall be provided with an approved sprinkler system throughout.

(b) In any structure where the total area is 3,000 square feet, except detached one- and two-family dwellings or townhomes (IRC), computation of square footage shall be according to the Redmond Fire Department Standards.

(c) In any structure where the required fire flow as determined by the Chief in accordance with Redmond Fire Department Standards is 3,500 gallons per minute or more, or the calculated fire flow demand exceeds available flow.

(d) When required by the Chief for the protection of exposures, etc., exterior sprinklers may be required when combustible materials are stored next to a fully sprinklered building.

(e) In buildings with an A-2 occupancy with greater than a 100-occupant load, or in buildings where the A-2 fire area exceeds 5,000 square feet, or in buildings where the A-2 fire area is located on a floor other than the level of exit discharge.

(f) In any building with an assembly occupancy where the total occupant load of the building is over 200.

(g) When any non-sprinklered structure adds square footage so that the total area exceeds 10,000 square feet.

(h) An approved automatic fire sprinkler system shall be installed in new one- and two-family dwellings and townhouses as described in the International Residential Code in accordance with Section 903.3.1 of the International Fire Code, 2006 Edition.

Exception: This subsection (h) does not require the installation of an approved fire sprinkler system in any mobile home or manufactured home. This exception is limited to this subsection (h) and nothing herein exempts a mobile home or manufactured home from any other requirement to install an approved automatic fire sprinkler system under any other section or subsection of this code or of any international code adopted by the City.

(i) Existing detached one- and two-family dwelling units where additions result in a gross floor area greater than 6,000 square feet must be retrofitted with an automatic sprinkler system throughout.

Exception: Additions to detached one- or two-family dwellings of up to 500 square feet are permitted without compliance with this section. This is a one-time exemption and this exemption must be recorded with King County Records and Elections.

(j) Existing buildings, other than detached one- and two-family dwelling units where additions result in a gross floor area greater than 5,000 square feet must be retrofitted with an automatic sprinkler system throughout. Subject to the approval of the Fire Chief, a phasing plan of up to five years is permitted except for buildings to which subsection 15.06.016(3)(g) applies.

(k) Where required elsewhere by the Redmond Fire Code or the International Building Code.

For the purposes of the section above the following definition shall be applicable where used:

Floor Area, Gross: For the purpose of this section, "gross floor area" shall be defined as the floor area, whether above or below grade, within the inside perimeter of the exterior walls of the building under consideration, exclusive of vent shafts and courts, without deduction for corridors, stairways, closets, the thickness of the interior walls, columns or other features. The floor area of a building, or portion thereof, not provided with surrounding exterior walls shall be the usable area under the horizontal projection of the roof or floor above. The gross floor area shall not include shafts with no openings or interior courts. For the purposes of this section, fire barriers of any type do not constitute separate buildings.

(4) Approval Requirements.

(a) Prior to the installation of a sprinkler system, specifications, calculations and a minimum of three copies of plans per Redmond Fire Department Standards shall be submitted to the fire department for approval. The plans shall indicate the layout of all equipment to be used and an accurate representation of floor and ceiling plans, with wall, ceiling, attic and roof support configurations. The manufacturer and model number of each component of the system shall be indicated. An accurate accounting of all heads, valves, and switches shall be listed. The commodity class(es) to be protected, the design layout, the design criteria, and the water supply assumptions shall be indicated.

(b) Prior to the occupancy of the building, the sprinkler system shall be tested and/or inspected in the presence of, and shall be approved by, the Fire Code Official. This applies to both the flow and supervision portions of the systems where applicable.

(5) Modifications.

(a) When the remodel of, or addition to, a building to which this code applies creates spaces which would otherwise be protected by sprinkler heads, the system shall be modified in an approved manner so that the building in its entirety will meet all the requirements for an approved system.

(b) Prior to modifications, plans shall be submitted as per subsection (4)(a) of this section for approval.

(c) Prior to occupancy of the remodeled or added portion, the modified sprinkler system shall be tested in the presence of, and approved by, the Chief as per subsection (4)(b) of this section.

(6) Nonconforming Buildings. Except as provided in the International Fire Code, Section 102, requirements for nonconforming uses and structures shall be as provided in subsections (3)(g), (i) and (j) of this section, and Community Development Guide 20F.10.50-090(3). (Ord. 2357 § 1 (part), 2007: Ord. 2324 § 1, 2007; Ord. 2220 § 1, 2004).

15.06.017 Restricted access buildings.

(1) Where a building or portion of a building is so located or constructed with grades, elevations, vegetation or other natural or manmade obstacles which make exterior or interior access and/or use by fire apparatus, equipment or personnel unduly difficult, unsafe or impossible, additional safeguards may be required by the Fire Code Official. Where such access is being proposed as part of a land subdivision, the Fire Code Official may declare a proposed lot unaccessible and therefore deny that proposed lot. Safeguards may consist of the following applicable items or alternates suitable for firefighting, fire protection, EMS, and/or rescue operations as specified by the Fire Code Official:

(a) Automatic fire sprinkler throughout.

(b) Smoke detection system.

(c) Automatic fire alarm systems.

(d) Communication systems.

(i) Voice alarm system;

(ii) Public address system;

(iii) Fire department communication system.

(e) Central control station.

(f) Smoke control systems.

(g) Emergency elevator systems.

(h) Emergency exits.

(i) Emergency areas of refuge including horizontal exits and smoke-proof enclosures.

(j) Vertical and horizontal standpipes.

(k) Standby power, light and emergency systems.

(l) Emergency medical services-sized elevator (4' x 7' clear interior).

(2) All systems shall meet the design requirements set forth in the Redmond Fire Department Standards and Redmond Fire Code. (Ord. 2357 § 1 (part), 2007: Ord. 2220 § 1, 2004).

15.06.018 Preventable fire alarms.

A preventable fire alarm is the activation of any fire protection or alarm system which results in the response of the Fire Department and is caused by malfunction, improper maintenance, negligence, or misuse of the system by an owner, occupant, employee, or agent, or any other activation not caused by excessive heat, smoke, fire, or similar activating event.

1. Preventable alarms shall include situations such as the following:

a. Erroneous transmission of an alarm or trouble signal by a fire alarm monitoring company.

b. Transmission of an alarm or trouble signal while working on a fire protection system connected to an alarm system when reasonable steps were not taken to prevent the reporting of an alarm to the Fire Department.

c. Transmission of an alarm or trouble signal during fire drills, or testing of a fire protection or alarm system when reasonable steps were not taken to prevent the reporting of an alarm to the Fire Department.

d. Work such as painting, welding, cleaning, cooking, dust-producing activities, or similar which activate a signal from the fire alarm system.

e. Accidental activation of a fire alarm system or component when reasonable steps were not taken to prevent the activation and reporting of an alarm to the Fire Department.

f. Damaging any system device, panel, wiring or component when reasonable steps were not taken to prevent such damage and the reporting of an alarm to the Fire Department.

g. Improper installation or use of system components, including location in, or near, atmospheres incompatible with the device (moisture, acidic, high air flow, vents, fans, dust, etc.).

h. Installation of unapproved or incompatible components or devices, or improper modification to components or devices which result in a signal from the fire alarm system.

i. Activation of the alarm for a nonemergency situation that does not warrant an emergency Fire Department response.

2. Preventable alarms shall not include situations such as the following:

a. System activation due to actual fire, explosion, smoke production, overheating, or similar that did or could have produced fire.

b. Manual activation of a fire alarm where it was believed a fire or other emergency existed which required emergency Fire Department response.

c. A system signal caused by unintentional release of steam, heat, gases, water, or vapor which might activate a detector when reasonable steps have been taken to prevent such release.

d. A system signal caused by earthquake, lightning, or other natural occurrences that result in power fluctuations, movement, or flooding of a building.

e. Work on telephone lines or central office equipment that causes disruption in the signal, or produces erroneous signals, when reasonable steps have been taken to prevent such disruption.

f. Accidental activation of a fire alarm system or component when reasonable steps have been taken to prevent the activation and reporting of an alarm to the Fire Department.

3. Owner Responsibilities.

a. A fire alarm system is a building system which is the responsibility of the building owner to install correctly and maintain properly.

b. The owner shall have a contractual relationship with a qualified company for provision of equipment and service to meet requirements established for the installation and maintenance of such systems. The owner may change to any qualified company to provide such equipment and service but must provide a smooth transition so that equipment is not damaged nor service interrupted. The owner shall provide the Redmond Fire Department with a minimum 30 days’ notice prior to the occurrence of such a change. Details of these general requirements are found in RMC 15.06.015 and the Redmond Fire Department Standards.

4. Notification and Fees.

a. If an alarm is deemed by the Fire Code Official to be a preventable alarm, the Fire Code Official shall determine who was responsible for the initiating of the preventable alarm. The responsible individual, company, occupant, owner, or the agent for the occupant or owner shall receive notice in writing from the Fire Code Official indicating the date and time of the alarm, the determination made, notice of the fee to be imposed, and steps which can be taken for relief from the fee if applicable. An employee acting on behalf of a company with a contractual relationship with the owner or occupant shall be considered to be under the direction of their company and generally the company shall be held responsible for the actions of the employee that have caused a preventable alarm. If the initiation is not directly attributable to the action of an individual, company, or occupant, the owner or owner’s agent shall be responsible and receive the notice noted above.

b. The owner shall not be considered to have caused a preventable alarm if such preventable alarm is caused by malicious action of another who is not under the control of, nor under contract with, the owner.

c. Fees shall be as established by the adopted fee schedule. The next annual business license shall not be issued until all past due fees are paid.

5. Relief From Fees.

a. If the preventable alarm is caused by a malfunction, improper maintenance, or similar, relief from fees against an owner or owner’s representative may be waived entirely if:

i. In a non-certificated (or labeled) building, the owner or owner’s representative provides to the Redmond Fire Department a valid certificate or placard for central station service within 30 calendar days of the notice of preventable alarm activation having been issued. A copy of a completed "Service, Repair, or Confidence Report" documenting system repair shall accompany the certificate or placard. Such central station service certificate or placard shall conform to Redmond Fire Department Standards; or

ii. In a certificated building, the owner or owner’s representative provides to the Redmond Fire Department, within 15 calendar days of the notice of preventable alarm activation, a copy of a completed "Service, Repair, or Confidence Report" documenting system repair.

6. Fire Watch. When a fire protection system is under repair or for any reason is unable to transmit an alarm signal, the Fire Code Official is authorized to require a fire watch per Redmond Fire Department Standards. Failure to maintain a continuous and systematic fire watch, failure to have a working method of notifying fire dispatch of an incident, or failure to comply with written directions of the Fire Code Official shall constitute a failure to maintain the alarm system and the individual, or company providing the fire watch, or the building owner or the owner’s agent shall be subject to a fee per the adopted fee schedule of no less than the fee for a preventable alarm.

7. Procedures. Administrative procedures and forms necessary for the implementation of this section shall be as identified in the Redmond Fire Department Standards. (Ord. 2357 § 1 (part), 2007: Ord. 2220 § 1, 2004).

15.06.019 New materials, processes or occupancies which may require permits.

The Fire Code Official shall determine and specify, after giving the affected person an opportunity to be heard, any new materials, processes or occupancies which may require permits, in addition to those now enumerated in said code. The Chief of the Fire Department shall cause such list to be posted in a conspicuous place in his office and distribute copies thereof to interested persons. (Ord. 2357 § 1 (part), 2007: Ord. 2220 § 1, 2004).

15.06.020 Wellhead protection ordinance coordination.

Fire Department construction and maintenance, reviews and inspections occur within Wellhead Protection Zones established within the RMC and the Community Development Guide. A major component of these Fire Department reviews and inspections is the verification that storage, handling, use, and operations involving hazardous materials complies with adopted codes. In order to coordinate and minimize overlap in the enforcement of the Redmond Fire Code with wellhead protection regulations, the following shall apply:

1. Regulations imposed through the Wellhead Protection Ordinance are enforceable by the Fire Code Official.

2. Where, within a particular wellhead protection zone, a threshold amount noted within the WPO is less than the threshold in the Redmond Fire Code, the lower threshold shall apply and be enforceable by the Fire Code Official.

3. The Fire Code Official shall exercise authority over all Hazardous Materials Inventory Statements and Hazardous Material Management Plans for materials regulated by the Redmond Fire Code.

4. The Fire Department shall have the authority to enforce rules governing "deleterious substances" for such substances so identified by the Redmond Natural Resources Department. Substances so identified by Natural Resources shall be listed under the subcategory "other health hazards" of Hazardous Materials. Other health hazards may include irritants, sensitizers, pyrophoric, unstable-reactive, or radioactive material, as identified by the Fire Code Official. (Ord. 2357 § 1 (part), 2007: Ord. 2220 § 1, 2004).

15.06.021 Appeals.

Whenever the Fire Code Official or designee disapproves an application or refuses to grant a permit applied for, or when it is claimed that the provisions of the code do not apply or that the true intent and meaning of the code has been misconstrued or wrongly interpreted, the applicant may appeal to the Chief of the Fire Department in accordance with the procedures for Type 1 review, 20F.30.30 of the Community Development Guide. Appeals from the decisions of the Chief to the Hearing Examiner shall be made as prescribed in RCDG 20F.30.30. (Ord. 2357 § 1 (part), 2007: Ord. 2220 § 1, 2004).

15.06.022 Penalties and enforcement.

(1) Penalties for Violations. Any person who violates any of the provisions of the Redmond Fire Code or fails to comply therewith, or who violates or fails to comply with any order made thereunder, or who builds in violation of any detailed statement of specifications or plans submitted and approved thereunder, and from which no appeal has been taken, or who fails to comply with such an order as affirmed or modified by the board of appeals or by a court of competent jurisdiction, within the time fixed herein, shall, severally for each and every such violation and non-compliance respectively, be subject to the penalties for violations provided in RMC 1.01.110 or 1.14.060 as deemed applicable by the Chief. The imposition of one penalty for any violation shall not excuse the violation or permit it to continue; and all such persons shall be required to correct or remedy such violations or defects within a reasonable time.

(2) The imposition of penalties upon conviction shall not preclude the City and the Chief from taking further appropriate legal action to cause compliance with the provisions of the Fire Code or to remove prohibited conditions. (Ord. 2357 § 1 (part), 2007: Ord. 2220 § 1, 2004).

15.06.023 Building permit issuance and occupancy.

The passage of the ordinance codified in this chapter is necessary for the protection of the public health, safety and welfare of the citizens of the City. No building permit shall be issued until plans, which are in compliance with this chapter, have been submitted and approved. No building shall be occupied until such approved systems have been inspected and are operational. (Ord. 2357 § 1 (part), 2007: Ord. 2220 § 1, 2004).

Chapter 15.08
BUILDING CODE*

Sections:

15.08.010 Short title.

15.08.020 Adoption.

15.08.030 Public inspection.

15.08.040 Deletions.

15.08.050 Amendments to the International Building Code.

15.08.060 Amendments to the International Residential Code.

15.08.070 Complete application for permit.

15.08.080 Penalties for violations.

*Prior legislation: Ords. 1926, 2014, and 2215. Formerly Chapter 20E.10 RCDG.

15.08.010 Short title.

This chapter and amendments hereto shall constitute the "Building Code" of the City and may be cited as such. (Ord. 2346 § 1 (part), 2007: Ord. 2219 § 2 (part), 2004)

15.08.020 Adoption.

The International Building Code, 2006 Edition, published by the International Code Council, with the additions, deletions and exceptions as set forth in Chapter 51-50 of the Washington Administrative Code and the International Residential Code, 2006 Edition, published by the International Code Council, with the additions, deletions and exceptions as set forth in Chapter 51-51 of the Washington Administrative Code, are hereby adopted by this reference and incorporated herein as if set forth in full as the Building Code for the City, except such portions as may be deleted, modified or amended by this chapter.

The Building Official may use the appendices for guidance in interpreting and administering the Building Code and the provisions of this chapter. Further, the following appendix chapters are specifically adopted.

International Building Code:

Appendix I, Patio Covers.

International Residential Code:

Appendix A, Sizing and Capacities of Gas Piping; except for liquefied petroleum gas installations;

Appendix B, Size of Venting Systems Serving Appliances Equipped with Draft Hoods, Category 1 Appliances and Appliances Listed for Use and Type B Vents;

Appendix C, Exit Terminals of Mechanical Draft and Direct-Vent Venting Systems;

Appendix G, Swimming Pools, Spas and Hot Tubs; and

Appendix H, Patio Covers. (Ord. 2346 § 1 (part), 2007: Ord. 2219 § 2 (part), 2004)

15.08.030 Public inspection.

The City shall at all times keep on file with the City Clerk, for reference by the general public, not less than one copy of the codes and resolutions, or parts thereof, as herein adopted by reference, together with the amendments and supplements thereto herein made a part of this chapter.

The copies of the codes on file may be placed by the City Clerk in the custody of the Building Official in order to make them more readily available for inspection and use by the general public. (Ord. 2346 § 1 (part), 2007: Ord. 2219 § 2 (part), 2004)

15.08.040 Deletions.

The following sections of the International Building Code, 2006 Edition, are hereby deleted:

1. Section 112 – Board of Appeals.

2. Section 105.1.1 – Annual Permit.

3. Section 105.1.2 – Annual Permit Records.

The following sections of the International Residential Code, 2006 Edition, are hereby deleted:

1. Section R112 – Board of Appeals.

2. Chapters 11 and 25 through 42 (WAC 50-51-003). (Ord. 2346 § 1 (part), 2007: Ord. 2219 § 2 (part), 2004)

15.08.050 Amendments to the International Building Code.

The following sections of the International Building Code adopted by this chapter are hereby amended to read as follows:

1. Amend Section 101.1, Title.

These regulations shall be known as the "Building Code of the City of Redmond," hereinafter referred to as "this code."

2. Amend Section 101.4, Referenced Codes.

The other codes listed in Sections 101.4.1 through 101.4.6 and referenced elsewhere in this code shall be considered part of the requirements of this code to the prescribed extent of each such reference.

101.4.1 Electrical. The provisions of the National Electrical Code as adopted in Chapter 15.12 RMC shall apply to the installation of electrical systems, including alterations, repairs, replacement, equipment, appliances, fixtures, fittings and appurtenances thereto.

101.4.2 Gas. The provisions of the International Fuel Gas Code as adopted in Chapter 15.14 RMC shall apply to the installation of gas piping from the point of delivery, gas appliances and related accessories as covered in this code. These requirements apply to gas piping systems extending from the point of delivery to the inlet connections of appliances and the installation and operation of residential and commercial gas appliances and related accessories.

101.4.3 Mechanical. The provisions of the International Mechanical Code as adopted in Chapter 15.14 RMC shall apply to the installation, alteration, repair and replacement of mechanical systems, including equipment, appliances, fixtures, fittings and/or appurtenances, including ventilating, heating, cooling, air-conditioning and refrigeration systems, incinerators and other energy-related systems.

101.4.4 Plumbing. The provisions of the Uniform Plumbing Code as adopted in Chapter 15.16 RMC shall apply to the installation, alteration, repair and replacement of plumbing systems, including equipment, appliances, fixtures, fittings and appurtenances, and where connected to a water or sewage system and all aspects of a medical gas system. The provisions of the State of Washington requirements for private sewage disposal shall apply to private sewage disposal systems.

101.4.5 Property Maintenance. The provisions of the International Property Maintenance Code as adopted in Chapter 15.10 RMC shall apply to existing structures and premises; equipment and facilities; light, ventilation, space heating, sanitation, life and fire safety hazards, responsibilities of owners, operators and occupants; and occupancy of existing premises and structures.

101.4.6 Fire Prevention. The provisions of the International Fire Code as adopted in Chapter 15.06 RMC shall apply to matters affecting or relating to structures, processes and premises from the hazard of fire and explosion arising from the storage, handling or use of structures, materials or devices; from conditions hazardous to life, property or public welfare in the occupancy of structures or premises; and from the construction, extension, repair, alteration or removal of fire suppression and alarm systems or fire hazards in the structure or on the premises from occupancy or operation.

101.4.7. Energy. The provisions of the Washington State Energy Code as adopted in Chapter 15.18 RMC and the Washington State Ventilation and Indoor Air Quality Code as adopted in Chapter 15.20 RMC shall apply to all matters governing the design and construction of buildings for energy efficiency.

3. Amend Section 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, playhouses and similar uses, provided the floor area does not exceed 120 square feet (11.15 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 and driveways not more than 30 inches (762 mm) above adjacent grade and not over any basement or story below and 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. Nonfixed and movable fixtures, cases, racks, counters and partitions not over 5 feet 9 inches (1,753 mm) in height.

Electrical:

Repairs and maintenance: Class A Basic Electrical Work as defined in RCW 19.28.006.

Radio and television transmitting stations: The provisions of this code shall not apply to electrical equipment used for radio and television transmissions, but do apply to equipment and wiring for power supply, the installations of towers and antennas.

Electrical and telecommunications utility companies: The provisions of this code shall not apply to electrical and telecommunications utility companies as specified in RCW 19.28 and WAC 296-46B.

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 the replacement or rearrangement of valves, pipes or fixtures.

4. Amend Section 108.2, Schedule of Permit Fees.

On buildings, structures, electrical, gas, mechanical and plumbing systems or alterations requiring a permit, a fee for each permit shall be paid as required, in accordance with the Redmond Community Development Guide Section 20F.30, as said section currently exists or is hereafter amended, modified or recodified.

5. Amend Section 108.4, Work Commencing Before Permit Issuance.

Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to a special investigation fee. The investigation fee shall be equal to the amount of the permit fee that would be required by this code if a permit were to be issued. An investigation fee, in addition to the permit fee, may be collected whether or not a permit is then or subsequently issued. 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.

6. Amend Section 108.6, Refunds.

Applicants may apply for refunds when an application or permit under this chapter is withdrawn or canceled prior to commencing of any review or inspection process. The Building Official shall determine whether a refund is appropriate. Refunds shall be based on the following:

1. Refunds shall be requested in writing, on company letterhead (if applicable), by the original applicant and must include the permit number and the date of the initial permit application.

2. Refunds shall only be issued to the company or person who made the original payment.

3. 100 percent of any fee erroneously paid or collected shall be refunded, regardless of amount.

4. No refund shall be made on permits with a fee of less than $150.00.

Exception: Fees erroneously paid or collected.

5. Permit applications requiring Plan Review that are withdrawn or cancelled before any Plan Review is done may have not more than 80 percent of the Plan Review Fee refunded.

6. Permits that have been issued may have not more than 80 percent of the Permit Fee refunded if withdrawn or cancelled before any work on the project has been done. Note that no portion of the Plan Review fee shall be refunded on Permits that have been issued.

7. No portion of the Technology Surcharge shall be refunded.

8. No portion of the Washington State Building Code Fee shall be refunded.

9. Permit Applications or Permits that are Expired shall not be refunded.

7. Amend Section 112, Means of Appeal.

Appeals of orders, decisions or determinations made by the Building Official related to the application or interpretation of this code shall be made pursuant to Redmond Community Development Guide Section 20F.30.60, Public Hearings and Appeals, as said section currently exists or is hereafter amended, modified or recodified.

The provisions of this section shall not preclude the Building Official from convening a Code Advisory Body comprised of members who are qualified by experience and training to pass on matters pertaining to building construction.

8. Amend Section 115.4, Method of Service.

The notice and order and any amended or supplemental notice and/or order shall be served upon the record owner and posted on the property.

The record owner for the purposes of the procedures of this chapter shall be the person listed in the records of the King County Department of Finance for the purposes of mailing real property tax statements. The Building Official shall also serve one copy on each of the following, if known to the Building Official or disclosed from the records of the King County Department of Finance, including the records maintained in relation to the one percent estate excise sales tax: the holder of any mortgage, deed of trust, leasehold, contract purchaser or contract seller.

The failure of the Building Official to serve any person required herein to be served shall not invalidate any proceedings hereunder as to any other person duly served or relieve any such person from any duty or obligation imposed on him by the provisions of this section.

9. Add new Section 307.3.1 Group H, Division 1, Occupancies Prohibited.

No Group H, Division 1 occupancies, as defined in Section 307.3 of the International Building Code, shall be permitted.

Exception: A Group H, Division 1 occupancy may be allowed when otherwise approved by the Building Official and the Fire Chief.

10. Add the following item in Section 504, Height Modifications.

504.4 R-1 and R-2 Occupancies with automatic sprinkler systems. Where a building is equipped throughout with an approved automatic sprinkler system in accordance with section 903.3.1.1, the value specified in table 503 for maximum height is increased by 40 feet (12,192 mm) and the maximum number of stories is increased by two stories. These increases are permitted in addition to the area increase in accordance with section 506.2 and 506.3. These increases may be used with the special provisions in section 508. These increases shall not be permitted if the approved automatic sprinkler system has been used to substitute for one-hour fire resistive construction as allowed in table 601, footnote e. These increases apply only to buildings that meet all of the following requirements.

1. The building includes only R-1 and R-2 occupancies except that occupancies other than R-1 and R-2 are permitted in the type I S-2 parking garage as allowed in section 509.2, 509.4, and 509.7. This provision would not prohibit incidental use areas and accessory use areas as allowed in section 302.

2. The building is type VA construction.

3. The building is located in the Overlake or Downtown neighborhoods as identified by the boundaries shown on the map in figure 504.4.

4. Only Type IA and Type IB construction is permitted for S-2 parking garages.

5. The floor construction including supporting beam and joists shall have a minimum 1.5 hour (90 minute) fire-resistive rating. A higher rating shall be provided when required by other code sections. The fire-resistive rating of structural members and assemblies required in section 714.1 supporting the floor construction shall have a minimum one hour fire-resistive rating (60 minutes) unless a higher rating is required by other code sections.

6. Exit stairways shall be enclosed with fire barriers separating interior construction with not less than two hour (120 minute) fire-resistive rating as outlined in section 1020. The exceptions in section 1024.1 are not permitted.

7. Corridor walls shall meet the requirements of section 1017 and shall have a minimum one hour (60 minute) fire-resistive rating.

8. Stairway construction shall meet the requirements of section 1009 except that stairways shall be built using non-combustible materials or fire retardant treated wood.

9. A separate zone by floor shall be provided for all of the following types of alarm-initiating devices where provided. (See section 907.8 and section 907.9 of the International Fire Code) 1. Smoke detectors, 2. Sprinkler water-flow devices, 3. Manual fire alarm boxes, 4. Other approved types of automatic fire detection devices or suppression systems.

11. Add new Section 901.2.1, Additional fire protection system requirements.

Refer to the Redmond Fire Code, as adopted in Chapter 15.06 of the Redmond Municipal Code, for additional Automatic Fire Sprinkler System, Alternative Automatic Fire-Extinguishing System, Standpipe System, Portable Fire Extinguisher, Fire Alarm and Detection System and Emergency Alarm System requirements.

12. Amend Section 1011.1, Where required.

Exits and exit access doors shall be marked by an approved exit sign readily visible from any direction of egress travel. Access to exits shall be marked by readily visible exit signs in cases where the exit or the path of egress travel is not immediately visible to the occupants. Exit sign placement shall be such that no point in an exit access corridor 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. Exit signs are not required in rooms or areas which require only one exit or exit access, provided the exit or exit access is clearly identifiable and is approved by the building official.

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

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

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

5. 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.

13. Amend Section 1011.5.1, Graphics.

Every exit sign and directional exit sign shall have plainly legible letters not less than 6 inches (152 mm) high with the principal strokes of the letters not less than 0.75 inch (19.1 mm) wide. The word "EXIT" shall have letters having a width not less than 2 inches (51 mm) wide except the letter "I," and the minimum spacing between letters shall not be less than 0.375 inch (9.5 mm). Signs larger than the minimum established in this section shall have letter widths, strokes and spacing in proportion to their height.

The word "EXIT" shall be "Green" on a high contrasting background and shall be clearly discernible when the exit sign illumination means is or is not energized. If an arrow is provided as part of the exit sign, the construction shall be such that the arrow direction cannot be readily changed.(Ord. 2346 § 1 (part), 2007: Ord. 2270 § 1, 2005; Ord. 2219 § 2 (part), 2004)

15.08.060 Amendments to the International Residential Code.

The following sections of the International Residential Code adopted by this chapter are hereby amended to read as follows:

1. Amend Section R101.1, Title.

These provisions shall be known as the "Residential Code for One- and Two-Family Dwellings of the City of Redmond," and shall be cited as such and will be referred to as "this code."

2. Amend Section R102.4, Referenced codes and standards.

The referenced codes and standards shall be as specified in Section 101.4 of the amended administrative provisions of the International Building Code, Section 15.08.050, Redmond Municipal Code.

3. Amend Section R105.2, 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, provided the floor area does not exceed 120 square feet (18.6 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 and driveways not more than 30 inches (762 mm) above adjacent grade and not over any basement or story below.

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 a one or two-family dwelling.

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.

Electrical:

Repairs and maintenance: A permit shall not be required for Class A Basic Electrical Work as defined in RCW 19.28.006.

Gas:

1. Portable heating, cooking or clothes drying appliances.

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

3. Portable fuel cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.

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.

8. Portable fuel cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.

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 the replacement or rearrangement of valves, pipes or fixtures.

4. Amend Section R108.2, Schedule of permit fees.

On buildings, structures, electrical, gas, mechanical and plumbing systems or alterations requiring a permit, a fee for each permit shall be paid as required, in accordance with the Redmond Community Development Guide Section 20F.30, as said section currently exists or is hereafter amended, modified or recodified.

5. Amend Section R108.5, Refunds.

The building official shall authorize the refunding of fees based on amended administrative provision Section 108.6 of the International Building Code, RMC 15.08.050.

6. Add new Section R108.6, Work commencing before permit issuance.

Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to a special investigation fee. The investigation fee shall be equal to the amount of the permit fee that would be required by this code if a permit were to be issued. An investigation fee, in addition to the permit fee, may be collected whether or not a permit is then or subsequently issued. 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.

7. Amend Section R112, Appeals.

Appeals of orders, decisions or determinations made by the Building Official related to the application or interpretation of this code shall be made pursuant to RCDG 20F.30.60, Public Hearings and Appeals, as said section currently exists or is hereafter amended, modified or recodified.

8. Add new Section R301.1.4, Automatic Fire Sprinkler System Requirements for Townhouses.

All townhouse buildings with an aggregate area of all connected townhouses equaling or exceeding 5,000 square feet or greater shall comply with the requirements of the Redmond Fire Code, as adopted in Chapter 15.06 RMC for automatic fire sprinkler systems.

9. Amend Table R301.2(1), Climatic and Geographic Design Criteria.

Ground Snow Load = 15 ps

Wind Speed = 85 mph

Seismic Design Category = D2

Subject to Damage From Weathering = Moderate Frost Line Depth = 12" Termite = Slight to Moderate Decay = Slight to Moderate

Winter Design Temp. = 27 degrees F

Ice Shield Underlayment Required = No

Flood Hazards = Joined National Flood Insurance Program 1979 Current Flood Hazard Map - FIRM 1999

Air Freezing Index = 113

Mean Annual Temp. = 52 degrees F(Ord. 2346 § 1 (part), 2007: Ord. 2219 § 2 (part), 2004)

15.08.070 Complete application for permit.

Determination of whether a building permit application is complete for purposes of administering RCDG Title 20F shall be made by the Building Official and shall be based upon the adopted building codes. (Ord. 2346 § 1 (part), 2007: Ord. 2219 § 2, 2004)

15.08.080 Penalties for violations.

Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or directive of the Building Official, or of a permit or certificate issued under the provisions of this code, shall be subject to the penalties provided for in RMC 1.01.110 and Chapter 1.14 RMC, as said section currently exists or is hereafter amended, modified or recodified. (Ord. 2346 § 1 (part), 2007: Ord. 2219 § 2 (part), 2004)

Chapter 15.10
PROPERTY MAINTENANCE CODE*

Sections:

15.10.010 Short title.

15.10.020 Adoption.

15.10.030 Public inspection.

15.10.040 Deletions.

15.10.050 Amendments to the International Property Maintenance Code.

15.10.060 Penalties for violations.

*Prior legislation: Ords. 1926, 2014, and 2215. Formerly Chapter 20E.40 RCDG.

15.10.010 Short title.

This chapter and amendments hereto shall constitute the "Property Maintenance Code" of the City and may be cited as such. (Ord. 2346 § 2 (part), 2007: Ord. 2219 § 3 (part), 2004)

15.10.020 Adoption.

The International Property Maintenance Code, 2006 Edition, published by the International Code Council, is hereby adopted by this reference and incorporated herein as if set forth in full as the Property Maintenance Code for the City, except such portions as may be deleted, modified or amended by this chapter. (Ord. 2346 § 2 (part), 2007: Ord. 2219 § 3 (part), 2004)

15.10.030 Public inspection.

The City shall at all times keep on file with the City Clerk, for reference by the general public, not less than one copy of the codes and resolutions, or parts thereof, as herein adopted by reference, together with the amendments and supplements thereto herein made a part of this chapter.

The copies of the codes on file may be placed by the City Clerk in the custody of the Building Official in order to make them more readily available for inspection and use by the general public. (Ord. 2346 § 2 (part), 2007: Ord. 2219 § 3 (part), 2004)

15.10.040 Deletions.

The following sections of the International Property Maintenance Code, 2006 Edition, are hereby deleted:

1. Section 111 – Means of Appeal.

2. Section 304.14 – Insect screens. (Ord. 2346 § 2 (part), 2007: Ord. 2219 § 3 (part), 2004)

15.10.050 Amendments to the International Property Maintenance Code.

The following sections of the International Property Maintenance Code adopted by this chapter are hereby amended to read as follows:

1. Amend Section 101.1, Title.

These regulations shall be known as the "Property Maintenance Code of the City of Redmond," hereinafter referred to as "this code."

2. Amend Section 102.3, Application of other codes.

Repairs, additions or alterations to a structure, or changes of occupancy, shall be done in accordance with the procedures and provisions of the International Building Code, chapter 15.08 Redmond Municipal Code. Nothing in this code shall be construed to cancel, modify or set aside any land-use or zoning provision of the Redmond Community Development Guide, Chapter 20 Redmond Municipal Code.

3. Amend Section 103.5, Fees.

Fees shall be in accordance with Chapter 20F.30 RCDG, as said section currently exists or is hereafter amended, modified or recodified.

4. Amend Section 106.3, Prosecution of violation.

Any person failing to comply with a notice of violation or order served in accordance with Section 107 shall be deemed guilty of one of the offenses provided for in Section 1.14.060 Redmond Municipal Code, as said section currently exists or is hereafter amended, modified or recodified. If the notice of violation is not complied with, the code official shall institute the appropriate proceeding at law or in equity to restrain, correct or abate such violation, or to require the removal or termination of the unlawful occupancy of the structure in violation of the provisions of this code or of the order or direction made pursuant thereto. Any action taken by the authority having jurisdiction on such premises shall be charged against the real estate upon which the structure is located and shall be a lien upon such real estate.

5. Amend Section 107.2, Form.

Such notice prescribed in Section 107.1 shall be in accordance with Section 1.14.100 Redmond Municipal Code, as said section currently exists or is hereafter amended, modified or recodified.

6. Amend Section 107.3, Method of service.

The notice and order and any amended or supplemental notice and/or order shall be served upon the record owner and posted on the property.

The record owner for the purposes of the procedures of this chapter shall be the person listed in the records of the King County Department of Finance for the purposes of mailing real property tax statements. The Building Official shall also serve one copy on each of the following, if known to the Building Official or disclosed from the records of the King County Department of Finance, including the records maintained in relation to the one percent estate excise sales tax: the holder of any mortgage, deed of trust, leasehold, contract purchaser or contract seller.

The failure of the Building Official to serve any person required herein to be served shall not invalidate any proceedings hereunder as to any other person duly served or relieve any such person from any duty or obligation imposed on him by the provisions of this section.

7. Amend Section 109.5, Costs of emergency repairs and demolition.

The Code Official shall keep an itemized account of the expenses incurred by the City in the repair or demolition of any building done pursuant to the provisions of Section 109 or 110 of this code. Upon the completion of the work of repair or demolition, the Code Official shall prepare and file with the Director of Finance a report specifying the work done, the itemized and total cost of the work done, including an administration and collection fee in the amount of $200.00 to cover the cost of publication, recording and service of all notices and the cost incurred by the City in the collection of the assessment or obligation, a description of the real property upon which the building or structure is or was located, and the names and addresses of the persons entitled to notice pursuant to Section 107.3.

8. Add new Section 109.7, Collection of assessment.

A copy of the ordinance confirming the special assessment shall be filed with the City Clerk. A certified copy of said ordinance shall be recorded with the King County Department of Elections and Records. The Director of Finance or their designee upon receipt of said ordinance shall proceed to collect the special assessment in the same manner as local improvement district assessments, including installments thereof, are collected; provided however, that the 30 days’ prepayment notice need not be published but shall be mailed to the owner of record.

9. Amend Section 111, Means of Appeal.

Appeals of orders, decisions or determinations made by the Code Official related to the application or interpretation of this code shall be made pursuant to Redmond Community Development Guide Section 20F.30.60, Public Hearings and Appeals, as said section currently exists or is hereafter amended, modified or recodified.

10. Amend Section 602.3, Heat supply.

Every owner and operator of any building who rents, leases or lets one or more dwelling unit, rooming unit, dormitory or guestroom on terms, either expressed or implied, to furnish heat to the occupants thereof shall supply heat to maintain a temperature of not less than 68 degrees F (20 degrees C) in all habitable rooms, bathrooms and toilet rooms.

11. Amend Section 602.4, Occupiable work spaces.

Indoor occupiable work spaces shall be supplied with heat to maintain a temperature of not less than 65 degrees F (18 degrees C) during the period the spaces are occupied.

Exceptions:

1. Processing, storage and operation areas that require cooling or special temperature conditions.

2. Areas in which persons are primarily engaged in vigorous physical activities.

12. Amend Chapter 8, Referenced Standards.

The referenced codes shall be as specified in Section 101.4 of the amended administrative provisions of the International Building Code, Redmond Municipal Code 15.08.050. (Ord. 2346 § 2 (part), 2007: Ord. 2219 § 3 (part), 2004)

15.10.060 Penalties for violations.

Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or directive of the Code Official, or of a permit or certificate issued under the provisions of this code, shall be subject to the penalties provided for in RMC 1.01.110 and Chapter 1.14 RMC, as said section currently exists or is hereafter amended, modified or recodified. (Ord. 2346 § 2 (part), 2007: Ord. 2219 § 3 (part), 2004)

Chapter 15.12
ELECTRICAL CODE*

Sections:

15.12.010 Short title.

15.12.020 Adoption.

15.12.030 Public inspection.

15.12.040 Deletions.

15.12.050 Amendments.

15.12.060 Penalties for violations.

*Prior legislation: Ords. 2014 and 2215. Formerly Chapter 20E.20 RCDG.

15.12.010 Short title.

This chapter and amendments hereto shall constitute the "Electrical Code" of the City and may be cited as such. (Ord. 2346 § 3 (part), 2007: Ord. 2219 § 4 (part), 2004)

15.12.020 Adoption.

The National Electrical Code (NFPA 70), 2005 Edition, published by the National Fire Protection Association, with the additions, deletions and exceptions as set forth in Chapter 296-46B WAC is hereby adopted by this reference and incorporated herein as if set forth in full as the Electrical Code for the City, except such portions as may be deleted, modified or amended by this chapter.

The Building Official may use the annexes for guidance in interpreting and administering the Electrical Code and the provisions of this chapter. Further, the following annex chapters are specifically adopted:

Annex A, Product Safety Standards;

Annex B, Application Information for Ampacity Calculation; and

Annex C, Conduit and Tubing Fill Tables for Conductors and Fixture Wires of the Same Size. (Ord. 2346 § 3 (part), 2007: Ord. 2219 § 4 (part), 2004)

15.12.030 Public inspection.

The City shall at all times keep on file with the City Clerk, for reference by the general public, not less than one copy of the codes and resolutions, or parts thereof, as herein adopted by reference, together with the amendments and supplements thereto herein made a part of this chapter.

The copies of the codes on file may be placed by the City Clerk in the custody of the Building Official in order to make them more readily available for inspection and use by the general public. (Ord. 2346 § 3 (part), 2007: Ord. 2219 § 4 (part), 2004)

15.12.040 Deletions.

The following sections of the National Electrical Code, 2005 Edition, are hereby deleted:

1. Article 80 – Administration and Enforcement.

The following sections of WAC Chapter 296-46B, Electrical Safety Standards, Administration and Installation, are hereby deleted:

2. References to fees in WAC 296-46B-905, 296-46B-910 and 296-46B-911. (Ord. 2346 § 3 (part), 2007: Ord. 2219 § 4 (part), 2004)

15.12.050 Amendments.

The following sections of the National Electrical Code adopted by this chapter are hereby amended to read as follows:

1. Add new Section 90.4(A), Administration.

The amended administrative provisions of the International Building Code, Section 15.08.050 Redmond Municipal Code, shall apply.

2. Add new Section 90.4(B), Basic Electrical Work.

The Basic Electrical Work definition and classification as specified in RCW 19.28.006.

3. Add new Section 90.4(C), Inspections.

The installation, alteration or extension of any electrical system, fixtures or components for which an Electrical Permit is required by this Code shall be subject to inspection by the Building Official and such electrical systems, fixtures and components shall remain accessible and exposed for inspection purposes until approved by the Building Official. It shall be the duty of the permit applicant to cause the electrical systems to remain accessible and exposed for inspection purposes. The City shall not be liable for any expense entailed in the removal or replacement of material required to permit inspection. Electrical systems and equipment regulated by the National Electrical Code shall not be connected to the energy source or energized until authorized by the Building Official.

4. Add new Section 90.4(D), Special Inspections.

The Building Official may require special inspection of equipment or wiring methods where the installation requires special training, equipment, expertise, knowledge, or other such factors. Where such special inspection is required, an independent third party acceptable to the Building Official shall perform it. The special inspection person/agency shall be designated and approved prior to beginning the installation of wiring or equipment. The Building Official prior to the installation being approved shall receive a written report from the designated special inspection agency indicating that the installation conforms to the appropriate Codes and standards. All costs for such testing and reporting shall be the responsibility of the permit holder.

5. Add new Section 90.4(E), Unused Conductors.

Electrical conductors not in use shall be removed unless otherwise authorized by the Building Official.

6. Add new Section 90.4(F), Corrections.

If, upon inspection, any installation is found not to be fully in conformity with this Code, the Building Official shall at once forward to the person, firm, or corporation making the installation a written notice stating the defects that have been found to exist. Correction of these defects shall be made within 15 days.

7. Add new Section 90.4(G), Approval of Violations.

Approval as a result of an inspection shall not be construed to be an approval of a violation of the provisions of the National Electrical Code or other laws or ordinances of the City. Inspections presuming to give authority to violate or cancel provisions of the National Electrical Code or other laws or ordinances of the City shall not be valid.(Ord. 2346 § 3 (part), 2007: Ord. 2219 § 4 (part), 2004)

15.12.060 Penalties for violations.

Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure electrical system in violation of the approved construction documents or directive of the building official, or of a permit or certificate issued under the provisions of this code, shall be subject to the penalties provided for in RMC 1.01.110 and Chapter 1.14 RMC, as said section currently exists or is hereafter amended, modified or recodified. (Ord. 2346 § 3 (part), 2007: Ord. 2219 § 4 (part), 2004)

Chapter 15.14
MECHANICAL CODE*

Sections:

15.14.010 Short title.

15.14.020 Adoption.

15.14.030 Public inspection.

15.14.040 Deletions.

15.14.050 Amendments to the International Mechanical Code.

15.14.060 Amendments to the International Fuel Gas Code.

15.14.070 Penalties for violations.

Prior legislation: Ords. 1926, 2014, and 2215. Formerly Chapter 20E.60 RCDG.

15.14.010 Short title.

This chapter and amendments hereto shall constitute the "Mechanical Code" of the City and may be cited as such. (Ord. 2346 § 4 (part), 2007: Ord. 2219 § 5 (part), 2004)

15.14.020 Adoption.

The International Mechanical Code, 2006 Edition, published by the International Code Council, with the additions, deletions and exceptions as set forth in Chapter 51-52 WAC and the International Fuel Gas Code, 2006 Edition, published by the International Code Council, are hereby adopted by this reference and incorporated herein as if set forth in full as the Mechanical Code for the City, except such portions as may be deleted, modified or amended by this chapter.

The Building Official may use the appendices for guidance in interpreting and administering the Mechanical Code and the provisions of this chapter. Further, the following appendix chapters are specifically adopted.

International Mechanical Code:

None.

International Fuel Gas Code:

Appendix A, Sizing and Capacities of Gas Piping; except for liquefied petroleum gas installations;

Appendix B, Size of Venting Systems Serving Appliances Equipped with Draft Hoods, Category 1 Appliances and Appliances Listed for Use and Type B Vents; and

Appendix C, Exit Terminals of Mechanical Draft and Direct-Vent Venting Systems.(Ord. 2346 § 4 (part), 2007: Ord. 2219 § 5 (part), 2004)

15.14.030 Public inspecti