Chapter 11.04
BUILDING CODE

Sections:

11.04.010    City of Yakima building code.

11.04.020    Creation of enforcement agency and identification of building official.

11.04.030    Schedule of fees and building valuation.

11.04.040    Refund of plan review fees upon permit application withdrawal.

11.04.050    Design professional to prepare or oversee preparation of construction documents.

11.04.060    Master plan documents.

11.04.105    Work exempt from permit.

11.04.111.5    Addition to Section 111.

11.04.113    Amendment to Section 113.

11.04.903.2    Amendment to Section 903.2.

11.04.1605.6    Addition of Table 1605.6.

11.04.1608.1.1    Addition of Section 1608.1.1.

11.04.1801    Amendment to Section 1801.1.

11.04.1802.3    Addition to Section 1802.

11.04.3303.1    Amendment to Section 3303.1.

11.04.3303.4    Amendment to Section 3303.4.

11.04.3303.8    Addition to Section 3303.

11.04.J103.2    Amendment to Section J103.2.

11.04.J104    Addition to Section J104.

11.04.010 City of Yakima building code.

The city of Yakima hereby adopts the 2018 Washington State Building Code, including Sections 101 through 111 of Appendix E (Supplementary Accessibility Requirements), Appendix G and Appendix J, as published by the International Code Council, Inc., as adopted and maintained by the State Building Code Council in Chapter 51-50 WAC and as modified by the amendments, additions, deletions, and exceptions provided in this chapter. Any references to the International Building Code, the building code, the Washington State Building Code, or this code shall mean the 2018 Washington State Building Code as referred to herein.

The above-referenced texts are incorporated in this chapter by reference. One or more copies of the texts that comprise the building code of the city of Yakima shall be maintained on file in the office of the code administration manager of the city of Yakima. (Ord. 2021-001 § 2, 2021; Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2005-06 § 2, 2005: Ord. 2001-24 § 2, 2001).

11.04.020 Creation of enforcement agency and identification of building official.

The division of code administration in the department of community development is hereby established as the code enforcement agency of the city of Yakima. The division of code administration shall be under the administrative and operational control of the code administration manager designated by the appointing authority. Wherever the term “building official” is used in this code, it shall be construed to mean the code administration manager, and his or her designee. (Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2005-06 § 3, 2005).

11.04.030 Schedule of fees and building valuation.

The city council shall adopt by resolution a schedule of permit fees required under this chapter which shall include a schedule of fees and a building valuation table. (Ord. 2017-022 § 1, 2017: Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2014-037 § 1 (Exh. A), 2014: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2009-24, 2009; Ord. 2005-06 § 4, 2005).

11.04.040 Refund of plan review fees upon permit application withdrawal.

In the event that a permit application is withdrawn by the applicant before any plan review is commenced by the building official or his/her designee, the applicant may submit a written refund application to the building official within thirty calendar days thereof. The building official shall then authorize a refund of eighty percent of the paid plan review fee. (Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2005-06 § 5, 2005).

11.04.050 Design professional to prepare or oversee preparation of construction documents.

A design professional, licensed under the provisions of RCW Chapter 18.08, RCW Chapter 18.43, and corresponding WAC regulations as now exist or are hereafter amended is required to prepare or oversee the preparation of construction documents for the construction, erection, enlargement, alteration, and/or repairs of any building or structure that contains or shall contain five or more residential dwelling units or for any commercial building or structure that is or shall be over four thousand square feet in size. (Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2005-06 § 6, 2005).

11.04.060 Master plan documents.

A.    Definition. A “master plan” is a set of residential building plans previously reviewed and approved by the city of Yakima, which the applicant intends to reuse exactly as reviewed and approved.

B.    Single-Family, Duplex and Townhouse. For single-family, duplex or townhouse construction, sixty-five percent of the building permit fee is charged for plan review of a master set of plans. Thereafter, each time the single-family, duplex or townhouse plan is reused, the plan review fee shall be ten percent of the building permit fee.

C.    Multifamily. For multifamily construction not exceeding a six-unit structure, sixty-five percent of the building permit fee is charged for plan review of a master set of plans. Thereafter, each time the multifamily plan is reused, the plan review fee shall be ten percent of the building permit fee, if located on a preapproved site plan.

D.    Duration and Validity of Master Plan. A master plan remains valid for a reduced plan review fee as described above until a new building code is adopted by the state of Washington. At that time, all current master plans shall become void, but can be resubmitted for review under the new code at full plan review fee to establish a new master plan. Any architect- or engineer-signed or stamped plans must have a current professional license as of the date submitted for reuse as a master plan.

E.    Only the plan review fee is reduced under the master plan program. All other permit fees, including building, plumbing, mechanical, etc., remain the same. (Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2008-47 § 1, 2008).

11.04.105 Work exempt from permit.

Subsection 105.2 (Building) of the Washington State Building Code is amended to read as follows:

Building:

1. One story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided that the floor area is not greater than 120 square feet.

2. Fences not over 7 feet high.

3. Oil derricks.

4. Retaining walls that are not over 4 feet in height measured from the bottom of the footing to the top of the retained material, unless supporting a surcharge or impounding Class I, II or IIIA liquids.

5. Water tanks supported directly on grade if the capacity is not greater than 5000 gallons and the ratio in height to diameter or width is not greater than 2:1.

6. 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.

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 and U occupancy that are less than 24 inches deep, and are not greater than 5000 gallons and are installed entirely above ground.

10. Shade cloth structures constructed for nursery or agricultural purposes, not including service equipment.

11. Swings and other playground equipment accessory to detached one- and two-family dwellings.

12. Window awnings in Group R-3 and U occupancies, supported by an exterior wall that do not project more than 54 inches from the exterior wall and do not require additional support.

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

14. Intermodal shipping containers that are approved for temporary S-1 or S-2 storage under the umbrella of a valid temporary use permit or construction permit.

The remainder of Section 105.2 of the Washington State Building Code is adopted by reference. (Ord. 2021-001 § 2, 2021; Ord. 2019-006 § 1, 2019).

11.04.111.5 Addition to Section 111.

Subsection 111.5 is added as a new subsection to Section 111 of the Washington State Building Code to read as follows:

111.5 Public nuisance. It is a public nuisance to use or occupy a building or structure, or any part thereof, without having been issued a valid certificate of occupancy for such building, structure or part thereof by the building official as provided herein. Such public nuisance shall be subject to prevention or abatement by injunction or other appropriate legal remedy in the Superior Court of Washington in Yakima County.

(Ord. 2021-001 § 2, 2021; Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2005-06 § 7, 2005. Formerly 11.04.110.5).

11.04.113 Amendment to Section 113.

Section 113 of the Washington State Building Code is amended to read as follows:

Section 113 Board of Appeals

113.1 General. In order to hear and decide appeals of orders, decisions or determinations made by the building official relative to the application and interpretation of this code, there shall be and is hereby created a board of appeals. The board of appeals shall be appointed by the Yakima City Council and shall hold office at its pleasure for a term of three years. The board shall adopt rules of procedure for conducting its business, and shall render all decisions and findings in writing to the appellant with a duplicate copy to the building official.

113.2 Limitations on authority. The board of appeals shall hear and decide appeals of orders, decisions or determinations made by the building official relative to the application and interpretation of this code. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not apply or a better form of construction is proposed. The board of appeals shall have no authority relative to interpretation of the administrative provisions of this code nor to waive requirements of this code.

113.3 Qualifications. The board of appeals shall consist of seven members who are qualified by experience and training to pass on matters pertaining to building construction and are not employees of the jurisdiction, and who shall be appointed from the following areas: one architect; one engineer; one building and construction contractor; one developer; one representative from the general public, one Washington state journeyman plumber; and one Washington state journeyman mechanical contractor. The building official and/or the Fire Chief or a designee shall be an ex officio member of and shall act as secretary to said board but shall have no vote on any matter before the board.

(Ord. 2021-001 § 2, 2021; Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2005-06 § 8, 2005. Formerly 11.04.112).

11.04.903.2 Amendment to Section 903.2.

An additional automatic sprinkler system exception is added to Section 903.2 of the International Building Code as adopted and maintained by the State Building Code Council and shall read as follows:

Additional exception: Automatic sprinkler systems shall not be required for controlled atmosphere storage rooms in which refrigeration apparatus is installed to control the temperature in the storage rooms and gas-tight seals are incorporated in the construction of the rooms. In addition, gas tight seals must be used to facilitate the maintenance of an atmosphere within the storage rooms that is lower in oxygen content and higher in nitrogen and carbon dioxide content than normal atmosphere.

(Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2005-06 § 10, 2005).

11.04.1605.6 Addition of Table 1605.6.

Subsection 11.04.1605.6 is added as a new subsection to Section 1605 (Load Combinations) of the Washington State Building Code to read as follows:

1605.6 Climatic and Geographic Design Criteria

The climatic and geographic design criteria table provided in YMC 11.22. R301.2(1) are applicable to and incorporated into this chapter as Table 1605.6. In the event that these design criteria conflict with design criteria provided elsewhere in YMC Chapter 11.04 or Chapter 16 of the International Building Code, these design criteria shall control unless the building official determines otherwise for a specific structure with special local conditions.

 

TABLE 1605.6

CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA

Ground SNOW LOAD (a)

Wind Speed (mph) (b)

Wind Topographic Effects

SEISMIC DESIGN CATEGORY (c)

Subject to damage from

Winter Design Temp

ICE SHIELD UNDERLAYMENT REQUIRED

FLOOD HAZARDS

AIR FREEZING INDEX

MEAN ANNUAL TEMP

Weathering

Frost line depth

Termite

19

(110)

NO

D

SEVERE

24

S—M

8

Yes

1973

1000

45

For SI: 1 pound per square foot = 0.0479 kN/m2, 1 mile per hour = 1.609 km/h.

a. Minimum uniform roof snow load shall be 30 psf.

b. May be reduced in accordance with the International Building Code Table 1609.3.1.

c. May be reduced in accordance with the International Building Code Section 1613.

(Ord. 2021-001 § 2, 2021; Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2005-06 § 11, 2005).

11.04.1608.1.1 Addition of Section 1608.1.1.

The Washington State Building Code is hereby amended to add 1608.1.1 as follows:

1608.1.1 General. Design snow loads shall be determined in accordance with Chapter 7 of ASCE 7, but the minimum uniform roof snow load shall be 30 psf.

(Ord. 2021-001 § 2, 2021; Ord. 2016-011 § 1 (Exh. A) (part), 2016).

11.04.1801 Amendment to Section 1801.1.

Subsection 1801.1.1 is added as a new subsection to Section 1801 (Foundations) of the International Building Code as adopted and maintained by the State Building Code Council to read as follows:

1801.1.1 Foundation Exemptions for Intermodal Shipping Containers.

Foundations are not required to be provided for intermodal shipping containers provided that containers:

a. Are not accessed or used by the general public, e.g. people other than owners or employees of the business entity to which the containers are an accessory use;

b. Are placed on an improved surface such as gravel, blacktop or concrete;

c. Have not been modified from their original construction;

d. Are used as S-1 or S-2 low to moderate hazard storage occupancies only; and

e. Are accessory to an approved and permitted use.

This exception applies to containers approved for use other than as temporary S-1 or S-2 storage and must comply with all other provisions of the code, including, but not limited to: permits, site plans, building areas, building occupancy and zoning.

(Ord. 2019-006 § 2, 2019).

11.04.1802.3 Addition to Section 1802.

Subsection 11.04.1802.3 is added as a new subsection to Section 1802 of the Washington State Building Code to read as follows:

1802.3 Definitions. The following words and terms shall, for the purposes of this section, have the meanings shown herein.

Undisturbed soil. Soil or soil profile, unaltered by removal or other man-induced changes, except for agricultural activities, that would adversely affect the in-situ or operation of on-lot systems. This soil material and the in-situ soil mass have not been disturbed.

Soil. Any uncemented or weakly cemented accumulation of material particles formed by the weathering of rocks, the void space between particles containing water and/or air.

In-situ. Soil in the natural or original position.

Soil compaction. The process of increasing the density of a soil by packing the particles closer together with a reduction in the volume of air. The higher the degree of compaction, the higher will be the shear strength and lower will be the compressibility of the soil.

(Ord. 2021-001 § 2, 2021; Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2005-06 § 13, 2005. Formerly 11.04.1801.3).

11.04.3303.1 Amendment to Section 3303.1.

Section 3303.1 of the 2015 Edition of the International Building Code as adopted and maintained by the State Building Code Council is amended to read as follows:

3303.1 Construction documents. Construction documents and a schedule for demolition must be submitted when required by the building official. Where such information is required, no work shall be done until such construction documents or schedule, or both, are approved.

(Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2005-06 § 14, 2005).

11.04.3303.4 Amendment to Section 3303.4.

Section 3303.4 of the Washington State Building Code is amended to read as follows:

3303.4 Vacant lot. Where a structure has been demolished or removed, the vacant lot shall be filled and maintained to the existing grade or in accordance with the ordinances of the jurisdiction having authority. The vacant lot shall be cleaned of material, including without limitation petroleum tanks, septic tanks, septic drain fields, utilities, pipes, wires and conduit, unless in the right-of-way or easement, from the subterranean surface. Basement walls, footings, foundations may be required to be broken into pieces less than twenty-four (24) inches (610 mm) in size. Any excavation shall be filled with clean fill material, covered with vegetation to prevent erosion as approved by the building official within 90 days after completion unless extended by the building official for reasonable cause.

(Ord. 2021-001 § 2, 2021; Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2005-06 § 15, 2005).

11.04.3303.8 Addition to Section 3303.

Section 3303 of the Washington State Building Code is amended to add a new subsection to read as follows:

3303.8 Yakima Regional Clean Air Authority approval required. No work shall commence until the Yakima Regional Clean Air Authority has assessed the proposed demolition work and granted approval to commence.

(Ord. 2021-001 § 8, 2021).

11.04.J103.2 Amendment to Section J103.2.

Section J103.2 of Appendix J (Grading) to the Washington State Building Code is amended to read as follows:

J103.2 Exemptions. A grading permit shall not be required for the following:

1. Grading in an isolated, self-contained area, provided there is no danger to the public, and that such grading will not adversely affect adjoining properties.

2. Excavation for construction of a structure permitted under this code.

3. Cemetery graves.

4. Refuse disposal sites controlled by other regulations.

5. Excavations for wells, or trenches for utilities.

6. Mining, quarrying, excavating, processing or stockpiling rock, sand, gravel, aggregate or clay controlled by other regulations, provided such operations do not affect the lateral support of, or significantly increase stresses in, soil on adjoining properties.

7. Exploratory excavations performed under the direction of a registered design professional. This phrase was added to assure that the “exploratory excavation” is not to begin construction of a building prior to receiving a permit for the sole purpose of preparing a soils report.

8. An excavation that (1) is less than 3 feet (915 mm) in depth or (2) does not create a cut slope greater than 6 feet (1829 mm) in height and steeper than 1 unit vertical in 1-1/2 units horizontal (66.7% slope).

9. A fill less than 2 feet (610 mm) in depth and placed on natural terrain with a slope flatter than 1 unit vertical in 5 units horizontal (20% slope), or less than 4 feet (1219 mm) in depth, not intended to support structures, that does not exceed 100 cubic yards (76.6 m3) on any one lot and does not obstruct a drainage course.

10. Test holes done under the provisions of an on-site sewage disposal permit application.

11. Grading, including roads, bridges and municipal construction, which is designed to WSDOT, APWA or FHWA standards and specification where such grading is subject to review and approval of a local government agency or a state or federal agency.

12. When approved by the building official, temporary grading work necessary to protect property.

13. Grading work which:

(1) Is not intended to support structures, and

(2) Is subject to permitting requirements of other regulations.

Exemption from the permit requirements of this appendix 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.

(Ord. 2021-001 § 2, 2021; Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2005-06 § 18, 2005).

11.04.J104 Addition to Section J104.

Subsections J104.5 and J104.6 are added as new subsections to Section J104 of Appendix J (Grading) to the Washington State Building Code to read as follows:

J104.5 Grading plan review fees. A grading plan review fee shall be paid to the building official or his/her designee in accordance with Table J104.5 at the time the plan is submitted for review. Separate plan review fees shall apply to retaining walls or major drainage structures as required elsewhere in the Yakima Municipal Code. For excavation and fill on the same site, the plan review fee shall be based on the volume of excavation or fill, whichever is greater.

Table J104.5—GRADING PLAN
REVIEW FEES 

Volume cubic yards (cubic meters)

Fee

50 (38.2) or less

No Fee

51—100 (40—76.45)

$18.73

101—1,000 (76.45—764.5)

$28.12

1,001—10,000 (764.5—7,645.5)

$37.45

10,000—100,000 (7,645.5—76,455)

$37.45 for 10,000 cubic yards plus $18.73 for each additional 10,000 cubic yards or fraction thereof

100,001—200,000 (76,455—152,911)

$205.99 for 100,000 cubic yards plus $11.22 for each additional 10,000 cubic yards or fraction thereof

200,001 (152,911) or more

$318.15 for 100,000 cubic yards plus $5.63 for each additional 10,000 cubic yards or fraction thereof

Additional plan review required by changes, additions or revisions to approved plans (minimum charge—one-half (1/2) hour)

$64.25*

*    Or the total hourly cost to the jurisdiction, whichever is greater. This cost shall include supervision, overhead, equipment, hourly wages and fringe benefits of the employees involved.

J104.6 Grading permit fees. A grading permit fee shall be paid to the building official or his/her designee in accordance with Table J104.6 at the time the permit is issued. Separate permit fees shall apply to retaining walls or major drainage structures as required elsewhere in the Yakima Municipal Code. There shall be no separate charge for standard terrace drains and similar facilities.

Table J104.6—GRADING
PERMIT FEES1 

Volume cubic yards (cubic meters)

Fee

50 (38.2) or less

$0.00

51—100 (40—76.45)

$18.73

101—1,000 (76.45—764.5)

$54.30 for the first 100 cubic yards plus $13.14 for each 100 cubic yards or fraction thereof

1,001—10,000 (764.5—7,645.5)

$146.52 for the first 1,000 cubic yards plus $11.22 for each 1,000 cubic yards or fraction thereof

10,000—100,000 (7,645.5—76,455)

$247.46 for 10,000 cubic yards plus $60.50 for each additional 10,000 cubic yards or fraction thereof

100,001—200,000 (76,455—152,911)

$701.92 for 100,000 cubic yards plus $28.12 for each additional 10,000 cubic yards or fraction thereof

Other Inspections and Fees:

1. Inspections outside of normal

business hours    $64.25 per hour2

(minimum charge two hours)

2. Reinspection fees    $64.25 per hour2

3. Inspections for which no fee is

specifically indicated    $64.25 per hour2

(minimum charge—one-half (1/2) hour)

1.    The fee for a grading permit authorizing additional work to that under a valid permit shall be the difference between the fees paid for the original permit and the fee shown for the entire project.

2.    Or the total hourly cost to the jurisdiction, whichever is greater. This cost shall include supervision, overhead, equipment, hourly wages and fringe benefits of the employees involved.

(Ord. 2021-001 § 2, 2021; Ord. 2016-011 § 1 (Exh. A) (part), 2016: Ord. 2013-030 § 1 (Exh. A) (part), 2013: Ord. 2012-27 § 1 (Exh. A) (part), 2012: Ord. 2005-06 § 19, 2005).