Chapter 15.04 BUILDING CODES

Chapter 15.04
BUILDING CODES¹

Sections:

15.04.030 General requirements for all referenced codes.

15.04.010 Adoption of referenced codes.

The city of Leavenworth hereby adopts the following codes, as amended by the Washington State Building Code Council, pursuant to RCW 19.27.074, for the purpose of establishing rules and regulations for the construction, alteration, removal, demolition, equipment, use and occupancy, location and maintenance of buildings and structures, including permits and penalties:

A. The International Building Code published by the International Code Council, Inc. (IBC) with the appendices and amendments set forth in Chapter 51-50 WAC as the same now exists or may hereafter be amended:

1. “Appendix G Flood-Resistant Construction”: Section 701, Tanks only.

2. “Appendix H”: Signs.

3. “Appendix J Grading”: All, with the following amendments:

a. J103.2. The following are added:

i. An excavation below finished grade for basements and footings of a building, retaining wall or other structure authorized by a valid building permit. This shall not exempt any fill made with material from such excavation or exempt any excavation having an unsupported height greater than five feet after the completion of such structure.

ii. An excavation which is less than two feet in depth, or which does not create a cut slope greater than five feet in height and steeper than one unit vertical to 1.5 units horizontal (66.7 percent slope).

iii. A fill less than one foot in depth and placed on natural terrain with a slope flatter than one unit vertical to five units horizontal (20 percent slope) or less than three feet in depth, not intended to support structures, which does not exceed 50 cubic yards on any one lot and does not obstruct a drainage course.

iv. Completion of Work. Upon completion of the rough grading work and at the final completion of the work, the following reports and drawings and supplements thereto are required for engineered grading, or when professional inspection is performed for regular grading, as applicable.

b. An as-built grading plan prepared by the civil engineer retained to provide such services showing original ground surface elevations, as-graded ground surface elevations, lot drainage patterns, and the locations and elevations of surface drainage facilities and of the outlets of sub-surface drains. As-constructed locations, elevations and details of subsurface drains shall be shown as reported by the soils engineer. Civil engineers shall state that, to the best of their knowledge, the work within their area of responsibility was done in accordance with the final approved grading plan.

c. A report prepared by the soils engineer retained to provide such services including locations and elevations of field density tests, summaries of field and laboratory tests, other substantiating data and comments on any changes made during grading on their effect on the recommendations made in the approved soils engineering investigation report. Soils engineers shall submit a statement that, to the best of their knowledge, the work within their area of responsibilities is in accordance with the approved soils engineering report and application provisions of this chapter.

d. A report prepared by the engineering geologist retained to provide such services including a final description of the geology of the site and any new information disclosed during the grading and the effect of same on recommendations incorporated in the approved grading plan. Engineering geologists shall submit a statement that, to the best of their knowledge, the work is in accordance with the approved engineering geologist report and applicable provisions of this chapter.

e. The grading contractor shall submit, in a form prescribed by the city, a statement of conformance to said as-built plan and the specifications.

B. The International Residential Code published by the International Code Council, Inc. (IRC) with the appendices and amendments set forth in Chapter 51-51 WAC as the same now exists or may hereafter be amended.

1. Appendix J, Existing Buildings and Structures;

2. Appendix G, Pools, with the following amendments:

a. Pool covers shall not be used to substitute for required fencing;

b. Fence height shall be at least five feet;

3. Appendix M, Home Day Care.

4. IRC Exemptions Section R105.2(1), Accessory structures, shall be defined as “one-story detached accessory structures used as tool and storage sheds, playhouses and similar uses provided the floor area is not greater than 200 square feet.”

C. The International Mechanical Code published by the International Code Council, Inc. (IMC) with the appendices and amendments set forth in Chapter 51-52 WAC as the same now exists or may hereafter be amended except the standards for liquefied petroleum gas installations shall be NFPA 58 (Storage and Handling of Liquefied Petroleum Gases) and ANSI Z223.1/NFPA 54 (National Fuel Gas Code).

D. The International Energy Conservation Code set forth in Chapter 51-11 WAC as the same now exists or may hereafter be amended.

E. The International Fire Code, published by the International Code Council, Inc. (IFC), with the appendices and amendments set forth in Chapter 51-54 WAC as the same now exists or may hereafter be amended:

1. The standards of the National Fire Protection Association specifically referenced in the International Fire Code, with the following exception: Participants in religious ceremonies shall not be precluded from carrying hand-held candles.

2. The following appendices are specifically adopted:

a. “Appendix C Fire Hydrant Locations and Distribution”: All, with the following amendment:

a. C105.1 Hydrant spacing shall be amended to read as follows: The average spacing between fire hydrants shall not exceed the standards within LMC 13.04.280 (300 feet) except as modified by the City Public Works Director in consultation with the Fire District consistent with Table C105.1.

b. “Appendix D Fire Apparatus Access Roads”: All, with the following amendments:

a. D103.1 Access road width with a hydrant shall be amended to read as follows: Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet.

b. D101.1 Scope shall be amended to read as follows: Fire apparatus access roads shall be in accordance with this appendix and all other applicable requirements of the International Fire Code except as modified by the City Public Works Director in consultation with the Fire District.

c. D102.1 Access and loading shall be amended to read as follows: Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved City approved access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds (34,050 kg) except as modified by the City Public Works Director in consultation with the Fire District.

d. D103.1 Access road width with a hydrant shall be amended to read as follows: Where a fire hydrant is located on an access road, the minimum road width shall be 26 feet (7,925 mm), exclusive of shoulders (see Figure D103.1) except as modified by the City Public Works Director in consultation with the Fire District.

F. Except as provided in RCW 19.27.170, the Uniform Plumbing Code (UPC) and Uniform Plumbing Code Standards, published by the International Association of Plumbing and Mechanical Officials (IAPMO), with the appendices and amendments set forth in Chapters 51-56 and 51-57 WAC as the same now exist or may hereafter be amended. Provided, that any provisions of such code affecting sewers or fuel gas piping are not adopted.

G. In case of conflict among the codes adopted in subsections herein, the first named code shall govern over those following.

H. The Uniform Code for the Abatement of Dangerous Buildings, 1997 Edition, published by the International Conference of Building Officials is hereby adopted.

I. The rules adopted by the Washington State Building Code Council establishing standards for making buildings and facilities accessible to and usable by the physically disabled or elderly persons as provided in RCW 70.92.100 through 70.92.160. [Ord. 1614 § 1 (Att. A), 2020; Ord. 1506 § 1 (Att. A), 2015; Ord. 1478 § 1 (Att. A), 2014; Ord. 1227 § 1, 2004.]

15.04.020 Reserved.

Repealed by Ord. 1478. [Ord. 1227 § 1, 2004.]

15.04.030 General requirements for all referenced codes.

A. Expiration of Permits. All permits shall expire by limitation and be declared void if work is not started within 180 days of obtaining a permit, or work is abandoned for 180 days or more after beginning work. The holder of a nonexpired permit may apply for an extension of time when work is unable to commence within 180 days after permit issuance due to circumstances beyond the control of the permit holder. The city may extend the time limitation for commencing work not more than 180 days. No permit shall be extended more than once. If a permit is expired for time, a new permit may be obtained for one-half the permit fee for the value of the remainder of the work to finish the original permit.

B. Location of Reference Documents. All referenced codes are available for review at City Hall.

C. Fees. All permit fees shall be established in the rate and fee schedule of the city of Leavenworth.

D. Fee Refunds. The building official may authorize the refund as established in the rate and fee schedule of the city of Leavenworth.

E. Appeals. All appeals of any decision, order or determination relative to the application and interpretation of this title shall be made in conformance with LMC Title 21 to the hearing examiner appointed by the city.

Design Requirements – Climate and Geographic Design Criteria
Roof Snow Load	Ground Snow Load	Wind Speed	Wind Topo Effects	Weathering	Frost Line Depth	Termites	Winter Design Temp.	Ice Barrier under-layment	Flood Hazard	Air Freeze Index	Mean Annual Temp
85 PSF	115 PSF	85 MPH	Yes – “B”	Severe	24"	Moderate to Heavy	5 degrees F.	Yes	Yes	1050	51.5

[Ord. 1694 § 1 (Att. A-2), 2024; Ord. 1506 § 1 (Att. A), 2015; Ord. 1478 § 1 (Att. A), 2014; Ord. 1409 § 1 (Exh. A), 2012; Ord. 1227 § 1, 2004.]

Prior ordinance history: Ord. 854.