Chapter 15.04
BUILDING CODE
Sections:
15.04.030 Amendments generally.
15.04.040 International Building Code amendments.
15.04.060 International Residential Code amendments.
15.04.070 International Mechanical Code amendments.
15.04.080 Uniform Plumbing Code amendments.
15.04.100 International Property Maintenance Code amendments.
15.04.120 Manufactured home standards.
15.04.130 Development within flood hazard areas.
15.04.140 Administration and enforcement.
15.04.150 Certification of plans by architects and engineers.
15.04.170 Violation – Penalty.
15.04.180 Building permit fees.
15.04.190 Mobile home placement plan review fee.
15.04.200 Building valuation data.
15.04.010 Title.
This chapter shall be known as the building code of the city of Mount Vernon. (Ord. 3499 § 1, 2010).
15.04.015 Purpose.
These sections are enacted as an exercise of the police power of the city for the benefit of the public at large. No section is intended to create a special relationship with any individual, or individuals, nor to identify and protect any particular class of persons. The purpose of these sections is to provide minimum standards to safeguard life or limb, health or property, construction and public welfare, by regulating and controlling building and related work thereto. (Ord. 3499 § 1, 2010).
15.04.020 Adopted codes.
The edition of the below-listed codes identified in subsections A through L of this section shall be what is adopted in Chapter 19.27 RCW as it is currently written and as it is amended in the future; except for the modifications and/or amendments that are hereinafter specifically set forth within this chapter.
The referenced codes are for the purpose of establishing rules and regulations for the construction, alteration, removal, demolition, equipment, use, occupancy, location and maintenance of buildings and structures.
A. International Building Code, published by the International Code Council, amended by Chapter 51-50 WAC, and specifically including Appendices E, ICC/ANSI A117.1-2009 (Accessibility), and G (Flood-Resistant Construction);
B. International Residential Code (IRC), published by the International Code Council, amended by Chapter 51-51 WAC, specifically including Appendix F (Swimming Pools), Radon Control Methods, and Appendix Q (Dwelling Unit Fire Sprinkler Systems), and specifically excluding Chapters 11, 25 through 43, and Appendix V;
C. International Mechanical Code (IMC), published by the International Code Council, and amended by Chapter 51-52 WAC, except that the standards for liquefied petroleum gas installations shall be the NFPA 58 (Storage and Handling of Liquefied Petroleum Gases) and ANSI Z223.1/NFPA 54 (National Fuel Gas Code);
D. Uniform Plumbing Code (UPC), published by the International Association of Plumbing and Mechanical Officials, together with all supplements and amendments thereto, and subject to the modifications set forth in Chapters 51-56 and 51-57 WAC;
E. International Existing Building Code, published by the International Code Council and amended by Chapter 50-50 WAC;
F. International Fuel Gas Code, published by the International Code Council and amended by RCW 19.27.170 and Chapter 51-57 WAC;
G. International Property Maintenance Code, published by the International Code Council;
H. State Building Code adoption and amendment of the International Energy Conservation Code with Appendix Chapters, Commercial. Set forth in Chapter 51-11C WAC;
I. State Building Code adoption and amendment of the International Energy Conservation Code and Appendix Chapters, Residential. Set forth in Chapter 51-11R WAC;
J. Chapter 11 and other International Building Code requirements for barrier-free access, including ICC A117.1-2009 and Appendix E, are adopted pursuant to Chapters 70.92 and 19.27 RCW;
K. 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;
L. State Building Code adoption and amendment of the International Swimming Pool and Spa Code – WAC Title 51.
In case of conflict among the codes numerated in subsections A through L of this section, the first named code shall govern over those following. (Ord. 3825 § 3, 2021).
15.04.025 Definitions.
For the purposes of this chapter, certain abbreviations, terms, phrases, words and their derivatives shall be construed as specified in the codes referenced in MVMC 15.04.030 except as follows:
A. “City” or “the city” means the city of Mount Vernon.
B. “Existing building” means a building erected prior to the adoption of the current building code, or one for which a legal building permit has been issued and finalized.
C. “MVMC” means the Municipal Code of Mount Vernon.
D. “NFIP” means the National Flood Insurance Program.
E. “Occupancy” means the purpose for which a building, or part thereof, is used or intended to be used.
F. “Shall,” as used in this chapter, is mandatory. Whenever the word “shall” is used in the referenced adopted codes, it is defined to have the following meanings:
1. 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;
2. 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.
G. “RCW” means the Revised Code of Washington.
H. “Valuation” or “value” used in computing the plan review and permit (inspection) fees, means the total value of all construction work, including labor and materials, for which the permit is issued, as well as all finish work, painting, roofing, electrical, plumbing, heating, air-conditioning, elevators, fire-extinguishing systems, or any other permanent work or permanent equipment.
I. “WAC” means the Washington Administrative Code.
J. “Zoning” means MVMC Title 17. (Ord. 3499 § 1, 2010).
15.04.030 Amendments generally.
Pursuant to authority granted by the Revised Code of Washington under the State Building Code Act, amendments to the International Building Code, International Residential Code, International Mechanical Code, Uniform Plumbing Code, and International Property Maintenance Code are hereby adopted, with the following amendments as set forth in the following sections of this chapter, and apply within this jurisdiction. (Ord. 3825 § 4, 2021).
15.04.040 International Building Code amendments.
A. Section 104.8 of the International Building Code, the edition as outlined above within MVMC 15.04.020, 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.
B. Section 105.1 of the International Building Code, the edition as outlined above within MVMC 15.04.020, 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 or the Development Services Department as determined in Chapters 15.16 and 14.05 of the MVMC.
C. Sections 105.1.1 and 105.1.2 are amended to read as follows:
105.1.1 Annual permit. Delete this entire subsection. Annual permits shall not be issued within the City of Mount Vernon.
105.1.2 Annual permit records. Delete this entire subsection. Annual permit records shall not be valid within the City of Mount Vernon.
D. Section 105.2 of the International Building Code, the edition as outlined above within MVMC 15.04.020, is amended to delete paragraph 2 and add an enumerated paragraph “14” to the numbered paragraphs therein, as follows:
105.2 Work Exempt from Permit.
2. Fences not over 7 feet (2134mm) high that do not have masonry or concrete elements six (6) feet or more above adjacent grade.
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:
a. The structure is used exclusively for the protection or propagation of plants;
b. The structure is located a minimum of 20 feet from any property line or other structure; and,
c. A permit approving the location of the structure is obtained from the Development Services Department.
E. Section 105.3.2 of the International Building Code, the edition as outlined above within MVMC 15.04.020, is hereby amended to read as follows:
Building permit applications shall be subject to the requirements of MVMC 14.05.110.
F. Section 105.5 of the International Building Code, the edition as outlined above within MVMC 15.04.020, is hereby amended to read as follows:
Issued building permits shall expire within the timeframes outlined in MVMC 14.05.140.
G. Section 113.1 of the International Building Code, the edition as outlined above within MVMC 15.04.020, is hereby amended to read as follows:
113.1 General.
Consistent with Chapter 14.05 MVMC appeals of the Building Official’s determinations shall be heard by the Hearing Examiner.
H. Section 3002.4 of the International Building Code, the edition as outlined above within MVMC 15.04.020, is amended to read as follows:
3002.4 Elevator car to accommodate ambulance stretcher is amended to read as follows:
Where elevators are provided in buildings, four or more stories above grade plane or four or more stories below grade plane, or any R occupancy buildings with elevators serving one or more stories above or below ground access, at least one elevator shall be provided for fire department emergency access to all floors. The elevator car shall be such a size and arrangement to accommodate a 24-inch by 84-inch (610 mm by 1,930 mm) ambulance stretcher in the horizontal, open position and shall be identified by the international symbol for emergency medical services (star of life). The symbol shall not be less than 3 inches (76 mm) high and shall be placed inside on both sides of the hoistway door frame.
I. Section 3304.1 of the International Building Code, the edition as outlined above within MVMC 15.04.020, Adopted codes, 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. Drainage shall flow away from the building, away from adjoining property, and shall not create a nuisance.
J. Section 3304 of the International Building Code, the edition as outlined above within MVMC 15.04.020, 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 Mount Vernon 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.
K. Section 3313 is hereby added to the International Building Code, the edition as outlined above within MVMC 15.04.020, to read as follows:
3313 – Environmental impact statement.
An environmental impact statement shall be submitted where required by state statute.
L. Section 3410 of the International Building Code, the edition as outlined above within MVMC 15.04.020, is amended to read as follows:
3410 – 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 Mount Vernon.
• $200.00 – When located outside the City of Mount Vernon.
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.
M. International Building Code, the edition as outlined above within MVMC 15.04.020, Appendix Chapters D and H are hereby deleted. (Ord. 3825 § 5, 2021).
15.04.050 Conversions to Group B or M occupancies – International Building Code – Section 705 and Table 602 amended.
Repealed by Ord. 3825. (Ord. 3613 § 4, 2013).
15.04.060 International Residential Code amendments.
A. Section 105.2 of the International Residential Code, the edition as outlined above within MVMC 15.04.020, is amended to read as follows:
R105.2 Work exempt from permit.
Building Permits shall not be required for the following. Exemption from permit requirements of this code 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. The below listed work exempted from building permits may need other permits from the Development Services Department.
Building:
1. One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 200 square feet (18.58 m2) only when all of the following conditions are met:
a. The building is not used for sleeping purposes.
b. The building is not placed within a defined critical area or its buffer, unless critical areas review has been completed and the location has been approved.
c. The building is not located in a designated floodway.
d. The building meets all setback requirements found in the MVMC.
e. The building contains no plumbing.
f. A permit approving the location of the structure is obtained from the Development Services Department.
2. Retaining walls that are not over 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge.
3. Water tanks supported directly upon grade if the capacity does not exceed 5,000 gallons (18 927 L) and the ratio of height to diameter or width does not exceed 2 to 1.
4. Sidewalks and driveways.
5. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work.
6. Prefabricated swimming pools that are less than 30 inches (762 mm) deep.
7. Swings and other playground equipment.
8. Window awnings supported by an exterior wall which do not project more than 54 inches (1372 mm) from the exterior wall and do not require additional support.
9. Fences less than 7 feet in height from adjacent grade that do not have masonry or concrete elements above 6 feet only when a fence permit is obtained from the Development Services Department.
10. Decks, associated platforms and steps accessory to residential buildings constructed under the provisions of the IRC which are not more than 30 inches (762 mm) above adjacent grade plain and not over any basement or story below when a permit authorizing the location of said improvements is obtained from the Development Services Department.
11. Residential re-roof with only one existing layer and no roof decking repair.
12. Window and door replacement in-kind window replacement where no alteration of structural members, window U-value meets prescriptive requirements of the energy code, safety glazing is provided where required, fall protection is provided where required, and egress requirements are maintained.
Electrical:
Repairs and maintenance: A permit shall not be required for minor repair work, including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles.
Gas:
1. Portable heating, cooking or clothes drying appliances.
2. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
3. Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.
Mechanical:
1. Portable heating appliances.
2. Portable ventilation appliances.
3. Portable cooling units.
4. Steam, hot or chilled water piping within any heating or cooling equipment regulated by this code.
5. Replacement of any minor part that does not alter approval of equipment or make such equipment unsafe.
6. Portable evaporative coolers.
7. Self-contained refrigeration systems containing 10 pounds (4.54 kg) or less of refrigerant or that are actuated by motors of 1 horsepower (746 W) or less.
8. Portable-fuel-cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid.
The stopping of leaks in drains, water, soil, waste or vent pipe; provided, however, that if any concealed trap, drainpipe, water, soil, waste or vent pipe becomes defective and it becomes necessary to remove and replace the same with new material, such work shall be considered as new work and a permit shall be obtained and inspection made as provided in this code.
The clearing of stoppages or the repairing of leaks in pipes, valves or fixtures, and the removal and reinstallation of water closets, provided such repairs do not involve or require the replacement or rearrangement of valves, pipes or fixtures.
R105.2.1 Emergency repairs.
Where equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working business day to the building official.
R105.2.2 Repairs.
Application or notice to the building official is not required for ordinary repairs to structures, replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles. Such repairs shall not include the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or load-bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the egress requirements; nor shall ordinary repairs include addition to, alteration of, replacement or relocation of any water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring or mechanical or other work affecting public health or general safety.
R105.2.3 Public service agencies.
A permit shall not be required for the installation, alteration or repair of generation, transmission, distribution, metering or other related equipment that is under the ownership and control of public service agencies by established right.
Exemption from the permit requirements of this code 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 the City of Mount Vernon.
B. Table R301.2(1), Climatic and Geographic Design Criteria, of the International Residential Code, the edition as outlined above within MVMC 15.04.020, is amended to read as follows:
|
GROUND SNOW LOAD |
WIND SPEED (mph) |
SEISMIC DESIGN CATEGORY |
SUBJECT TO DAMAGE FROM |
WINTER DESIGN TEMP |
FLOOD HAZARDS |
ICE SHIELD UNDER-REQ |
AIR FREEZING INDEX |
MEAN ANNUAL TEMP |
|||
|---|---|---|---|---|---|---|---|---|---|---|---|
|
WEATHERING |
FROST DEPTH |
TERMITE |
DECAY |
||||||||
|
25 |
85 |
D1 |
MOD |
12 |
STM |
TM |
22 |
1985 |
NO |
129 |
50.5 |
For SI: 1 pound per square foot = 0.0479 kPa, 1 mile per hour = 0.447 m/s.
a. Weathering may require a higher strength concrete or grade of masonry than necessary to satisfy the structural requirements of this code. The weathering column shall be filled in with the weathering index (i.e., “negligible,” “moderate” or “severe”) for concrete as determined from the Weathering Probability Map [Figure R301.2(3)]. The grade of masonry units shall be determined from ASTM C 34, C 55, C 62, C 73, C 90, C 129, C 145, C 216 or C 652.
b. The frost line depth may require deeper footings than indicated in Figure R403.1 (1). The jurisdiction shall fill in the frost line depth column with the minimum depth of footing below finish grade.
c. The jurisdiction shall fill in this part of the table to indicate the need for protection depending on whether there has been a history of local subterranean termite damage.
d. The jurisdiction shall fill in this part of the table with the wind speed from the basic wind speed map [Figure R301.2(4)].Wind exposure category shall be determined on a site-specific basis in accordance with Section R301.2.1.4.
e. The outdoor design dry-bulb temperature shall be selected from the columns of 97 1/2-percent values for winter from Appendix D of the Uniform Plumbing Code. Deviations from the Appendix D temperatures shall be permitted to reflect local climates or local weather experience as determined by the building official.
f. The jurisdiction shall fill in this part of the table with the seismic design category determined from Section R301.2.2.1.
g. To establish flood hazard areas, the city has adopted flood hazard maps and supporting data. The flood hazard map shall include, at minimum, areas of special flood hazard as identified by the Federal Emergency Management Agency in an engineered report entitled “The Flood Insurance Study for the City of Mount Vernon, Washington” dated January 3, 1985, as amended or revised with the accompanying Flood Insurance Rate map (FIRM) and related supporting data along with any revisions. The adopted flood hazard map and supporting data are hereby adopted by reference and declared part of this section. If there is a conflict between the provisions of this code and the city’s floodplain management ordinance, (MVMC 15.36) the most restrictive provisions shall prevail.
h. In accordance with Sections R905.2.7.1, R905.4.3.1, R905.5.3.1, R905.6.3.1, R905.7.3.1 and R905.8.3.1, where there has been a history of local damage from the effects of ice damming, the jurisdiction shall fill in this part of the table with “YES”. Otherwise, the jurisdiction shall fill in this part of the table with “NO”.
i. The jurisdiction shall fill in this part of the table with the 100-year return period air freezing index (BF-days) from Figure R403.3(2) or from the 100-year (99%) value on the National Climatic Data Center data table “Air Freezing Index- USA Method (Base 32°Fahrenheit)” at www.ncdc.noaa.gov/fpsf.html.
j. The jurisdiction shall fill in this part of the table with the mean annual temperature from the National Climatic Data Center data table “Air Freezing Index-USA Method (Base 32°Fahrenheit)” at www.ncdc.noaa.gov/fpsf.html.
C. Section R313 of the International Residential Code Automatic Fire Sprinkler Systems, the edition as outlined above within MVMC 15.04.020, is not adopted. (Ord. 3825 § 7, 2021).
15.04.070 International Mechanical Code amendments.
Sections 1003, 1004, 1005, 1006, 1007, 1008, 1009, 1010, and 1011 of the International Mechanical Code, the edition as outlined above within MVMC 15.04.020, relating to boilers and pressure vessels are not adopted. Boilers and pressure vessels are regulated by Chapter 70.79 RCW and Chapter 296-104 WAC. (Ord. 3613 § 6, 2013).
15.04.080 Uniform Plumbing Code amendments.
Chapters 12 and 15 of the Uniform Plumbing Code, the edition as outlined above within MVMC 15.04.020, are not adopted. (Ord. 3613 § 7, 2013).
15.04.090 Reserved.
(Ord. 3499 § 1, 2010).
15.04.100 International Property Maintenance Code amendments.
Section 202, General Definitions, of the International Property Maintenance Code, the edition as outlined above within MVMC 15.04.020, is hereby amended to add the following subsection:
Drug Properties and Structures. It is hereby declared that any building, structure and/or associated property wherein or upon which the manufacture, distribution, production or storage of illegal drugs or the precursors to create illegal drugs has taken place in a manner which could endanger the public, such building, structure and/or associated property is of a classification of property calling for the special procedures set forth in this section. The building official is authorized to abate dangerous conditions created by such buildings, structures and/or associated properties as follows:
A. Due to public safety hazard in drug-production facilities, the utilities shall be disconnected;
B. Building(s) and structures will be inspected to determine compliance with all city ordinances and codes;
C. Building(s) and any entry gates to the property will be secured against entry as required by the Building Official;
D. No reconnection of utilities or reoccupancy of the building(s), structures or property shall be allowed until all violations have been remedied, and all dangerous conditions abated to the satisfaction of the building official and a notice of release for reoccupancy has been received from the health department.
(Ord. 3613 § 8, 2013).
15.04.110 Uniform Code for the Abatement of Dangerous Buildings amendments.
Repealed by Ord. 3825. (Ord. 3499 § 1, 2010).
15.04.120 Manufactured home standards.
A. Definition. “Manufactured home” means a home required to be titled under RCW Title 46, which has not been previously titled to a retail purchaser, and is not a “used home.” A used home is defined as a home that has been previously sold at retail and has been subjected to tax under Chapter 82.08 RCW, or which has been previously used and has been subjected to tax under Chapter 82.12 RCW, and which has substantially lost its identity as a manufactured home unit at the time of sale by virtue of its being fixed in location upon land owned or leased by the owner of the home and placed on a foundation (posts or blocks) with fixed pipe connections with sewer, water, and other utilities.
B. Standards. Manufactured homes shall be set upon a permanent foundation as specified by the manufacturer. A permanent foundation is defined as a slab or strip footings. The space from the bottom of the home to the ground shall be enclosed by concrete or an approved concrete product, which can be either load bearing or decorative. The home shall be thermally equivalent to the Washington State Energy Code, shall comply with all local design and development standards applicable to all other homes within the neighborhood in which it is to be located, and shall meet all other requirements for a designated manufactured home as defined in RCW 35.63.160. (Ord. 3499 § 1, 2010).
15.04.130 Development within flood hazard areas.
All development within areas of special flood hazards as defined under Chapter 15.36 MVMC shall be further regulated pursuant to the regulations set forth in that chapter as now or hereafter amended. (Ord. 3613 § 9, 2013).
15.04.140 Administration and enforcement.
The building code of the city of Mount Vernon shall be administered and enforced by the building official of the city. The building official of the city shall be deemed to be the authority charged with enforcement as defined in Section 104 of the International Building Code, Section 104 of the International Mechanical Code, and Section 104 of the International Fuel Gas Code. The building official shall also be deemed the “Authority having Jurisdiction” as such term is defined in Section 203 of the Uniform Plumbing Code, for the purpose of enforcing and administering the provisions of the Uniform Plumbing Code, the edition as outlined above within MVMC 15.04.020. (Ord. 3613 § 10, 2013).
15.04.150 Certification of plans by architects and engineers.
The original set of any plans, computations or specifications submitted as part of or in conjunction with any application for a building permit which has been required by the building official to be prepared by an engineer or architect licensed by the state shall be submitted with an original stamp or seal and signature of such engineer or architect on each page thereof. Electronic stamps, seals and signatures from engineers or architects shall be provided in compliance with the standards of the applicable professional licensing board. No application for which such plans, computations or specifications have been required shall be deemed complete until such original stamp or seal and signature have been affixed. (Ord. 3825 § 9, 2021).
15.04.160 Unlawful acts.
It is unlawful for any person, firm or corporation to erect, construct, enlarge, alter, repair, move, improve, convert, demolish, equip, use, or cause the same to be done, contrary to or in violation of any of the provisions of this chapter and codes adopted by reference. (Ord. 3499 § 1, 2010).
15.04.170 Violation – Penalty.
Any person violating or failing to comply with the provisions contained in this chapter shall be subject to the enforcement provisions contained in MVMC Title 19 entitled Code Enforcement. (Ord. 3499 § 1, 2010).
15.04.180 Building permit fees.
A. General. Fees shall be assessed in accordance with the provisions of this section.
B. Building Permit Fees. The fee for each permit shall be as outlined below in Tables 15.04.180(A), (B) and (C); provided, that the city council may amend such Table 15.04.180(A) by appropriate resolution. The determination of value or valuation under any of the provisions of this code shall be made by the building official. The value to be used in computing the building permit and building plan review fees shall be 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.
|
TOTAL VALUATION |
FEE |
|---|---|
|
$1.00 to $500.00 |
$23.50 |
|
$501.00 to $2,000.00 |
$23.50 for the first $500.00 plus $3.05 for each additional $100.00, or fraction thereof, to and including $2,000.00 |
|
$2,001.00 to $25,000.00 |
$69.25 for the first $2,000.00 plus $14.00 for each additional $1,000.00, or fraction thereof, to and including $25,000.00 |
|
$25,001.00 to $50,000.00 |
$391.75 for the first $25,000.00 plus $10.10 for each additional $1,000.00, or fraction thereof, to and including $50,000.00 |
|
$50,001.00 to $100,000.00 |
$643.75 for the first $50,000.00 plus $7.00 for each additional $1,000.00, or fraction thereof, to and including $100,000.00 |
|
$100,001.00 to $500,000.00 |
$993.75 for the first $100,000.00 plus $5.60 for each additional $1,000.00, or fraction thereof, to and including $500,000.00 |
|
$500,001.00 to $1,000,000.00 |
$3,233.75 for the first $500,000.00 plus $4.75 for each additional $1,000.00, or fraction thereof, to and including $1,000,000.00 |
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$1,000,001.00 and up |
$5,608.75 for the first $1,000,000.00 plus $3.65 for each additional $1,000.00, or fraction thereof |
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1. Inspections outside normal business hours (minimum charge – two hours) |
$125.00* |
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2. Reinspection fees |
$125.00* |
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3. Inspections for which no fee is specifically indicated (minimum charge – one-half hour) |
$125.00* |
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4. Additional plan review required by changes, additions or revisions to plans |
$125.00* |
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5. For use of outside consultants for plan checking or inspections, or both |
Actual Costs** |
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6. Fence permit fee |
$15.00 |
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7. Temporary certificate of occupancy |
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First temporary certificate of occupancy |
$100.00 |
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Additional renewals each |
$250.00 |
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8. Technology fee |
6% of building permit and plan check fee |
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9. Floodplain development permits |
$100.00 when elevation certificate is not required $250.00 when elevation certificates are required |
*Or the total hourly cost to the jurisdiction, whichever is greatest. This cost shall include supervision, overhead, equipment, hourly wages and fringe benefits of the employees involved.
**Actual costs include administrative and overhead costs.
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Permit Issuance and Heaters |
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1. For the issuance of each mechanical permit |
$25.00 |
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2. For issuing each supplemental permit for which the original permit has not expired, been canceled or finaled |
$6.50 |
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Unit Fee Schedule |
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(Note: The following do not include permit-issuing fee.) |
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1. Furnaces |
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For the installation or relocation of each forced-air or gravity-type furnace or burner, including ducts and vents attached to such appliance, up to and including 100,000 Btu/h (29.3 kW) |
$25.00 |
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For the installation or relocation of each forced-air or gravity-type furnace or burner, including ducts and vents attached to such appliance over 100,000 Btu/h (29.3 kW) |
$40.00 |
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For the installation or relocation of each floor furnace, including vent |
$25.00 |
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For the installation or relocation of each suspended heater, recessed wall heater or floor-mounted unit heater |
$25.00 |
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2. Appliance Vents |
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For the installation, relocation or replacement of each appliance vent installed and not included in an appliance permit |
$15.00 |
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3. Repairs or Additions |
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For the repair of, alteration of, or addition to each heating appliance, refrigeration unit, cooling unit, absorption unit, or each heating, cooling, absorption or evaporative cooling system, including installation of controls regulated by the mechanical code |
$15.00 |
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4. Boilers, Compressors and Absorption Systems |
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For the installation or relocation of each boiler or compressor to and including three horsepower (10.6 kW), or each absorption system to and including 100,000 Btu/h (29.3 kW) |
$25.00 |
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For the installation or relocation of each boiler or compressor over three horsepower (10.6 kW) to and including 15 horsepower (52.7 kW), or each absorption system over 100,000 Btu/h (29.3 kW) to and including 500,000 Btu/h (146.6 kW) |
$40.00 |
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For the installation or relocation of each boiler or compressor over 15 horsepower (52.7 kW) to and including 30 horsepower (105.5 kW), or each absorption system over 500,000 Btu/h (146.6 kW) to and including 1,000,000 Btu/h (293.1 kW) |
$52.00 |
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For the installation or relocation of each boiler or compressor over 30 horsepower (105.5 kW) to and including 50 horsepower (176 kW), or each absorption system over 1,000,000 Btu/h (293.1 kW) to and including 1,750,000 Btu/h (512.9 kW) |
$70.00 |
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For the installation or relocation of each boiler or compressor over 50 horsepower (176 kW), or each absorption system over 1,750,000 Btu/h (512.9 kW) |
$100.00 |
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5. Air Handlers |
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For each air-handling unit to and including 10,000 cubic feet per minute (cfm) (4,719 L/s), including ducts attached thereto |
$15.00 |
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Note: This fee does not apply to an air-handling unit which is a portion of a factory-assembled appliance, cooling unit, evaporative cooler or absorption unit for which a permit is required elsewhere in the mechanical code. |
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For each air-handling unit over 10,000 cfm (4,719 L/s) |
$20.00 |
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6. Evaporative Coolers |
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For each evaporative cooler other than portable type |
$15.00 |
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7. Ventilation and Exhaust |
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For each ventilation fan connected to a single duct |
$15.00 |
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For each ventilation system which is not a portion of any heating or air-conditioning system authorized by a permit |
$15.00 |
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For the installation of each hood which is served by mechanical exhaust, including the ducts for such hood. Type I/II commercial hoods |
$25/$50 |
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8. Incinerators |
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For the installation or relocation of each domestic-type incinerator |
$25.00 |
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For the installation or relocation of each commercial or industrial-type incinerator |
$80.00 |
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9. Miscellaneous |
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For each appliance or piece of equipment regulated by the mechanical code but not classed in other appliance categories, or for which no other fee is listed in the table |
$15.00 |
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10. Gas-Piping System |
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For each gas-piping system one to five outlets |
$10.00 |
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For each gas-piping system of five or more outlets, per outlet |
$2.00 |
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1. Inspection outside of normal business hours, per hour (minimum charge – two hours) |
$125.00* |
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2. Reinspection fees |
$125.00* |
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3. Inspections for which no fee is specifically indicated, per hour (minimum charge – one-half hour) |
$125.00* |
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4. Additional plan review required by changes, additions or revisions to plans or to plans for which an initial review has been completed (minimum charge – one-half hour) |
$125.00* |
*Or the total hourly cost to the jurisdiction, whichever is the greatest. This cost shall include supervision, overhead, equipment, hourly wages and fringe benefits of the employees involved.
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Permit Issuance |
Fee |
|---|---|
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1. For issuing each permit |
$25.00 |
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2. For issuing each supplemental permit |
$10.00 |
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Unit Fee Schedule (in addition to items 1 and 2 above) |
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1. For each plumbing fixture on one trap or a set of fixtures on one trap (including water, drainage piping and backflow protection therefor) |
$10.00 |
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2. For each building sewer and each trailer park sewer |
$15.00 |
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3. Rainwater systems – per drain (inside building) |
$10.00 |
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4. For each cesspool (where permitted) |
$25.00 |
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5. For each private sewage disposal system |
$40.00 |
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6. For each water heater and/or vent |
$10.00 |
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7. For each gas-piping system of one to five outlets |
$10.00 |
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8. For each additional gas-piping system outlet, per outlet |
$2.00 |
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9. For each industrial waste pretreatment interceptor including its trap and vent, except kitchen-type grease interceptors functioning as fixture traps |
$10.00 |
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10. For each installation, alteration or repair of water piping and/or water treating equipment, each |
$10.00 |
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11. For each repair or alteration of drainage or vent piping, each fixture |
$10.00 |
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12. For each lawn sprinkler system on any one meter including backflow protection devices therefor |
$10.00 |
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13. For each backflow protective device other than atmospheric type vacuum breakers: |
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Two-inch (51 mm) diameter and smaller |
$10.00 |
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Over two-inch (51 mm) diameter |
$15.00 |
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14. For each gray water system |
$40.00 |
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15. For initial installation and testing for a reclaimed water system |
$30.00 |
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16. For each annual cross-connection testing of a reclaimed water system (excluding initial test) |
$30.00 |
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17. For each medical gas-piping system serving one to five inlet(s)/outlet(s) for a specific gas |
$60.00 |
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18. For each additional medical gas inlet(s)/outlet(s) |
$5.00 |
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1. Inspections outside of normal business hours |
$125.00* |
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2. Reinspection fee |
$125.00* |
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3. Inspections for which no fee is specifically indicated |
$125.00* |
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4. Additional plan review required by changes, additions or revisions to approved plans (minimum charge – one-half hour) |
$125.00* |
*Per hour for each hour worked or the total hourly cost to the jurisdiction, whichever is greater. This cost shall include supervision, overhead, equipment, hourly wages and fringe benefits of all the employees involved.
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 a plan review fee shall be paid at the time the permit application is submitted. Such plan review fee shall be 65 percent of the building permit fee. The plan review fees specified in this section are separate fees from the 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 15.04.180(A).
E. Temporary Certificate of Occupancy Fees. The building official is authorized to issue a temporary certificate of occupancy before the completion of the entire work covered by the permit; provided, that such portion or portions shall be occupied safely. Application for a temporary certificate of occupancy shall require a fee of $100.00 for the first TCO and each additional renewal fee will be $250.00. Standard time frame for temporary certificates of occupancy shall be 180 days.
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 60 days of the date by which such notification was given. All permit applications shall expire by limitation on a date 60 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 U.S. mail. The applicant shall promptly advise the city of any changes that would limit or otherwise hinder the city in contacting the applicant.
G. Notwithstanding subsection D of this section, where a plan review has been conducted and a permit approved for issuance, but no permit is issued through no fault attributable to the city, an applicant may submit plan review fees to the city within 60 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 30 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 30-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 30-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. Reinspections. A reinspection fee may be assessed for each inspection or reinspection when such portion of work for which inspection is called is not complete or when corrections called for are not made. This section is not to be interpreted as requiring reinspection fees the first time a job is rejected for failure to comply with the requirements of the codes, but as controlling the practice of calling for inspections before the job is ready for such inspection or reinspection.
J. 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 15.04.180(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.
K. 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 80 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 no later than 180 days after the date of fee payment. Plan review fees are not refundable.
L. Building Permit Fees. The activities of the State Building Code Council are supported by permit fees collected by each city and county. Section 19.27.085 of the State Building Code Act requires the imposition of a fee on residential and commercial building permits issued by the city plus an additional surcharge for each residential unit, not including the first unit, on each building containing more than one residential unit. The city hereby adopts RCW 19.27.085(3) by this reference as if it was fully set forth herein as it is currently written and as it may be amended in the future.
For the purpose of this fee, Chapter 51-05 WAC defines building permits as any permit to construct, enlarge, alter, repair, move, improve, remove, convert or demolish any building or structure regulated by the building code. Exempt from the fee are plumbing, electrical, mechanical permits, permits issued to install a mobile/manufactured home, commercial coach or factory built structure, or permits issued pursuant to the International Fire Code.
Each city and county shall remit moneys collected to the State Treasury quarterly. No remittance is required until a minimum of $50.00 has accumulated.
These permit fees are the amounts current in January 2016. Such fees may be changed by the State Legislature. (Ord. 3825 § 10, 2021).
15.04.190 Mobile home placement plan review fee.
A building permit will be required before any mobile home will be placed in the city. A fee of $100.00 shall be charged for mobile homes placed in mobile home parks. A fee of $150.00 shall be charged for singlewide mobile homes and $250.00 for doublewide or triple-wide 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. (Ord. 3499 § 1, 2010).
15.04.200 Building valuation data.
For the purposes of determining valuation for issuance of building permits and charging building permit fees, the current building valuation data published in the Building Safety Journal published by the International Code Council shall be utilized. (Ord. 3499 § 1, 2010).