Subtitle 20.4. Building and Construction Codes

Chapter 20.40
BUILDING CODES

Sections:

20.40.010    State Building Code adopted.

20.40.015    Repealed.

20.40.020    International Building Code – Subsection 101.2 amended.

20.40.030    Additional provisions adopted.

20.40.040    Building permit fees.

20.40.050    Work exempt from permit – Subsections 105.2 and R105.2 amended.

20.40.060    Expiration – Subsections 105.5 and R105.5 amended.

20.40.070    Work commencing before permit issuance – Subsections 109.4 and R108.6 amended.

20.40.080    Certificate of occupancy.

20.40.090    Other inspections – Subsections 110.3.8 and R109.1.5 amended.

20.40.100    Temporary certificate of occupancy – Subsections 111.3 and R110.4 amended.

20.40.110    Repealed.

20.40.115    Repealed.

20.40.120    Definition of “chief” or “fire code official.”

20.40.125    Fire apparatus access road – Section 503 amended.

20.40.127    Sprinkler systems – Section 903.3.1 amended.

20.40.130    Plans submittal – Compliance with International Fire Code.

20.40.140    Plans submittal – Fire code official determination.

20.40.150    Review and inspections by fire department – Fees.

20.40.160    Appeals.

20.40.010 State Building Code adopted.

All construction activity and construction materials in the city shall be governed by the State Building Code as adopted in Chapter 96, Laws of 1974, as updated by the State Building Code Council to include the 2015 editions of the following codes with amendments:

A. International Building Code, Chapter 51-51 WAC;

B. International Residential Code, Chapter 51-51 WAC;

C. International Fire Code, Chapter 51-54A WAC;

D. International Mechanical Code, Chapter 51-52 WAC;

E. Uniform Plumbing Code, Chapter 51-55 WAC;

F. Washington State Energy Code, Chapter 51-11C WAC;

G. Washington State Energy Code, Chapter 51-11R WAC;

H. International Swimming Pool and Spa Code, WAC 51-51-0329;

I. Liquefied Petroleum Gas Code, NFPA 58 (Propane);

J. National Fuel Gas Code, NFPA 54 (Natural Gas). (Ord. 936 § 1, 2016; Ord. 899 § 1, 2013; Ord. 852 § 9, 2010)

20.40.015 Washington State Energy Code adopted.

Repealed by Ord. 899. (Ord. 870 § 1, 2011; Ord. 852 § 9, 2010)

20.40.020 International Building Code – Subsection 101.2 amended.

Subsection 101.2 of the 2015 International Building Code is amended to read as follows:

101.2 Scope. The provisions of this code shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, maintenance, removal and demolition of every building or structure or any appurtenances connected or attached to such buildings or structures.

Exception: New and reconstructed detached one and two family dwellings not more than three stories in height or 3,000 square feet or less in area, and additions or remodel activity that does not exceed 25 percent of the value of the existing structure may be constructed using the provisions of the International Residential Code (IRC), as amended by the State Building Codes Council. All buildings and additions to buildings constructed under the IRC shall comply with the code provisions in the International Fire Code, the State Energy Code, the State Ventilation and Indoor Air Quality Code, and the Uniform Plumbing Code and Standards.

101.2.1 Appendices. Provisions in the appendices shall not apply unless specifically adopted.

(Ord. 936 § 2, 2016; Ord. 919 § 1, 2015; Ord. 852 § 9, 2010)

20.40.030 Additional provisions adopted.

The following optional provisions are adopted and incorporated into the building code:

A. Appendix B, Fire Flow Requirements for Buildings, and Appendix C, Fire Hydrant Locations and Distribution, of the International Fire Code (IFC) and amendments thereto. All administrative and enforcement provisions of the IFC and the Medina Municipal Code shall apply to these appendices in the same way that they apply to other elements of the code.

B. Appendix C, Exit Terminals of Mechanical Draft and Direct-Venting Systems, Appendix H, Patio Covers, and Appendix R, Dwelling Unit Fire Sprinkler Systems, of WAC 51-51-60105 of the International Residential Code (IRC) and amendments thereto. All administrative and enforcement provisions of the IRC and the Medina Municipal Code shall apply to these appendices in the same way that they apply to other elements of the code. (Ord. 939 § 10, 2016; Ord. 936 § 3, 2016; Ord. 852 § 9, 2010)

20.40.040 Building permit fees.

All permits issued by the city of Medina in conformance with the provisions of the referenced codes in this title shall be subject to a plan review fee and/or a permit fee as prescribed in Tables A, B, and C as adopted in Chapters 3.64 and 20.14 MMC. These fee schedules are adopted by reference and incorporated into this title as though set forth herein in their entirety. (Ord. 900 § 30, 2013; Ord. 852 § 9, 2010)

20.40.050 Work exempt from permit – Subsections 105.2 and R105.2 amended.

Subsection 105.2 of the 2015 IBC and Subsection R105.2 of the 2015 IRC, which list work of a building nature that is exempt from building permit requirements, are amended to read as follows:

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.

2. All fences not over 4 feet in height above the existing or finished grade, whichever is lower.

3. New fences or repair to existing fences over 4 feet in height, but less than 6 feet in height above the existing or finished grade, whichever is lower, and not exceeding a fair market value of $3,000. This exemption shall not apply to structures designed or intended to be used for sound attenuation purposes.

4. Retaining walls that are not over 4 feet 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 IIIA liquids.

5. Sidewalks and driveways not more than 30 inches above adjacent grade, and not over any basement or story below and are not part of an accessible route.

6. Temporary motion picture, television and theater stage sets and scenery limited to being erected not more than 30 days.

7. Temporary, prefabricated or mobile structures to be used on-site during construction and removed upon completion of the project.

8. Swings and other playground equipment accessory to detached one and two family dwellings and not affecting the structural coverage allowance of the lot.

9. Interior and exterior trim, painting, papering, tiling, cabinets, counter tops, carpeting, finished flooring and other similar finish work for which inspection to verify code compliance is not required.

10. Pre-fabricated swimming pools located above grade that contain water not over 24 inches in depth.

11. Ornamental or decorative ponds or pools that contain water not over 24 inches in depth.

12. Non-fixed and moveable fixtures, cases, racks, counters and partitions not over 5 feet, 9 inches, in height.

13. Single-family residential decks not exceeding 200 square feet in area provided the deck:

a. Does not exceed 30 inches above the finished grade at any point;

b. Is not attached to a dwelling; and

c. Does not provide access to an exit door required by R311.4.

14. Boat moorage covers over open water not exceeding 120 square feet in horizontally projected roof area and which otherwise fully complies with all state and local requirements.

15. Re-roofing of a residence provided:

a. Replacement roofing materials use the same or similar type of materials as the roofing materials being replaced;

b. The work performed does not activate other building or energy code requirements;

c. The re-roof work does not reduce the existing ventilation or storm drainage connections and dispersal; and

d. If the re-roof work involves asphalt composition overlaying existing asphalt composition, the total layers of roofing does not exceed two.

16. Any work not regulated by provisions of this code or any elements of the State Building Code.

The listings of exemptions for electrical, gas and mechanical shall remain unchanged. (Ord. 936 § 4, 2016; Ord. 919 § 2, 2015; Ord. 885 § 1, 2012; Ord. 852 § 9, 2010)

20.40.060 Expiration – Subsections 105.5 and R105.5 amended.

Subsection 105.5 of the 2015 International Building Code and Subsection R105.5 of the 2015 International Residential Code are hereby amended to read as follows:

Expiration. Every permit issued shall become invalid unless the work authorized by such permit is commenced within 180 days after its issuance. The building official is authorized to grant, in writing, one or more extensions of time, for periods not more than 180 days each. The extension shall be requested in writing and justifiable cause demonstrated. The processing of the extension may be subject to a fee set forth in the adopted fee schedule.

All work authorized by a permit shall be completed and final inspections made within 18 months from the date the permit is issued and all permits shall finally expire by limitation 18 months from the date of issuance. The building official is authorized to grant one extension of time for a period not to exceed 12 months provided the work authorized by the permit has not been suspended or abandoned for any 180 day period after the time the work has commenced. The extension shall be requested in writing and justifiable causes demonstrated.

If work or inspections are incomplete at the time a building permit expires, the property owner or their authorized agent may renew action on an expired building permit by obtaining a new permit and paying a new permit fee. The permit fee shall be based upon the building official’s determination of percentage of inspection completed and the fee schedule in effect at the time a new permit application is submitted. However, the permit fee shall not be less than 25 percent of the fee calculated using the fee schedule in effect at the time the new permit application is submitted. Any previous fees owed on the expired permit shall be paid before a new permit is issued.

If work or inspections are incomplete at the time a permit, other than a building permit, expires, the property owner or their agent may renew action on the expired permit by obtaining a new permit and paying a new full permit fee based upon the fee schedule in effect at the time the new permit application is submitted.

(Ord. 936 § 5, 2016; Ord. 919 § 3, 2015; Ord. 852 § 9, 2010)

20.40.070 Work commencing before permit issuance – Subsections 109.4 and R108.6 amended.

Subsection 109.4 of the 2015 International Building Code and Subsection R108.6 of the 2015 International Residential Code are amended to read as follows:

Any person who commences work requiring a permit on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to an investigation and administration fee equal to the amount of the permit fee. This fee is in addition to all other fees that may apply to the project.

(Ord. 936 § 6, 2016; Ord. 919 § 4, 2015; Ord. 852 § 9, 2010)

20.40.080 Certificate of occupancy.

When a series of related permits, such as grading and drainage, tree mitigation, swimming pool, fencing, or permits for separate accessory buildings, are issued in conjunction with a building permit for the renovation, reconstruction, or new construction of a residence, the certificate of occupancy for the residence shall not be issued until all regulated work under all related permits and all work included in the scope of work identified in the city’s construction mitigation review has been completed, inspected, and approved and all fees and charges have been paid.

The building official is authorized to issue a certificate of occupancy for a residence before the completion of inspections and approvals on the series of related permits provided the building official is satisfied there are no health, life, or safety concerns with occupancy of the property, and the property owner provides a cash financial guarantee that ensures all inspections and approvals included in the scope of work identified in the city’s construction mitigation plan review are completed and all fees and charges are paid. The amount of the cash financial guarantee shall be determined by the building official or the director. (Ord. 936 § 7, 2016; Ord. 852 § 9, 2010)

20.40.090 Other inspections – Subsections 110.3.8 and R109.1.5 amended.

Subsection 110.3.8 of the 2015 International Building Code and Subsection R109.1.5 of the 2015 International Residential Code are amended to read as follows:

In addition to regular code specified inspections, special inspections, and structural observations required by this code, the building official may require visual observation and testing to confirm compliance with approved construction documents for structural systems, mechanical systems, plumbing systems, and energy systems. This inspection requirement shall apply to all projects involving 4,000 square feet or greater of new or additional floor area, or where the building official determines such a requirement is necessary. All costs for inspections under this subsection are the responsibility of the permit holder.

(Ord. 936 § 8, 2016; Ord. 919 § 5, 2015; Ord. 852 § 9, 2010)

20.40.100 Temporary certificate of occupancy – Subsections 111.3 and R110.4 amended.

Subsection 111.3 of the 2015 International Building Code and Subsection R110.4 of the 2015 International Residential Code are amended to read as follows:

Temporary occupancy. The building official is authorized, but not required, to issue a temporary certificate of occupancy before completion of the entire work covered by the permits issued, provided that such portion or portions shall be occupied safely. A temporary certificate of occupancy may only be issued in association with a valid building permit. A cash financial guarantee shall be required in an amount set at 50 percent of the permit fee, or $10,000, whichever is the lesser amount.

(Ord. 936 § 9, 2016; Ord. 919 § 6, 2015; Ord. 852 § 9, 2010)

20.40.110 International Building Code Appendix J (Grading) – Subsection J103.2 amended.

Repealed by Ord. 939. (Ord. 936 § 10, 2016; Ord. 919 § 7, 2015; Ord. 899 § 3, 2013; Ord. 852 § 9, 2010)

20.40.115 International Building Code Appendix J (Grading) – Section J104 amended.

Repealed by Ord. 939. (Ord. 919 § 8, 2015; Ord. 852 § 9, 2010)

20.40.120 Definition of “chief” or “fire code official.”

All references to “chief” within this chapter and within the International Fire Code shall refer to the chief of the Bellevue fire department. All references to “fire code official” shall refer to the authority designated by the chief, or a duly authorized representative, who is charged with the administration and enforcement of the fire code. (Ord. 852 § 9, 2010)

20.40.125 Fire apparatus access road – Section 503 amended.

Section 503 of the International Fire Code is hereby amended to read as follows:

503.1 Where required. Fire apparatus access roads shall be provided and maintained in accordance with Chapters 12.08 and 20.91 MMC. Road structure shall be designed for a live load sufficient to carry the imposed loads of fire apparatus.

503.1.1 Buildings and facilities. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.

Exception: The fire code official is authorized to increase the distance up to 200 feet where:

1. The building is equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the International Fire Code;

2. Fire apparatus access roads cannot be installed because of location on property, topography, waterways, nonnegotiable grades or other similar conditions, and an alternate means of fire protection and building or structure access is provided as approved by the fire code official or the building official; or

3. There are not more than two Group R-3 occupancies to be served by a fire apparatus access road.

503.1.2 Additional Access. The fire code official or the building official is authorized to require more than one fire apparatus road based on the potential for impairment of a single road by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access.

503.1.3 High-piled storage. Fire department vehicle access to buildings used for high-piled storage shall comply with the applicable provisions of Chapter 23, International Fire Code.

503.2 Specifications. Fire apparatus access roads shall be installed and arranged in accordance with this Section, and in accordance with Chapters 12.08 and 20.91 MMC.

503.2.1 Dimensions. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet, exclusive of shoulders. The minimum vertical clearance shall be not less than 13 feet 6 inches.

Exceptions: Access roads serving not more than two Group R-3 or U occupancies shall have an unobstructed width of not less than 16 feet.

503.2.2 Authority. The fire code official or the building official shall have the authority to require an increase in the minimum access widths where they are inadequate for fire or rescue operations.

503.2.3 Surface. Fire apparatus roads shall be surfaced and maintained to provide all weather and non-slip driving capabilities. Surface materials shall be asphalt, concrete or other material approved by the fire code official and the Medina City Engineer.

503.2.4 Turning radius. The turning radius of a fire apparatus access road shall be 28 feet minimum inside curb and 48 feet minimum outside curb.

503.2.5 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an area for turning around fire apparatus as approved by the fire code official, and in accordance with Chapter 20.91 MMC.

Exception: The fire code official is authorized to increase the length up to 300 feet for driveways serving only one Group R-3 occupancy.

503.2.6 Bridges and elevated surfaces. Where a bridge or an elevated surface is part of a fire apparatus road, the bridge shall be constructed and maintained in accordance with Chapter 12.08 MMC. Bridges and elevated surfaces shall be designed for a live load sufficient to carry the imposed loads of fire apparatus. Vehicle load limits are to be posted at all entrances to bridges when required by the fire code official. Posted signs are to be in accordance with Chapter 20.91 MMC. Where elevated surfaces designed for emergency vehicle use are adjacent to surfaces which are not designed for such use, approved barriers, approved signs or both shall be installed and maintained when required by the fire code official.

503.2.7 Grade. The grade of the fire apparatus access road, including private and public roads and driveways shall be in accordance with Chapters 12.08 and 20.91 MMC, and the following:

1. The grade of access on properties that have structures that have non-automatic sprinklers shall not exceed 12 percent longitudinally, and 5 percent laterally.

2. The grade of access on properties that have structures that have automatic sprinklers shall not exceed 15 percent longitudinally, and 5 percent laterally.

3. All grades of access in excess of 15 percent longitudinally require fire code official approval. Grades in excess of 5 percent laterally are not permitted.

4. Grades of fire apparatus access roads for all properties which are in excess of 15 percent longitudinally shall have additional fire department access improvements installed and maintained as approved by the fire code official and building official including all-weather walking surfaces constructed in accordance with Chapter 10 of the International Building Code.

503.2.8 Angles of approach and departure. The angles of approach and departure for fire apparatus access roads shall be in accordance with Chapters 12.08 and 20.91 MMC, and within the limits established by the fire code official based upon the fire department’s apparatus.

503.3 Marking. Where required by the fire code official fire apparatus access roads shall be marked as follows:

1. FIRE LANE – NO PARKING Signs shall be mounted a minimum of 60 inches above grade (80 inches if adjacent to a pedestrian pathway). Signs must be type “R8-31” or equivalent reflective sign no less than 12 inches by 18 inches in size, with a white background and the wording “No Parking Fire Lane” in red letters. When in a straight line of sight, these signs shall be no further than 150 feet apart. This distance may be reduced when curves, corners or other adverse sighting conditions restrict the line of sight.

2. Designated fire department access roads (“Fire Lanes”) shall be painted red. This shall include both vertical and horizontal portions of the curb. Minimum 3 inch white lettering which shall read: NO PARKING – FIRE LANE, shall be placed every 50 feet or portion thereof on the vertical portion of the curb. The entire curb length shall be painted. If there are rolled curbs or no curbs, stenciling shall be placed on pavement.

Exception: Variations to Fire Lane markings may be approved when in the opinion of the fire code official the proposed signage and markings achieve the same outcome. The fire chief retains the right to revoke variations for cause.

3. Fire apparatus access road markings shall be maintained by the entity or person(s) owning the road.

503.4 Obstruction of fire apparatus access roads. Fire apparatus access roads shall not be obstructed in any manner, including parking of vehicles. The minimum widths and clearances established in Section 503.2.1 and MMC 12.06.080 shall be maintained at all times.

503.5 Required gates or barricades. The fire code official is authorized to require the installation and maintenance of gates or other approved barricades across fire apparatus access roads, trails or other accessways, not including public streets, alleys or highways. Electric gate operators, where provided, shall be listed in accordance with UL 325. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200.

503.5.1 Security gates and barricades. When required, gates and barricades shall be secured in an approved manner. Roads, trails and other accessways that have been closed and obstructed in the manner prescribed by Section 503.5 shall not be trespassed on or used unless authorized by the owner and the fire code official.

Exception. The restriction on use shall not apply to public officers acting within the scope of duty.

503.6 Security gates. The installation of security gates across a fire apparatus access road shall be reviewed and approved by the fire code official and must comply with Appendix D103.5, and must be in accordance with MMC 20.30.010. The use of directional-limiting devices (tire spikes) is prohibited. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. Electric gate operators, where provided, shall be listed in accordance with UL 325. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200 and shall be equipped with Click 2 Enter or other approved equipment that allows operation of the gate by emergency personnel from their vehicle. The width of a gate shall be at least as wide as the required width of the access road. Gates on all properties shall be set back a minimum distance of 20 feet from the roadway edge of pavement, except the Medina City Engineer may increase or decrease this distance based upon safety and feasibility considerations.

(Ord. 936 § 11, 2016; Ord. 900 § 31, 2013; Ord. 899 § 4, 2013; Ord. 883 § 2, 2011)

20.40.127 Sprinkler systems – Section 903.3.1 amended.

Subsection 903.3.1 of the 2015 International Fire Code is amended to read as follows:

903.3.1 Standards. Sprinkler systems shall be designed and installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 and other chapters of this code, as applicable.

In addition, sprinkler systems shall be designed with a buffer to account for water system fluctuations to include a low reservoir condition. Such buffer shall be five percent for static pressures less than 50 p.s.i. and 10 percent for static pressures above 50 p.s.i.

Exception: Buffers are not required for systems designed in accordance with Section 903.3.1.3 (NFPA 13 D).

Permit applicants shall independently verify site specific static pressure:

• Prior to initiating sprinkler system;

• Prior to installing any sprinkler piping, including the underground supply; and

• Prior to requesting any cover inspections.

The rest of Subsection 903.3.1 shall remain unchanged. (Ord. 936 § 12, 2016)

20.40.130 Plans submittal – Compliance with International Fire Code.

Before a building permit application shall be submitted to the city for a new residence or new accessory structure or for an improvement to an existing residence or accessory structure, which improvement constitutes reconstruction, the applicant shall submit plans and data to the Bellevue fire department for review and determination of compliance with the International Fire Code. The submittal shall contain sufficient data as the fire code official shall require for making such a determination. The provisions of this section are also applicable to all projects under the provisions set forth in MMC 20.40.020. (Ord. 852 § 9, 2010)

20.40.140 Plans submittal – Fire code official determination.

When the fire code official has determined the plans for a proposed project comply with the International Fire Code, including any stipulated conditions, the applicant shall obtain the fire code official’s approval on two sets of plans. The set of plans with the fire code official’s approval shall be included in the documents for the building permit application that is submitted to the city and shall be incorporated into the approved set of building permit documents together with all conditions and inspection requirements noted or required by code. (Ord. 852 § 9, 2010)

20.40.150 Review and inspections by fire department – Fees.

The city is authorized to charge and collect fees to recover the cost to the city for the services of the Bellevue fire department related to determining compliance with the International Fire Code. The fees shall be based on the fee schedule adopted in Chapters 3.64 and 20.14 MMC. (Ord. 900 § 32, 2013; Ord. 852 § 9, 2010)

20.40.160 Appeals.

In order to hear and decide appeals of orders, decisions or determinations made by the building official or the fire code official relative to the application and interpretation of the State Building Code, applicants shall have a right of appeal pursuant to MMC 20.80.220. (Ord. 900 § 33, 2013; Ord. 852 § 9, 2010)