4-5-050 INTERNATIONAL BUILDING CODE:
A. ADOPTION:
1. The 2021 Edition of the International Building Code (IBC), as adopted and amended by the State Building Code Council in chapter 51-50 WAC, as published by the International Code Council, excluding Chapter 1, Administration, is adopted by reference, together with the following amendments and additions. The Construction Administrative Code, as set forth in RMC 4-5-060, shall apply in place of IBC Chapter 1, Administration.
2. Exceptions to the IBC: The provisions of this code do not apply to temporary growing structures used solely for the commercial production of horticultural plants including ornamental plants, flowers, vegetables, and fruits. “Temporary growing structure” means a structure that has the sides and roof covered with polyethylene, polyvinyl, or similar flexible synthetic material and is used to provide plants with either frost protection or increased heat retention. A temporary growing structure is not considered a building for purposes of this code.
The provisions of this code do not apply to the construction, alteration, or repair of temporary worker housing except as provided by rule adopted under chapter 70.114A RCW or Chapter 37, Laws of 1998 (SB 6168). “Temporary worker housing” means a place, area, or piece of land where sleeping places or housing sites are provided by an employer for his or her employees or by another person, including a temporary worker housing operator, who is providing such accommodations for employees, for temporary, seasonal occupancy and includes “labor camps” under RCW 70.54.110.
3. Appendix E – Supplementary Accessibility Requirements, of the 2021 Edition of the International Building Code is also adopted by reference.
4. Reserved.
5. The ICC A117.1-2017, Accessible and Useable Buildings and Facilities, is hereby adopted by reference, and all provisions therein shall be mandatory requirements, as prescribed by the Building Official. (Amd. Ord. 5297, 7-2-2007; Ord. 5554, 10-11-2010; Ord. 5709, 4-14-2014; Ord. 5810, 7-11-2016; Ord. 6010, 1-25-2021; Ord. 6133, 3-4-2024)
B. APPLICABILITY:
It shall be unlawful for any person, firm or corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert or demolish, equip, use, occupy or maintain any building or structure in the city, or cause or permit the same to be done, contrary to or in violation of any of the provisions of this Code. (Amd. Ord. 5297, 7-2-2007)
C. CITY AMENDMENTS TO THE INTERNATIONAL BUILDING CODE:
1. Height: Section 905.3.1 of the International Building Code is amended to read as follows:
905.3.1, Height: Class III standpipe systems shall be installed throughout a building where the floor level of the highest story is located more than twenty feet (20') above the lowest level of the fire department vehicle access, or where the floor level of the lowest story is located more than twenty feet (20') below the highest level of fire department vehicle access.
Exceptions:
i. Class I standpipes are allowed in buildings equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 or 903.3.1.2.
ii. Class I manual standpipes are allowed in open parking garages where the highest floor is located not more than one hundred fifty feet (150') above the lowest level of fire department vehicle access.
iii. Class I manual dry standpipes are allowed in open parking garages that are subject to freezing temperatures, provided that the hose connections are located as required for Class II standpipes in accordance with Section 905.5.
iv. Class I standpipes are allowed in basements equipped throughout with an automatic sprinkler system.
v. Group R-3 does not require standpipes.
2. Section 905.3 of the International Building Code is amended to add a new subsection, to read as follows:
905.3.9, High Rise Building Standpipes: Standpipe risers shall be combination standpipe/sprinkler risers using a minimum pipe size of six inches (6"). Two (2) two and one-half-inch (2-1/2") hose connections shall be provided on every intermediate floor level landing in every required stairway unless otherwise approved by the fire code official. Where pressure reduction valves (PRV) are required, each hose connection shall be provided with its own PRV. The system shall be designed to provide a minimum flow of three hundred (300) gpm at a minimum pressure of one hundred fifty (150) psi (maximum two hundred (200) psi) at each standpipe connection, in addition to the flow and pressure requirements contained in NFPA 14.
3. Dry Standpipes: Section 905.8 of the International Building Code is amended to read as follows:
Dry standpipes when approved by the fire code official are acceptable in other than high-rise buildings.
4. Snow Loads: Section 1608 of the International Building Code is amended as follows:
1608.1 General.
Design snow loads shall be determined in accordance with Chapter 7 of ASCE 7, but the design roof load shall not be less than that determined by Section 1607. Furthermore, the design roof snow load shall be twenty five (25) pounds per square foot. When using this roof snow load it will be left to the engineer’s judgment whether to consider drift or sliding snow. However, the engineer shall consider a rain on snow surcharge of at least five (5) pounds per square foot for roof slopes less than five degrees (5°).
All remaining sections of 1608 are not adopted. (Ord. 6133, 3-4-2024)
5. Elevator Car to Accommodate Ambulance Stretcher: Section 3002.4 of the International Building Code is amended to read as follows:
3002.4 Elevator car to accommodate ambulance stretcher. Where elevators are provided in buildings four (4) or more stories above, or four (4) or more stories below, grade plane; or in any R-1, R-2, Group B medical care office; or I occupancy building provided with an elevator regardless of the number of stories, at least one (1) elevator shall be provided for fire department emergency access to all floors. The elevator car shall be of such a size and arrangement to accommodate an ambulance stretcher forty inches (40”) by eighty-four inches (84”) (610 mm by 2,134 mm) with not less than five-inch (5”) (127 mm) radius corners, 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 three inches (3”) (76 mm) in height and shall be placed inside on both sides of the hoistway door frame. (Ord. 5810, 7-11-2016; Ord. 6010, 1-25-2021)
D. CITY AMENDMENTS TO THE IBC RELATING TO SPRINKLER REQUIREMENTS:
The following sections of Chapter 9 of the International Building Code are amended to read as follows:
1. Section 903.2, Where required. Approved automatic sprinkler systems in new buildings and structures shall be provided in the locations described in this Section.
All newly constructed buildings with a gross square footage of five thousand (5,000) or greater square feet, regardless of type of use as well as zero lot line townhouses within an aggregate area of all connected townhouses equaling five thousand (5,000) square feet or greater square feet must be sprinklered. Additions to existing buildings which would result in a gross floor area greater than five thousand (5,000) square feet must be retrofitted with an automatic sprinkler system.
Exceptions:
a. One time additions to Group R-3 occupancies of up to five hundred (500) square feet are permitted without compliance with this Section.
b. One- and two-family dwellings and townhouses built in compliance with the International Residential Code and meeting fire flow and access requirements of the City of Renton.
When not required by other provisions of this Chapter, a fire extinguishing system installed in accordance with NFPA 13 may be used for increases and substitutions allowed in Sections 504.2, 504.3, 506.3 506.2 and Table 601. (Ord. 5810, 7-11-2016)
2. Section 903.2.1.1, Group A-1. An automatic sprinkler system shall be provided for Group A-1 occupancies where one (1) of the following conditions exists:
a. The gross floor area exceeds five thousand (5,000) square feet;
b. The fire area has an occupant load of three hundred (300) or more;
c. The fire area is located on a floor other than the level of exit discharge; or
d. The fire area contains a multi theater complex.
3. Section 903.2.1.2, Group A-2. An automatic sprinkler system shall be provided for Group A-2 occupancies where one (1) of the following conditions exists:
a. The gross floor area exceeds five thousand (5,000) square feet;
b. The fire area has an occupant load of one hundred (100) or more; or
c. The fire area is located on a floor other than a level of exit discharge serving such occupancies.
4. Section 903.2.1.3, Group A-3. An automatic sprinkler system shall be provided for Group A-3 occupancies where one (1) of the following conditions exists:
a. The gross floor area exceeds five thousand (5,000) square feet;
b. The fire area has an occupant load of three hundred (300) or more; or
c. The fire area is located on a floor other than a level of exit discharge serving such occupancies.
5. Section 903.2.1.4, Group A-4. An automatic sprinkler system shall be provided for Group A-4 occupancies where one (1) of the following conditions exists:
a. The gross floor area exceeds five thousand (5,000) square feet;
b. The fire area has an occupant load of three hundred (300) or more; or
c. The fire area is located on a floor other than the level of exit discharge serving such occupancies.
6. Section 903.2.1.5, Group A-5. An automatic sprinkler system shall be provided for Group A-5 occupancies in the following areas: concession stands, retail areas, press boxes and other accessory use areas in excess of one thousand (1,000) square feet.
7. Section 903.2.2, Group B ambulatory health care facilities. An automatic sprinkler system shall be installed throughout all fire areas containing a Group B ambulatory health care facility occupancy when either of the following conditions exists at any time:
a. Four (4) or more care recipients are incapable of self-preservation.
b. One (1) or more care recipients who are incapable of self-preservation are located at other than the level of exit discharge serving such an occupancy.
8. Section 903.2.3, Group E. An automatic sprinkler system shall be provided for Group E occupancies as follows:
a. Throughout all Group E fire areas greater than five thousand (5,000) square feet in area.
b. Throughout every portion of educational buildings below the lowest level of exit discharge serving that portion of the building.
Exception:
Portable school classrooms, provided aggregate area of clusters of portable school classrooms does not exceed five thousand (5,000) square feet; and clusters of portable school classrooms shall be separated as required by the building code. (Ord. 5810, 7-11-2016)
9. Section 903.2.4, Group B, F, and S Occupancies. An automatic sprinkler system shall be provided throughout all buildings containing a Group B, F, or S occupancy with over five thousand (5,000) square feet of gross floor area.
10. Section 903.2.4.1, Woodworking Operations. An automatic sprinkler system shall be provided throughout all Group F-1 occupancy fire areas that contain woodworking operations in excess of two thousand five hundred (2,500) square feet in area which generate finely divided combustible waste or which use finely divided combustible materials.
11. Section 903.2.5, Group H. Automatic sprinkler systems shall be provided in high-hazard occupancies as required in Sections 903.2.5.1 through 903.2.5.3.
12. Section 903.2.5.1, General. An automatic sprinkler system shall be installed in Group H occupancies.
13. Section 903.2.5.2, Group H-5 Occupancies. An automatic sprinkler system shall be installed throughout buildings containing Group H-5 occupancies. The design of the sprinkler system shall not be less than that required under the International Building Code for the occupancy hazard classifications in accordance with Table 903.2.5.2.
Where the design area of the sprinkler system consists of a corridor protected by one (1) row of sprinklers, the maximum number of sprinklers required to be calculated is thirteen (13).
|
LOCATION |
OCCUPANCY HAZARD CLASSIFICATION |
|---|---|
|
Fabrication areas |
Ordinary Hazard Group 2 |
|
Service corridors |
Ordinary Hazard Group 2 |
|
Storage rooms without dispensing |
Ordinary Hazard Group 2 |
|
Storage rooms with dispensing |
Extra Hazard Group 2 |
|
Corridors |
Ordinary Hazard Group 2 |
14. Section 903.2.5.3 Pyroxylin Plastic. An automatic sprinkler system shall be provided in buildings, or portions thereof, where cellulose nitrate film or Pyroxylin plastics are manufactured, stored or handled in quantities exceeding one hundred (100) pounds.
15. Section 903.2.7, Group M. An automatic sprinkler system shall be provided throughout buildings containing a Group M occupancy where one (1) of the following conditions exists:
a. Where a Group M gross floor area exceeds five thousand (5,000) square feet;
b. Where a Group M fire area is located more than three (3) stories above grade plane;
c. Where the combined area of all Group M fire areas on all floors, including any mezzanines, exceeds five thousand (5,000) square feet; or
d. A Group M occupancy used for display and sale of upholstered furniture or mattresses exceeds five thousand (5,000) square feet. (Ord. 5810, 7-11-2016)
16. Section 903 is amended by adding Sections 903.2.8.5 and 903.2.8.6 to read as follows:
Section 903.2.8.5 – Group R-3 occupancy. When the occupancy has over five thousand (5,000) square feet of gross floor area.
Section 903.2.8.6 – Dwellings. When proposed within all residential zones, clustered or constructed so that, when attached, the total square foot gross floor area of all dwelling units exceeds five thousand (5,000) square feet. For the purpose of this subsection, portions of buildings separated by one (1) or more firewalls will not be considered a separate building. (Ord. 5810, 7-11-2016)
17. Section 903.2.9, Group S-1. An automatic sprinkler system shall be provided throughout all buildings containing a Group S-1 occupancy where one of the following conditions exists:
a. A Group S-1 fire area exceeds five thousand (5,000) square feet.
b. A Group S-1 fire area is located more than three (3) stories above grade plane.
c. The combined area of all Group S-1 fire areas on all floors, including any mezzanines, exceeds five thousand (5,000) square feet.
d. A Group S-1 fire area used for the storage of commercial motor vehicles where the fire area exceeds five thousand (5,000) square feet.
e. A Group S-1 occupancy used for the storage of upholstered furniture or mattresses exceeds two thousand five hundred (2,500) square feet. (Ord. 5810, 7-11-2016)
18. Section 903.2.9.1, Repair Garages. An automatic sprinkler system shall be provided throughout all buildings used as repair garages in accordance with Section 406 of the International Building Code, as shown:
a. Buildings having two (2) or more stories above grade plane, including basements, with a fire area containing a repair garage exceeding five thousand (5,000) square feet.
b. Buildings no more than one (1) story above grade plane, with a fire area containing a repair garage exceeding five thousand (5,000) square feet.
c. Buildings with repair garages servicing vehicles parked in basements.
d. A Group S-1 fire area used for the repair of commercial motor vehicles where the fire area exceeds five thousand (5,000) square feet. (Ord. 5810, 7-11-2016)
19. Section 903.2.9.2, Bulk Storage of Tires. Buildings and structures where the area for the storage of tires exceeds twenty thousand (20,000) cubic feet shall be equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1. (Ord. 5810, 7-11-2016)
20. Section 903.2.10, Group S-2 Enclosed Parking Garages. An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages in accordance with Section 406.4 of the International Building Code as follows:
a. Where the fire area of the enclosed parking garage exceeds five thousand (5,000) square feet; or
b. Where the enclosed parking garage is located beneath other groups.
Exception: Enclosed parking garages located beneath Group R-3 occupancies. (Ord. 5810, 7-11-2016)
21. Section 903.2.10.1, Commercial Parking Garages. An automatic sprinkler system shall be provided throughout buildings used for storage of commercial motor vehicles where the fire area exceeds five thousand (5,000) square feet. (Ord. 5810, 7-11-2016)
22. Section 903.2.11, Specific building areas and hazards. In all occupancies an automatic sprinkler system shall be installed for building design or hazards in the locations set forth in Sections 903.2.11.1 through 903.2.11.6.
Exception: Groups R-3 and U. (Ord. 5810, 7-11-2016)
23. Section 903.2.11.1, Stories Without Openings. An automatic sprinkler system shall be installed throughout all stories, including basements, of all buildings where the floor area exceeds one thousand five hundred (1,500) square feet and where there is not provided at least one (1) of the following types of exterior wall openings:
a. Openings below grade that lead directly to ground level by an exterior stairway complying with Section 1009 or an outside ramp complying with Section 1010. Openings shall be located in each fifty (50) linear feet, or fraction thereof, of exterior wall in the story on at least one (1) side. The required openings shall be distributed such that the lineal distance between adjacent openings does not exceed fifty feet (50').
b. Openings entirely above the adjoining ground level totaling at least twenty (20) square feet in each fifty (50) linear feet, or fraction thereof, of exterior wall in the story on at least one (1) side. The required openings shall be distributed such that the lineal distance between adjacent openings does not exceed fifty feet (50'). (Ord. 5810, 7-11-2016)
24. Section 903.2.11.1.1, Opening Dimensions and Access. Openings shall have a minimum dimension of not less than thirty inches (30"). Such openings shall be accessible to the fire department from the exterior and shall not be obstructed in a manner that fire fighting or rescue cannot be accomplished from the exterior. (Ord. 5810, 7-11-2016)
25. Section 903.2.11.1.2, Openings on One Side Only. Where openings in a story are provided on only one side and the opposite wall of such story is more than seventy-five feet (75') from such openings, the story shall be equipped throughout with an approved automatic sprinkler system or openings as specified above shall be provided on at least two sides of the story. (Ord. 5810, 7-11-2016)
26. Section 903.2.11.1.3, Basements. Where any portion of a basement is located more than seventy-five feet (75') from openings required by Section 903.2.11.1, or where walls, partitions or other obstructions are installed that restrict the application of water from hose streams, the basement shall be equipped throughout with an approved automatic sprinkler system. (Ord. 5810, 7-11-2016)
27. Section 903.2.11.2, Rubbish and Linen Chutes. An automatic sprinkler system shall be installed at the top of rubbish and linen chutes and in their termination rooms. Chutes shall have additional sprinkler heads installed at alternate floors and at the lowest intake. Where a rubbish chute extends through a building more than one (1) floor below the lowest intake, the extension shall have sprinklers installed that are recessed from the drop area of the chute and protected from freezing in accordance with Section 903.1.1. Such sprinklers shall be installed at alternate floors beginning with the second level below the last intake and ending with the floor above the discharge. Chute sprinklers shall be accessible for servicing. (Ord. 5810, 7-11-2016)
28. Section 903.2.11.3, Buildings Fifty-Five Feet (55') or More in Height. An automatic sprinkler system shall be installed throughout buildings that have one or more stories with an occupant load of thirty (30) or more located fifty-five feet (55') or more above the lowest level of fire department vehicle access, measured to the finished floor.
Exceptions:
a. Open parking structures; and
b. Occupancies in Group F-2. (Ord. 5810, 7-11-2016)
29. Section 903.2.11.4, Ducts Conveying Hazardous Exhausts. Where required by the International Mechanical Code, automatic sprinklers shall be provided in ducts conveying hazardous exhaust, flammable or combustible materials.
Exception: Ducts where the largest cross-sectional diameter of the duct is less than ten inches (10"). (Ord. 5810, 7-11-2016)
30. Section 903.2.11.5, Commercial Cooking Operations. An automatic sprinkler system shall be installed in a commercial kitchen exhaust hood and duct system where an automatic sprinkler system is used to comply with Section 904. (Ord. 5810, 7-11-2016)
31. Section 903.2.11.6, Other Required Suppression Systems. In addition to the requirements of Section 903.2, the provisions indicated in Table 903.2.11.6 require the installation of a fire suppression system for certain buildings and areas. (Ord. 5810, 7-11-2016)
32. Section 903.2.12, During Construction. Automatic sprinkler systems required during construction, alteration and demolition operations shall be provided in accordance with Section 1413. (Ord. 5810, 7-11-2016)
33. Section 903 is amended by adding Section 903.2.13, to read as follows:
Section 903.2.13, Automatic Sprinkler Systems in New Buildings:
a. Section 903.2.13.1 – A fully automatic fire protection sprinkler system is to be installed in all new buildings in excess of five thousand (5,000) square feet total gross floor area, regardless of vertical or horizontal fire barriers, such sprinkler system shall be designed, installed and tested as per Section 903.3.
b. Section 903.2.13.2 – A fully automatic fire protection sprinkler system may be required by the Chief of the Fire Department or the Fire Code Official for buildings less than five thousand (5,000) square feet total gross floor area when, in their judgment, supported by written documentation from a professional organization (such as NFPA, ICC, SBCC U.L., ISO, etc.) verify that hazardous contents, critical exposure problems, limited accessibility to the building, or other items may contribute to a definite hazard. (Ord. 5810, 7-11-2016)
34. Section 903 is amended to add a new Section 903.2.14 to read as follows:
Section 903.2.14, Sprinkler Systems in Remodeled Buildings:
a. Section 903.2.14.1 – When existing buildings with full sprinkler systems are remodeled or added onto, the remodeled or added on portion shall be fully sprinklered.
b. Section 903.2.14.2 – When an existing building is added onto or remodeled and the resulting total square foot gross floor area exceeds five thousand (5,000) square feet, then the entire structure shall be fully sprinklered. All existing non-sprinklered buildings currently exceeding five thousand (5,000) square feet where a remodel, alteration or repair exceeds fifty percent (50%) of the building valuation within a three (3) year period shall have a sprinkler system installed throughout the building. Valuation shall be determined from the King County Assessor records at the time of the first application for a building permit. (Ord. 3214, 4-10-1978; Ord. 4351, 5-4-1992; Ord. 4358, 7-20-1992; Ord. 4546, 7-24-1995; Amd. Ord. 4768, 3-8-1999; Ord. 5010, 5-19-2003; Ord. 5085, 6-21-2004; Ord. 5554, 10-11-2010; Ord. 5709, 4-14-2014; Ord. 5810, 7-11-2016)
E. Repealed by Ord. 5297.