Chapter 15.06
ADMINISTRATION, PERMITS, AND FEES
Sections:
15.06.010 Administration of permits.
15.06.011 Submittal documents.
15.06.012 Professional preparation of plans.
15.06.015 Schedule of permit fees.
15.06.017 Maximum height of buildings.
15.06.018 Address identification.
15.06.020 Flood-resistant construction.
15.06.025 Contractor licensing.
15.06.040 Violations and penalties.
15.06.010 Administration of permits.
In accordance with RCW 19.27.040 Adams County is authorized to amend the state building code as it applies within the jurisdiction of Adams County. The following sections of the International Building Code Chapter 1 and the International Residential Code Chapter 1 are hereby replaced with the following additional provisions, deletions, and exceptions. The intent and meaning of the following amendments to Chapter 1 of the IBC or IRC shall apply in the event of conflict as long as they meet or exceed the minimum standards and objectives of the state code.1 These provisions shall apply to all future codes adopted by the state of Washington unless repealed or amended.
Note: Section numbers referenced are to the International Building Code, and references to the International Residential Code are indicated by a referenced “R.”
A. Work exempt from permit: Replace IBC Section 105.2 and IRC Section R105.2 with:
Section 105.2, R105.2 Work exempt from permit. Exemptions from permit requirements of this chapter shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this chapter or any other laws or ordinances of this jurisdiction.
Building permits shall not be required for the following:
a. One-story detached residential accessory structures used as tool and storage sheds, tree-supported play structures, playhouses, and similar uses, provided the floor area does not exceed 200 square feet (11.15 m2).
b. Fences not over seven (7) feet (2134 millimeters) high; (Zoning review shall still be required).
c. Decks that are not more than 30 inches above grade, measured vertically from grade to any point horizontally within 36 inches of any open side.
d. Oil derricks.
e. Retaining walls, which are not over four (4) feet (1,219 millimeters) 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 III-A liquids.
f. Water tanks supported directly on grade if the capacity does not exceed 5,000 gallons (18,925 liters) and the ratio of height to diameter or width does not exceed two (2) to one (1).
g. Sidewalks and driveways not more than 30 inches (762 millimeters) above grade, and not over any basement or story below, and decks that are not attached to a dwelling and do not serve the required exit door.
h. Painting, papering, tiling, carpeting, cabinets, counter tops, and similar finish work.
i. Replacement of siding for accessory structures, not intended for human occupancy, that are associated with single-family residence structures.
j. Temporary motion picture, television and theater stage sets, and scenery.
k. Prefabricated swimming pools accessory to a Group R-3 occupancy, which are less than 24 inches (610 millimeters) deep, do not exceed 5,000 gallons (18,925 liters) and are installed entirely above ground.
l. Shade cloth structures constructed for nursery or agricultural purposes, not including service systems.
m. Swings, slides, and all other similar playground equipment.
n. Window awnings in single-family residences (R-3) and Group U occupancies, supported by an exterior wall which do not project more than 54 inches (1,372 millimeters) from the exterior wall and do not require additional support.
o. Movable cases, counters, and partitions not over five feet nine inches (1,753 millimeters) in height.
p. Satellite earth station antennas six and one-half feet (two meters) or less in diameter or diagonal in zones other than residential zones.
q. Satellite earth station antennas three and one-quarter feet (one meter) or less in diameter in residential zones.
r. Video programming service antennas three and one-quarter feet (one meter) or less in diameter or diagonal dimension, regardless of zone.
s. Window replacement in single-family residences as long as the replacement does not reduce the egress, safety glazing, or energy requirements and the structural opening for said window replacement remains the same.
B. Time Limitation of Application: Replace IBC Section 105.3.2 and IRC Section R105.3.2 with:
Section 105.3.2, and R105.3.2 Time Limitation of Application.
a. Time limitation of application: Applications for which no permit is issued within one (1) year following the date of application shall expire by limitation and plans and other data submitted for review may thereafter be returned to the applicant or destroyed in accordance with state law by the Building Official. The Building Official may extend the time for action by the applicant for a period not exceeding 180 days. Extensions shall be requested in writing and justifiable cause demonstrated.
b. Applications may be canceled for inactivity, if an applicant fails to respond to the department’s written request for revisions, corrections, actions, or additional information within 90 days of the date of request; the Building Official may extend the response period beyond 90 days if within the original 90-day time period the applicant provides and subsequently adheres to an approved schedule with specific target dates for submitting the full revisions, corrections, or other information needed by the department.
c. The Building Official may extend the life of an application if any of the following conditions exist:
i. Compliance with the State Environmental Policy Act is in progress; or
ii. Any other county review is in progress; provided the applicant has submitted a complete response to county requests or the Building Official determines that unique or unusual circumstances exist that warrant additional time for such response, and the Building Official determines that the review is proceeding in a timely manner toward final county decision; or
iii. Litigation against the county or applicant is in progress, the outcome of which may affect the validity, or the provisions of any permit issued pursuant to such application.
C. Expiration: Replace IBC Section 105.5 and IRC Section R105.5 with:
Section 105.5, and R105.5 Expiration.
a. Expiration: Every permit issued shall expire two (2) years from the date of issuance. The Building Official is authorized to approve a request for an extended expiration date, where a construction schedule is provided by the applicant and approved prior to permit issuance.
b. Every permit may be renewed for a period of one (1) year beyond the original expiration date for an additional fee equal to 50% of the original permit fees, as long as no changes have been made to the originally approved plans and new building codes have not been adopted. Renewals must be applied for prior to the expiration date of the original permit. Paid impact fees and utility connection charges will not be required to be paid again. No permit shall be renewed more than once.
c. Mechanical and plumbing permits shall expire at the same time as the associated building permit except that if no associated building permit is issued, the mechanical and/or plumbing permit shall expire 180 days from the date of issuance. The Building Official is authorized to approve a request for an extended expiration date of mechanical and/or plumbing permits associated with a building permit when a construction schedule is provided by the applicant and approved prior to permit issuance. There shall be no extensions of stand-alone mechanical and/or plumbing permits under this subsection.
d. The County may authorize an extension to the expiration date up to 30 days beyond the written date of notification with no additional fee when only the final building inspection is remaining, and all other work has been approved. If work required under a final inspection is not completed within the 30-day extension period, the permit shall expire.
(Ord. O-03-21 § 2)
15.06.011 Submittal documents.
Replace IBC Section 107.1 and IRC Section 107.1 with:
Section 107.1 General.
Submittal documents consisting of construction documents, statement of special inspections, geotechnical report, and other data shall be submitted in two (2) or more sets with each permit application.
(Ord. O-03-21 § 2)
15.06.012 Professional preparation of plans.
Adams County shall require a Washington licensed design professional, licensed under the provisions of RCW Chapter 18.08 or 18.43 or WAC Chapter 308-12, to prepare or oversee the preparation of plans for any commercial building or structure, any building or structure containing five or more residential dwelling units, or doing design work including preparing construction contract documents and administering the contract for construction, erection, enlargement, alteration, or repairs to a building of any occupancy over four thousand square feet of construction. Plans that are not designed to prescriptive methods shall require a design prepared and stamped by an engineer licensed by the state of Washington.
A. Where special conditions exist, the building official is authorized to require additional construction documents to be prepared by a registered design professional.
B. Exception: The building official is authorized to waive the submission of construction documents and other data not required to be prepared by a registered design professional if it is found that the nature of the work applied for is such that review of construction documents is not necessary to obtain compliance with the building code. (Ord. O-03-21 § 2)
15.06.015 Schedule of permit fees.
A. Replace IBC Section 109.2 and IRC Section R108.2 with:
Sections 109.2 and R108.2 Schedule of Permit Fees.
Building Fees for building permits and related inspections shall be as set forth in Table 1-A of the Adams County master fee schedule established and set by resolution R-026-2019 by the Board of County Commissioners.
The valuation of construction used for the calculation of the building permit fee from Table 1-A shall be the greater of either the valuation noted in Supplemental Table 1-B or the declared valuation of construction from the applicant for the permit.
The declared valuation shall include the total value of all construction work for which the permit is issued, as well as all finish work, painting, roofing, electrical, plumbing, heating, air conditioning, elevators, fire-extinguishing systems, and any other permanent equipment.
Valuations not shown in Supplemental Table 1-B shall be based on the “Building Valuation Data” as published in the Building Safety Journal by the International Code Council, Inc., or shall be as determined by the Building Official to reflect the total value of all construction work for which the permit is issued, as well as all finish work, painting, roofing, electrical, plumbing, heating, air conditioning, elevators, fire-extinguishing systems, and any other permanent equipment.
The Supplemental Table 1-B shall be updated on January 1st of each year and shall incorporate changes from the “Building Valuation Data” as published in the Building Safety Journal by the International Code Council, Inc., except that those mathematical formulas presented in the “Building Valuation Data” which calculate fees shall not be incorporated or adopted.
Plan Review. Fees for review and examination of required construction plans and/or construction data shall be set as established in the Adams County Master fee schedule. All plan review fees shall be in addition to the building permit fee and shall be payable at the time of permit application submittal. Additional plan review required by changes, additions, corrections, or revisions made to the plans after completion of the plan review or after issuance of the building permit shall be required to pay a fee as shown in the Adams County master fee schedule.
Residential Plumbing. Fees for plumbing permits and related inspections shall be as set forth in Table 1A of the Adams County master fee schedule.
Residential Mechanical. Fees for mechanical permits and related inspections shall be as set forth in Table 1-A of the Adams County master fee schedule.
Commercial Plumbing. Fees for plumbing permits and related inspections shall be set forth in table 3-A of the Adams County master fee schedule.
Commercial Mechanical. Fees for mechanical permits and inspections shall be set forth in table 2-A of the Adams County master fee schedule.
Fire Code Fees for fire suppression and alarm system related permits and inspections shall be set forth under section 4-A of the Adams County master fee schedule.
B. Additional Fees. Pursuant to RCW 19.27.085.
1. Residential building permit fee to SBCC for each building permit, see the Adams County master fee schedule.
2. Commercial building permit fee to the SBCC for each Building Permit, see the Adams County master fee schedule.
C. Grading. Fees for grading permits, for review of grading plans, and for related inspections shall be as set forth in sections D and E of the Adams County master fee schedule.
D. Factory-Assembled Structures. Shall be based on the value of the manufactured home and determined by Table 1-A, Fees,2 for building permits for structures attached to a factory-assembled structure, including, but not limited to, garages that are not structurally dependent upon the factory-assembled structure for support, shall be as noted above for building limits and plan review based on valuation of construction. Factory-assembled structures constructed prior to June 15, 1976, shall be required to undergo inspection and approval by the Washington State Department of Labor and Industries, prior to issuance of the installation permit.
E. Use and Occupancy. Replace IBC Section 110.1 and IRC Section R110.1 with:
Section 110.1 and R110.1 Use and occupancy. The following paragraphs shall be added to this section:
The Building Official shall not issue a certificate of occupancy until approval has been obtained from all Adams County departments and divisions and from all State of Washington and Federal agencies having jurisdiction or authority over the building project. Adams County is authorized and directed to deny any requests for utility services, including, but not limited to, electrical service, solid waste removal, water service, and sewer service, on a permanent-user basis, unless the applicant demonstrates that the building for which such service is requested has been issued a certificate of occupancy or temporary certificate of occupancy by the Building Official. Provisional utility services may be provided to the extent necessary for construction of the building prior to issuance of such a certificate so long as the building is not used or occupied.
(Ord. O-03-21 § 2)
15.06.017 Maximum height of buildings.
Replace IBC Section 504.1 with:
Section 504.1 General. The maximum height of buildings shall be subject to the requirements of this code and Title 17 of the Adams County Code. In the event of any conflict between these regulations, the most restrictive shall govern.
(Ord. O-03-21 § 2)
15.06.018 Address identification.
Replace IBC Section 502.1 with:
Section 502.1 Address identification.
New and existing buildings shall be clearly marked with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. Each character shall be a minimum of four (4) inches (102 mm) high with a minimum stroke width of 1/2 inch (12.7 mm). Where required by the fire code official, address identification shall be provided in additional approved locations to facilitate emergency response. Where access is by means of a private road and the building address cannot be viewed from the public way, a monument, pole, or other approved sign or means shall be used to identify the structure. Address identification shall be maintained.
Signs on private roads shall be installed in accordance with Chapter 12.12 of the Adams County Code, “Addressing and Grid System for Adams County.” The premises identification requirements of this Section must be met prior to final inspection by the Building Department.
(Ord. O-03-21 § 2)
15.06.020 Flood-resistant construction.
Replace IBC Appendix G Section G101.3 with:
G101.3 Scope. The provisions of this appendix shall apply to all proposed development in a flood hazard area established in Title 18 Adams County Code, including certain building work exempt from permit in Section 105.2.
This appendix is to be used in conjunction with the provisions of Title 18 Adams County Code. The most restrictive provision shall govern.
(Ord. O-03-21 § 2)
15.06.025 Contractor licensing.
The following section shall be added to read as follows:
All contractors and sub-contractors shall have a valid and current contractor’s license and registration with the State of Washington, Department of Labor, and Industries per RCW Chapter 18.27, prior to commencing any actual construction work within Adams County.
(Ord. O-03-21 § 2)
15.06.030 Appeals.
A. Following any applicable administrative appeals under ACC, an applicant or legal agent may appeal a final decision of the building official or fire marshal in writing to the appeal authority established by the board of county commissioners as follows:
1. Authority. Adams County’s legislative body or appointed body.
a. Application. A signed and dated written request for appeal shall be limited to and based on a claim that the true intent of this code or the rules legally adopted thereunder:
i. Have been incorrectly interpreted;
ii. The provisions of this code do not fully apply; or
iii. An equally good or better form of construction is proposed.
The legislative body or designated appeal body may approve alternate materials and methods of construction, provided they find that the proposed design is satisfactory and complies with the provisions of the code section being considered. The legislative body or designated appeal body must also find the material or method of work offered is, for the purpose intended, at least the equivalent of that prescribed in that code in suitability, strength, effectiveness, fire resistance, durability, safety, and sanitation.
B. Appeal Fees.
1. An administrative determination by the building official or the fire marshal can be appealed for a fee of three thousand three hundred sixty dollars that is required at time of application.
2. When the administrative determination is directly related to a county enforcement action, a fee of two hundred fifty dollars is required at the time of application.
3. Appeal application fees shall be fully refundable to any appellant who successfully appeals a decision of the building official or fire marshal to the hearing examiner. (Ord. O-03-21 § 2)
15.06.040 Violations and penalties.
A. In accordance with RCW 36.32.120(7) and 36.43.040, it is unlawful for:
1. Any person to maintain, erect, construct, place, alter, extend, repair, move, remove, demolish, or occupy any building, structure, or equipment regulated by this chapter, or cause the same to be done, in conflict with or in violation of any of the provisions of this chapter or code.
2. Any person to fail to comply with a noncompliance notice and correction order issued hereunder the authority of this chapter or code.
B. Any person found to have violated any provision of this chapter or code, or as amended and adopted by the Adams County board of commissioners, or who continues to work after a “stop work order” has been issued, shall be deemed guilty of a misdemeanor, and subject to Section 1.16.010, unless provided otherwise by this chapter.
C. In addition to, or as an alternative to, those provisions set forth in Section 1.16.010(B) a violation of any of the provisions of this chapter shall constitute a civil infraction, subject to a monetary penalty in the amount of one thousand dollars per day for each violation. Each such violation shall be a separate and distinct offense, and in case of a continuing violation, each day’s continuance shall be a separate and distinct violation.
D. The procedures for issuance of a notice of infraction, hearings, assessment, and payment of monetary penalties shall be in accordance with the provisions of RCW Chapter 7.80, Civil infractions. Hearings on notices of infractions issued pursuant to this section shall be held in Adams County district court. (Ord. O-03-21 § 2)
Code reviser’s note: Ord. O-03-21 originally stated “The intent and meaning of the following amendments to Chapter 1 of the IBC or IRC shall apply. In the event of conflict between this chapter as long as they meet or exceed the minimum standards and objectives of the State code.” The text has been changed by the city.
Code reviser’s note: The fee schedule is on file in the building and planning department.