Chapter 15.04
BUILDING CODES

Sections:

15.04.010    Title.

15.04.020    International codes – Adopted by reference.

15.04.040    Repealed.

15.04.050    International codes – Copies on file.

15.04.060    Interpretation – Definitions.

15.04.072    Repealed.

15.04.080    Repealed.

15.04.081    Repealed.

15.04.082    International Building Code amended.

15.04.083    International Residential Code amended.

15.04.084    International Fire Code amended.

15.04.085    International Property Maintenance Code amended.

15.04.090    Section 111.1 of the International Building Code amended – Certificate of occupancy.

15.04.095    Repealed.

15.04.096    Repealed.

15.04.100    Contractors’ registration.

15.04.110    Applicability.

15.04.010 Title.

This chapter shall be known as the city of Bonney Lake municipal building code. (Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).

15.04.020 International codes – Adopted by reference.

Pursuant to RCW 35A.12.140, the following codes of technical regulations are adopted by this reference as if fully set forth, subject to the modifications or amendments set forth in this chapter, and with the exception of those provisions of the codes set forth in this chapter; provided, that the community development director or building official at any time may adopt any subsequent or amended versions of the following codes without further action by the city council, such that the most current version of the regulations remains in effect:

A. The International Building Code, including Appendix E, which includes the adoption of and amendments to the International Existing Building Code, published by the International Code Council, is hereby adopted by reference with the exceptions noted in Chapter 51-50 WAC.

B. The International Residential Code as published by the International Code Council is hereby adopted by reference, with the exceptions noted in Chapter 51-51 WAC and with the following additions, deletions, and exceptions: provided, that Chapters 11 and 25 through 43 of this code are not adopted. Appendix F, Radon Control Methods, Appendix G, Swimming Pools, Spas and Hot Tubs, Appendix R, Dwelling Unit Fire Sprinkler Systems, and Appendix S, Fire Sprinklers, is included in adoption of the International Residential Code.

C. The International Fire Code, published by the International Code Council, Appendix B (Fire-Flow Requirements for Buildings) and Appendix D (Fire Apparatus Access Roads), is hereby adopted by reference with the additions, deletions, and exceptions as noted in Chapter 51-54A WAC.

D. The International Energy Conservation Code, as amended by Chapters 51-11C and 51-11R WAC, is hereby adopted by reference.

E. The International Mechanical Code as published by the International Code Council is hereby adopted by reference with the exceptions noted in Chapter 51-52 WAC.

F. The Uniform Plumbing Code, including Appendices A, B, and I, published by the International Association of Plumbing and Mechanical Officials, is hereby adopted by reference with the exceptions noted in Chapter 51-56 WAC and with the following additions, deletions and exceptions: provided, that Chapters 12 and 15 of this code are not adopted; provided further, that those requirements of the Uniform Plumbing Code relating to venting and combustion air of fuel fired appliances as found in Chapter 5 and those portions of the code addressing building sewers are not adopted.

G. The International Property Maintenance Code, published by the International Code Council, is hereby adopted by reference.

H. The International Fuel Gas Code as published by the International Code Council is hereby adopted by reference with the exceptions noted in Chapter 51-52 WAC.

I. Minimum Design Requirements. The following climatic and geographic design criteria are adopted pursuant to Section R301.2 of the International Residential Code:

Ground snow load

Wind Design

Seismic design category

Weathering

Frost line depth

Termite

Decay

Winter design temp.

Ice shield underlay required

Flood hazards

Air freeze index

Mean annual temp.

Speed (mph)

Topographic effects

25 psf

85

Yes

D1

Moderate

12''

Slight

Moderate

27

No

1985

160

51.2

(Ord. 1462 § 1, 2013; Ord. 1371 § 1, 2010; Ord. 1359 § 1, 2010; Ord. 1358 § 1, 2010; Ord. 1242 § 1, 2007; Ord. 1035 § 1, 2004; Ord. 885 § 1, 2001; Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).

15.04.040 Residential floor area requirements.

Repealed by Ord. 885. (Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).

15.04.050 International codes – Copies on file.

The city clerk is directed to keep on file in the office of the city clerk not less than one copy of each of the codes adopted pursuant to BLMC 15.04.020 for use and examination of the public, pursuant to RCW 35A.12.140. (Ord. 1035 § 2, 2004; Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).

15.04.060 Interpretation – Definitions.

In interpreting the provisions of any of the codes adopted by reference in BLMC 15.04.020, the following terms shall be given the meanings set forth in this section:

A. “City” means the city of Bonney Lake.

B. “Building official” means the building official of the city or his duly authorized representative.

C. “Owner” means any person, agent, firm or corporation which holds the fee title to real property or which holds a valid purchaser’s contract for purchase of real property which is filed for record with the auditor of Pierce County. (Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).

15.04.072 Building permit – Fees.

Repealed by Ord. 1598. (Ord. 1480 § 1, 2014; Ord. 1462 § 11, 2013; Ord. 1358 § 2, 2010; Ord. 1242 § 2, 2007; Ord. 1035 § 3, 2004; Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).

15.04.080 Building plan review – Fees.

Repealed by Ord. 1598. (Ord. 1480 § 2, 2014; Ord. 1035 § 4, 2004; Ord. 826 § 4, 1999; Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).

15.04.081 Expiration of permits and plan review.

Repealed by Ord. 1462. (Ord. 1312 § 1, 2009; Ord. 1308 § 1, 2009; Ord. 1230 § 22, 2007; Ord. 1035 § 5, 2004).

15.04.082 International Building Code amended.

The International Building Code as adopted by BLMC 15.04.020 is hereby amended as follows:

Section 109.4 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 an Investigation Fee. An investigation fee in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be equal to the amount of the permit fee required by this code. (1997 Uniform Building Code section 107.5.2)

Section 406.1.4 #1 Separation. Private residential garages attached to a dwelling unit shall be separated from the dwelling unit with one layer of 5/8'' Type-X sheetrock on the garage side. This sheetrock shall be continuous from the foundation to roof sheathing, or on all walls and ceiling of the garage. When a dwelling unit is located above a garage, all walls and ceilings of the garage shall have minimum one layer of 5/8'' Type-X sheetrock. When framing members are more than 16'' o.c. two layers of 5/8'' Type-X sheetrock shall be required. Sheetrock shall be nailed at 7'' o.c., on both edge and field with 6d (2'') nails. Openings such as doors and attic accesses shall be 1-3/8'' solid core doors, or a 20-minute rated assembly and shall be self closing and self latching. Penetrations shall be steel, ferrous or copper pipes, or steel conduit, or one-hour listed assemblies. No windows shall be permitted in the garage/house wall. Openings from a private garage directly into a room used for sleeping purposes shall not be permitted.

(Ord. 1462 § 3, 2013; Ord. 1035 § 6, 2004).

15.04.083 International Residential Code amended.

The International Residential Code, as adopted by BLMC 15.04.020, is hereby amended as follows:

A. Section R106.6 Construction documents. Section R106.6 is added as follows:

i) Section R106.6.1. Sites with slopes greater than 15 percent shall indicate slope on the site plan with topography lines in 2 foot increments.

ii) Section R106.6.2. Revisions to approved plans are to be submitted and approved three days prior to calling for frame inspection.

B. Section R302.6 Separation amended. See BLMC 15.04.082, Section 406.1.4 #1.

C. Section R319.1 Premises identification amended.

Approved numbers or addresses shall be provided for all buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers or addresses shall be a minimum of 4 inches in height, with a 1 inch minimum stroke and have a highly contrasting background. Numbers or addresses shall be approved by the East Pierce Fire and Rescues Fire Marshal.

D. Section R105.2 #1.

One-story detached structures accessory to a residence used as tool and storage sheds, playhouses and similar uses, shall not require a permit provided the projected roof area does not exceed 120 square feet and setbacks are approved per the Community Development Department.

E. Section 108.6 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 an Investigation Fee. An investigation fee in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall be equal to the amount of the permit fee required by this code. (1997 Uniform Building Code section 107.5.2)

(Ord. 1462 § 4, 2013; Ord. 1358 § 3, 2010; Ord. 1066 § 1, 2004; Ord. 1035 § 7, 2004).

15.04.084 International Fire Code amended.

The International Fire Code, as adopted by BLMC 15.04.020, is hereby amended as follows:

Section 503.2.1 Dimensions. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet or 28 feet with parking on one side except for approved security gates in accordance with Section 503.6 and an unobstructed vertical clearance of not less than 13 feet 6 inches.

Section 503.2.4 Turning Radius. The required turning radius of a fire apparatus access road shall have a minimum inside turning radius of 28 feet.

Section 503.2.5 Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus (see Appendix D of the International Fire Code) and Bonney Lake Engineering Standards.

Section 503.3 Marking. Where required by the Fire Code Official, approved signs or other approved notices shall be provided for fire apparatus roads to identify such roads or prohibit the obstruction thereof. Signs or notices shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary for adequate visibility.

In accordance with the Washington State Highway Commission Sign Fabrication Manual M240-70 HT and the Manual of International Traffic Control Devices issued by the Federal Highway Administration, per illustration:

Lettering Specifications:

3" – Class C Width

2" – Class C Width

1/2" – Class C Width

Entrance Signs: The chief may allow the use of entrance signs for multi-family dwelling occupancies. When allowed, the signs shall be placed at each entrance to the property. Signs shall be in a clearly conspicuous location and shall clearly state “Notice, All Roads Are Emergency Vehicle Lanes,” and “Park in Marked Stalls Only.”

Lettering Specifications:

3" – Class C Width

2" – Class C Width

1/2" – Class C Width

Section 503.6 Security Gates. The installation of security gates across a fire apparatus access road shall be approved by the Fire Chief. Where security gates are installed, they shall meet the following requirements:

1. Locked gates shall have an approved key box or key override system installed.

2. Gates serving 10 or more dwelling units shall have an Opticom activation system, Knox key override system or an equivalent and compatible system approved by the Fire Chief.

3. All electrically activated gates shall have default capabilities to the unlock position.

4. The minimum clearance width of a gate shall be compatible with the required width of the fire apparatus access road. Gate posts, keypads and other gate appurtenances shall be located in such a manner that they will not obstruct or restrict ingress and egress of emergency vehicles.

5. The security gate and the emergency operation shall be maintained operational at all times.

6. Gates shall follow Pierce County Gate Standards.

Section 505.1 Premises Identification. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be a minimum of 6 inches high with a minimum stroke width of 0.5 inch. In addition, new and existing buildings located 100' or more from the street right of way shall have the same 6 inch address dimension on the building and at the street.

1. Multi-Family Residential, Commercial, or Small Business:

Amount of Setback

Number/Letter Size

50 Feet or less

6 inches

51 Feet to 100 Feet

12 inches

100 Feet or more

18 inches

Individual Apartment Units

4 inches

2. Large Commercial or Industrial Complexes:

Amount of Setback

Number/Letter Size

50 Feet or less

12 inches

51 Feet to 100 Feet

18 inches

100 Feet or more

24 inches

Section 907.1.3 Equipment. In addition to those requirements found in Section 907.2 of the International Fire Code, the following shall apply. System and components shall be listed and approved for the purpose for which they are intended and installed.

The automatic/manual fire alarm system shall consist of a minimum of the following:

1. Addressable fire alarm.

2. Interior audible/visual alarm devices for the notification of the building occupants throughout. WAC 51.50.1101 and IBC Chapter 11.

3. Exterior horn/strobe shall be located on the address side of the building.

4. Visible devices in restrooms.

5. Manual pull stations at each exit.

6. Smoke detection in corridors.

7. Monitoring of the automatic fire sprinkler systems/fire alarm systems.

8. Buildings containing multiple tenants shall have an addressable fire alarm system capable of monitoring and sending notification of all protection systems and the individual suite address within the building to an approved central station.

9. Multiple story buildings shall have an addressable system capable of monitoring and sending notification of all protection systems within the building to an approved central station.

Section 907.2 Where required – new buildings and structures. An approved manual and automatic fire alarm system shall be provided in accordance with this section, and in all structures exceeding 5,000 square feet gross floor area. Fire alarm systems required by Sections 907.2.1 through 907.2.23 shall be of an addressable type. In addition to the requirements of this section an approved addressable fire alarm system shall be provided in all buildings exceeding 5,000 square feet of gross floor area or greater.

1103.7 Fire alarm systems. An approved fire alarm system shall be installed in existing buildings and structures in accordance with Sections 1103.7.1 through 1103.7.7 and provide occupant notification in accordance with Section 907.6 unless other requirements are provided by other sections of this code. In addition, an approved fire alarm system shall be installed in all existing structures with a gross floor area exceeding 5,000 square feet that are altered 50% or more of gross floor area as defined by the International Building Code.

Exception: Occupancies with an existing, previously approved fire alarm system.

(Ord. 1462 § 5, 2013).

15.04.085 International Property Maintenance Code amended.

The International Property Maintenance Code, as adopted by BLMC 15.04.020, is hereby amended as follows:

A. Section 101.1 Title.

These regulations shall be known as the International Property Maintenance Code, hereinafter referred to as “this code.”

B. 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 this chapter.

C. Section 103.1 General.

The code official shall enforce the International Property Maintenance Code.

D. Section 103.5 Fees.

All fees shall be determined by Chapter 3.68 BLMC.

E. Section 104.3 Right of entry. Refer to BLMC 14.130.060.

F. Section 106 Violations.

Violation of the International Property Maintenance Code shall be subject to the enforcement provisions of Chapter 14.130 BLMC.

G. Section 107.1 Notice to responsible person.

Whenever the code official determines that there has been a violation of this code or has grounds to believe that a violation has occurred, notice shall be given in the manner prescribed in BLMC 14.130.080.

H. Sections 107.2, Form, and 107.3, Method of service, are deleted.

I. Section 107.5, Penalties for noncompliance with orders and notices, shall be as provided in Chapter 14.130 BLMC.

J. Section 111 is deleted in its entirety.

K. Section 112.4 Failure to comply.

Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform by the code official to remove a violation or unsafe condition, shall be subject to the enforcement provisions of Chapter 14.130 BLMC.

L. Section 201.3 Terms defined in other codes.

Where terms are not defined in this code and are defined in the codes adopted by reference in BLMC 15.04.020, such terms shall have the meanings ascribed to them as stated in those codes.

M. Section 302.4 Weeds.

All premises and exterior property shall be maintained free from weeds or plant growth in excess of twenty-four inches. All noxious weeds shall be prohibited. Weeds shall be defined as all grasses and vegetation, other than trees or shrubs provided; however, this term shall not include cultivated flowers or gardens. Noxious weeds shall be defined as those found on the Noxious Weeds Designated for Control or Eradication in Pierce County by the Pierce County Noxious Weed Control Board.

N. Section 302.8, Motor vehicles, is deleted in its entirety.

O. Section 502.5 Public toilet facilities.

Public toilet facilities shall be maintained in a safe, sanitary and working condition in accordance with the Uniform Plumbing Code as adopted by the city in BLMC 15.04.020(F). Except for periodic maintenance or cleaning, public access and use shall be provided to the toilet facilities at all times during occupancy of the premises.

(Ord. 1610 § 6, 2019).

15.04.090 Section 111.1 of the International Building Code amended – Certificate of occupancy.

Section 111.1 of the International Building Code and Section R110.1 of the International Residential Code, as adopted by BLMC 15.04.020, are amended to read as follows:

Use and Occupancy. No building or structure of Groups A, B, E, F, H, I, LC, M, R, or S occupancies shall be used or classification of a building or structure or portion thereof, shall be made until the Building Official has issued a Certificate of Occupancy therefor as provided herein. A Certificate of Occupancy shall be issued only:

(1) After compliance with applicable zoning regulations, concomitant agreement articles, construction permit conditions, conformity to the provisions of this code, and all relevant laws, ordinances, rules and regulations;

(2) Upon satisfactory repair of, or payment for, any damage to city property occurring in the course of work done under the provisions of this code; and

(3) Electronic media documents of the as built building construction project has been received and approved by the City of Bonney Lake.

Exception: Projects permitted under the International Residential Code.

(Ord. 1462 §§ 6, 11, 2013; Ord. 1358 § 6, 2010; Ord. 1242 § 3, 2007; Ord. 1035 § 8, 2004; Ord. 885 § 3, 2001; Ord. 826 § 5, 1999; Ord. 778 § 1, 1998; Ord. 711 § 3, 1995; Ord. 700 § 1, 1995).

15.04.095 Investigations.

Repealed by Ords. 1353, 1357 and 1358. (Ord. 1035 § 9, 2004; Ord. 851 § 16, 2000).

15.04.096 Section 204 of the Uniform Fire Code amended – Fire chief defined.

Repealed by Ord. 1035. (Ord. 851 § 17, 2000).

15.04.100 Contractors’ registration.

No permit shall be issued for work which is to be done by any contractor required to be registered under Chapter 18.27 RCW without proof that such contractor is currently registered as required by law. All contractors shall have a city business license as per Chapter 5.08 BLMC. (Ord. 778 § 1, 1998; Ord. 700 § 1, 1995).

15.04.110 Applicability.

It is unlawful for any person, firm or corporation to violate any provision of this chapter, or any code adopted herein, or to erect, construct, enlarge, alter, repair, move, improve, remove, convert, demolish, equip, use, occupy or maintain any building or structure within the city, or to use any land contrary to, or in violation of, any of the provisions of this chapter, or any code adopted herein. (Ord. 778 § 1, 1998; Ord. 700 § 1, 1995; Ord. 988 § 2, 2003).