Chapters:
15.04 Building Code
15.40 Public Works Construction Standards
15.44 Central Business District Architectural Standards
15.48 Development Impact Mitigation
15.52 Latecomers’ Agreements
15.56 Concurrency Management System
15.60 Impact Fees for Planned Facilities
15.64 Impact Fees for School Facilities
* For provisions on public works construction standards regarding streets and sidewalks, see Ch. 15.40 of this code.
Sections:
15.04.010 Title.
15.04.020 Codes
adopted.
15.04.030 Amendments generally.
15.04.035 Specific amendments and additions to
15.04.038 Specific amendments to International Fire Code.
15.04.039 Amendments.
15.04.040 Fees—Building
permit and plan review fees.
15.04.042 Building valuation data.
15.04.043 Administration and enforcement.
15.04.044 Certification of plans by architects and engineers.
15.04.045 Plan
check fees for identical plans.
15.04.047
15.04.050 Prohibitions.
15.04.055 Enforcement—Civil
suits.
15.04.060 Violation—Penalty.
* Prior ordinance
history: Ords. 1025 and 1078.
This chapter shall
be known as the building code of the city of
The following codes are hereby adopted by reference, subject to modifications and/or amendments hereinafter set forth in this chapter:
A. International Building Code, 2003 Edition, published by the International Code Council, together with all supplements thereto, mandated state amendments and subject to the modifications set forth by the state of Washington in Chapter 51-50 WAC;
B. International Residential Code, 2003
Edition, published by the International Code Council, together with all
supplements thereto, excluding Appendix Chapter F and subject to the
modifications set forth by the state of
C. International Mechanical Code, 2003 Edition,
published by the International Code Council, together with all supplements
thereto, and subject to the modifications set forth by the state of
D. Uniform Plumbing Code, 2003 Edition, published by the International Association of Plumbing and Mechanical Officials, together with all supplements and amendments thereto, and subject to the modifications set forth by the state of Washington in Chapters 51-56 and 51-57 WAC;
E. International Fire Code, 2003 Edition, published by the International Code Council, and amendments and additions thereto; supplements thereto; mandated state amendments, Chapter 51-54 WAC. Appendices Chapter B, Chapter C, Chapter E, Chapter F;
F. International Fuel Gas Code, 2003 Edition, published by the International Code Council, together with standards NFPA 58 and NFPA 54;
G. International Existing Building Code, 2003 Edition;
H. The Washington State Energy Code, 2003 Edition, and Reference Standard 29, developed by the Washington State Building Code Council, and set forth in Chapter 51-11 WAC;
I. The Washington State Ventilation and
Indoor Air Quality Code, 2003 Edition, as set forth in Chapter 51-13 WAC,
effective
J. Installation of factory built housing and commercial structures, RCW 43.22.460, together with WAC 296-150C-0540, 296-150F-0540 and the installation of manufactured and mobile homes, RCW 43.22.440 and WAC 296-150M-0650;
K. The International Property Maintenance Code, 2003 Edition, published by the International Code Council, together with all supplements thereto, deleting subsection 302.8 regarding motor vehicles.
In case of conflict among the codes numerated in subsections A through K of this section, the first named code shall govern over those following. (Ord. 1492-04 § 1, 2004: Ord. 1477-04 § 2, 2004: Ord. 1323-99 § 1, 1999: Ord. 1280-97 § 1, 1997: Ord. 1154 § 2, 1992)
Pursuant to authority granted by the Revised Code of the state of Washington under the State Building Code Act, amendments to the uniform codes adopted in Section 15.04.020, when adopted by the state of Washington and Building Code Council, are hereby adopted and incorporated by reference, and apply within this jurisdiction. (Ord. 1477-04 § 3, 2004: Ord. 1211 § 1, 1994: Ord. 1154 § 3, 1992)
A. Section 3408 of the International Building Code, 2003 Edition, is amended to read as follows:
3408 - Moved Structures
Buildings or structures moved into or within the jurisdiction shall comply with the provisions of this code for new buildings or structures. No person shall move any building or structure into or within the city unless, prior to moving, said building or structure has been inspected for compliance with this code by the building official.
The cost of said inspection fee shall be payable in advance and shall not be refundable. The inspection fee shall be based upon the following schedule:
$100.00 - When located within the city.
$200.00 - When located outside of
the city but within
A building permit is required for the improvements of the new site and must be obtained prior to the actual relocation of the building or structure. Plans for the site improvements should include a chronological time frame for completion of improvements and a security bond for improvements may be required at the discretion of the building official.
Temporary structures such as reviewing stands and other miscellaneous structures, sheds, canopies, or fences used for the protection of the public around and in conjunction with construction work may be erected by special permit from the building official for a limited period of time. Such buildings or structures need not comply with the type of construction or fire-resistive time periods required by this code. Temporary buildings of structures shall be completely removed upon the expiration of the time limit stated in the permit.
B. Section 104.8 of the International Building Code, 2003 Edition, is hereby amended to read as follows:
104.8 - Liability
The building official, or his authorized representative charged with the enforcement of this code, acting in good faith and without malice in the discharge of his duties required by this code or other pertinent law or ordinance, shall not thereby be rendered personally liable for any damage that may accrue to persons or property as a result of any act or by reason of any act or omission in the discharge of his duties. Any suit brought against the building official or employee because of such act or omission performed by him in the enforcement of any provision of this code shall be defended by legal counsel provided by this jurisdiction until final termination of such proceedings. The building official or any subordinate shall not be liable for cost in any action, suit or proceeding that is instituted in pursuance of the provisions of this code.
This code shall not be construed to relieve from or lessen the responsibility of any person owning, operating, or controlling any building or structure for any damages to persons or property caused by defects, nor shall the code enforcement agency or its parent jurisdiction be held as assuming any such liability by reasons of the inspections authorized by this code or any certificates of inspection issued under this code.
Enforcement of this code shall not be construed to be for the particular benefit of any individual person or group of persons, other than the general public. In the event of a conflict between the intent of this section and any other section or subsection herein, this subsection shall govern insofar as applicable.
C. Section 112A of the International Building Code, 2003 Edition, is hereby amended to read as follows:
112.1 - 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 consisting of members who are qualified by experience and training to pass upon matters pertaining to building construction and who are not employees of the City of Sedro-Woolley.
The building official and fire chief shall be ex officio members of said Board but shall have no vote on any matter before the Board. The Board of Appeals shall be appointed by the mayor and shall hold office at the mayor’s pleasure. The Board shall render all decisions and findings in writing to the appellant with a duplicate copy to the building official.
D. Section 105.1 of the International Building Code, 2003 Edition, is amended to read as follows:
105.1 - Permits Required
No person, firm, or corporation shall erect, construct, enlarge, alter, repair, move, improve, remove, convert, or demolish any building, structure, parking facility, or parking lot in the city, except as specified in Section 105.2, or cause the same to be done, without obtaining a separate building permit for each such building, structure, or parking facility from the building official, nor shall any person, firm, or corporation excavate, fill, or grade for any purpose in the city, or cause the same to be done, without first obtaining a permit therefore from the building official. The building official can waive the permit required for fill, excavating, or grading if it is determined that the work does not exceed the purpose intended in IBC Appendix J Section J103 contained therein.
E. Section 105.2 of the International Building Code, 2003 Edition, is amended to add an enumerated paragraph “14” to the numbered paragraphs therein, as follows:
105.2 - Work Exempt from Permit
14. Pursuant to WAC 51-50-007 Exceptions, Permits will not be required for the installation or relocation of framed membrane structures or tent type structures as defined in Chapter 3102.2, provided that:
(1) The structure is used exclusively for the protection or propagation of plants; and
(2) The structure is located a minimum of 20 feet from any property line or other structure.
F. Section 3304.1 of the International Building Code, 2003 Edition, is amended to read as follows:
3304.1 — Excavation and fill
All stumps and roots shall be removed from the soil to a depth of at least twelve inches (12”) below the surface of the ground in the area to be occupied by the building.
All wood forms which have been used in placing concrete, if within the ground or between foundation sills and the ground, shall be removed before a building is occupied or used for any purpose. Before completion, loose or casual wood shall be removed from direct contact with the ground under the building.
The finished grade and elevation under the building shall be above the ground drainage flow of the land around the building to prevent surface or subsurface water from draining to the space under the building, provided that alternates may be used if shown on the building plans and approved by the building official, such as drain tile, or exterior drainage of the building, or an approved sump pump system. At least two percent (2%) gradient toward approved drainage facilities is required from building walls unless waived by the building official for non-hill terrain. Approved sump pump systems shall in no case be connected to the sanitary sewer system.
Tight lined downspout and perimeter building drains may be connected together at a point no closer than 10 feet from a building.
G. Appendix Section 3304 of the International Building Code, 2003 Edition, is amended to add the following paragraph and read as follows:
3304.1.5 - Hazards
Whenever the building official determines that a proposed or existing excavation, embankment, or fill on any land within the City of Sedro-Woolley is or may become a hazard to life or limb, endangers property, adversely affects the environment or the safety, use, or stability of a public way, or adversely affects a drainage channel or other natural watercourse by siltation, erosion, diversion, concentration, or an increase in storm water runoff, the owner of the property upon which the excavation or fill is located or other person or agent in control of said property shall upon receipt of notice from the building official repair or eliminate such excavations, embankments, or fill so as to eliminate the hazard and be in conformance with the requirements of this code.
H. 3313 Environmental Impact Statement.
(Added) An environmental impact statement shall be submitted where required by state statute.
I. Appendix Section Jl09 of the International Building Code, 2003 Edition, is amended to add the following subsection and read as follows:
Jl09.5 - Disposal
All drainage facilities shall be designed to carry water to nearest practicable drainage way approved by the building official and/or any appropriate administrative authority as a safe place to deposit such waters. Erosion of ground in the area of discharge shall be prevented by installation of nonerosive down-drains or other devices. The building official shall not approve plans for drainage facilities which adversely affect the rights of nonconsenting owners other than the applicant.
J. International Building Code, 2003 Edition, Appendix Chapters D and H are hereby deleted.
K. Whenever the word “shall” is used in the referenced adopted Codes, it is defined to have the following meanings:
A. With respect to the functions and powers of the chief code official, building official, or any agents and employees of the city and any board authorized hereunder, a direction and authorization to act in the exercise of sound discretion and in good faith;
B. With respect to the obligation upon owners and occupants of premises and their agents, a mandatory requirement to act in compliance with the provisions of the code at the risk of civil and/or criminal liability upon failure.
L. A new section is added to the International Building Code to read as follows:
1. Mobile homes: before any mobile home or manufactured housing unit is located or placed upon a lot or parcel, the person desiring to locate or place the mobile home/unit must obtain a building permit from the building department. Thereafter the building department shall ascertain if the mobile home/unit meets the requirements of the city zoning code, that the wheels and tongue have been removed and the proper support is provided.
2. All applicable zoning requirements must be adhered to. No mobile home/unit shall be located or placed until permits and approvals have been obtained.
3. Mobile homes and manufactured housing not located within a sale lot nor within an approved mobile home park shall:
1. Consist of at least two fully enclosed parallel sections of each of not less than twelve feet wide by thirty-six feet long;
2. Be placed on a poured or permanent concrete block foundation similar to that required for other residential construction;
3. Have a roof which was originally constructed and is now pitched with a slope no less than 3 inches of rise to 12 inches of run, is constructed as an integral part of the home, and is made of either composition, shakes or shingles;
4. Have exterior siding similar in appearance to siding materials commonly used on conventional site-built (per the Uniform Building Code) single-family residences;
5. Have the tongue removed if designed to allow removal;
6. Have a minimum of eighteen inches crawl space;
7. Have permanent steps affixed to all exits; and
8. Be approved by and bear the insignia of the U.S. Department of Housing and Urban Development.
4. Mobile homes and manufactured housing within approved mobile home parks shall:
1. Be placed on a permanent foundation or footings and piers and meet all manufacturer’s specifications for support;
2. Be securely tied down in accordance with the manufacturer’s specifications or those of a licensed architect or engineer;
3. Have the tongue removed;
4. Maintain a minimum of eighteen inches crawl space under the entire mobile home;
5. Have permanent steps affixed to all exits;
6. Be approved by and bear the insignia of the U.S. Department of Housing and Urban Development;
7. Have a securely attached exterior skirting material consisting of concrete, masonry, or pressure treated wood, or vinyl siding that extends around the entire mobile home between the ground and the outer bottom portion of the dwelling;
8. Have a finished exterior consisting of a composition roof and wood or wood-type siding;
9. Have a minimum area of 500 square feet exclusive of expandos; and
10. Have a minimum width of not less than 14 feet.
(Ord. 1477-04 § 4, 2004)
Pursuant to
authority granted by the Revised Code of the State of
A. Appeals, to read as follows:
In order to determine the suitability of alternate materials and type of construction and to provide for reasonable interpretations of the provisions of this code, there shall be and hereby is created a Board of Appeals. This Board shall consist of the same membership as the Building Code Board of Appeals. The Fire Chief and Building Official shall be Ex-Officio members. The Board shall adopt reasonable rules and regulations for conducting its investigations and shall render all decisions and findings in writing to the Fire Chief and Building Official with a duplicate copy to the applicant.
B. Authority for Inspection and Enforcement, to read as follows:
The Fire Chief is authorized to administer this code. Under the Fire Chief’s direction, the Fire Department is authorized to enforce all ordinances of the jurisdiction pertaining to:
(i) The prevention of fires.
(ii) The storage, use and handling of hazardous materials.
(iii) The installation and maintenance of automatic, manual and other private fire alarm systems and fire extinguishing equipment.
(iv) The maintenance and regulation of fire escapes.
(v) The maintenance of exists.
(vi) The investigation of the cause, origin and circumstances of fires which are of unknown suspicious of incendiary origin.
C. Definitions and Abbreviations, to read as follows:
Chief—the terms “Chief”, or “Chief of the Bureau of Fire Protection”, or “Fire Chief” shall mean the Sedro-Woolley Fire Chief, when used in the International Fire Code.
Jurisdiction—Jurisdiction shall mean City of Sedro-Woolley.
Municipality—Municipality shall be added to this section to mean City of Sedro-Woolley.
D. Fire Department Access, to read as follows:
Required Access. 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 when the facility is in excess of one- hundred fifty feet (150’) from fire apparatus access.
1. Driveways. Roads serving one (1) or two (2) Residential lots.
a. Driveways where building is less than one-hundred fifty feet (150’) from approved access road have no specific requirements.
b. Driveway over one-hundred fifty feet (150’) long serving one (1) or two (2) residential lots.
i. Width—twelve foot (12’) driving surface with turnouts located every three-hundred feet (300’) when required by the Fire Marshal. To create a turnout, the road shall be widened to twenty feet (20’) in the direction of travel for a distance of not less than thirty feet (30’) to allow vehicles to pull over and allow emergency vehicles to proceed.
ii. Vertical clearance—thirteen foot (13’) six inches (6”) unobstructed head clearance.
iii. Surface—short plat standard—six inches (6”) of gravel.
iv. Turning radius for turns along the length of driveway—fifty feet (50’) outside radius. (Note: This is not a cul-de-sac standard.)
v. An acceptable means of turning around a fire apparatus must be provided. This does not necessarily require a cul-de-sac for a driveway serving one or two residential lots: Means of turning apparatus must be acceptable to the Fire Marshal.
vi. Bridges—must meet Sedro-Woolley Public Works Standards as approved by the City Engineer.
vii. Grade—land division standard—twelve percent (12%) gravel or fourteen percent (14%) paved.
2. Fire Department Vehicle Access Roads. Roads serving other than one or two single family residential lots.
a. Width—twenty foot (20’) driving surface.
b. Vertical clearance—thirteen foot (13’) six inches (6”) unobstructed overhead clearance.
c. Surface—short plat standard - six inches (6”) of gravel.
d. Turning radius—fifty feet (50’) outside radius.
e. Turnarounds—seventy foot (70’) cul-de-sac or as approved by Fire Marshal.
f. Bridges—must meet Sedro-Woolley Public Works Standards. (See Public Works).
g. Grade—land division standard—twelve percent (12%) gravel or fourteen percent (14%) paved.
3. These standards apply to all building permits and are minimum for building permit purposes. City zoning, development, and public works construction standards may exceed these standards, and these standards are in no way intended to eliminate the need for full compliance with land division, zoning and public works construction standards requirements.
4. The Fire Chief may make modifications in these standards if the road is not buildable because of topography, waterways, non-negotiable grades, or similar conditions. These modifications are based on:
a. The building being protected by NFPA 13D Automatic Sprinkler Systems.
b. Additional fire protection as required by the Fire Chief.
c. Exceptions may be made for minor additions or small accessory buildings to existing dwellings when in the opinion of the Fire Marshal the addition or accessory building will not create significantly more dangerous situations.
5. For roads accepted or platted or short platted roads by Skagit County prior to June 11, 1990 and subsequently annexed into the City, these standards may be modified by the Fire Marshal provided that, in his opinion, fire fighting or rescue operations would still be possible.
E. Regulations Applicable to Existing Buildings, Life Safety Requirements for Existing Buildings Other Than High Rise; to read as follows:
1. General. The purpose of this appendix as amended is to provide a reasonable degree of safety to persons occupying existing buildings that do not conform with the minimum requirements of this code by providing for alterations to such buildings which are identified to the Sedro-Woolley Fire Chief by either investigation by the Fire Chief or by a signed complaint from any member of the general public stating specifically why they believe a building does not provide such a reasonable degree of safety.
F. Fire Flow Requirements for Buildings.
1. Section 3—Modifications.
Section 3.1 Decreases. Fire flow requirements may be modified downward by the Sedro-Woolley Fire Chief for isolated buildings or a group of buildings in rural areas or small communities where development of full fire flow requirements is impractical. The Fire Chief may be guided by written procedures entitled “Sedro-Woolley Fire Department Procedures Concerning Fire Flow and Placement of Fire Hydrants” in making this determination.
Section 3.3 Buildings That May Not Require Fire Flow. When in the opinion of the Fire Chief a proposed building meets the criteria stated in the “Skagit County Fire Marshal Procedures Concerning Fire Flow and Placement of Fire Hydrants” a permit may be issued without meeting the requirements for fire flow for the following:
(i) Agricultural buildings.
(ii) Buildings exempt by Board of Appeals Precedent.
G. Fire Hydrant Locations and Distributions. Footnote 3 shall be amended to read as follows:
“Where new water mains are upgraded or extended along streets or roads where hydrants are not otherwise required, hydrants shall be installed for filing tanker trucks at major roadway intersections wherever possible, and the distance between hydrants shall not exceed one mile.”
(Ord. 1477-04 § 5, 2004)
The following shall be deleted from the Uniform Plumbing Code, 2003 edition:
A. Chapter 12 of said Plumbing Code.
(Ord. 1477-04 § 6, 2004)
A. General. Fees shall be assessed in accordance with the provisions of this section.
B. Building Permit Fees. The fees in the attached Exhibits A through E (on file with the City Clerk) are adopted.
Exhibit A. Table 1 as published by the International Code Council to determine valuation of buildings to which building permit fees and plan check fees will be derived.
Exhibit B. Table 1-A (Building Permit Fees) printed in the 1997 Uniform Building Code, published by the International Conference of Building Officials.
Exhibit C. Table 1-A (Mechanical Permit Fees) printed in the 1997 Uniform Mechanical Code, published by the International Conference of Building Officials.
Exhibit D. Table 1-1 (Plumbing Permit Fees) printed in the 1997 Uniform Plumbing Code published by the International Association of Plumbing and Mechanical Officials.
Exhibit E. Table A-33-A (Fill and Grade Permit Fees) printed in the 1997 Uniform Building Code Appendix Chapter 33, published by the International Association of Plumbing and Mechanical Officials.
Exhibit F. Miscellaneous Fees for permits.
C. Plan Review Fees. With respect to plans submitted for plan review in connection with an application for a building permit, the applicant shall be responsible for the payment of a plan review fee. Such fee shall be due and payable regardless of whether a building permit is issued.
D. Building Permit Fees and Plan Review Fees. When submittal documents are required by IBC Section 106.3.2, a plan review fee shall be paid at the time the permit is issued. Such plan review fee shall be sixty-five percent of the building permit fee as shown in Table A. The plan review fees specified in this section are separate fees from the permit building permit fees, and are in addition to the building permit fees. When submittal documents are changed so as to require additional plan review or when the project involves deferred submittal items as defined in IBC Section 106.3.4.2, an additional plan review fee shall be charged at the rate shown in Table A.
E. A building permit will be required before any mobile home will be placed in the city. A fee of two hundred fifty dollars shall be charged for mobile homes placed in mobile home parks. A fee of five hundred dollars shall be charged for mobile homes placed outside of an established mobile home park. These fees shall be for review of foundation, blocking, tie downs, and site plans for mobile home placement. They shall be in addition to any other fees charged under the International Residential Code for permits involving the placement of mobile homes.
F. Payment of Permit Fees. Upon notification
by the city that a permit application has been approved, the applicant shall
submit payment to the city for all permit fees for which approval has been received,
including plan review fees, within sixty days of the date by which such
notification was given. All permit applications shall expire by limitation on a
date sixty days after the date on which the applicant was notified by the city
that the permit application had been approved by the city. Notification shall
be given by any means reasonably calculated by the city to provide the applicant
with notice that the applicant’s permit may be issued, and may include notice
by telephone, facsimile, or through the
G. Notwithstanding the subsection (E) of this section, where a plan review has been conducted and a permit approved for issuance, but no permit is issued due through no fault attributable to the city, an applicant may submit plan review fees to the city within sixty days of the date in which the applicant was notified by the city that the permit application had been approved whereupon the plan review will remain valid for an additional period of thirty days from the date of payment. Such plan review may be used to support a subsequent application for a building permit for an identical project within that thirty-day period, and in such event the applicant need not pay an additional plan review fee; provided, that in the event of a change in any laws or regulations during such thirty-day period, the validity of the plan review will terminate, and a new plan review, with appropriate payment of fees, must accompany any subsequent application.
H. Where a plan review has been conducted, but no building permit is issued, it shall be the applicant’s responsibility to pick up all submitted plans and documents within six weeks following payment of the plan review fees. Following such six-week period, the plans and documents may be discarded or destroyed by the city.
I. Investigation Fees—Work without a Permit.
1. Investigation. Whenever any work for which a permit is required by this code has been commenced without first obtaining said permit, a special investigation shall be made by the building official before a permit may be issued for such work.
2. An investigation fee, in addition to the permit fee and plan review 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. The minimum investigation fee shall be the same as the minimum fee set forth in Table A. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this code nor from any penalty prescribed by law.
J. Fee Refunds. The building official may authorize refunding any fee paid hereunder which was erroneously paid or collected. The building official may authorize refunding not more than eighty percent of the permit fee paid when no work has been done under a permit issued in accordance with this code. The building official shall not authorize the refunding of any fee paid except upon the written application filed by the original permittee not later than one hundred eighty days after the date of fee payment. Plan review fees are not refundable. (Ord. 1477-04 § 7, 2004: Ord.1154 § 4, 1992)
Exhibit A
|
Table 1. Square Foot Construction Costs as Published
by The International Code Council[a][b][c][d] May 2004 Modified by
0.88 mutiplier |
||||||||||
|
Group (2003 |
Type of Construction |
|||||||||
|
IA |
IB |
IIA |
IIB |
IIIA |
IIIB |
IV |
VA |
VB |
||
|
A-1 |
Assembly, Theaters, with
stage |
$ 141.41 |
$ 134.90 |
$ 131.79 |
$ 126.32 |
$ 117.83 |
$ 116.95 |
$ 122.30 |
$ 108.90 |
$ 104.94 |
|
A-1 |
Assembly, Theaters, without
stage |
$ 130.60 |
$ 124.10 |
$ 120.98 |
$ 115.53 |
$ 106.75 |
$ 106.15 |
$ 111.50 |
$ 98.09 |
$ 94.12 |
|
A-2 |
Assembly, nightclubs |
$ 104.14 |
$ 101.23 |
$ 98.68 |
$ 94.99 |
$ 88.86 |
$ 87.78 |
$ 91.52 |
$ 80.94 |
$ 78.27 |
|
A-2 |
Assembly, restaurants, bars, banquet halls |
$ 103.26 |
$ 100.35 |
$ 96.92 |
$ 94.11 |
$ 87.10 |
$ 86.90 |
$ 90.64 |
||