Chapter 15.04
BUILDING CODE*
Sections:
15.04.030 Amendments generally.
15.04.038 Specific amendments to International Fire Code.
15.04.040 Fees—Building permit and plan review fees.
15.04.042 Building valuation data.
15.04.043 Administration and enforcement.
15.04.044 Certification of plans by architects and engineers.
15.04.047 Mandatory street address signs.
15.04.060 Violations—Penalties.
* Prior ordinance history: Ords. 1025 and 1078.
15.04.010 Title.
This chapter shall be known as the building code of the city of Sedro-Woolley. (Ord. 1975-21 § 1, 2021; Ord. 1851-16 § 1 (part), 2016: Ord. Ord. 1776-13 § 1 (part), 2013: Ord. 1680-10 § 1, 2010: Ord. 1477-04 § 1, 2004: Ord. 1154 § 1, 1992)
15.04.020 Codes adopted.
The following codes are hereby adopted by reference, subject to modifications and/or amendments hereinafter set forth in this chapter:
A. International Building Code, 2018 Edition, published by the International Code Council, together with all supplements thereto, subject to the modifications set forth by the state of Washington in Chapter 51-50 WAC; ICC A117.1-2009 accessibility code (ANSI); and Appendix E (Washington State amendments);
B. International Residential Code, 2018 Edition, except Chapters 11 and 25 through 43, published by the International Code Council, together with all supplements thereto, and Appendices F, Q and U (Washington State amendments); and subject to the modifications set forth by the state of Washington in Chapter 51-51 WAC;
C. International Mechanical Code, 2018 Edition, published by the International Code Council, together with all supplements thereto, and subject to the modifications set forth by the state of Washington in Chapter 51-52 WAC;
D. Uniform Plumbing Code, 2018 Edition, published by the International Association of Plumbing and Mechanical Officials, together with all supplements thereto, and subject to the modifications set forth by the state of Washington in Chapters 51-56 and 51-57 WAC; and Appendices A, B and I; provided, that Chapters 12 and 14 are not adopted. Provided further, that those requirements of the Uniform Plumbing Code relating to venting and combustion air of fuel fired appliances as found in Chapter 5 and those portions of the code addressing building sewers are not adopted (Washington State amendments);
E. International Fire Code, 2018 Edition, published by the International Code Council, and all supplements thereto; mandated state amendments, Chapter 51-54A WAC; and Appendices Chapter B, Chapter C, Chapter E and Chapter F;
F. International Fuel Gas Code, 2018, published by the International Code Council, together with standards 2018 NFPA 58 and 2017 NFPA 54, together with all supplements thereto, and subject to the modifications set forth by the state of Washington in Chapter 51-52 WAC;
G. International Existing Building Code, 2018 Edition, including Appendix A;
H. The International Energy Conservation Code, 2018 Edition, for residential and commercial, published by the International Code Council, and mandated state amendments, per Chapters 51-11R and 51-11C WAC;
I. 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;
J. The International Property Maintenance Code, 2018 Edition, published by the International Code Council, together with all supplements thereto. Insert (6") into Section 302.4.
In case of conflict among the codes numerated in subsections A through J of this section, the first named code shall govern over those following. (Ord. 1975-21 § 1, 2021; Ord. 1851-16 § 1 (part), 2016: Ord. 1776-13 § 1 (part), 2013: Ord. 1680-10 § 1, 2010: Ord. 1592-07 § 1, 2007: Ord. 1492-04 § 1, 2004: Ord. 1477-04 § 2, 2004: Ord. 1323-99 § 1, 1999: Ord. 1280-97 § 1, 1997: Ord. 1154 § 2, 1992)
15.04.030 Amendments generally.
Pursuant to authority granted by the Revised Code of the state of Washington under the State Building Code Act, amendments to the codes adopted in Section 15.04.020, when adopted by the state of Washington and Building Code Council, are hereby adopted and incorporated by reference, and apply within this jurisdiction. (Ord. 1975-21 § 1, 2021; Ord. 1851-16 § 1 (part), 2016: Ord. 1776-13 § 1 (part), 2013: Ord. 1680-10 § 1, 2010: Ord. 1592-07 § 2, 2007: Ord. 1477-04 § 3, 2004: Ord. 1211 § 1, 1994: Ord. 1154 § 3, 1992)
15.04.035 Specific amendments and additions to International Building Code and International Residential Code.
A. Section 104.8 of the International Building Code and the International Residential Code, 2018 Editions, are hereby amended to include the additional paragraph as follows:
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 occupancy 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 105.2 of the International Building Code, 2018 Edition, Building exemption one, shall read as follows:
One-story detached accessory structures used as sheds, playhouses and similar uses, provided that the floor area does not exceed 200 square feet.
C. Section 105.2 of the International Residential Code, 2018 Edition, Building exemption ten, shall read as follows:
Uncovered decks not more than 30 inches above grade.
D. Section 105.2 of the International Building Code, 2018 Edition, is amended to add a Building exemption “14”; and Section 105.2 of the International Residential Code, 2018 Edition, is amended to add a Building exemption “11,” as follows:
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 the International Building Code Chapter 31, provided that:
(1) The structure is used exclusively for the protection or propagation of plants; and
(2) The structure is located a minimum of 20 feet from any property line or other structure.
E. Section 105.2 of the International Building Code, 2018 Edition, is amended to add a Building exemption “15”; and Section 105.2 of the International Residential Code, 2018 Edition, is amended to add a Building exemption “12,” as follows:
Any project that has a valuation of less than $2,000 as calculated using the method currently adopted by the City.
F. Section 112.1 of the International Building Code and the International Residential Code, 2018 Editions, is hereby amended to read as follows:
112.1 - General
In order to hear and decide appeals of orders, decisions or determinations made by the building official relative to the application and interpretation of this code, there shall be and is hereby created a Board of Appeals consisting of members who are qualified by experience and training to rule upon matters pertaining to building construction and who are not employees of the City of Sedro-Woolley.
The building official and fire chief shall be ex officio members of said Board but shall have no vote on any matter before the Board. The Board of Appeals shall be appointed by the mayor and shall hold office at the mayor’s pleasure. The Board shall render all decisions and findings in writing to the appellant with a duplicate copy to the building official.
G. Section 3304.1 of the International Building Code, 2018 Edition, 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.
H. 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.
I. Appendix E of the International Residential Code, 2018 Edition, is amended to add the following section to read as follows:
Section AE607 - Local Requirements
1. Mobile homes: before any mobile home or manufactured housing unit is located or placed upon a lot or parcel, the person desiring to locate or place the mobile home/unit must obtain a building permit from the building department. Thereafter the building department shall ascertain if the mobile home/unit meets the requirements of the city zoning code, that the wheels and tongue have been removed and the proper support is provided.
2. All applicable zoning requirements must be adhered to. No mobile home/unit shall be located or placed until permits and approvals have been obtained.
3. Mobile homes and manufactured housing not located within a sale lot nor within an approved mobile home park shall:
a. Consist of at least two fully enclosed parallel sections of each of not less than twelve feet wide by thirty-six feet long;
b. Be placed on a poured or permanent concrete block perimeter foundation similar to that required for site-built residential construction;
c. Have a roof which was originally constructed, pitched with a slope no less than 3 inches of rise to 12 inches of run, is constructed as an integral part of the home, and is made of either composition, shakes or shingles;
d. Have exterior siding similar in appearance to siding materials commonly used on conventional site-built (per the International Residential Code) single-family residences;
e. Have the tongue removed if designed to allow removal;
f. Have a minimum of eighteen inches crawl space;
g. Have permanent steps affixed to all exits; and
h. Be approved by and bear the insignia of the U.S. Department of Housing and Urban Development.
4. Mobile homes and manufactured housing within approved mobile home parks shall:
a. Be placed on a permanent foundation or footings and piers and meet all manufacturer’s specifications for support;
b. Be securely tied down in accordance with the manufacturer’s specifications or those of a licensed architect or engineer;
c. Have the tongue removed;
d. Maintain a minimum of eighteen inches crawl space under the entire mobile home;
e. Have permanent steps affixed to all exits;
f. Be approved by and bear the insignia of the U.S. Department of Housing and Urban Development;
g. Have a securely attached exterior skirting material consisting of concrete, masonry, or pressure treated wood, or vinyl siding that extends around the entire mobile home between the ground and the outer bottom portion of the dwelling;
h. Have a finished exterior consisting of a composition roof and wood or wood-type siding;
i. Have a minimum floor area of 500 square feet; and
j. Have a minimum width of not less than 14 feet.
(Ord. 1975-21 § 1, 2021; Ord. 1851-16 § 1 (part), 2016: Ord. 1776-13 § 1 (part), 2013: Ord. 1680-10 § 1, 2010: Ord. 1592-07 § 3, 2007: Ord. 1477-04 § 4, 2004)
15.04.038 Specific amendments to International Fire Code.
Pursuant to authority granted by the Revised Code of the state of Washington under the State Building Code Act, the following amendments to the International Fire Code are hereby adopted and apply within this jurisdiction:
A. Appeals, to read as follows:
In order to determine the suitability of alternate materials and type of construction and to provide for reasonable interpretations of the provisions of this code, there shall be and hereby is created a Board of Appeals. This Board shall consist of the same membership as the Building Code Board of Appeals. The Fire Chief and Building Official shall be Ex-Officio members. The Board shall adopt reasonable rules and regulations for conducting its investigations and shall render all decisions and findings in writing to the Fire Chief and Building Official with a duplicate copy to the applicant.
B. Authority for Inspection and Enforcement, to read as follows:
The Fire Chief is authorized to administer this code. Under the Fire Chief’s direction, the Fire Department is authorized to enforce all ordinances of the jurisdiction pertaining to:
(i) The prevention of fires.
(ii) The storage, use and handling of hazardous materials.
(iii) The installation and maintenance of automatic, manual and other private fire alarm systems and fire extinguishing equipment.
(iv) The maintenance and regulation of fire escapes.
(v) The maintenance of exits.
(vi) The investigation of the cause, origin and circumstances of fires which are of unknown suspicious or incendiary origin.
C. Definitions and Abbreviations, to read as follows:
Chief—the terms “Chief”, or “Chief of the Bureau of Fire Protection”, or “Fire Chief” shall mean the Sedro-Woolley Fire Chief, when used in the International Fire Code.
Jurisdiction—Jurisdiction shall mean City of Sedro-Woolley.
Municipality—Municipality shall be added to this section to mean City of Sedro-Woolley.
D. Fire Department Access, to read as follows:
Required Access. Fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction when the facility is in excess of one hundred fifty feet (150') from fire apparatus access.
1. Driveways. Roads serving one (1) or two (2) Residential lots.
a. Driveways where building is less than one-hundred fifty feet (150') from approved access road have no specific requirements.
b. Driveway over one-hundred fifty feet (150') long serving one (1) or two (2) residential lots.
i. Width—twelve foot (12') driving surface with turnouts located every three-hundred feet (300') when required by the Fire Marshal. To create a turnout, the road shall be widened to twenty feet (20') in the direction of travel for a distance of not less than thirty feet (30') to allow vehicles to pull over and allow emergency vehicles to proceed.
ii. Vertical clearance—thirteen foot (13') six inches (6") unobstructed head clearance.
iii. Surface—short plat standard—six inches (6") of gravel.
iv. Turning radius for turns along the length of driveway—fifty feet (50') outside radius. (Note: This is not a cul-de-sac standard.)
v. An acceptable means of turning around a fire apparatus must be provided. This does not necessarily require a cul-de-sac for a driveway serving one or two residential lots: Means of turning apparatus must be acceptable to the Fire Marshal.
vi. Bridges—must meet Sedro-Woolley Public Works Standards as approved by the City Engineer.
vii. Grade—land division standard—twelve percent (12%) gravel or fourteen percent (14%) paved.
2. Fire Department Vehicle Access Roads. Roads serving other than one or two single family residential lots.
a. Width—twenty foot (20') driving surface.
b. Vertical clearance—thirteen foot (13') six inches (6") unobstructed overhead clearance.
c. Surface—short plat standard—six inches (6") of gravel.
d. Turning radius—fifty feet (50') outside radius.
e. Turnarounds—seventy foot (70') cul-de-sac or as approved by Fire Marshal.
f. Bridges—must meet Sedro-Woolley Public Works Standards. (See Public Works).
g. Grade—land division standard—twelve percent (12%) gravel or fourteen percent (14%) paved.
3. These standards apply to all building permits and are minimum for building permit purposes. City zoning, development, and public works construction standards may exceed these standards, and these standards are in no way intended to eliminate the need for full compliance with land division, zoning and public works construction standards requirements.
4. The Fire Chief may make modifications in these standards if the road is not buildable because of topography, waterways, non-negotiable grades, or similar conditions. These modifications are based on:
a. The building being protected by NFPA 13D Automatic Sprinkler Systems.
b. Additional fire protection as required by the Fire Chief.
c. Exceptions may be made for minor additions or small accessory buildings to existing dwellings when in the opinion of the Fire Marshal the addition or accessory building will not create significantly more dangerous situations.
5. For roads accepted or platted or short platted roads by Skagit County prior to June 11, 1990 and subsequently annexed into the City, these standards may be modified by the Fire Marshal provided that, in his opinion, fire fighting or rescue operations would still be possible.
E. Regulations Applicable to Existing Buildings, Life Safety Requirements for Existing Buildings Other Than High Rise; to read as follows:
1. General. The purpose of this appendix as amended is to provide a reasonable degree of safety to persons occupying existing buildings that do not conform with the minimum requirements of this code by providing for alterations to such buildings which are identified to the Sedro-Woolley Fire Chief by either investigation by the Fire Chief or by a signed complaint from any member of the general public stating specifically why they believe a building does not provide such a reasonable degree of safety.
F. Fire Flow Requirements for Buildings.
1. Section 3—Modifications.
Section 3.1 Decreases. Fire flow requirements may be modified downward by the Sedro-Woolley Fire Chief for isolated buildings or a group of buildings in rural areas or small communities where development of full fire flow requirements is impractical. The Fire Chief may be guided by written procedures entitled “Sedro-Woolley Fire Department Procedures Concerning Fire Flow and Placement of Fire Hydrants” in making this determination.
Section 3.3 Buildings That May Not Require Fire Flow. When in the opinion of the Fire Chief a proposed building meets the criteria stated in the “Skagit County Fire Marshal Procedures Concerning Fire Flow and Placement of Fire Hydrants” a permit may be issued without meeting the requirements for fire flow for the following:
(i) Agricultural buildings.
(ii) Buildings exempt by Board of Appeals Precedent.
G. Fire Hydrant Locations and Distributions. Footnote 3 shall be amended to read as follows:
Where new water mains are upgraded or extended along streets or roads where hydrants are not otherwise required, hydrants shall be installed for filling tanker trucks at major roadway intersections wherever possible, and the distance between hydrants shall not exceed one mile.
(Ord. 1975-21 § 1, 2021; Ord. 1851-16 § 1 (part), 2016: Ord. 1776-13 § 1 (part), 2013: Ord. 1680-10 § 1, 2010: Ord. 1477-04 § 5, 2004)
15.04.039 Amendments.
Repealed by Ord. 1680-10. (Ord. 1477-04 § 6, 2004)
15.04.040 Fees—Building permit and plan review fees.
A. General. Fees shall be assessed in accordance with the provisions of this section.
B. Fees shall be assessed as designated in the current city of Sedro-Woolley building, planning and engineering fee schedule, as adopted by resolution of the city council and on file with the city clerk.
C. Plan Review Fees. The applicant shall pay the plan review fee at time of submitting a building permit application.
D. Building Permit Fees. The applicant shall pay the building permit fee prior to the building department issuing the building permit.
E. A building permit is required before any mobile home can be placed in the city.
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 prior to permit application expiration. All permit applications shall expire six months from date application was submitted. 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. Repealed by Ord. 1651-09.
H. Repealed by Ord. 1651-09.
I. 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 assessed as designated in the current city of Sedro-Woolley building, planning and engineering fee schedule, as adopted by resolution of the city council and on file with the city clerk. 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.
J. 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 eighty 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 not later than one hundred eighty days after the date of fee payment. Plan review fees are not refundable. (Ord. 1975-21 § 1, 2021; Ord. 1851-16 § 1 (part), 2016: Ord. 1776-13 § 1 (part), 2013: Ord. 1685-10 § 4, 2010; Ord. 1680-10 § 1, 2010: Ord. 1651-09 §§ 1—9, 2009; Ord. 1477-04 § 7, 2004: Ord. 1154 § 4, 1992)
15.04.042 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 Magazine by International Code Council shall be utilized. (Ord. 1975-21 § 1, 2021; Ord. 1851-16 § 1 (part), 2016: Ord. 1776-13 § 1 (part), 2013: Ord. 1680-10 § 1, 2010: Ord. 1477-04 § 8, 2004)
15.04.043 Administration and enforcement.
The building code of the city shall be administered and enforced by the building official of the city. (Ord. 1975-21 § 1, 2021; Ord. 1851-16 § 1 (part), 2016: Ord. 1776-13 § 1 (part), 2013: Ord. 1680-10 § 1, 2010: Ord. 1477-04 § 9, 2004)
15.04.044 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 a stamp or seal and original signature of such engineer or architect on each page thereof. No application for which such plans, computations or specifications have been required shall be deemed complete until such stamp or seal and original signature have been affixed. (Ord. 1975-21 § 1, 2021; Ord. 1851-16 § 1 (part), 2016: Ord. 1776-13 § 1 (part), 2013: Ord. 1680-10 § 1, 2010: Ord. 1477-04 § 10, 2004)
15.04.045 Plan check fees for identical plans.
Repealed by Ord. 1916-18. (Ord. 1851-16 § 1 (part), 2016: Ord. 1776-13 § 1 (part), 2013: Ord. 1680-10 § 1, 2010: Ord. 1443 § 1, 2003)
15.04.047 Mandatory street address signs.
A. Every lot for which a permit is issued under this chapter for any purpose shall have an assigned street number affixed as prescribed by this section. The number shall be posted within thirty days of issuance of the permit or prior to issuance of a certificate of occupancy, whichever is sooner, unless a later date is prescribed in writing by the building official. Compliance with this section shall be the responsibility of both the building owner and the permit applicant.
B. For structures situated fifty feet or less from the street, the address shall be conspicuously placed immediately above, upon, or at the side of the proper door of each building so that the number can be seen plainly from the street. If the main entrance is on the side or does not face the street, the address shall be conspicuously placed on the side of the building facing the street.
C. For structures situated more than fifty feet from the street, or when the view of the building is blocked, the number shall be conspicuously placed on a post, gate, fence, tree, etc. This placement must be somewhere in an arc within thirty feet from where the center of the driveway or access meets the street. It will be posted in such a way so that the address placard is parallel with the main street or visible when accessing from either direction. It shall be at a height of between four and six feet from the level of the street. On streets which may be accessed from only one direction, the placard may be posted perpendicular to the main street in such a way that it is clearly visible when being approached by emergency responders. If more than one address is on one driveway and the buildings or entities are further than fifty feet from the street, then the addresses shall be posted at the street and also on the buildings or addressable entities. The address shall also be posted at any confusing intersection within the private drives.
D. Addressable entities other than buildings, such as recreational lots, play fields, or standalone utility sites, shall display the address at the access or driveway in the same manner as a building located more than fifty feet from a street. On a corner lot, the building number shall face the street named in the address.
E. Building addresses shall be set on a white background which is approximately twelve inches by six inches in size. Building addresses shall be blue reflective numbers a minimum of five inches in height that are easily visible at night.
F. The fire chief is authorized to obtain and sell address placards which comply with this section at cost and expense as part of a safety awareness program; provided, that nothing in this section shall prohibit any owner from acquiring a conforming sign from a private vendor.
G. A certificate of occupancy or inspection may be withheld for violation of this section. In addition, violation of this section is punishable as set forth in Section 15.04.060. (Ord. 1975-21 § 1, 2021; Ord. 1851-16 § 1 (part), 2016: Ord. 1776-13 § 1 (part), 2013: Ord. 1680-10 § 1, 2010: Ord. 1516-05 § 1, 2005)
15.04.050 Prohibitions.
It is unlawful for any person, firm or corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert, demolish, equip, use, occupy, or maintain any building or structure in the city, or cause the same to be done, contrary to or in violation of any of the provisions of this chapter and the codes adopted by reference. (Ord. 1975-21 § 1, 2021; Ord. 1851-16 § 1 (part), 2016: Ord. 1776-13 § 1 (part), 2013: Ord. 1680-10 § 1, 2010: Ord. 1154 § 5, 1992)
15.04.055 Enforcement—Civil suits.
Repealed by Ord. 1670-10. (Ord. 1211 § 2, 1994)
15.04.060 Violations—Penalties.
Any person violating or failing to comply with any of the provisions contained in this chapter shall be subject to the enforcement provisions contained in Title 18, Code Enforcement. (Ord. 1975-21 § 1, 2021; Ord. 1851-16 § 1 (part), 2016: Ord. 1776-13 § 1 (part), 2013: Ord. 1680-10 § 1, 2010: Ord. 1670-10 § 25, 2010)