Chapter 15.05 INTERNATIONAL CODES ADOPTION

Chapter 15.05
INTERNATIONAL CODES ADOPTION

Sections:

15.05.010 Title.

15.05.020 Purpose and scope.

15.05.030 Repealed.

15.05.040 Referenced codes.

15.05.050 Conflicts among codes.

15.05.060 Administration and enforcement of code.

15.05.070 Definitions.

15.05.080 Building Official.

15.05.090 Executive body.

15.05.100 Fire Marshal.

15.05.110 International Property Maintenance Code (2009 Edition) amendments.

15.05.120 Washington State Manufactured Homes (Mobile Homes) Installation Standards – General.

15.05.130 Washington State Modular Homes and Modular Nonresidential (Commercial) Installation Standards – General.

15.05.135 Uniform Plumbing Code (UPC) amendments.

15.05.140 Appeals.

15.05.010 Title.

This chapter shall be known as the International Codes adoption chapter. (Ord. 05-10 § 1 (Exh. 1); Ord. 07-07 § 2)

15.05.020 Purpose and scope.

(1) The purpose of the International Codes adoption chapter is to regulate construction and/or development of site work within the incorporated boundaries of the City of Covington. Further it is the purpose of this chapter to adopt locally those State-mandated laws and codes regulating construction in order to promote the health, safety and welfare of the occupants or users of buildings and structures and the general public as a whole by enforcement of building codes throughout this jurisdiction.

(2) It is also the purpose of this title, through enforcement of referenced codes, to regulate the safe and proper function of elements of a site or site improvement work and essential systems of a building including plumbing and sanitation, water conservation, heating, air conditioning, ventilation, energy, efficiency, fire suppression systems, alarm systems, and Fire Department access.

(3) Notwithstanding any provision of this title or the codes adopted by this title to the contrary, this title establishes duties owed to the public as a whole and not any duties to protect any person or class of persons.

(4) Except as otherwise provided for in this title, the provisions of this title shall apply to all of the following:

(a) New construction and additions; and

(b) Substantial remodels or additions, which must meet the requirements for new construction; and

15.05.030 City of Covington amendment or additional language format.

Repealed by Ord. 05-10. (Ord. 07-07 § 2)

15.05.040 Referenced codes.

Pursuant to and by the authority of Chapters 19.27, 19.27A, 36.70A, 43.22, and 70.77 RCW, the following codes and standards are adopted by reference:

(1) The International Building Code (2009 Edition) published by the International Code Council, Inc., together with: Appendix H, Signs; Appendix I, Patio Covers; and Appendix J, Grading.

(a) Section 504 of the International Building Code is amended by adding the following new subsection 504.4 titled “Additional height increases”:

Sec. 504.4. Additional height increases. For Group B or Group R, Divisions 1 and 2 Occupancies, the permitted increase of one story allowed by subsection 504.2 may be increased to two stories and to a maximum height of 75 feet and not meeting the definition of a high rise building when all of the following conditions are met:

(1) An automatic fire sprinkler system complying with Section 903.3.1.1 of the International Building Code (IBC) is installed throughout with the installation of quick response sprinkler heads in all areas where the use of these heads is allowed.

(2) Vertical exit enclosures are constructed as smoke-proof enclosures or pressurized stair enclosures in accordance with IBC Section 909.20.

(3) Standby power is supplied for light, emergency, and any exit enclosure pressurization systems used as provided in Sections 403.10 and 909.20.6.2 of the IBC and the adopted edition of the National Electrical Code. Connection ahead of service disconnect means shall be permitted for standby power.

(4) Walls separating dwelling units or sleeping units and corridor walls in Group R, Divisions 1 and 2 Occupancies shall be constructed as 1-hour fire partitions as provided in Section 708 of the IBC. Reduction of the fire-resistance rating is not permitted.

(5) All exterior walls, including those with a fire separation distance of more than five (5) feet, shall be of not less than 1-hour fire-resistance rated construction on the interior and the exterior of the wall.

(6) Structural observation is provided during construction in accordance with Sections 1702 and 1709.1 of the IBC.

(7) An emergency voice/alarm communication system complying with subsections 907.2.12.2 through 907.2.12.2.3 of the IBC is installed.

(8) Approved supervised indicating control valves shall be provided at the point of connection to the automatic fire sprinkler system riser on each floor.

(9) Structures meeting the requirements of this subsection shall have an automatic sprinkler zone per floor. All zones must report independently.

This shall be known as the International Building Code or the IBC, published by the International Code Council, Inc.

(2) The International Residential Code (2009 Edition), including Chapters 1 through 10, 12 through 24 and Chapter 44, published by the International Code Council, Inc., together with: Appendix E, Manufactured Housing Used as Dwellings; Appendix G, Swimming Pools, Spas and Hot Tubs; and Appendix K, Sound Transmission.

(a) IRC Section R108.4 is amended as follows:

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 fee established by the building official that shall be in addition to the required permit fees.

This shall be known as the International Residential Code for One and Two Family Dwellings or the IRC, published by the International Code Council, Inc.

(3) The International Mechanical Code (2009 Edition), published by the International Code Council, Inc., together with Appendix A, Combustion Air Openings and Chimney Connector Pass-Throughs. This shall be known as the International Mechanical Code or the IMC.

(4) The International Fire Code as it may be specifically adopted in Chapter 15.20 CMC. This shall be known as the International Fire Code or the IFC.

(5) The Uniform Plumbing Code and Uniform Plumbing Code Standards (2009 Edition), including chapters 1 through 11, chapter 13 and chapter 14, published by the International Association of Plumbing and Mechanical Officials, as adopted by the State of Washington pursuant to Chapter 51-56 WAC, together with: Appendix A, Recommended Rules for Sizing the Water Supply System; Appendix B, Explanatory Notes on Combination Waste and Vent Systems; Appendix D, Sizing Stormwater Drainage Systems; Appendix E, Manufactured/Mobile Home Parks and Recreational Vehicle Parks; and Appendix I, Installation Standards.

This shall be known as the Uniform Plumbing Code or the UPC, published by the International Association of Plumbing and Mechanical Officials.

(6) The International Property Maintenance Code (2009 Edition), published by the International Code Council, Inc. This shall be known as the International Property Maintenance Code or the IPMC.

(7) The Washington State Energy Code as amended and published by the Washington State Building Code, Chapter 51-11 WAC. This shall be known as the WSEC.

(8) The International Existing Building Code as amended and published by the Washington State Building Code, Chapter 51-50 WAC. This shall be known as the IEBC.

(9) The Washington State Manufactured Homes Installation Requirements, or Mobile Homes Installation Requirements. Pursuant to Chapter 19.27 RCW and RCW 43.22.440, the installation standards of WAC 296-150M-0020, 296-150M-0500, and 296-150M-0600 through 296-150M-0730 together with the reference standards listed therein.

(10) The Washington State Factory Built Housing and Commercial Structures Installation Requirements, or Modular Installation Requirements. Pursuant to Chapter 19.27 RCW and RCW 43.22.455, the installation standards of Chapter 296-150E WAC together with the reference standards listed therein.

Note: Washington State amendments are not reprinted within the body of this chapter. (Ord. 05-10 § 1 (Exh. 1); Ord. 13-09 § 19; Ord. 07-07 § 2)

15.05.050 Conflicts among codes.

In case of conflict among the above adopted codes, the hierarchy of the codes adopted by CMC 15.05.040(1), (2), (3) and (4) shall be in the order they appear in CMC 15.05.040. The first named code shall supersede and shall govern over those following, except as specifically described within Chapters 51-11 through 51-47 WAC. (Ord. 05-10 § 1 (Exh. 1); Ord. 07-07 § 2)

15.05.060 Administration and enforcement of code.

The City of Covington Community Development Department is charged with the administration and enforcement of the codes referenced in CMC 15.05.040. To this end, the Building Official and the Fire Marshal shall provide a system that will retain necessary personnel, conduct inspections and investigations, issue appropriate permits, maintain necessary records and files, and do, or cause to be done, all things necessary and proper for the administration and enforcement of the codes. (Ord. 05-10 § 1 (Exh. 1); Ord. 20-07 § 87; Ord. 07-07 § 2)

15.05.070 Definitions.

(1) The definitions contained in the codes adopted by reference in CMC 15.05.040 together with the definitions contained within the applicable RCW and WAC provisions shall apply to the enforcement of this chapter unless amended in this section.

(2) Where terms, phrases and words are not defined, they shall have their ordinary accepted meanings within the context with which they are used. Webster’s Third New International Dictionary of the English Language, Unabridged, copyright 1986, shall be considered as providing ordinarily accepted meanings.

(3) Because this section contains amended definitions or terms, a full alphabetical listing of definitions is not duplicated here. Where a term or phrase is defined in this section, the definition printed in this section amends the corresponding definitions in the codes or laws adopted by reference.

(4) “Substantial remodel or addition” means any alterations, remodels, or repairs to existing structures in which the area of the additions, alterations, or repairs exceeds more than 50 percent of the habitable area of the existing structure. In the case of a series of additions, alterations, or repairs projects, this title shall become effective at the point where in any three-year period the cumulative area of additions, alterations, or repairs exceeds 50 percent of the area of the structure at the time such additions, alterations, or repairs are commenced or any alteration, remodel, repair or addition which exceeds 50 percent of the value of the existing structure. (Ord. 05-10 § 1 (Exh. 1); Ord. 07-07 § 2)

15.05.080 Building Official.

“Building Official” shall mean the officer or other duly authorized representative as designated by the Director of Community Development, charged with the administration and enforcement of the following codes:

(1) International Building Code;

(2) International Residential Code;

(3) International Mechanical Code;

(4) Uniform Plumbing Code;

(5) International Property Maintenance Code;

(6) Washington State Energy Code;

(7) International Existing Building Code;

(8) Washington State Manufactured Homes Installation Requirements; and

(9) Washington State Modular Installation Requirements. (Ord. 05-10 § 1 (Exh. 1); Ord. 07-07 § 2)

15.05.090 Executive body.

“Executive body” shall mean the City of Covington Council. (Ord. 05-10 § 1 (Exh. 1); Ord. 07-07 § 2)

15.05.100 Fire Marshal.

“Fire Marshal” shall mean the fire code official, officer or other duly authorized representative as designated by the Director of Community Development, charged with the administration and enforcement of the International Fire Code. (Ord. 05-10 § 1 (Exh. 1); Ord. 07-07 § 2)

15.05.110 International Property Maintenance Code (2009 Edition) amendments.

(1) The International Property Maintenance Code (2009 Edition) is amended by deleting Section 103 title and replacing it with:

Administration and Enforcement of Property Maintenance Inspection.

(2) The International Property Maintenance Code (2009 Edition) is amended by deleting Section 103.1 and replacing it with:

The official in charge of enforcing and administering the International Property Maintenance Code shall be known as the code official. “Code Official” shall mean the Building Official or the designee of the City Manager. The Code Official is responsible for the enforcement and administration of the International Property Maintenance Code (2009 Edition). All references within this code to “Department of Property Maintenance Inspection” shall mean the “City of Covington”.

(3) The International Property Maintenance Code (2009 Edition) is amended by deleting Section 103.2.

(4) The International Property Maintenance Code (2009 Edition), Section 109.5 is amended by adding the following:

Assessment. Upon certification of the assessment amount being due and owing, the county treasurer shall enter the amount of the assessment upon the tax rolls against the property for the current year and the same shall become a part of the general taxes for that year to be collected at the same time and with interest at such rates and in such manner as provided for in RCW 84.56.020, as now or later amended, for delinquent taxes, and when collected to be deposited to the credit of the general fund of the city.

Priority. The assessment shall constitute a lien against the property which shall be of equal rank with state, county and municipal taxes.

The code official shall keep an itemized accounting of the expenses incurred by the City of Covington in the course of repair or demolition of any building pursuant to the provisions of Section 110.3 of this code. Upon completion of the demolition or repair work as ordered, the code official will prepare a report specifying the work performed and the itemized cost of such work and the legal description of the property upon which the work was performed.

The code official shall prepare and forward to the legal owner of the said property an itemized billing of the total cost for the repair or demolition as required by Section 110.3 of this code. Such billing shall be sent by certified mail, postage prepaid, addressed to the owner as the owner’s name and address appear on the last equalized tax roll of King County. Said bill shall be due and payable within sixty (60) days of receipt.

The owner may file with the applicable department a written appeal to the Hearing Examiner within thirty (30) days of receipt of the billing pursuant to the procedures outlined in Chapter 14.35 CMC. Within thirty (30) days of the Hearing Examiner’s decision, the balance of the billing due to the city shall become due and payable and if unpaid shall become a special assessment against the property as a lien.

(Ord. 05-10 § 1 (Exh. 1); Ord. 01-09 § 11; Ord. 07-07 § 2)

15.05.120 Washington State Manufactured Homes (Mobile Homes) Installation Standards – General.

The City of Covington adopts the following sections pursuant to the authority of Chapters 19.27 and 43.22 RCW:

(1) Permit Required.

(a) Prior to the placement and/or installation of a mobile home on a parcel of land or on a site in a mobile home park, an installation permit must be obtained from the City of Covington Community Development Department.

(b) Installing a manufactured home (mobile home) without first having obtained the required permit is not permitted and is subject to the penalties and the serving of a stop work order.

(2) Complete Application. Pursuant to RCW 19.27.095 and 19.27.097, and in addition to the requirements of IRC Section R105.3, no building permit application shall be complete unless or until evidence of an adequate water supply and evidence of water availability and sewer availability or an adequate sewage disposal system for the intended use of the building is provided from an approved agency for structures where plumbing fixtures are part of the proposed building permit application.

(a) Upon building permit application, where parcels are serviced by on-site sewage disposal systems, an accepted building site application is required for:

(i) New construction;

(ii) Additions where there is an increase in the floor area which extends beyond the original exterior walls;

(iii) Alteration or remodeling where the total number of bedrooms is increased; or

(iv) Change in use which results in an increase in the water/sewage volume or potential health risk.

(b) Upon building permit application, a sewer permit or a sewer and water availability letter from the utility district are required for new single-family residences.

(3) Inspections.

(a) The following inspections are required:

(i) Footing and foundation inspection;

(ii) Fuel gas piping, if applicable; and

(iii) Final inspection.

(b) Occupancy of a manufactured home (mobile home) shall not be allowed prior to receiving an approved final inspection.

(c) Occupancy of a manufactured home prior to receiving an approved final inspection is subject to the penalties and the serving of a stop work order. (Ord. 07-07 § 2)

15.05.130 Washington State Modular Homes and Modular Nonresidential (Commercial) Installation Standards – General.

The City of Covington adopts the following sections pursuant to the authority of Chapters 19.27 and 43.22 RCW and RCW 35.21.684:

(1) Permit Required.

(a) Prior to the placement and/or installation of a modular home or modular commercial building on a parcel of land or on a site in a mobile home park, an installation permit must be obtained from the City of Covington Community Development Department.

(b) Installing a modular home or modular commercial building without first having obtained the required permit is not permitted and is subject to the penalties and the serving of a stop work order.

(2) Complete Application. Pursuant to RCW 19.27.095 and 19.27.097, and in addition to the requirements of IRC Section R105.3, no building permit application shall be complete unless or until the applicant provides the City with a letter of sewer and water availability from the utility district or evidence of an adequate water supply and evidence of an adequate sewage disposal system for the intended use of the building is provided from an approved agency for structures where plumbing fixtures are part of the proposed building permit application or when an application to install a nonresidential modular structure is submitted.

(a) Upon building permit application, where parcels are serviced by on-site sewage disposal systems, an accepted building site application or an accepted building clearance is required for:

(i) New construction;

(ii) Additions where there is an increase in the floor area which extends beyond the original exterior walls;

(iii) Alteration or remodeling where the total number of bedrooms is increased; or

(iv) Change in use which results in an increase in the water/sewage volume or potential health risk.

(b) Upon building permit application, a sewer permit and an accepted building clearance are required for new single-family residences, new duplexes, new multifamily, and all commercial permits.

(3) Inspections.

(a) The following inspections are required:

(i) Footing and foundation inspection;

(ii) Fuel gas piping, if applicable; and

(iii) Final inspection.

(b) Occupancy of a modular home shall not be allowed prior to receiving an approved final inspection.

(d) Occupancy of a modular home prior to receiving an approved final inspection is subject to penalties and the serving of a stop work order. (Ord. 07-07 § 2)

15.05.135 Uniform Plumbing Code (UPC) amendments.

The 2006 UPC adopted in CMC 15.05.040(5) is amended as follows:

(1) UPC Section 1101.1 is replaced with the following:

All roofs, paved areas, yards, courts, and courtyards shall be drained into a separate storm sewer system or to some other place of disposal satisfactory of the Authority Having Jurisdiction. In the case of one- and two-family dwellings, stormwater may be discharged on flat areas such as streets or lawns so long as the stormwater shall flow away from the building, shall flow away from adjoining property, shall not create a nuisance, and shall be in accordance with the approved drainage report.

(2) Section 1101.3 has been amended by WAC 51-56-1100.

(3) Section 1101.5.2 is amended with the following:

Subsoil drains shall discharge downstream of water quality treatment or flow control facilities unless such facilities are designed to accommodate subsoil drain discharges and documented in the approved drainage report.

(4) Section 11.01.11.2.2.2 is replaced with the following:

The secondary roof drains shall connect to the vertical piping of the primary storm drainage conductor downstream of any horizontal offset below the roof. The primary storm drainage system shall connect to the building stormwater system that connects to the on-site conveyance system. The combined secondary and primary roof drain systems shall be sized in accordance with Section 1106.0 based on double the rainfall rate for the local area.

(5) Section 1101.12 has been amended by WAC 51-56-1100.

(6) Sections 1103.1, 1103.3 and 1103.4 are deleted.

(7) Section 1104.3 is replaced with the following:

(a) Combining storm and sanitary drainage is prohibited.

(8) Section 1108.0 is not adopted per WAC 51-56-1100. (Ord. 13-09 § 20)

15.05.140 Appeals.

(1) Creation. There is created a single, consolidated board of appeals to exercise those powers and determine those matters as specified in International Building Code Section 112, International Residential Code Section R112, International Mechanical Code Section 109, International Fire Code Section 108, Uniform Plumbing Code Section 102.4, and International Property Maintenance Code Section 111.1.

(2) Name. All references to “Board of Appeals” in this chapter shall mean the City’s Hearing Examiner.

(3) Filings. Notices of appeal of orders, decisions or determinations of the Building Official or Fire Marshal shall be filed with the City of Covington Community Development Department within 30 days of the order, decision or determination. (Ord. 07-07 § 2)