Chapter 15.05
BUILDING CODES
Sections:
15.05.020 Required permits and approvals.
15.05.030 Building and fire code administration.
15.05.050 General requirements.
15.05.060 Violation – Penalty.
15.05.010 Purpose.
A. The purpose of this chapter is to:
1. Regulate construction and development activities within the city;
2. Adopt locally state mandated laws and codes regulating construction in order to promote the health, safety and welfare of the occupants or users of buildings and structures and the general public as a whole by enforcement of building codes throughout this jurisdiction;
3. To regulate the safe and proper function of elements of a site or site improvement work and essential systems of a building including: plumbing and sanitation, water conservation, heating, air conditioning, ventilation, energy efficiency, fire suppression systems, alarm systems, and fire department access.
B. Responsibility for Compliance. Regardless of any review, approval, inspection, permit issuance or other action of the city or its agents, consultants or employees, it is the responsibility of the developers, permit applicants, owners and occupiers of land within the city limits to ensure that all work, actions or conditions comply with all city ordinances and all other applicable laws, and with the requirements of any permits or approvals granted under city ordinance or any other applicable law. No provision of, or term used in, this chapter is intended to impose any duty upon the city or any of its agents, consultants or employees. Nothing contained in this chapter or other provisions of the development regulations is intended to be or shall be construed to create or form the basis for any liability on the part of the city, its agents, consultants or employees for any injury or damage resulting from a failure to comply with the provisions of city ordinances or other applicable law or by reason of or as a consequence of any permission, denial or approval authorized or issued or done in connection with the implementation or enforcement of city ordinances or other applicable law or by reason of any action or inaction on the part of the city or its agents, consultants, or employees relating in any manner to the implementation or enforcement of city ordinances or other applicable laws. [Ord. 1062 § 1 (12.260.010), 2010; Ord. 1060 § 3, 2010; Ord. 1059 § 2 (Exh. A (12.260.010)), 2010.]
15.05.020 Required permits and approvals.
No building or other structure shall be erected, moved, added to, or structurally altered without a building permit issued by the city; provided, that:
A. Prior to the issuance of a building permit all proposed development activities must comply with the applicable provisions of Chapter 18.50 RMC, Architectural Design Review, or Chapter 18.60 RMC, Historic Register Design Review, and all applicable provisions of adopted ordinances and the Roslyn Municipal Code.
B. All persons desiring to replace an existing roof or construct a new roof over an existing roof on any building or structure shall be required to obtain a building permit from the city prior to the commencement and completion of the work. The cost of the permit, and the manner of application for said permit shall be in accordance with the applicable provisions of the International Building Code as adopted by the city of Roslyn; provided, however, that a separate permit for roofing work shall not be required where a building permit is applied for and obtained for the construction of a new residence or the remodeling or rebuilding of an existing residence when the building permit obtained includes the roofing work.
C. Building permits are not required for the following improvements, as determined by the city:
1. One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 120 square feet.
2. Sidewalks, decks and driveways not more than 30 inches above adjacent grade, and not over any basement or story below and which are not part of an accessible route.
D. When a building is constructed with future tenant spaces intended to be finished or occupied at a later date, a separate building permit is required for each tenant space prior to any tenant occupancy; provided, that:
1. This requirement shall not apply to individual rental units of mini-storage facilities.
E. No building permit shall be issued until a compliance determination has been made by the city and/or a certificate of zoning compliance has been issued.
F. Fees.
1. Prescribed Fees. A permit application shall not be accepted until the fees prescribed in the adopted schedule of fees have been paid, nor shall an amendment to a permit be released until the additional fee, if any, due to an increase in the estimated cost of the building, structure, electrical, plumbing, and mechanical or gas systems, etc., has been paid.
2. Work Commencing before Permit Issuance. Any person who commences any work on a building, structure, electrical, gas, mechanical, plumbing, etc., system before obtaining the necessary permits shall be subject to a penalty of 100 percent of the usual permit fee in addition to the required permit fees.
3. Accounting. The chief building official shall keep a permanent and accurate accounting of all permit fees and other money collected, the names of all persons upon whose account the same was paid, along with the date and the amount thereof.
4. Building Permits Valuations. Construction valuation shall be determined by the building size and type and in accordance with the figures located in the Building Valuation Table published by the International Code Council (ICC). If, in the opinion of the chief building official, the valuation appears to be underestimated, the permit shall be denied, unless the applicant can show detailed estimates to meet the approval of the chief building official. Permit valuations shall include the total cost, such as building, electrical, gas, mechanical, plumbing equipment and other systems, including material and labor.
5. Reinspection Fees. The adopted schedule of fees shall prescribe the amount of the reinspection fee charged. The reinspection fee shall be applied to the project requiring additional visits by the inspector due to a previous corrective order. The fee shall be applied for each reinspection performed.
G. Every building permit issued shall become invalid unless the work authorized by such permit is commenced within 180 days after its issuance, or if the work authorized by such permit is suspended or abandoned for a period of 180 days after the time the work is commenced. Having required inspections performed and approved within every 180 days is evidence that work has commenced and is continuing. Permits that do not receive an inspection within 180 days of permit issuance or within 180 days since the previous approved inspection shall automatically expire and become invalid. The building official is authorized to grant, in writing, one or more extensions of time, for periods not more than 180 days each, based on good and satisfactory reasons. The extension shall be requested in writing prior to permit expiration, and shall demonstrate good cause.
H. It is unlawful to use or occupy or permit the use or occupancy of any building or structure, or both, hereafter created, erected, changed, converted or enlarged in its use or structure until a certificate of occupancy has been issued by the city.
If the information supplied to the city for the certificate of ownership changes, or there is a change of business ownership, a revised certificate of occupancy shall be requested and issued. It shall be the responsibility of the owner of the business to inform the city of the changes in order to maintain current and accurate information.
I. A person shall have the right to appeal a decision involving the interpretation or implementation of the building and fire codes as adopted by the city. An application for appeal must include documentation that the code or the rules have been incorrectly interpreted, that the provisions of this code do not fully apply, or that a form of construction that meets or exceeds the city requirements has been proposed.
J. Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or directive of the building official, or of a permit or certificate issued under the provisions of this code, shall be subject to penalties as prescribed by law.
K. Upon notice from the city that work is being done contrary to the provisions of this code or in a dangerous or unsafe manner, such work shall immediately cease. Such notice shall be in writing and shall be given to the owner of the property, or to the owner’s agent, or to the person doing the work. The notice shall state the conditions under which work is authorized to resume. Where an emergency exists, the code official shall not be required to give a written notice prior to stopping the work. Any person who shall continue any work on the system after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be subject to penalties as prescribed by law.
L. Building permits or certificates of zoning compliance issued on the basis of plans and applications approved by the city authorize only the use, arrangement and construction set forth in such approved plans and applications, and no other use, arrangement or construction. Use, arrangement or construction at variance with that authorization is a violation of this title and punishable as provided in Chapter 18.270 RMC, Violations and Enforcement. [Ord. 1062 § 2 (12.260.020), 2010; Ord. 1060 § 3, 2010; Ord. 1059 § 2 (Exh. A (12.260.020)), 2010.]
15.05.025 Existing buildings.
A. General. Alterations, repairs or rehabilitation work may be made to any existing structure, building, electrical, gas, mechanical or plumbing system without requiring the building, structure, plumbing, electrical, mechanical or gas system to comply with all of the requirements of the construction codes; provided, that the alteration, repair or rehabilitation work conforms to the requirements of the construction codes for new construction. The chief building official shall determine the extent to which the existing system shall be made to conform to the requirements of the construction codes for new construction.
B. Change of Occupancy. If the occupancy classification of any existing building or structure is changed, the building, electrical, gas, mechanical and plumbing systems shall be made to conform to the intent of the construction codes as required by the chief building official.
C. Special Historic Buildings. The provisions of the construction codes relating to the construction, alteration, repair, enlargement, restoration, relocation or moving of buildings or structures shall not be mandatory for existing buildings or structures identified or classified by the state or the city of Roslyn as an historic building when such buildings or structures are judged by the chief building official to be safe and in the public interest of health, safety and welfare regarding any proposed construction, alteration, repair, enlargement, restoration, relocation or moving of buildings within the fire districts. [Ord. 1062 § 3 (12.260.025), 2010.]
15.05.030 Building and fire code administration.
A. In case of conflicts between the codes adopted by reference by the city and/or with the provisions of this title, the mayor or his/her designee is authorized to make such code interpretations as may be necessary to implement this title; provided, that the following may be used as guidance:
1. The amendments and provisions of this chapter shall prevail;
2. The order in which the codes are listed in the following section shall determine the hierarchy. The first-named code shall supersede and shall govern over those following, except as specifically described within Chapters 51-11C through 51-56 WAC.
B. Wherever the adopted codes state the International Plumbing Code, it shall mean the Uniform Plumbing Code as adopted by the state of Washington. Wherever the adopted codes state the International Electrical Code, ICC Electrical Code, or the electrical code, it shall mean the National Electrical Code (NFPA 70) as adopted by the state of Washington in accordance with Chapter 19.28 RCW and Chapter 296-46B WAC. Wherever the adopted codes state the International Energy Conservation Code, it shall mean the Washington State Energy Code as adopted by the state of Washington.
C. Typographical error corrections as identified in errata published by the International Code Council shall become part of this code as if contained herein.
D. City officials and their authorized representatives charged with the enforcement of this title shall not be held personally liable for any act or omission that occurs during the performance of official duties. [Ord. 1179 § 1, 2021; Ord. 1060 § 3, 2010; Ord. 1059 § 2 (Exh. A (12.260.030)), 2010.]
15.05.040 Codes adopted.
The city of Roslyn hereby adopts the following codes, as amended by the Washington State Building Code Council pursuant to Chapter 19.27 RCW, as if fully set forth:
A. The International Building Code (IBC), 2018 Edition, as published by the International Code Council and as adopted and amended by the state of Washington in Chapter 51-50 WAC; along with the following adopted appendices and amendments:
1. Appendices.
a. Appendix C: Agricultural Buildings.
2. Amendments.
a. Section 105.2, Work Exempt from Building Permit, is amended as follows:
i. One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 120 square feet and is not used as habitable space and does not contain plumbing or mechanical. All accessory structures must meet all zoning and building setbacks, and must comply with the requirements of Chapter 15.15 RMC (Floodplain Regulations) and Chapter 18.90 RMC (Critical Areas).
ii. Other exemptions as specified in Section 105.2.
B. The International Residential Code (IRC), 2018 Edition, as published by the International Code Council and as adopted and amended by the state of Washington in Chapter 51-51 WAC; along with the following adopted amendments:
1. Amendments.
a. Section R105.2, Work Exempt from Building Permit, is amended as follows:
i. One-story detached accessory structures provided the floor area does not exceed 200 square feet, is not used for habitable space and does not contain plumbing or mechanical. All accessory structures must meet all zoning and building setbacks and must comply with the requirements of Chapter 15.15 RMC (Floodplain Regulations) and Chapter 18.90 RMC (Critical Areas).
ii. Platforms, sidewalks and driveways not more than 30 inches above adjacent grade and not over any basement or story below.
iii. Other exemptions as specified in Section 105.2.
b. Section R105.3.2, Expiration of Application.
c. Table R301.2(1), Climatic and Geographic Design Criteria, is amended as follows:
|
GROUND SNOW LOAD |
WIND DESIGN |
SEISMIC DESIGN CATEGORY |
SUBJECT TO DAMAGE FROM |
WINTER DESIGN TEMPe |
ICE BARRIER UNDERLAYMENT REQUIREDh |
FLOOD HAZARDSg |
AIR FREEZING INDEXi |
MEAN ANNUAL TEMPj |
|||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
|
Speedd (mph) |
Topographic effortsk |
Special wind regionl |
Wind-borne debris zonem |
Weathering |
Frost line depth |
Termite |
|||||||
|
130 psf |
110 V ult |
No |
No |
No |
C |
Severe |
24" |
Slight to Moderate |
-5° F |
Yes |
Date Entered Into NFIP: Date of Current FIRM Maps Adopted |
1,065 |
46.1°F |
For SI: 1 pound per square foot = 0.0479 kPa, 1 mile per hour = 0.447 m/s.
C. The International Mechanical Code (IMC), 2018 Edition, as published by the International Code Council and as adopted and amended by the state of Washington in Chapter 51-52 WAC; including the adoption of and amendments to the 2018 International Fuel Gas Code (IFGC), the 2018 National Fuel Gas Code (NFPA 54) and the 2020 Liquefied Petroleum Gas Code (NFPA 58).
D. The International Fire Code (IFC), 2018 Edition, as published by the International Code Council and as adopted and amended by the state of Washington in Chapter 51-54A WAC; including those standards of the National Fire Protection Association specifically referenced in the International Fire Code; provided, that notwithstanding any wording in this code, participants in religious ceremonies shall not be precluded from carrying hand-held candles. The following appendices and amendments are specifically adopted:
1. Appendices.
a. Appendix B: Fire Flow for Buildings.
b. Appendix C: Fire Hydrant Locations and Distribution.
c. Appendix D: Fire Apparatus Access Roads.
d. Appendix E: Hazard Categories.
e. Appendix F: Hazard Ranking.
f. Appendix G: Cryogenic Fluids – Weight and Volume Equivalents.
In case of conflict among the codes enumerated in subsections A, B, C, and D of this section, the first named code shall govern over those following.
2. Amendments.
a. Chapter 80: Referenced Standards.
i. NFPA standard reference numbers as follows:
(A) NFPA13-16: “Installation of Sprinkler Systems” to replace prior edition NFPA13-07.
(B) NFPA13D-16: “Installation of Sprinkler Systems in One and Two-Family Dwellings and Manufactured Homes” to replace prior edition NFPA13D-07.
(C) NFPA13R-16: “Installation of Sprinkler Systems in Residential Occupancies up to and Including Four Stories in Height” to replace prior edition NFPA13R-07.
(D) NFPA72-16: “National Fire Alarm Code” to replace prior edition NFPA72-07.
b. Appendix B: Section B105, Fire-Flow Requirements for Buildings, to be amended to add an additional section as follows:
i. Agricultural buildings used for the sole purpose of agricultural processing may be exempt from fire flow requirements if the following conditions are met:
(A) A monitored early detection system in compliance with current codes is installed and maintained;
(B) The separation from other buildings and combustible materials, including hay piles, by a minimum of 60 feet shall be continuously maintained;
(C) Building size shall be limited to SEPA threshold requirements;
(D) Occupancy shall be limited to a maximum of five persons; and
(E) Compliance with all applicable codes.
E. The Uniform Plumbing Code (UPC), 2018 Edition, published by the International Association of Plumbing and Mechanical Officials as adopted and amended by the state of Washington in Chapter 51-56 WAC.
F. The Washington State Energy Code, 2018 Edition, as set forth in Chapters 51-11, 51-11C (Commercial) and 51-11R (Residential) WAC.
G. The International Property Maintenance Code (IPMC), 2018 Edition, as published by the International Code Council.
H. The International Wildland Urban Interface Code (WUI Code), most current edition, as published by the International Code Council; along with the following adopted appendices and amendments:
1. Appendix B: Vegetation Management Plan.
2. Appendix C: Fire Hazard Severity Form.
3. Amendments to the Wildland Urban Interface Code specific to the city of Roslyn shall be located in RMC Title 18.
I. The International Swimming Pool and Spa Code (ISPSC), 2018 Edition, as published by the International Code Council. [Ord. 1179 § 2 (Exh. A), 2021; Ord. 1163 § 1 (Exh. A), 2019; Ord. 1062 § 4 (12.260.040), 2010.]
15.05.050 General requirements.
A. Conflict between Codes. Whenever there is a conflict between a referenced code in RMC 15.05.040 and the general requirements contained in this section, the general requirements shall apply.
B. Professional Preparation of Plans. City of Roslyn shall require a Washington State licensed design professional, licensed under the provisions of Chapter 18.08 RCW, Chapter 308-12 WAC (for Architects) or Chapter 18.43 RCW (for Engineers) to stamp, prepare or oversee the preparation of plans and calculations for the following buildings or structures:
1. A building of any occupancy over 4,000 square feet.
Exception: Residential buildings that do not contain more than four dwelling units; farm buildings of any size associated with commercial agriculture; buildings such as garages, sheds, barns or shelters for animals and machinery that are used in connection with or auxiliary to farm buildings, or in connection with or accessory to residential buildings of four dwelling units or less.
2. Buildings containing five or more residential dwelling units.
Exception: Buildings less than 4,000 square feet.
3. All log and timber frame structures and log and timber frame structural components. This includes any log or beam style trusses used in stick framed buildings.
4. All structures located above 70-psf ground snow load that are regulated by the International Residential Code.
5. All structures located above 50-psf ground snow load that are regulated by the International Building Code.
C. Permit application and construction plan submittal: All submitted construction documents must be of sufficient detail and clarity to indicate the nature and extent of the work proposed. The amount of detail required will vary, depending on the nature and complexity of the project. Buildings and structures require, at a minimum, site plans, floor plans, foundation plans, roof framing plans, elevations, cross sections and construction details. Additional documentation such as truss engineering, lateral and gravity calculations, energy code information, etc. may also be required. Building permit applications and drawings deemed incomplete by the city of Roslyn will not be accepted. The following are minimum submittal standards for construction drawings:
1. Plans drawn to a minimum of one-quarter-inch scale on minimum page size of 11 inches by 17 inches.
2. Plans must have clear and readable text.
3. Permit application in compliance with RCW 19.27.095 and 19.27.097.
D. Recorded Easements. The applicant shall identify all recorded easements on the construction documents submitted with the permit application. The permit application shall also include a copy of recorded easements along with the site plan as required by Section R106.2 of the IRC. All existing easements, rights-of-way, well protections zones, etc. shall be identified on the site plan and considered for the placement of buildings, septic systems, roadways, and other infrastructure. The location of all easements on the site plan shall be the responsibility of the applicant.
E. Permit applications which fail to include the minimum requirements outlined in this section shall be deemed incomplete. [Ord. 1179 § 3 (Exh. A), 2021; Ord. 1163 § 2 (Exh. B), 2019; Ord. 1062 § 5 (12.260.050), 2010.]
15.05.060 Violation – Penalty.
Any person violating any of the provisions of or failing to comply with any of the mandatory requirements of this chapter or of any portion of the State Building Code as adopted or amended by this chapter is guilty of a misdemeanor punishable by a fine not exceeding $2,000 or by imprisonment for any term not exceeding six months, or by both such fine and imprisonment. Each day that a violation is continued shall be considered a separate offense. [Ord. 1062 § 6 (12.260.060), 2010.]